St Mary Redcliffe Project 450 RIBA 2 Stage End Report

ST MARY REDCLIFFE 

PROJECT 450 RIBA 2 STAGE-END REPORT 

DECEMBER 2019

Dan Talkes 

RIBA AABC 

Old Police Station, 

6 St Peters Court, 

Bedminster Parade, 

Bristol, 

BS3 4AQ 

dan.talkes@purcelluk.com 

+44 (0)117 910 1060 

www.purcelluk.com 

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CONTENTS 

1.0 PROJECT TEAM 

2.0 INTRODUCTION 

3.0 PROJECT TIMELINE 

4.0 DESIGN DEVELOPMENT 

4.1 STRUCTURES 

4.2 MECHANICAL & ELECTRICAL SERVICES AND ENVIRONMENTAL SUSTAINABILITY 

4.3 LANDSCAPE 

4.4 SCHEME UPDATES 

4.5 CURRENT PROPOSALS 

4.6 MATERIALITY 

4.7 DESIGN INTENT DETAILS 

4.8 AREAS OF FURTHER INVESTIGATION 

5.0 CONSULTATION 

6.0 COST PLAN 

7.0 RISK REGISTER 

8.0 PROGRAMME 

9.0 NEXT STEPS 

10.0 APPENDICES 

10.1 ARBORICULTURAL SURVEY 

10.2 ECOLOGICAL ASSESSMENT 

10.3 MEP STRATEGIES

1.0 PROJECT TEAM 

1. 

Client 

4. 

Mechanical & Electrical Performance 

7. 

Heritage Asset Review 

St Mary Redcliffe Church 

Redcliffe 

Bristol 

BS1 6RA 

Rev Dan Tyndall 

0117 231 0060 

dan.tyndall@stmaryredcliffe.co.uk 

Qoda Consulting 

1 Ram Court 

Wicklesham Lodge 

Faringdon 

SN7 7PN 

Oliver Fuller – Principal Sustainability Engineer 

01367 245 960 

oliver.fuller@qodaconsulting.com 

8. 

Rita McLean & Jane Arthur 

Museums & Heritage Consultants 

Outline Interpretation Strategy 

Imagemakers 

Exhibition Design, Heritage Planning & Installation 

2. 

Architect 

5. 

Cost Consultancy 

9. 

Community Consultation 

Purcell 

The Old Police Station 

Bedminster Parade 

Bristol 

BS3 4AQ 

Gleeds 

1400 Bristol Parkway North 

Newbrick Road 

Bristol 

BS34 8YU 

10. 

Vivid Regeneration 

Positive change for people & place 

Heritage Business Plan 

Dan Talkes – Consultant 

0117 910 1060 

dan.talkes@purcelluk.com 

Mike Jones – Associate Director 

0117 317 3200 

mike.jones@gleeds.co.uk 

Glevum 

Heritage Business Consulting 

11. 

Fundraising Review 

3. 

Structures 

Integral Engineering 

First Floor 

Riverside South 

Walcot Yard 

Walcot Street 

Bath 

BA1 5BG 

Margaret Cooke – Director 

01225 859 657 

mc@integral-engineering.co.uk 

6. 

Landscape Design 

LUC 

12th Floor, Colston Tower 

Colston Street 

Bristol 

BS1 4XE 

Edward Tarratt – Associate 

0117 929 1997 

edward.tarrett@landuse.co.uk 

Eric Grounds 

Charity Consultant & Campaign Director

2.0 INTRODUCTION 

Funded jointly by both the Canynges Society and the Church Lands Charity, to whom we extend 

our thanks, RIBA 2 has focussed on the rigorous, robust, and increasingly-detailed development 

of the emerging scheme design 

Now informed by specialist consultant inputs, further public and stakeholder consultation, this 

work culminates in a fully-costed, coordinated and updated set of architectural proposals that 

bring further certainty to both P450’s progression and the eventual realisation of its undoubted 

benefits for both the Congregation and Community of St Mary Redcliffe

3.0 PROJECT TIMELINE 

Emerging from RIBA 1 with a: 

• Clearer definition of need 

• Substantially reduced spatial brief 

• Consequently, more proportionate architectural proposal 

The Project Team have consciously structured the RIBA 2 activities around a considered series 

of workshops, consultations, and reviews to enable iterative design, and ensure the project’s 

development is coordinated, efficient, and effectively communicated 

The resulting 4 months of intense exploration are summarised within the adjacent timeline and 

following report 

‘To serve our parish better, we 

must serve our visitors better’ 

Rev Dan Tyndall, Vicar of St Mary Redcliffe

Project 450 Board Review 

Instruction to Proceed to RIBA Stage 2 

Sharing Ideas - Consultation with Bristol DAC 

Design Team Meeting / Workshops 

Project Board / Development Funders’ Update 

Sharing Ideas - Public / Stakeholder Consultation 



PCC Update / Review 



Sharing Ideas - Consultation with Bristol DAC 



PCC Update / Review 

Sharing Ideas - Stakeholder Consultation 



2019 AUG SEP OCT 

NOV DEC

4.0 DESIGN DEVELOPMENT 

In accordance with the RIBA Plan of Work 2013, the design development during RIBA 2 has 

focussed on developing: 

• The concept design, including: 

• Outline proposals for structures, services, sustainability, and landscape 

• Preliminary cost information, including a regularly monitored and updated cost plan 

• An updated project brief and programme 

Additionally, acknowledging the indisputably high significance of St Mary Redcliffe, confirmed by 

its Grade I Listing, and the undoubted sensitivity of its context, extensive public and stakeholder 

consultation has been undertaken (as detailed within Section 5.0) to ensure continued 

engagement, project support, and minimise the risk of abortive work 

Each of the coordinated co-consultant inputs is summarised within the following sub-sections and, 

as noted elsewhere, has been facilitated via both regular Design Workshops and Design Team 

Meetings, the latter also attended by: 

Dan Tyndall - Vicar of St Mary Redcliffe 

Rhys Williams - P450 Project Coordinator and Research Assistant 

Richard Wallace - St Mary Redcliffe Church Warden 

Marcus Chantrey - St Mary Redcliffe Inspecting Architect 

Consequently, all design decisions have been subject to the welcome scrutiny of key church 

officers and laypeople, and also informed by the specialist knowledge of the church’s approved 

inspector 

Finally, the design development has also been informed by the results of the specialist 

Arboricultural and Ecological Surveys that are appended in Section 10.1 & 10.2 

The RIBA Plan of Work, against which P450’s progression is 

mapped, for the purposes of both project planning and reporting

4.1 STRUCTURES 

Undertaken by Integral Engineering, the Structural Report documents the following civil and 

structural information identified, recorded, and developed during RIBA Stage 2: 

1. Ground Conditions & Site Investigation 

2. Drainage 

3. Site Constraints 

4. Substructure 

5. Superstructure 

6. Design Criteria 

Additionally, the report has identified and informed the structural risks and potential mitigations 

that are embedded within the Project Risk Register in Section 7.0 



The BGS geology maps show the site to be in the area of an outcrop of Redcliffe 

Sandstone possibly overlain by River Terrace Deposits to the north of the site. 

2. Ground 1. Ground Conditions Conditions & Site & Investigation 

The BGS geology maps show the site Site to Investigation 

be in the area of an outcrop of Redcliffe 


The BGS geology maps show the site to be in the area of an outcrop of Redcliffe 

The BGS geology maps show the site to be in the area of an outcrop of Redcliffe Sandstone 


possibly overlain by River Terrace Deposits to the north of the site 

Three historic boreholes have been identified in close proximity to the site with the closest being south of the site 

to the rear of Colston Parade. The borehole was drilled to a depth of 10m in 1970 and encountered approximately 

1.0m made ground over 1.2m very stiff red silty clay over red and grey sandstone 

If a lightweight construction is adopted a shallow spread foundation is likely to be suitable apart from in the 

location of the events space in the south courtyard which is likely to require a mini piled or screw piled foundation 

due to the presence of existing tree roots 

Figure 4. St Mary Redcliffe geology 

An intrusive site investigation (SI) will be required to inform the design of the proposed 

foundations which will need to encompass the following; 

Figure 2. BGS Superficial Deposits 


Figure 3. BGS Bedrock 




Figure 4. North churchyard foundations 



Three historic boreholes have been identified in close proximity to the site with the 

breath 

closest being south of the site to the rear of Colston Parade. The borehole was drilled 


to a depth of 10m in 1970 and encountered approximately 1.0m made ground over 


1.2m very stiff red silty clay over red and grey sandstone. 


If 

1.2m 

a lightweight 

very stiff red 

construction 

silty clay 

is 

over 

adopted 

red and 

a shallow 

grey sandstone. 

spread foundation is likely to be 

suitable apart from in the location of the events space in the south courtyard which is 

If a lightweight construction is adopted a shallow spread foundation is likely to be 

likely to require a mini piled or screw piled foundation due to the presence of existing 


tree roots. 


tree roots. 

Made ground & burial ground 

Choir Vestry 


Screw piles between tree 

Events space 

roots, building 

Screw piles between tree 

Events space 

suspended to allow trees to 

Sandstone roots, building 

Figure 5. South churchyard breath foundations 


breath 

BGS Superficial Deposits 

BGS Bedrock 




1.2m very stiff red silty clay over Events red Space and grey sandstone. 

If a lightweight construction is adopted a shallow spread foundation is likely to be 



tree roots. 


Sandstone 

Events space 

TunnelScrew piles between tree 

roots, building 


- 2 cable percussion boreholes with gas/water standpipes installed 1 x 10-15m 

borehole on the north lawn in the location of the proposed building and 1 x 15- 

20m in the paved area to the south of the church in area of the proposed 

education space. 

- 6-8 windowless sampler holes (small boreholes) – 3 in north area for the 

Screw proposed piles main located building between and basement tree roots area, 1 with under the proposed building 

building immediately suspended south of the above church, ground 2 under plane the proposed event space/café 

building, 3 - 4 of these with gas/water standpipes. (windowless sampler holes 

Made ground and archaeologically sensitive 

are small diameter boreholes drilled with a much smaller rig.) 

- 

ground 

3-4 hand 

adjacent 

dug pits. 

to 

On 

church 

north side where building/basement adjoins church, and 

An intrusive site investigation 

rear of the retaining 

(SI) 

wall 

will 

to 

be 

the 

required 

south of the 

to 

church 

inform 

to allow 

the design 

the existing 

of the prop 

foundations which foundations will need to to be encompass viewed. the following; 

An intrusive site 

- 

investigation 

Soakaway testing 

(SI) 

(see 

will 

section 

be required 

3.4.) 

to inform the design of the prop 

foundations which - 2 machine will need dug to trial encompass pits –one on the northern following; lawn area (for near surface 

- 2 cable percussion boreholes with gas/water standpipes installed 1 x 10- 

foundation/ground conditions) and one on the grass behind the retaining wall 

borehole south on the of the north church lawn (to expose in South the the location Churchyard rear of the of retaining the Foundations proposed wall and backfill) building and 1 

- 2 cable percussion boreholes with gas/water standpipes installed 1 x 10 

20m -in the Standard paved geotechnical area to the lab testing south including of the church testing for in a area piled solution, of the proposed 

education 

borehole contamination on 

space. 

the north testing lawn as appropriate in the location and targeted of the contamination proposed building testing in the and 1 

20m in the area paved of the old area fuel tanks to the plus south some of Waste the Acceptance church in Criteria area of testing the for proposed 

- 6-8 windowless 

education 

spoil 

space. 

disposal 

sampler 

characterisation 

holes (small boreholes) – 3 in north area for the 

proposed - gas/water main building monitoring and in standpipes, basement including area, monitoring 1 under for the volatile proposed vapours buildi – 

- 6-8 windowless sampler holes (small boreholes) – 3 in north area for the 

immediately minimum south of 4 of visits the church, 2 under the proposed event space/café 

building, 

proposed 

3 

main 

- 4 of 

building 

these with 

and 

gas/water 

basement 

standpipes. 

area, 1 under 

(windowless 

the proposed 

sampler 

buildi 

h 

immediately The site is archaeologically south of the sensitive church, so all 2 SI under works the will need 

are small diameter boreholes drilled with a much 

proposed to be accompanied 

smaller 

event 

rig.) 

space/café by a 

written scheme of investigation and an archaeological watching brief. We would also 

building, 3 - 4 of these with gas/water standpipes. (windowless sampler 

- 3-4 recommend hand dug that pits. a ground On penetrating north side radar where survey building/basement (GPR) be carried out prior adjoins to church 

are small diameter boreholes drilled with a much smaller rig.) 

rear 

commencement 

of the retaining 

of the intrusive 

wall to 

SI 

the 

to confirm 

south 

the 

of 

presence 

the church 

of underground 

to allow the existing 

- 3-4 obstructions. hand dug Once pits. the On results north of the side GPR where survey are building/basement available the final exploration adjoins churc 

foundations to be viewed. 

rear 

locations 

of the 

can 

retaining 

be agreed with 

wall 

all 

to 

parties. 

the south of the church to allow the existing 

- Soakaway testing (see section 3.4.) 

foundations to be viewed. 

- 2 The machine above Made has dug been ground trial reviewed pits and –one archaeologically by a geotechnical on the northern sensitive engineer lawn who has area provided (for near a budget surface 

Soakaway cost of £16,000-£20,000. testing adjacent (see Whilst to section church this is useful 3.4.) for costing purposes, we would obviously 

foundation/ground conditions) and one on the grass behind the retaining 

- 2 recommend machine that dug a trial specification pits –one be sent on to the a minimum northern of three lawn companies area (for to near provide surface a 

south competitive of the tender. church (to expose the rear of the retaining wall and backfill) 

foundation/ground conditions) and one on the grass behind the retaining 

- Standard geotechnical lab testing including testing for a piled solution, 

south of the church (to expose the rear of the retaining wall and backfill) 

contamination testing as appropriate and targeted contamination testing 

- Standard geotechnical lab testing North Churchyard including testing Foundations for a piled solution, 

area of the old fuel tanks plus some Waste Acceptance Criteria testing fo 

contamination testing as appropriate and targeted contamination testing 

spoil disposal characterisation 

area of the old fuel tanks plus some Waste Acceptance Criteria testing fo 

- gas/water monitoring in standpipes, including monitoring for volatile vapo

RECOMMENDATIONS 

An intrusive site investigation (SI) will be required to inform the design of the proposed 

foundations and will need to encompass the following: 

• 2 cable percussion boreholes with gas/water standpipes installed 1 x 10-15m borehole on the 

north lawn in the location of the proposed building and 1 x 15-20m in the paved area to the 

south of the church in area of the proposed education space 

• 6-8 windowless sampler holes (small boreholes) – 3 in north area for the proposed main 

building and basement area, 1 under the proposed building immediately south of the church, 

2 under the proposed event space/café building, 3 - 4 of these with gas/water standpipes 

(windowless sampler holes are small diameter boreholes drilled with a much smaller rig) 

• 3-4 hand dug pits. On north side where building/basement adjoins church, and rear of the 

retaining wall to the south of the church to allow the existing foundations to be viewed 

• Soakaway testing (see Drainage) 

• 2 machine dug trial pits –one on the northern lawn area (for near surface foundation/ground 

conditions) and one on the grass behind the retaining wall south of the church (to expose the 

rear of the retaining wall and backfill) 

• Standard geotechnical lab testing including testing for a piled solution, contamination testing as 

appropriate and targeted contamination testing in the area of the old fuel tanks plus some 

Waste Acceptance Criteria testing for spoil disposal characterisation 

• Gas/water monitoring in standpipes, including monitoring for volatile vapours –minimum of 4 

visits 

The site is archaeologically sensitive so all SI works will need to be accompanied by a written 

scheme of investigation and an archaeological watching brief. We would also recommend that a 

3. Drainage 

ground penetrating radar survey (GPR) be carried out prior to commencement of the intrusive 

SI to confirm the presence of underground 3.1 obstructions. Existing Public Once Sewers the results of the GPR survey are 

available the final exploration locations can be agreed with all parties 

The Wessex Water asset plan shows a 1125mm diameter strategic foul sewer located 

beneath the north west corner of the north church yard. This is a very large public 

The above has been reviewed by a geotechnical sewer and Wessex engineer Water who have has confirmed provided that a budget it has a cost 6m of easement on either side. 

£16,000-£20,000. Whilst this is useful This for costing means that purposes, no building we can would take obviously place within recommend 6m on either that side of the sewer. It is 

a specification be sent to a minimum of unlikely three that companies a build over to agreement provide a competitive will be possible tender on a sewer of this size even 

though it appears that the pipe extends beneath the existing Arc Café. 

We await confirmation from Wessex Water on whether the exact location of the pipe 

must be confirmed prior to the start of the development and similarly on whether a 

condition survey is required prior to the start of the construction phase so that Wessex 

Water can confirm that no damage is caused to the pipe by the construction activities. 

2. Drainage 

2.1 Existing Public Sewers 

The Wessex Water asset plan shows a 1125mm diameter strategic foul sewer located beneath 

the north west corner of the north church yard. This is a very large public sewer and Wessex 

Water have confirmed that it has a 6m easement on either side. This means that no building can 

take place within 6m on either side of the sewer. It is unlikely that a build over agreement will 

be possible on a sewer of this size even though it appears that the easement, at-least, extends 

beneath the 1940s Undercroft 

We await confirmation from Wessex Water on whether the exact location of the pipe must be 

confirmed prior to the start of the development and similarly on whether a condition survey is 

required prior to the start of the construction phase so that Wessex Water can confirm that no 

damage is caused to the pipe by the construction activities. 

This type of survey given the depth of the pipe and location of the access chambers in a busy 

highway can be expensive so the above should be confirmed as soon as possible. The need for a 

survey may be dependent on the foundation solution adopted for the proposed buildings 

A second 300mm diameter strategic foul sewer is also located along Pump Lane, whilst the 

constraints on this pipe are not likely to be as onerous as the above pipe, an easement on the 

pipe will likely still apply 

3.2 Existing Site Drainage 

Limited information is available 

is identified on the existing drain 

of the church. Rainwater pipes 

culvert before it turns north and 

drainage is unknown. 

No information on foul drainage 

A full CCTV survey of all site dr 

condition. 

This type of survey given the depth of the pipe and location of the access chambers in 

a busy highway can be expensive so the above should be confirmed as soon as 

possible. The need for a survey may be dependent on the foundation solution adopted 

for the proposed buildings. 

A second 300mm diameter strategic foul sewer is also located along Pump Lane, whilst 

the constraints on this pipe are not likely to be as onerous as the above pipe, an 

easement on the pipe will likely still apply. 

Wessex Water Asset Plan

s 

dopted 

e, whilst 

A full CCTV survey of all site drainage should be carried out to confirm connectivity and 

condition. 

to the 

e 

Figure 6. Wessex Water asset plan 

Existing 400 diameter culvert 

Figure 8. Existing site drainage 



Wessex Water Asset Plan 

No storm water drainage is visible on the public sewer maps in close proximity to the 

church. The closest storm drainage appears to be located to the south of the site behind 

Colston Parade, adjacent to the Ship Inn 

2.2 Existing Site Drainage 

Limited information is available on the site drainage. A single 400 diameter brick culvert is 

identified on the existing drainage plan running in an east-west direction to the south of the 

church. Rainwater pipes to the south of the church appear to connect to this culvert before 

it turns north and heads off site. Its point of connection to the public drainage is unknown 

No information on foul drainage is available 


Establish from Wessex Water details of all surveys / investigations required under the 

conditions of the strategic sewer easement, before, during and post-construction 

Undertake a full CCTV survey of all site drainage to confirm connectivity and condition 

Existing Site Drainage 

2.3 Proposed Site Drainage 

Figure 8. Existing site drainage 

Existing 400 diameter culvert 

Current planning requirements dictate that SuDS (Sustainable Urban Drainage Systems) must be considered for 

surface water drainage on all new developments, with a connection to the existing public sewer a last resort. 

A betterment on the existing volume of stormwater run-off plus an allowance for climate change is normally 

required and this level of betterment will need to be confirmed by the planners. There are several methods of 

providing sustainable drainage: 

Swales or ponds - unlikely to be practical on this site given the excavation required to create the ponds and the 

limited potential for water to drain away in the clay 

Soakaways - as above, soakaways are unlikely to be feasible on this site due to the extent of clay deposits 

Green or blue roofs - green roofs provide attenuation within the soil layer of a planted roof. Blue roofs are similar 

but provide an additional cellular zone for storage beneath the green roof finish. It is understood that the project 

is currently seeking the use of landscaped roofs to both the flat sections of the Northside Building and the Events 

Space. Given the additional weight of the water and soil build-ups, larger supporting structure and foundations 

should be anticipated 

Below ground attenuation - storage tanks wrapped in an impermeable geotextile and buried below ground level 

to store storm water. A large area of excavation is normally required which may not be desirable in this case. The 

attenuation tank would discharge to a manhole with a flow control device which then releases water at a preagreed 

rate to the public drainage system. The position of an attenuation tank also has impact on the landscaping 

strategy 

Figure 7. Wessex Water asset plan

ainage 

elopments. A 

the existing 

rmally required 

here are 

excavation 

to drain away 

this site due to 

ve. 

for storm 

ar to green 

h the green 

the south 

ounding trees. 

dditional weight 

upporting 


3.3 Proposed Site Drainage 

The above Current items planning should requirements be re-evaluated dictate that SuDS (Sustainable once the Urban location Drainage of the existing site drainage is 

establishedSystems) 3.3 Proposed must be Site considered Drainage for surface water drainage on all new developments. A 

connection to the existing public sewer is a last resort. A betterment on the existing 

volume of stormwater run-off plus an allowance for climate change is normally required 

Current planning requirements dictate that SuDS (Sustainable Urban Drainage 

It is understood that a significant depth of relatively modern make-up exists on the north 

Systems) and this level must of be betterment considered will for need surface to be water confirmed drainage by the on planners. all new developments. There are A 

churchyard. connection several The methods site to the of investigations existing 3.3 providing public sustainable Proposed sewer is listed drainage; a last resort. under Site A betterment Drainage sub-section the existing 1 should be utilised to verify this and 


identify options • Swales for the or ponds- location unlikely to for be practical an attenuation this site given the tank excavation 

and this level of betterment will need to be confirmed by the planners. There are 

several methods required of to providing create the sustainable ponds and drainage; the limited potential for water to drain away 

A confirmed drainage the clay. strategy for both surface and foul water is normally required before 

• Swales Soakaways- or ponds- as above unlikely soakaways to be practical are unlikely on this to site be feasible given the on excavation this site due to 

planning consent required the is clay given. indicated to create The in the the ponds suggested geotechnical and the limited information next potential provided steps for water above. should to drain away therefore be reviewed with Bristol 

• 

City Council at in Green the clay. or blue roofs- green roofs provide attenuation or storage for storm 

commencement of RIBA 3 

The main disadvantage of a green or blue roof system is the additional weight 

to be needed prior to the submission of the planning application. 

4.1 Flooding 

of the water and soil • build Swales up which obviously or ponds- requires larger unlikely supporting to be practical A confirmed on drainage this strategy site for given both surface the and excavation 

foul water is normally required 

structure and foundations. 

before planning consent is given, so the site investigation, set out in section 2, is likely 

required to create the ponds and the to be limited needed prior potential to the submission for of water the planning to application. drain away 

in the clay. 

The site is generally in a low risk area of flooding as shown by the flood maps below. 

• Soakaways- as above soakaways are unlikely to be feasible on this site 

The 

due 

surface 

to 

water flooding map suggests that there may be a risk of surface water 

the clay indicated in the geotechnical information provided above. 

flooding to the south west of the site immediately to the south of the church. This is 

Figure 11. Risk of flooding from rivers and the sea 

• Green or blue roofs- green roofs provide attenuation or storage for storm 

likely to be due to a localised low spot is not within the area of the proposed 

Risk of Flooding from Rivers and the Sea 

water within the soil layer of a planted roof, blue roofs are similar to green development. 

Figure 11. Risk 10. of Below flooding from ground rivers and the attenuation sea tank 

roofs but provide an additional cellular zone for storage beneath the green 

roof finish. This may be an option on this project, particularly in the south 

Figure 9. Blue roof 

courtyard where the aim is to blend the building in with the surrounding trees. 3.4 Next Steps 

• Below ground attenuation- 

The 

storage 

main 

tanks wrapped 

disadvantage 

in an impermeableof a green or blue roof system is the additional weight 

Figure 9. geotextile Blue roof and buried below ground level to store storm water. A large area of 

excavation is normally required of the which water may not be and desirable soil in this build case. The up which obviously requires larger supporting 

A confirmed drainage strategy for both surface and foul water is normally required 

• Below attenuation ground tank attenuation- would discharge storage to tanks a manhole wrapped with in a an flow impermeable control device 

structure and foundations. 


geotextile which then and releases buried water below at ground a pre-agreed level to rate store to storm the public water. drainage A large system. area of 

excavation The position is of normally an attenuation required tank which also may has not impact be desirable on the landscaping 

this case. The 


Figure 10. Below attenuation strategy. ground tank would attenuation discharge to a manhole tank with a flow control device 

3.4 Next Steps 

Current planning requirements dictate that SuDS (Sustainable Urban Drainage 

Systems) must be considered for surface water drainage on all new developments. A 

connection to the existing public sewer is a last resort. A betterment on the existing 

Figure 10. Below ground attenuation tank 


and this level of betterment will need to be confirmed by the planners. There are 

Figure 

3.4 

10. 

Next 

Below 

Steps 

ground attenuation tank 

several methods of providing sustainable drainage; 


• Soakaways- water within the as above soil layer soakaways of a planted are roof, unlikely blue to roofs be feasible are similar on this to green site due to 

the roofs clay but indicated provide an in the additional geotechnical cellular information zone storage provided beneath above. the green 

• Green roof finish. or blue This roofs- may green be an option roofs provide on this attenuation project, particularly or storage in the for storm south 

water courtyard within where the soil the layer aim is of to a blend planted the roof, building blue in roofs with are the similar surrounding to green trees. 

roofs The main but provide disadvantage an additional of a green cellular or blue zone roof for system storage is beneath the additional the green weight 

roof of the finish. water This and may soil be build an up option which on obviously this project, requires particularly larger supporting the south 

courtyard structure and where foundations. the aim is to blend the building in with the surrounding trees. 

which then releases water at a pre-agreed rate to the public drainage system. 

The above The items position can be of an considered attenuation following tank also confirmation has impact of on the the location landscaping of the existing 

site drainage. strategy. 

The above items can be considered following confirmation of the location of the existing 

site drainage. 


before 3.4 planning Next Steps consent is given, so the site investigation, set out in section 2, is likely 






4.1 3.1 Flooding 


The site is generally in a low risk area of flooding as shown by the flood maps below. 

The 4.1 surface Flooding site water is generally flooding map suggests in a low that there risk may area be a risk of surface flooding water as shown by the flood maps below. The surface 


The likely water site to be is generally flooding due to a localised a low map risk low area spot suggests of and flooding is not within that as shown the there area by of flood the may proposed maps be below. a risk of surface water flooding to the south west 

The development. 

of 

surface 

the site 

water 

immediately 

flooding map suggests 

to 

that there 

south 

may be a 

of 

risk 

the 

of surface 

church. 

water 

This is likely to be due to a localised low spot 


likely and to is be not due to within a localised the low spot area and is of not the within proposed the area of the proposed development 

development. 

Figure 12. Risk of flooding from reservoirs 

Figure 12. Risk of flooding from reservoirs 

Risk of Flooding from Reservoirs 

4. Site 

4.1 F 

The site 

The surfa 

flooding t 

likely to b 

developm 

Figure 11 

Above: A Typical Below-Ground 

Attenuation Tank 

Right: An Illustrative Blue-Roof 

Build-Up 

Figure 9. Blue roof 

Figure 11. Risk of flooding from rivers and the sea 

Figure 13. Risk of flooding from surface water 

Risk of Flooding from Surface Water 

4.2 Trees Figure 14. South courtyard trees

3.2 Existing Trees 

There are a large number of trees within the south churchyard in proximity to the proposed 

Events Space. As noted within the Arboricultural Survey (appended within Section 10.2) root 

zone protection requires consideration and, inevitably, influences the foundation solution of the 

proposed building. Mini piles, which are in the region of 150mm-200mm diameter, may be most 

appropriate as they will require only a very small amount of excavation for each support 

The ground floor structure will also be suspended to prevent damage to the structure due to 

seasonal shrink swell of the ground in the zone of the tree roots. This will generally be in the 

form of a lightweight steel and timber structure suspended off steel piles to ensure both air 

circulation and the penetration of groundwater to the tree roots below 

3.3 Railway Tunnel 

An existing C19 railway tunnel runs beneath the south east corner of the churchyard in the location of the 

proposed Events Space, as indicated on the plan below 

Reinforced concrete ground beams will be used to bridge over the tunnel, supported on piled foundations to 

either side. Given the large span of the tunnel, these beams are likely to be in the region of 1.0m deep and, at 

the commencement of RIBA 3, it is recommended that the detail of this proposal is further evaluated by the 

Arboricultural Consultant to ensure that sufficient founding zone can be achieved 

Due to the proximity of the foundations to the tunnel, a Party Wall Agreement may be required. It is understood 

that the owner of the tunnel is aware of the proposed development but confirmation from a Party Wall Surveyor 

should be sought, prior to the preparation of the Consents applications 

Figure 13. Risk of flooding from surface water 

Footprint of proposed Events Space 

4.2 Figure Trees 13. Risk of flooding from surface water 

There 4.2 are a Trees large number of trees located in the south churchyard in the location of the 

proposed events space. We await the results of the arboricultural survey, but it is likely 

that the There root are zones a large of at number least some of trees of located these trees in the will south need churchyard to be protected. in the location This will of the 

influence proposed the foundation events space. solution We await of the the proposed results of building. the arboricultural Mini piles which survey, are but in it the is likely 

region that of the 150mm-200mm root zones of diameter at least some may of be these most trees appropriate will need as to they be protected. will require This only will a 

very influence small amount the foundation of excavation solution for each of the support. proposed building. Mini piles which are in the 

region of 150mm-200mm diameter may be most appropriate as they will require only a 

The ground very small floor amount structure of excavation will be suspended for each to support. prevent damage to the structure due to 

seasonal shrink swell of the ground in the zone of the tree roots. This may be in the 

form The of a ground lightweight floor steel structure and timber will suspended structure suspended to prevent off damage steel piles to the or structure a reinforced due to 

concrete seasonal suspended shrink swell ground of floor the ground slab laid in the on a zone Cordek of the Cellcore tree roots. compressible This may be void in the 

former form to prevent of a lightweight damage steel due and to ground timber heave. structure If there suspended are tree off roots steel beneath piles or a the reinforced 

building concrete then there suspended may be ground a requirement floor slab to laid maintain on a Cordek air circulation Cellcore over compressible them. void 

former to prevent damage due to ground heave. If there are tree roots beneath the 

building then there may be a requirement to maintain air circulation over them. 

Figure 14. South courtyard trees 

If the Figure arboriculture 14. South report courtyard shows trees that any of the trees are particularly sensitive root 

radar, a technique which used ground penetrating radar (GPR) to locate large tree 

roots, If the may arboriculture be used to report ensure shows that that our foundations any of the trees are are located particularly in the most sensitive appropriate root 

places. radar, a technique which used ground penetrating radar (GPR) to locate large tree 

roots, may be used to ensure that our foundations are located in the most appropriate 

4.3 places. Railway Tunnel 

An 4.3 existing Railway historic Tunnel railway tunnel runs beneath the south east corner of the churchyard 

in the location of the proposed events space as shown on the plan below 

An existing historic railway tunnel runs beneath the south east corner of the churchyard 

Reinforced the location concrete of the ground proposed beams events will space be used as to shown bridge on over the the plan tunnel below on to piled 

foundations on either side. Given the large span of the tunnel these beams are likely to 

be Reinforced the region concrete of 1.0m ground deep. beams Discussion will be with used the to arboriculture bridge over the consultant tunnel on will to be piled 

required foundations to confirm either that side. this solution Given the will large not adversely span of the affect tunnel the these trees beams in this are area. likely to 

be in the region of 1.0m deep. Discussion with the arboriculture consultant will be 

A party required wall to award confirm may that also this be solution required will due not to adversely the proximity affect of the the trees foundations in this area. to the 

tunnel. This should be confirmed as soon as possible. 

A party wall award may also be required due to the proximity of the foundations to the 

tunnel. This should be confirmed as soon as possible. 

Figure 15. Tunnel location in south courtyard 

Figure 15. Tunnel location in south courtyard 

Tunnel 

Tunnel 

Events space 

Events space 

Outline of railway tunnel below 

A Diagram Illustrating the Position of the Railway Tunnel 

Below the South Churchyard 

The Interior of the Railway Tunnel Below the 

South Churchyard 

Figure 16. Existing railway tunnel

4. Substructure 

4.1 Foundations 

Any foundation solution will be dependent on the ground conditions and no design can be carried 

out in this area prior to completion of the site investigation 

Given the ecclesiastical nature of the project and the historic nature of the site, obstructions 

and burials in the ground are likely. A raft foundation or piled raft foundation could be the most 

suitable solution as it will allow flexible support locations whilst avoiding the need for deep 

excavations. See diagram in sub-section 1 

4.2 Ground Floor Construction 

As noted above, the results of the intrusive site investigation will be required before the ground 

floor construction can be confirmed. If a raft slab foundation solution is adopted this will also 

form the ground floor structure 

A suspended slab will be required to the Events Space in the South Churchyard due to the 

presence of trees. This could take the form of a lightweight steel and timber structure with a void 

below. See diagram in sub-section 1 

4.3 Basement 

5. Superstructure 

5.1 Conceptual Design 

Crucial to the architectural concept is the differentiation between a rooted, heavy-weight base, 

with visually-lighter linings and upper components. This is reflected in the proposed approach to 

superstructure 

5.2 Northside Building 

An in-situ concrete frame will achieve the following key benefits: 

• Common form of construction, familiar to most contractors 

• Inherent fire protection 

• Flat soffits, avoiding disruption to service runs and permitting a free-flow of ventilation air 

• Simplified detailing of partition heads 

• Thermal mass to minimise cooling and diurnal swings 

Quality fair-faced concrete can be produced with careful forethought and thorough specification, 

provided that the concrete contractor is appropriately skilled and experienced 

An additional cost allowance should be made for a high-quality, exposed, board-marked finish 

Two new basement structures are proposed to the north of the site. The first provides WCs 

adjacent to the existing C20 Undercroft, the second provides a service corridor, kitchen areas 

and further WCs adjacent to the chancel aisle / ambulatory 

Both basements sit immediately adjacent to the existing church, in areas of apparent previous 

excavation. so trial pitting will be required to confirm both the existing foundation details to avoid 

undermining 

The level of the groundwater is also currently unknown but, as noted, existing structures already 

exist at these levels. Nevertheless, it is assumed that two layers of waterproofing will be required, 

most likely in the form of waterproof concrete and a drained internal cavity 

The suggested site investigations will confirm the nature of the ground for basement excavation, 

but it is likely that there is a large depth of fill on site which will require temporary support during 

construction. As noted above, the level of groundwater is currently unknown but temporary dewatering 

should be allowed for at this stage 

Finally, whilst the new basements occupy areas that appear to have been disturbed previously, 

they remain within the historic church boundary and so burials are a risk. If burials are 

encountered during the intrusive site investigations, this aspect of the spatial strategy may need 

to be reconsidered, as the implications of exhumation may prove prohibitive 

An Example of a Board-Marked Concrete Finish

Stability can be provided by reinforced concrete shear walls in both directions 

The contrasting lightweight structure of roofs, lanterns, and upper volumes could then be 

constructed from cross laminated timber (CLT). These are prefabricated timber panels of solid 

timber spanning in two directions. The CLT would be supported by glulam / CLT beams and 

spanning onto the reinforced concrete frame or glulam / CLT columns, as appropriate. Both CLT 

and glulam are manufactured to precise dimensions in a factory and delivered to site flat packed. 

They offer the following advantages: 

• Sustainable material 

• Low carbon footprint 

• Rapid erection on site 

• Can facilitate early watertightness of envelope 

• Simplified airtightness detailing 

• Attractive, warm internal finish 

5.3 Circulation Cores 

The circulation cores are currently shown as lightweight and transparent structural interventions, 

incorporating large areas of glazing. Subject to costs, structural glazing may be an option but, as 

an alternative, a very lightweight steel frame could achieve a similar level of transparency 

A decision on the preferred approach should be made as early as possible during RIBA 3 to 

enable coordination with the interface details required for the Planning / Faculty applications 

5.4 South Churchyard Buildings 

Conceived as lightweight elements, particularly due to their relationship with the ground plane, 

the Education and Events Space will be constructed from CLT panels with glulam / CLT beams 

and columns. Coordinating with the upper level components of the Northside Building, they will 

utilise carefully-detailed, rigid connections between the beams and columns to resist shear loads 

5.5 Connections to Existing Building 

Links to the existing building will be lightweight to minimise load transfer. Opening up work is 

required as soon as possible to establish the existing construction, as detailed design cannot be 

progressed until this investigation work is complete 

The connection to the existing vaults of the C20 Undercroft poses a particular challenge, as 

vaulted structures exert a horizontal thrust that must be resisted if the vaults are cut. In the 

location of the proposed cafe, significant temporary works will therefore be required to ensure 

that deflection of the existing structure is kept to a minimum. The new structure will need to be 

designed to resist the load in the long term 

6. Design Criteria 

6.1 Floor Loadings 

To provide future flexibility, the following floor loads have been calculated, based on Eurocode 1: 

Classrooms & Offices 

Cafes 

Kitchens 

Circulation 

Exhibition Space 

Plant 

Partitions 

Roofs - Maintenance Access Only 

3.0kN/m2 

2.0kN/m2 

3.0kN/m2 

4.0kN/m2 

4.0kN/m2 

7.5kN/m2 

1.2kN/m2 (i) 

0.6kN/m2 

(i) Based on lightweight 

movable partitions of load 

per metre length no greater 

than 3.0kN/m - to be 

reviewed during RIBA 3 

6.2 Stability & Movement Joints 

A CLT Interior 

In all cases, movement joints will be provided between the new interventions and the existing 

church. The new interventions will provide their own stability

4.2 MECHANICAL & ELECTRICAL SERVICES AND SUSTAINABILITY 

1 Introduction and Project Brief 

1.1 Project Design Risks 

The Parochial Church Council of St Mary Redcliffe have appointed a design team to develop a proposal for planning for 

new visitor welcome and events spaces for the church comprising of a mixture of refurbished and new-build spaces. 

This will include a new-build events space, kitchen, café space, gallery and exhibition spaces and supporting back of 

house areas. 

The primary objective of this report is to present the Mechanical and Electrical Engineering options that have been 

discussed and agreed throughout stage 2. It will also ensure that the Client and all members of the project team are fully 

aware of the nature and implications of the building engineering design proposals prior to commencing the production 

of further design documentation. 

The deliverable for this stage of the site’s development is the production of this stage 2 report and accompanying 

sketches. 

The following have been identified as design risks at stage 2 that need to be resolved or confirmed at the beginning of 

stage 3: 

1. External plant space is not fully identified and coordinated at this stage. 

2. Options have been proposed for the heating, ventilation and air conditioning of the events space. These are to 

be agreed in stage 3. 

3. Natural ventilation solutions are proposed for a number of locations. Modelling is required at stage 3 to assess 

the usage limitations imposed by this as a servicing strategy. Mechanical solutions have been investigated but 

not taken forward due to the impact on the architecture. 

4. Current architectural proposals require the existing plant room height to be reduced. It may be possible to have 

this raised in local areas or it may require services diversions to accommodate and will need to be further 

surveyed. 

The report summarises QODA’s strategy options that have been formulated based on the initial meetings held to develop 

and clarify the brief. 

Figure 1 – Proposed model – Option 1 

1563.R1 – Stage 2 report Page 4 of 29

1563.R1 – Stage 2 report Page 5 of 29 

2 Key Design Drivers 

Environmental Requirements: 

Overheating 

Building Regulations: 

As the building is an extension it will fall under approved document Part L2B. CO2 

calculations maybe required for the new build areas if the size of the extension is 

greater than 25% of the existing floor area. The extension and the provision of 

additional building services will also trigger consequential improvements and 

Acoustics 

Draughts 

Daylighting 

Air quality 

Occupancy hours 

and numbers 

Practical and easy to Maintain 

Expected energy 

demands 

therefore 10% of the primary works costs will need to be allocated to improving the 

existing building. 

Planning Requirements: 

The project falls under Bristol City Council and will need to meet there planning 

requirements. As part of the stage 3 works an energy statement will be produced 

which will show how we aim to meet the 20% renewable energy target as well as a 

feasibility into connection into the proposed district heating network. 

Passive design 

opportunities 

Capacity of existing 

utilities and site 

limitations 

Site Layout & 

Infrastructure 

Environmental 

Requirements 

Functional 

Requirements 

Architectural 

Design 

Massing / layout / 

fenestration / 

orientation 

Thermal performance / 

thermal mass / air 

permeability 

Energy/Client low carbon targets: 

Capital cost 

The question regarding client specific energy and carbon targets has been raised 

during this design phase. It was suggested that a workshop takes place to talk 

through the aspirations in more detail. QODA will arrange and this should be a key 

priority before we start stage 3 design work. 

Running cost 

Maintenance 

cost 

Costs 

Building Services 

Design 

Controls 

Centralised vs 

local 

Certifications e.g. BREEAM 

Performance 

Targets 

Legal 

requirements 

Building 

regulations 

Energy / Client low 

carbon targets? 

Planning targets / 

constraints 

Heating Hot Water Ventilation Cooling Lighting Power

3 Design Criteria 

The design criteria will be in accordance with the recommendations of the following: 

Back of house 

circulation 

13 to 20°C ± 2°C 21 to 25°C ± 2°C 10 l/s/person 

• This RIBA stage 2 report 

• CIBSE Guides 

• Statutory undertakings 

• Health and Safety Executive (HSE) Guidance and all relevant legislation 

• CDM regulations 

• Pressure system safety regulations 

• Relevant British Standards 

External design conditions 

External design conditions for thermal load calculations and plant sizing will in general have been determined in 

accordance with CIBSE Guide, Section A2, Weather and Solar Data and the design criteria identified by and discussed with 

the users. 

Winter: -5°C 

Summer: 30°C db, 21°C wb 

Chillers: 35°C Summer & -10°C 

Internal Design Conditions 

Location Winter Summer Ventilation Requirements 

Exhibition space / 

event space 

19 to 21°C ± 2°C 21 to 25°C ± 2°C 10 l/s/person 

Hogarth gallery 19 to 21°C ± 2°C 21 to 25°C ± 2°C 

10 l/s/person – Humidity control 

required to this space and any 

adjacent connected galleries. 

Café 19 to 21°C ± 2°C 21 to 25°C ± 2°C 10 l/s/person 

Main kitchen 17 to 19°C ± 2°C 21 to 25°C ± 2°C 40 ACH 

Choir Room 19 to 21°C ± 2°C 21 to 25°C ± 2°C 10 l/s/person 

Comms room 19 to 21°C ± 2°C 12 to 25°C ± 2°C 10 l/s/person 

Plant rooms 

Uncontrolled with Frost 

Protection 

Uncontrolled 

Occupation density 

Occupation densities are generally based on furniture layouts shown on architectural layouts. 

To achieve the design criteria with natural ventilation servicing strategies, limits will be defined for the occupancy at the 

next stage of design. 

Noise Criteria 

Gallery Spaces 

NR30-35 

Café 

NR40-45 

Events Space 

NR40-45 

Circulation Spaces NR45 

Plantrooms 

NR75 

Site Boundary 

Noise levels to be confirmed by Environmental Health Officer or acoustic consultant. 

Design Internal Heat Gains 

People Sensible – 90W per person Latent – 50W per person 

Lighting 8 W/m² 

Equipment Schedules to be provided by the users 

Infiltration Rate 

The external air infiltration rate will be taken as 0.5 air change per hour in winter and 0.5 air changes per hour in summer. 

This is the air infiltration to be utilised in heat loss/ heat gain calculations and will account for both occupied spaces and 

the ceiling/ floor voids. As the design progresses, the specified airtightness of the building will be applied to improve the 

accuracy of the heat gain and heat loss calculations. 

Drainage 

The above ground drainage and sanitation systems will be designed generally to comply with the following standards and 

regulations: 

BS8301 Building Drainage 

BS 5572 Sanitary Pipework 

CP 305 Sanitary Appliances 

Building Regulation and Water Regulations 

Office 21 to 23°C ± 1°C 22 to 25°C ± 2°C 10 l/s/person 

Toilets 19 to 21°C ± 1°C 21 to 25°C ± 1°C >5 ACH 


LEGEND 

40-60 W/m 2 HEAT GAINS - NATURAL VENTILATION 

- GAS HEATING - NO COOLING 

40-50 W/m 2 HEAT GAINS -FULL MECHANICAL 

VENTILATION WITH VRF HEATING AND COOLING 

70-80W/m 2 HEAT GAINS - MECHANICAL 


110-120W/m 2 CHEAT GAINS - FULL MECHANICAL 


NOTE: 

COOLING LOADS ABOVE EXCLUDE SOLAR GAIN AND ARE TO 

INDICATE THE FEASIBILITY OF A NATURAL VENTILATION 

SOLUTION. 

EXISTING ELECTRICAL AND MAINS COLD WATER CAPACITY TO 

BE ASSESSED AND PLANT ROOM REQUIREMENTS ADVISED 

ACCORDINGLY. 

LOW LEVEL 

KITCHEN EXHAUST 

PROPOSED - AS 

CURRENTLY 

INSTALLED 

ELECTRICAL DISTRIBUTION BOARD 

MEP STRATEGY DRAWINGS 

The following drawings highlight the intended MEP strategic approach. In accordance with the 

outcomes of RIBA 2, they provide a robust basis for further development at RIBA 3 

This is particularly critical, as a key element of the design approach is the requirement for: 

ROUTE REQUIRED 

FOR KITCHEN 

EXHAUST 

DUCTWORK 

EXISTING BOILER 

PLANT TO REMAIN. 

NEW AREAS 

HEATED BY AIR 

SOURCE HEAT 

PUMP. 

• Natural and passive environmental strategies wherever possible 

• A ‘fabric-first’ approach to sustainability 

• The maximum concealment of services to maintain the purity of the spaces themselves 

PROJECT: 


SKETCH TITLE: 

BASEMENT M&E COMMENTS_rev 4 

DATE: 29/08/2019 

ENGR: JD

EXTERNAL COMPOUND 

LEGEND 

FOR EXTERNAL HEATING 

PLANT SERVING NEW 

AREAS: 5m x 4m 

LEGEND 

ACCESS 











NOTE: 



SOLUTION. 



ACCORDINGLY. 

SEPARATION CANNOT BE 

ACHIEVED SO SAME 

VENTILATION STRATEGY AND 

CONDITIONS WILL BE 

PROVIDED TO BOTH SPACES. 

REDUCED THE OCCUPANCY TO 

~35 WOULD ALLOW NATURAL 

VENTILATION. 

M MET 

1m TO BE GRP 

ENCLOSURE FOR PUMPS 

AND PRESSURISATION 

UTILITY METER, CUT-OUT, 

EARTH BAR AND DISTRIBUTION 

BOARD. 2.5M IN LENGHT IN 

TOTAL CLEAR FRONT ACCESS 

REQUIRED. 







NOTE: 



SOLUTION. 



ACCORDINGLY. 

ELECTRICAL DISTRIBUTION BOARD 

CONNECTIVITY OF 

SPACE TO 

ATMOSPHERE 

NEEDS TO BE 

DEVELOPED TO 

ENSURE NATURAL 

VENTILATION IS 

POSSIBLE 

AS GALLERY AND 

EXHIBITION SPACES ARE 

NOT SEPARATED, THE 

SAME VENTILATION 

STRATEGY AND 

CONDITIONS WILL BE 

PROVIDED TO BOTH 

SPACES. LOCAL HEATING 

AND COOLING MAY BE 

REQUIRED TO THESE 

SPACES TO CONTROL 

HUMIDITY. 

ACCESS 

600mm VOID REQUIRED 

FOR MVHR UNIT. 

PACKAGED AHU SERVING 

HOGARTH GALLERY - 6mL 

x 1mW x 2mH 

INCREASE UNIT TO 1.5mW 

AND 2.6H TO COVER 

ADJACENT EXHIBITION 

SPACE 

NOTE- EQUAL ACCESS 

WIDTH REQUIRED 

ALL SECURITY 

EQUIPMENT CCTV 

MONITORS, 

INTRUDER ALARM 

AND PATCH 

CABINET TO BE 

RELOCATED TO 

HERE 

NATURAL 

VENTILATION 

SOLUTION 

REQUIRES GOOD 

OPENINGS TO 

OUTSIDE AND 

CONTROL OVER 

SOLAR GAINS. 

ELECTRICAL DISTRIBUTION 

BOARD 

PROJECT: 


SKETCH TITLE: 

UNDERCROFT M&E COMMENTS_rev 4 

DATE: 29/08/2019 

ENGR: JD 

PROJECT: 


SKETCH TITLE: 

NAVE LEVEL M&E COMMENTS 

DATE: 29/08/2019 

ENGR: JD

LEGEND 









NOTE: 



SOLUTION. 



ACCORDINGLY. 

250KVA 

SUBSTATION 

REQUIRED WITH 

24HRS VEHICULAR 

ACCESS 

AS PER EXISTING 

AND DUE TO SIZE 

OF KITCHEN 

SHOWN, COOKING 

IS EXPECTED TO 

BE MINIMAL - 

EXTRACT 

VENTILATION 

PLANT THEREFORE 

PROPOSED TO 

EXHAUST AT LOW 

LEVEL WITH PLANT 

LOCATED AT HIGH 

LEVEL WITHIN 

BASEMENT 

KITCHEN. 

UNDERGROUND 

LOW VOLTAGE 

CONNECTION 

ALTERNATIVE 

LOCATION FOR 

UTILITY METER, 

CUTOUT AND 

EARTH BAR 

M 

MET 

ACCCESS 

ACCCESS 

OPTION A 

SIDE BY SIDE AHU 

3m x 10m x 1.8mH - 

INCLUDES 

ALLOWANCE FOR 

DUCTWORK AND 

ATTENUATION - 

1.5m ACCESS 

WIDTH REQUIRED 

ON EACH SIDE - 

SLIGHT OVERLAP 

WITH GREEN ROOF 

OPTIONS FOR AIR DISTRIBUTION 

TO EVENTS SPACE 

LOW LEVEL VERTICAL LOUVRES 

BEHIND JOINERY: 

HIGH LEVEL HIGH PRESSURE 

SLOT IN BULKHEAD: 

ACCCESS 

LOW PROFILE 

SUPPLY AND 

EXTRACT 

DUCTWORK 

DISTRIBUTED 

ABOVE ROOF. 

OPTION B 

DOUBLE DECKER 

AHU 1.5m x 10m x 

3.2mH - INCLUDES 

ALLOWANCE FOR 

DUCTWORK AND 

ATTENUATION 

M 

MET 

UTILITY METER, 

CUT-OUT, EARTH 

BAR AND 

DISTRIBUTION 

BOARD. 2.5M IN 

LENGHT IN TOTAL 

CLEAR FRONT 

ACCESS 

REQUIRED. 

PROJECT: 


SKETCH TITLE: 

SOUTH COURTYARD M&E 

COMMENTS_rev 4 

DATE: 29/08/2019 

ENGR: JD 

A Slatted Timber Interior Utilised to Integrate Lighting, Provide 

Concealed Ventilation and Passive Acoustic Attenuation

LIGHTING STRATEGY 

In common with the overall MEP strategy, the lighting strategy favours discreet integration and 

will be premised, wherever possible, on concealed-source lighting to accentuate the spatial quality 

of the existing and proposed volumes, with occasional accents for dramatic effect 

FOR FURTHER DETAILS OF THE MEP STRATEGY, PLEASE REFER TO APPENDIX 3

4.3 LANDSCAPE 

Introduction 

The purpose of this Stage 2 report is to capture the essence of the 

emerging response to site and the landscape concept. Sketch proposals 

are explored along with ‘look and feel’ images. The report culminates with 

an Illustrative Landscape Masterplan and the identication of potential 

risks associated with the landscape going forward. 

Firstly a brief synopsis of the historical context and broad site analysis of 

the site is provided, this is largely to inform and inuence the developing 

concept. It is the intention that the proposals reference key points, lines 

and intersections from the existing site and historical storyline whilst 

looking to avoid overtly obvious references on site. 

REPORT CONTENTS 

Historical Context 

Site Analysis 

Landscape Concept 

Response to Site 

Sketch Plan/ Ideas: North Churchyard 


Illustrative Landscape Masterplan 

Identied Risks 

Annex 1: Tree Survey/ Constraints Plan 

Annex 2: Ecology Report (rst draft)


The combined J Lyons 1717 drawing of the church with John Rocques’ 

1742 map of Bristol shows the proximity of Redcliff e to the current west 

boundary of the churchyard and the extent to which buildings abutted the 

north wall of the church. 

The combined Wild’s 1812 plan of the church for Britton’s ‘Account 

of Redcliff e Church’ with Ashmead’s Plan of 1828. The plan provides 

additional detail of the tenements on the Mansion House site and 

remodelling of the steps up to the North Porch. 

The Ordnance Survey Map of 1885 shows the demolition of the Mansion 

House tenements to the front of the Church, allowing for open views and 

a new foreground to the church. The change in setting allowed for a 

major shift in the orientation and alignment of the North Porch entrance 

steps. 

The 1949 plan shows the newly formed Redcliff e Way and Undercroft, 

completed in 1941, these changes allowed the northern churchyard to be 

further extended. 

Lyon’s 1717 plan of the church combined with Rocque’s 1742 map of Bristol 

Wild’s 1812 plan of the church combined with Ashmeads 1828 map of Bristol 

Plans adjacent and overleaf extracted from 

B2 Architects access study 2013 

1880 OS combined with Oatley’s site survey 1949 map of Bristol from ‘Know Your Place’


The southern churchyard boundaries remain relatively unaltered from that 

shown in John Rocque’s 1742 plan of Bristol to present day. However, 

the northern boundary has moved a number of times, responding to the 

developing urban context. The plan adjacent illustrates these boundary 

changes. 

Key Points: 

- Chronology of historic landscape layouts 

- Often densely built-up north frontage, intimacy & enclosure 

- Seen obliquely, church was not conceived to be a formal isolated object 

- South churchyard qualities remains largely intact historically 

Northern churchyard boundary development 

Rocque’s 1742 Bristol plan showing the southern churchyard

Site Analysis 

Views 

? 

The Church’s setting and signi cance have been eroded by post war 

development most notably the surrounding highway engineering and 

roads. Ground levels have been signi cantly raised to the north of the 

church by approximately 2m. 

The post war developments have created a context that is at odds with its 

more intimate historic setting, the current open views and front lawn sets 

the church up as a ‘monument’. 

Sewer 

The busy surrounding roads physically disconnect the church from its 

parish and the city, reinforcing the feeling of isolation. 

Northern Boundary 

Traffic movements, noise, pollution and expansive views of a car park to 

the northern elevation provide an unattractive and hostile setting. As such 

the northern churchyard is un-animated and infrequently used. 

Wall 

There are little landscape features of note as most of the area is laid 

down as amenity lawn, the most signi cant constraints in this area being 

archaeological and a modern sewer line. 

Southern Boundary 

The southern churchyard by contrast provides a small, tranquil green 

oasis with a collection of mature and semi mature trees. The southern 

churchyard’s boundary remains broadly as per the 1717 Church Plan, 

internally it has been remodelled and re-levelled over the last 200 years, 

however, it provides an appropriate setting and is well used by the local 

community. 

The existing trees are the key landscape features of note and great care 

will be required to retain the mature boundary trees along the eastern 

boundary. 

Trees 

Existing Site Plan - Analysis

Landscape Concept 

The diagram adjacent illustrates the landscape concept for St Mary 

Redcliffe and sets out the two contrasting characters for the northern and 

southern churchyards, which are based on its historic setting. 

North - Vibrant urban space 

• Urban setting, predominantly hard 

• Celebration of the red cliff and level change 

• Animated space 

• Permeable, enhanced access 

• Intimate spaces, glimpsed and partial views 

NORTH 

Vibrant Urban Space 

South - Light touch tranquillity 

• Green, informal setting 

• Respect, retain and enhance the tranquillity 

• Enhanced urban biodiversity 

• Light touch, reversible interventions 

• Predominantly soft landscaped 

Above all, the following key characteristics will be required for a successful 

landscape scheme: SIMPLE DESIGN, HIGH QUALITY, & FINE DETAILING. 

SOUTH 

Light Touch Tranquillity 

Proposed Site Plan - Concept


The following series’ of diagrams explore the use of different references to 

inform the initial framework for the landscape. 

The LINEAR framework shown below references the rhythm of the church 

buttresses (which are in turn picked up in the proposed building grid). 

Formal grid - Building Buttress 

Access/ Enclosure 

Landscape Framework 

LINEAR 

NORTH


The ANGULAR framework shown below references the historical 

tenement lines of the 1800’s to create a set of axes to inform the 

positioning of proposed landscape elements. 

Angular - Historic Tenements 



ANGULAR 

NORTH


Finally the HYBRID framework shown below references both the vertical 

LINEAR rhythm of the church buttresses with the horizontal ANGULAR 

historical axes. 

The combination of both these grids appears to provide the most effective 

and dynamic landscape framework option. 

Formal grid - Building Buttress 



HYBRID 

NORTH

Sketch Plan: North Churchyard 

3 

The adjacent plan illustrates the development of the hybrid framework to show 

potential hard and soft landscape treatments for the key spaces within the 

Northern Churchyard. 

2 

1 

12 

4 

8 

9 

7 

5 

6 

9 

11 

10 

13 

12 

1 

2 

3 

4 

5 

6 

Podium 

high quality natural stone, some seating elements 

Water feature 

re ective pool (referencing medieval water conduit) 

Banding in paving 

referencing church buttress grid 

Raised elements 

permeable enclosure/ seating (referencing historical lines) 

Proposed trees 

large, clear stem (their alignment references historical lines) 

Vertical planting elements 

potential green planting in ll on columns/ elevations 

7 

Spill-out seating 

feature multi-stem tree, semi-private enclosure 

8 

Terrace planting 

eye-level shade planting atop medieval upstand wall 

14 

9 

10 

Raised Terrace 

simple loose gravel nish to foot of church 

Bleachers/ planted terraces 

localised extrusions, planting to soften window views 

11 

Drop-off 

for coaches & disabled visitors, diverted footpath 

12 

Plant beds 

to provide enclosure, softening & colour 

13 

Green roof 

extensive green roof covering 

14 

Disabled parking/ servicing area 

2no. parking spaces 

NORTH 

Proposed Site Plan - Concept

linear/ raised elements 

- benches, foils etc 

Trees taking reference 

from historic lines, 

bands referencing church 

architecture 

Sketch Ideas 

water 

feature 

planting 

integrated into 

bleachers 

‘green’ views 

out from 

windows 

Reflective 

surface 

seating 

courtyard 

living walls/ 

column infill 

tree centred 

on window 

shade 

planting 

Water feature referencing medieval conduit 

Planting to the 

windowpane 

Simple elegant seating 

Paving bands 

referencing church 

buttresses to line 

through with trees 

Outside/ inside 

semi-private space

Sketch Ideas 

Red cliff 

- continuation into Landscape 

Planted bleachers? 

Permeable ‘foils’ 

provide enclosure 

from busy road to 

the north 

Spire Views 

Banding 

- surface, furniture, trees 

Enclosure 

‘living wall’ panels appear 

as green colonised fissures 

in the ‘red cliff’ building 

elevation 

Opportunities for pickingup 

church iconography/ 

historical references in 

landscape structures/ 

furniture and floorscape 

‘living wall’ insert panels 

within columns 

Permeability of 

structures

NORTH CHURCHYARD 

Green ‘living wall’ panels within building elevation recesses 

Integrated design of furniture and paving 

Use of cut-outs to play with light and shadow 

Furniture and landscape elements that provide enclosure whilst maintaining a permeability 

Water feature - clean re ective surface Use of light to project images/ words out from structures (Chatterton verse etc) Gaps in walls/ structures to allow for views through

NORTH CHURCHYARD 

Simple high-quality materials used in creative ways 

Landscape plaza - simple paired back design Informal loose furniture arranged below a canopy of trees Nature to the windowpane 

Punched metalwork in the ground plane Use of engraved text/ motifs in paving/ walls Fine detailing - revealed at close inspection Enhancement of urban biodiversity

Sketch Plan: South Churchyard 

The adjacent plan illustrates potential hard and soft landscape treatments 

for the key spaces within the Southern Churchyard. 

1 

1 

2 

3 

4 

5 

6 

7 

8 

Existing ‘George Oatley’ paving 

retained/ restored as required 

Existing grass 

maintained with potential additional tree/ shrub planting 

Wildower meadow 

to create soft informal setting for building 

Trees 

light scatter to create woodland setting for building 

Green roof 

wild ower meadow - continuation of ground-level meadow 

Existing trees 

retained, managed and celebrated 

Entrance 

new forecourt paving referencing north side materials 

Service area 

elegantly screened so as not to detract from building 

3 

4 

6 

2 

5 

8 

7 

NORTH

SOUTH CHURCHYARD 

Mown paths/ margins through wildower meadow 

Extensive green roofs - providing opportunities for wildlife 

Maintaining and enhancing the peace and tranquility of the space 

Retention/ restoration of historic stone paving 

Seamless transition between outside and inside. Nature/ planting to the windowpane 

Cool verdant planting - enhancing calmness

C O L S T O N P A R A D E 

Illustrative Landscape Masterplan 

R E D C L I F F E W A Y 

coach/ DDA drop-off 

The adjacent site-wide Illustrative Landscape Masterplan is intended to 

capture the concepts and ideas idened in this Stage 2 report and provide 

the staging point for developing detailed design proposals as part of Stage 3. 

seating/ foils 

planting/ bleachers 

IDENTIFIED RISKS 

water 

feature 

paved plaza 

Entrance Podium 

cafe spill-out 

green 

roof 

The following key risks/ uncertainties have been identied, these will need to 

be examined in detail as a priority going forward on to Stage 3: 

• Tree Removals: in order to construct the building in the south courtyard, 

a number of trees will need to be removed. Whilst the majority of these 

are considered low-value, it does include a mature lime tree (T5) 

which could possibly be contentious as it is a prominant tree in the 

streetscape. The same tree has also been identied as having bat roost 

potential (BRP) and will likely require further ecological investigation. 

The proposed design for the use of screw piles (or similar) will need to 

be developed in order to provide assurances that the mature existing 

trees can be retained in such close proximity to the new building. 

R E D C L I F F H I L L 

cross 

exg. paving 

retained 

St Mary Redcliffe Church 

meadow & 

scattered trees 

green 

roof 

DDA 

parking 

PUMP LANE 

exg. trees 

retained 

• Existing Sewer: the implications of building/ planting on top of the 

existing sewer that runs east-west across the North courtyard will need 

to be assessed in more detail. It may be that there are restrictions on 

tree planting within the sewer easement which could necessitate use of 

raised planters etc as an alternative. 

• Coach/ DDA drop-off/ parking: a transport study is required to 

assess the feasibility of positioning a new coach/ DDA drop-off layby 

on Redcliffe Way. The proposed design reduces the quantum of 

disabled/ staff parking and will look to prevent ad-hoc parking in the 

south churchyard. The implications of this with regards to staff and 

congregation etc will need careful consideration. 

• Service yard/ deliveries: the site provides limited opportunity for ‘back 

of house’/ servicing areas to allow for deliveries/ refuse pick-up etc. 

Detailed consideration is required to understand whether these items 

can be accommodated in the current design. 

• Substation: It looks likely that a substation will be required to provide 

the necessary power for the new buildings. The siting of this structure 

will need sensitive consideration. 

• Stakeholder Buy-in: As yet, details of the proposed landscape have 

been very limited, and as such have not been reviewed by stakeholders. 


• Redcliff Way Masterplan: Unknown future context - Bristol City 

Councils proposals for Redcliffe Way and Redcliff Hill are currently 

under development. Therefore the treatment of the northern boundary 

(within the Churches ownership) needs to mitigate the current situation, 

as best it can. 

yard 

entrance 

forecourt 

NORTH

4.4 SCHEME UPDATES 

ARCHITECTURAL PROPOSALS 

Retaining the strategic benefits of the RIBA 1 scheme, the RIBA 2 proposals remain: 

• Primarily single-storey 

• Exclusively at Undercroft level on the north-side to exploit the site’s section, remain entirely 

below the level of the existing and much-celebrated tracery windows, and create a new base 

for the church, itself expressive of the ‘red cliff’ on which the church is founded 

• Composed of three inter-linked buildings to achieve the conceptual objective of creating a 

stitch between the socio-economically divided communities of North and South Redcliffe, 

and provide an Education / Learning Space and an Events Space within the South Churchyard 

The design changes are therefore relatively modest and can be summarised by level, as follows: 

UNDERCROFT 

Based on this research, and with specific reference to the context of St Mary Redcliffe, the design team has 

concluded that both the stair and its enclosing envelope are of Medium - Low Significance 

It is therefore proposed to: 

• Retain this stair in-situ, but: 

• Create a new, fully-compliant stair external to the existing Vestry, within the Northside building 

• Link this stair, via a new lightweight ‘bridge’ and a newly formed opening in the external fabric of the Vestry, 

its exact position determined to impact only on replacement or substantially-re-tooled masonry 

• Provide bearing for the new ‘bridge’ on the penultimate tread of the existing stair to create a level threshold 

and enable the continued use of the existing C20 doorway into the Vestry, itself 

Illustrated within the adjacent plan, these proposals are further explored within Section 4.6, and achieve the 

following additional benefits: 

• A Volunteer Room 

• Increased Storage for silver safes, etc 

• An enlarged Clergy Vestry and Vestry Back-Office 

New Stair from Choir Vestry / Nave Level 

• During the initial briefing process, the design team had been made aware of the Choir’s 

preference to retain the existing ambulatory / processional route to the Chancel, and hence 

to Nave level, via the current Vestry 

• This was interpreted by the design team as dictating the continued use of the existing stair 

from Canynges Kitchen and so, whilst the Choir Vestry itself is proposed to be relocated to a 

new purpose-built facility, access via this stair was retained 

• Ultimately, however, via both the Public Consultation and PCC Review during Sept 19, 

members of the Choir reported that this stair is unsatisfactorily narrow, steep, and 

particularly difficult to circulate safely when in robes 

• On this basis, the design team consulted the documentary record to evaluate the significance 

of this stair. As can be seen from the adjacent drawings, the stair: 

Is not present in the C19 survey of the church 

Is not indicated in the contemporary watercolour of the Vestry doorway, in the background 

to which is, instead, a substantial fireplace, supporting both anecdotal reports that the stair, 

itself, was inserted into the chimney breast and flue, and the hypothesis that the stair is C20, 

presumably associated with Oatley’s 1930s restoration and, quite likely, a replacement for the 

still extant mediaeval stair from the North Transept Undercroft to the North Aisle 

Furthermore, whilst Jerry Sampson’s ‘North Wall - Archaeological Survey’ (2014) concludes 

that the Vestry appears to be C15 in origin, with reference to the C19 restoration, it also 

notes that, ‘In the eastern undercroft there appear(s) to be extensive renewal’

4 

1 2 3 

1 Volunteer Space 

2 Vestry Back-Office 

3 Clergy Vestry 

4 Store 

Left: The External Facade of the Chimney

FFL 

12.00 

FFL 

10.36 

FFL 

10.36 

FFL 

10.36 

FFL 

11.79 

FFL 

10.36 

FFL 

11.25 

FFL 

11.79 

FFL 

11.79 

FFL 

12.39 

FFL 

10.19 

FFL 

11.79 

FFL 

12.39 

FFL 

12.96 

FFL 

13.00 

FFL 

14.22 

PROS 

Achieves Choir Vestry of target area 

Potentially simplifies Choir processional route from Vestry to Chancel 

Provides increased Vestry Storage, and Vestry / Clergy Vestry at Nave level 

Provides additional Vestry Storage at Undercroft level but relies on existing stair within 

Canynges Kitchen for access 

CONS 

To achieve Choir Vestry target area dictates that Choir Vestry and Events Space 

become conjoined, producing a large singular volume, potentially problematic in terms 

of both consents and acoustic separation 

Arguably, fails to make best use of potential Education / Sunday School space, relying on 

an acoustic screen for sub-division - although further re-planning is possible 

Locates Sunday School at Undercroft level, potentially isolating from main service 

Enables increased Education / Sunday School facilities 

NAVE / SOUTH CHURCHYARD LEVEL 

Locates Education Space alongside Exhibition / Interpretation 

At the conclusion of RIBA 1, it was noted that the Education / Learning Space remained below the 

target area. Indeed, the requirements of this space are quite complex, since it must provide: 

• Either one or two spaces capable of housing a class-size (nom 30 children), with the question of 

one or two spaces arising from the possibility that the Lady Chapel could continue to serve 

this function, due to its relative self-containment 

Education 

Officer 

• A space capable of housing a Sunday School of circa 120 children. This figure is critical, as the 

current Sunday School demand exceeds capacity and, of course, its members are crucial to 

the growth and longevity of St Mary Redcliffe’s congregation 

Education / Learning 

Space 

80sqm 

Store 

Seminar 

Room 

In consultation with the church’s Education Officer and Sunday School volunteers, it was 

discussed that, whilst the current Sunday School takes place in a single space (the Undercroft), 

this is certainly not essential, and potentially not desirable, as separating into two groups could 

enable more age-specific religious education and worship 

circa 45 - 60 children, 

based on DfE ADS 

Existing Undercroft circa 

90sqm useable 



Entrance / 

Lobby 

With this in mind, following the PCC Review in Sept 19, it was agreed that the design team 

should: 

• Develop the two-storey Education Space initially proposed within the conclusion of the RIBA 1 

Report 

• Explore alternative locations for the Education Space to enable the achievement of the target 

area 

Conducted alongside the development of the Undercroft / Choir access cited in the previous 

section, the resulting options are indicated in the following drawings, together with a list of 

relative Pros and Cons 

SMR - South Churchyard Option 1 - Choir Vestry - Undercroft Level 

1:200 @ A1 

21.10.19

FFL 

15.85 

FFL 

13.24 

FFL 

15.83 

FFL 

16.08 

FFL 

16.08 

FFL 

18.05 

FFL 

13.24 

FFL 

15.83 

FFL 

19.13 

FFL 

17.00 

PROS 

PROS 




Potentially simplifies Choir processional route from Vestry to 

Chancel 




Provides increased Vestry Storage, and Vestry / Clergy Vestry at 

Nave Level 



Provides additional Vestry Storage at Undercroft level but relies on 

existing stair within Canynges Kitchen for access 



CONS 







PROS 

CONS 

To achieve Choir Vestry target area dictates that Choir Vestry and 

Events Space become conjoined, producing a large singular volume, 

potentially problematic in terms of both consents and acoustic 

separation 








CONS 







Arguably, fails to make best use of potential Education / Sunday 

School space, relying on an acoustic screen for sub-division - 

although further re-planning is possible 

Locates Sunday School at Undercroft level, potentially isolating 

from main service 

Choir Vestry 

Clergy 

Vestry 

Meeting 

Space 


Vestry 

Dashed line indicates outline of Choir Vestry over 

Steps to Choir Vestry alternative entrance 

Choir 

Master's 

Office 

Robing 

Robing 

Practice Space 

SMR - South Churchyard Option 1 - Choir Vestry - Nave Level 

1:200 @ A1 

21.10.19 

SMR - South Churchyard Option 1 - Choir Vestry - South Churchyard Level 

1:200 @ A1 

21.10.19

FFL 

12.00 

FFL 

10.36 

FFL 

10.36 

FFL 

10.36 

FFL 

11.79 

FFL 

10.36 

FFL 

11.25 

FFL 

11.79 

FFL 

11.79 

FFL 

12.39 

FFL 

10.19 

FFL 

11.79 

FFL 

11.79 

FFL 

13.00 

FFL 

12.96 

FFL 

13.00 

FFL 

14.22 

PROS 

Maintains Choir Vestry of target area 

Provides alternative route from Vestry to Chancel, via new stair 

Provides increased Vestry Storage, Vestry / Clergy Vestry, and Volunteer Space at 

Undercroft level 

CONS 

To achieve 2no teaching spaces dictates that Education / Learning Building must be 

two-storey 

Alternative route from Choir Vestry to Nave level requires alterations to external fabric 

of Canynges Kitchen. However, affected stair is known to be more recent - and, subject 

to further investigation, most likely late C19 / C20 

Enables increased Education / Sunday School facilities, including 2no teaching spaces of 

sufficient size to accommodate an average class of at-least 30 children 

Following review by both the client and Peter Floyd (Architectural Advisor to the Project Board), 

it was concluded that the two-storey South Churchyard option is preferred, but: 

• Its three-dimensional design requires further exploration, particularly in terms of the 

relationship to the windows of the Chancel Aisle 

Locates Education Space at Nave level to enable increased experiential engagement with 

main service 

• The self-containment of the Education / Learning Space is welcomed and essential, but the 

associated route from Nave Level to the Events Space requires further review 

• Whilst dedicated WCs are proposed, their remoteness from the upper level Education / 

Learning Space is a concern 

Practice Space 

Choir 

Break-out 

• Storage remains critical and the current provision appears inadequate 

Robing 

Choir Vestry 

80sqm 

These issues have been considered further throughout RIBA 2 but, as indicated in Section 4.7, it is 

concluded that the optimum solution has not yet been realised, and that the Education / Learning 

Space should be a key focus for further investigation at the commencement of RIBA 3 

St 



Entrance / 

Lobby 

Volunteers' 

Room 

Vestry 

Clergy Vestry 

An Concept Sketch for the Two-Storey 

Education / Learning Space 

SMR - South Churchyard Option 2 - Education / Learning - Undercroft Level 

1:200 @ A1 

21.10.19

FFL 

15.85 

FFL 

13.24 

FFL 

15.83 

FFL 

16.08 

FFL 

16.08 

FFL 

18.05 

FFL 

13.24 

FFL 

15.83 

FFL 

19.13 

FFL 

17.00 

PROS 

PROS 







Provides increased Vestry Storage, Vestry / Clergy Vestry, and 

Volunteer Space at Undercroft level 




main service 

Enables increased Education / Sunday School Facilities, including 

2no teaching spaces of sufficient size to accommodate an average 

class of at-least 30 children 

CONS 


two-storey 




Locates Education Space at Nave level to enable increased 

experiential engagement with main service 

PROS 

CONS 

To achieve 2no teaching spaces dictates that Education / Learning 

Space must be two-storey 








main service 

CONS 


two-storey 




Alternative route from Choir Vestry to Nave level requires 

alterations to external fabric of Canynges Kitchen. However, 

affected stair is known to be late C19 / C20 


88sqm 

circa 48 - 64 children 

based on 

DfE ADS 


60sqm 

circa 32 - 44 children 

based on 

DfE ADS 

Dashed line indicates outline of Education / Learning Space over 

Steps to Education / Learning Space alternative entrance 

Courtyard 

SMR - South Churchyard Option 2 - Education / Learning - Nave Level 

1:200 @ A1 

21.10.19 

SMR - South Churchyard Option 2 - Education / Learning - South Churchyard Level 

1:200 @ A1 

21.10.19

4.5 CURRENT PROPOSALS 

11 

13 

3 

9 10 

14 

24 

26 

25 

22 

23 

21 

4 

2 

1 

5 

6 

8 

7 

12 

20 

19 

17 

18 

15 

16 

BASEMENT & UNDERCROFT LEVEL 

1 Welcome 

2 Shop 

3 Shop Store 

4 WCs 

5 Cafe 

6 Servery 

7 External Courtyard 

8 Exhibition Space 

9 Temporary Exhibition Space 

10 Hogarth Gallery 

11 Curator’s Office 

12 Choir Vestry 

13 Choir Master’s Office 

14 Choir Break-Out 

15 Choir Robing 

16 Choir WCs 

17 Vestry Storage 

18 Clergy Vestry 

19 Vestry Back Office 

20 Volunteer Space 

21 Mess Room 

22 Kitchen 

23 Food Store 

24 Warming Kitchen 

25 Blower Room 

26 Plant Room

Consistent with the previously shared ideas, the current 

single-storey buildings, extending from the South Church 

to create a ‘stitch’ between the communities of North a 

The buildings may be summarised as follows: 

Northside Visitor Reception 

• Encapsulating and retaining the existing 1940s Underc 

• Providing enhance visitor and congregation facilities, incl 

Space, fully-accessible WCs, and a new Cafe 

• Linking to the North Aisle, via a new lift and stair to 

to Nave level 

• Providing a new, dedicated Choir Vestry with enha 

carefully-attuned acoustic, to enable the existing C14 

to its apparent historic function of Church Treasury, 

Exhibition Space 

• Placing alongside the Choir Vestry a series of ecclesia 

including a Clergy Vestry, Vestry, and Robing Spaces 

• Exploiting the 5m level change between Redcliffe Wa 

locate entirely at Undercroft level, below the tracery 

new base that, expressed in red sandstone, conscious 

cliff’ to reconnect the church to its history and contex 

South Churchyard Education Space 

• Utilising the existing Priest’s Door to locate a new 

Learning Space between the South Transept and Chan 

child protection issues and ensure an experiential conn 

• Acknowledging the C18 precedent for a walled g 

Churchyard, presents as a ‘hidden’ space, behind a plan 

South Churchyard Events Space 

• Locates with the trees at the Churchyard’s eastern bou 

the ground to minimise root disturbance 

NORTH ELEVATION 

• Is deliberately flexible and self-contained to facilitate 

wedding receptions, etc

27 

29 

28 

A Concept Image for the New Armoire 

27 Lift from Undercroft 

28 Tower Tours 

29 Stair from Exhibition 

30 Education Space 

30 

NAVE LEVEL

SOUTH ELEVATION 

EVENTS SPACE

31 

32 

The Chancel South Aisle & Priest’s Door 

31 Education Space 

32 Courtyard 

33 Events Space 

34 Accessible WCs 

35 Servery 

36 Warming Kitchen 

37 Bin Store 

38 Service Yard 

33 

35 

34 

36 

37 

38 

SOUTH CHURCHYARD LEVEL

LONG SECTION FACING EAST

4.6 MATERIALITY 

The design team have continued to explore the materiality of the scheme and, as noted within 

Section 4.1, the conceptual desire for a duality between a heavy, rooted base, and lighter, more 

luminous upper volumes has translated into an emerging structural system with an elegant 

tectonic 

Key aspects of the scheme’s material expression include the: 

• Use of red sandstone to provide a new base to the church and a conceptual reference to the 

‘red-cliff’ on which it is founded. Conceived as an experiential narrative strand, the red 

sandstone will define the new points of entrance and reinforce the primary visitor route 

• Use of Pennant stone, the secondary materiality of the existing building, generally used 

for paving and retaining walls, for all other masonry elements to ensure a subtle 

contextualisation, modesty and conscious subservience 

• Potential to articulate the proposed Choir Vestry’s elevations with: 

• A series of fissures, in the form of both discreet openings and climbing plants to reflect the 

conceptual erosion and naturalisation of the geological plinth 

• Shallow relief to capture within the masonry facades the key narratives of St Mary Redcliffe and 

provide a subtle introduction to the interpretation within 

• Representation of the South Churchyard buildings as lightweight, refined pieces of joinery, 

divorced from the ground and visually extruded from the Northside Building’s materially and 

tectonically identical lanterns 

• Use of carefully modulated rhythms to represent the translation from the controlled verticality 

of the Perpendicular to the arboricultural patterns of the South Churchyard 

• Use of bronze connectors to celebrate both the craft of construction and, particularly, the 

carefully judged interaction of new and old 

The emerging materiality of P450 is therefore highly specific, with all of the proposed materials 

already present in the site; the red sandstone representing the underlying geology, and the 

Pennant, timber, and bronze respecting the existing building’s secondary and tertiary materiality 

to ensure a harmonic modesty of expression 

To inform the evol 

particularly those 

historic fabric, such 

These emerging de 

of intervention and 

• Modesty 

Deliberate subserv 

secondary material 

subtly distinguish th 

of the church, itself

4.7 DESIGN INTENT DETAILS 

Focussed on key interfaces with the existing 

building, the following Design Intent Details 

have been utilised specifically to de-risk the 

future Consents applications by enabling 

early consultation with key stakeholders, 

including the DAC, Historic England, et al, 

on such critical matters as the: 

• Assessment of fabric significance 

• Proportionality of change 

• Potential justification 

• Emerging design language, and: 

• Underlying conservation philosophy 

All stakeholders consulted to-date have 

welcomed this approach and expressed a 

willingness to continue the current dialogue 

through RIBA 3 to enable the project’s 

iterative and collaborative development 

Whilst the current details are therefore 

necessarily outline in nature, they embody 

the aspiration to evolve a project-specific 

language, founded on: 

INTERNAL ELEVATION 

00 00 00 00 00 00 00 00 

a-t--+---------- FRAMELESS GLASS FINS BOLTED TO REVEALS TO FORM 

STRUCTURAL SUPPORT 

.-+--+--+---------- EXISTING MEDIAEVAL DOORS RETAINED UNALTERED WITH 

FLOOR SOCKETS TO HOLD-OPEN IN USE TO ENABLE VIEW 

ALONG AXIS OF NAVE FROM REDCLIFF HILL 

7 

Modesty 

ROCHESTER CATHEDRAL 

Legibility 

Reversibility 

Minimal Intervention 

PLAN 

PROPOSED INTERNAL PORCH TO WEST DOOR

PROPOSED OPENING TO NORTH AISLE

PROPOSED CANOPY TO THE EXISTING PRIEST’S DOOR AND LINK TO EDUCATION SPACE

Former Opening to South Porch Stair Former Opening to Lady Chapel 

With reference to the proposed Vestry 

and North Aisle Openings, these two 

photographs record the existing condition 

of locations where, from the documentary 

record, we know that historic openings 

have been infilled, demonstrating that, 

with sufficient care and craftsmanship, true 

reversibility can be achieved 

PROPOSED OPENING TO VESTRY

Castelvecchio Museum - Carlo Scarpa Hamar Museum - Sverre Fehn 

The two precedents above, both obviously 

seminal works of new and old in their own 

right, also symbolise the design team’s 

aspiration to achieve an indivisibility of 

architecture and interpretation, utilising 

artefacts from the church’s collection to 

animate the new spaces and influence 

visitor flow 

PROPOSED OPENING TO VESTRY

4.8 AREAS OF FURTHER INVESTIGATION 

In accordance with the expectations of RIBA 2, this document represents the development of an 

increasingly comprehensive concept design 

However, it is recognised that design evolution with continue during RIBA 3 - and thereafter - as 

more detailed considerations inform, resolve, and enhance subsequent iterations 

In relation to this, the following aspects are proposed as areas of further investigation at the 


EDUCATION SPACE 

As noted within Section 4.4, a number of alternative options have been explored during RIBA 2. 

Above all else, these have served to demonstrate the implications of achieving the target area and, 

as noted, in review with both the client and Project Board, it is concluded that: 

• The South Churchyard is the favoured location for the Education Space, due to its proximity to 

safe, external space, and its effective physical and experiential links to Nave level 

EVENTS SPACE 

At RIBA 1+, the Events Space was evolved to meet the revised brief for circa 250 covers (banquet 

style). Following further review by the Project Board, it is concluded that the link to South 

Redcliffe requires further consideration as, currently, the: 

• Position of the servery dictates that, when the Events Space is in use, the covered route 

through the South Churchyard must be closed, presenting a locked door to the South 

Redcliffe Community 

• Service Yard and WCs create a potentially unwelcoming blank elevation to both Ship Lane and 

Pump Lane 

In order to consider these options further, and avoid the risk of potentially abortive work during 

RIBA 3, it is therefore recommended that the current proposals for the Events Space should be 

revisited at the commencement of RIBA 3 

• Of the options presented, the two-storey version is preferred. Yet it is acknowledged that 

its three-dimensional form and, particularly, its relationship with the Chancel South Aisle 

requires further investigation 

In order to consider these options further, and avoid the risk of potentially abortive work at RIBA 

3, it is therefore recommended that the current proposals for the Education Space should be 

revisited at the commencement of RIBA 3. Noting the interim conclusions of the Project Board, 

these further options should be focussed on the South Churchyard and retain access via the 

Priest’s Door but, within these constraints, explore the alternative opportunities of this location 

and seek to: 

• Have a reduced impact on the Chancel South Aisle 

• Further consider the route to the Processional Way 

• Maximise the potential for increased self-containment, additional storage, and the 

accommodation of dedicated WCs at the same level as the teaching / learning spaces 

Initial Concept Sketches for an Alternative South Churchyard Arrangement

NORTHSIDE PHYSICAL SERVICING STRATEGY 

One of the great challenges of St Mary Redcliffe is that it has no ‘back’. The entire site perimeter 

is public and, whilst this offers an extraordinary opportunity in terms of public engagement, it 

unavoidably complicates the requirement for discreet and efficient physical servicing 

Currently, this is proposed to occur within the south-east corner of the Northside building. 

Considerable advancements in this strategy have occurred in the creation of a Contractor’s Mess 

Room, Service Lift and Stair, but the issue of street-level bins, deliveries, and vehicular movement 

remains challenging, particularly in terms of the potential interaction with the Processional Way 

In consultation with the Project Board, it has been concluded that this remains the only viable 

location for physical servicing, but the strategy must be revisited during RIBA 3, with the aim of 

making servicing more discreet and, ideally, fully-concealed from the public realm 

Initial Concept Sketches for an Alternative Northside Servicing Strategy 

An Historic (presumed C19) Image of St Mary Redcliffe with an Apparent Structure in the South-East Corner of the North Churchyard

5.0 CONSULTATION 

In order to ensure continued project support, develop ownership and, ultimately, de-risk 

the eventual Consents applications, further public and stakeholder consultation has occurred 

throughout RIBA 2, including: 

A BRISTOL DAC UPDATE ON 28 AUG 2019 

Held in the Parish Office and attended by: 

Dan Tyndall - Vicar of St Mary Redcliffe 

Rhys Williams - P450 Project Coordinator and Research Assistant 

Simon Pugh-Jones - Chair of Bristol DAC 

Dan Talkes - Project Architect 

This session provided an open and informal update on P450’s developed and focussed specifically 

on the question of how the design team could best engage with the DAC and its processes 

A PUBLIC CONSULTATION EVENT ON 19 SEPT 2019 

In summary, the feedback concluded: 

• The RIBA 2 proposals represent considerable progress since the last round of consultations 

(Sept 2018) 

• The scheme remains considerably more comfortable and proportionate than any of the 

competition proposals 

• In principle, the proposals breach no ‘red-lines’ and none of the consultees anticipates the need 

to be ‘obstructive’ to the project’s progression 

• The emerging details offer considerable reassurance, and indicate a respect commensurate with 

the existing building’s significance 

• Given the complexity of levels, a walk-through model / visualisation, indicating the sequence of 

arrival and circulation, will be critical for the Consents applications 

Held in the church, and open to all, this session was attended by over 80 members of the 

congregation and community of St Mary Redcliffe 

Following short project updates, by both Dan Tyndall and the Project Architect, refreshments 

were offered, and an informal questions and answers session conducted in the South Transept, 

around a series of explanatory presentation boards and the physical model 

Attendees were invited to both ‘ask the architect’ and record their feedback on speciallyprepared 

questionnaires 

A STAKEHOLDER EVENT ON 19 NOV 2019 

Held in St John’s Chapel, and attended by: 

Bristol DAC 

The Church Buildings Council 

Historic England 

Bristol Civic Society 

The Canynges Society 

With invitations also extended to: 

The Victorian Society, and: 

The Society for the Protection of Ancient Buildings 

This session consisted of detailed project updates from both Dan Tyndall and the Project 

Architect, followed by an opportunity to inspect a series of presentation boards and the physical 

model 

As one might expect, given the calibre of the attendees, the critique was astute, robust, and 

reasoned 

‘The northside building is now very modest - given the 

constraints, it’s incredible - miraculous even - that you’ve 

managed to accommodate so many functions so successfully’ 

An example of feedback received during the Stakeholder Event

FORMAL PRE-APPLICATION ENQUIRY 

It is a condition of both development funders that, in order to avoid the risk of potentially 

abortive work during RIBA 3, a formal pre-application enquiry (pre-app) is conducted with Bristol 

City Council (BCC), prior to the preparation of the Consents documentation 

BCC’s pre-app procedure requires an online submission. In consultation with BCC, the design 

team has been advised that, once submitted, a pre-app is: 

• Allocated randomly to the next available officer 

• Issued to the Conservation Advisory Panel (CAP), if the officer deems it necessary, for 

consideration at the next CAP meeting, with no opportunity for representation from the 

client / design team 

In this context, it should be noted that, to-date, P450 has consulted the following representatives of 

Bristol City Council: 

Marvin Rees 

Colin Molton 

Nuala Gallagher 

Vicky Smith 

Richard Goldthorpe 

Vicky Welchman 

Cllr Helen Holland 

Cllr Paul Smith 

Cllr Kye Dudd 

Mayor 

Executive Director of Growth & Regeneration 

Director of City Growth, Investment & Infrastructure 

City Design Manager 

City Design Group 

City Design Group 

Cabinet Member for Place 

Cabinet Member for Homes & Communities 

Central, Clifton & Harbourside Neighbourhood Committee 

Based on the above, the Project Board has concluded that: 

• This standard procedure provides very limited opportunity for the contextualisation, 

explanation and justification for a project of P450’s complexity 

• There is no guarantee that the officer to whom the project is randomly allocated will have the 

prior knowledge of St Mary Redcliffe, or relevant experience of similar projects, to provide 

the necessary advice 

AN ARCHAEOLOGICAL AND HISTORICAL STUDY 

OF THE MANSION HOUSE AT ST MARY REDCLIFFE 

BRISTOL 

• In combination, these factors generate considerable risk that, whether through 

misunderstanding or otherwise, unhelpful, unsupportive, or potentially prejudicial advice 

could be added to the planning record without the opportunity for consultation, explanation 

or rationalisation 

• On this basis, a bespoke approach should be adopted to more successfully introduce P450 and 

its context, prior to a request for formal pre-app advice 

To this end, St Mary Redcliffe have made contact with Dr Roger Leech, Member of Bristol & 

Gloucestershire Archaeological Society, Bristol Conservation Advisory Panel, and author of ‘An 

Archaeological and Historical Study of the Mansion House of St Mary Redcliffe’ that records the 

previous uses of the northside site, and was commissioned by the church in 2014 

Dr Leech therefore has highly-relevant prior knowledge of St Mary Redcliffe and, through this 

contact, it is proposed that, at the commencement of RIBA 3, the project team will: 

• Engage the Conservation Advisory Panel 

• Invite its members, recommended officers and councillors to an event within the church to 

provide the necessary project context 

• Only then seek the formal pre-application feedback required by the project development 

funders 

CLIENT: PARISH OF ST MARY REDCLIFFE 

AGENT: benjamin+beauchamp architects ltd 

CULTURAL HERITAGE SERVICES REPORT 2014/2015/224 

Cover Image of Dr Roger Leech’s Report

6.0 COST PLAN 

Throughout RIBA Stage 2, construction costs have been managed on an iterative basis 

to mitigate risk, ensure compliance with the client’s budget, and inform design decisions. 

The following summary, extracted from the RIBA 2 Cost Plan, summarises the current 

position 

2 Project 450 - St Mary Redcliffe Church 




Project 450 - St Mary 

Redcliffe Church 

Draft Cost Plan Report No. 1 

RIBA Stage 2 

Purcell UK 

Gleeds Cost Management 

BLCM0399 

The Cost Plan Report has been based on the following information and assumptions: 

Exclusions 

Exclusions 

The Cost Plan Report has been based on the following information and assumptions: 

A. General 

The Cost Plan Report does not include monetary allowances for the following: - 

The Cost Plan Report does not include monetary allowances for the following: - 

A. General 

1. The estimated costs at this early stage are high level and for initial guidance only to provide an 

indication of potential construction costs. Costs will vary significantly subject to design, specification, A. Planning 

1. The estimated costs at this early stage are high level and for initial guidance only to provide an 

A. Planning 

and phasing and prevailing market conditions. These factors should be regularly reviewed and more 

indication of detailed potentialcosting construction exercises costs. undertaken Costs will as vary thesignificantly design andsubject the programme to design, isspecification, 

developed. 

1. Section 106 / 278 Contributions/ Highway works 

and phasing and prevailing market conditions. These factors should be regularly reviewed and more 

1. Section 

2. Any 

106 

exceptional 

/ 278 Contributions/ 

requirements 

Highway 

from 

works 

the Local Planning Officer 

detailed costing 2. Theexercises costs areundertaken issued subject as the to confirmation design and the or amendment programme following is developed. revisions to the information 2. Any 

3. 

exceptional 

Community 

requirements 


from 

Levy 

the 

(CIL) 

Local Planning Officer 

stated and detailed discussion with the Client and the design team at which time the estimated costs 3. Community 

2. The costs are issued subject to confirmation or amendment following revisions to the information 

4. Public 


Art contribution 

Levy (CIL) 

will be reviewed and re-issued. 

4. Public 

stated and detailed discussion with the Client and the design team at which time the estimated costs 

5. 

Art 

Commuted 

contribution 

sums 

5. Commuted sums 

will be reviewed 3. Theand costs re-issued. only addresses the estimated cost of the capital works. No consideration or allowances 

have been made in connection with future maintenance, operation or replacement costs (i.e. whole life 

3. The costs only costs). addresses the estimated cost of the capital works. No consideration or allowances 

have been made in connection with future maintenance, operation or replacement costs (i.e. whole life 

B. Employer 

B. Employer 

costs). 4. The measurements and rates contained in this cost plan are indicative pending issue of dimensioned 

drawings and schedule of accommodation. 

1. Church's own contingency sum 

4. The measurements and rates contained in this cost plan are indicative pending issue of dimensioned 

1. Church's 

2. Loose 

own contingency 

FF&E 

sum 

drawings and schedule of accommodation. 

2. Loose 

3. 

FF&E 

Conservation works to existing building – e.g. cleaning of north elevation 

3. Conservation works to existing building – e.g. cleaning of north elevation 

B. Description of the Project 

4. Subsequent phasing of construction works (phasing to be agreed) 

4. Subsequent 

5. Collections 

phasing 

Management 

of construction 

and 

works 

conservation 

(phasing 

of 

to 

artefacts 

be agreed) 

B. Description of the Project 

5. Collections 

6. Exhibition 

Management 

and interpretation 

and conservation 

design 

of 

and 

artefacts 

installation 

The Project is to develop various areas of St Mary Redcliff Church, encompassing alteration works to 6. Exhibition 

7. No 

and 

other 

interpretation 

works inside 

design 

St Mary 

and 


installation 

beyond those necessary to achieve scope above 

the Undercroft, development of a new café/exhibition area, Hogarth gallery, choir vestry, education 7. No other works inside St Mary Redcliffe beyond those necessary to achieve scope above 

The Project is to develop various areas of St Mary Redcliff Church, encompassing alteration works to 

8. Specific project insurances required to carry out these works 

building and events building. 

8. Specific project insurances required to carry out these works 

the Undercroft, development of a new café/exhibition area, Hogarth gallery, choir vestry, education 

9. Alternative facilities/accommodation whilst works are carried out 

9. Alternative facilities/accommodation whilst works are carried out 

building and events building. 

10. Specialist Fit Out, Interpretation & Display Works 

10. Specialist 

11. Provision 

Fit Out, 

of 

Interpretation 

district heating 

& Display 

system 

Works 

and connections into the development provided by Bristol City 

C. Estimate Base Date 

11. Provision 

Council 

of district 

outside 

heating 

this contract 

system and connections into the development provided by Bristol City 

Council outside this contract 

C. Estimate Base Date 

12. Sustainability Initiatives beyond that identified separately 

12. Sustainability Initiatives beyond that identified separately 

The ‘Estimate Base Date’ is 1Q 2020 

13. Sprinklers 

13. Sprinklers 

14. Underfloor heating allowed 

The ‘Estimate Base Date’ is 1Q 2020 

14. Underfloor heating allowed 

No allowance has been included for tender inflation (i.e. inflation from the estimate base date to the 

date of tender return) and construction inflation (i.e. inflation from the date of tender return to the 

No allowancecontract has been completion includeddate). for tender Thisinflation will be reviewed (i.e. inflation oncefrom a construction the estimate programme base date and to the procurement C. Inflation 

date of tender return) and construction inflation (i.e. inflation from the date of tender return to the 

C. Inflation 

strategy is agreed and issued. 

contract completion date). This will be reviewed once a construction programme and procurement 

1. No allowance has been made for Tender or Construction inflation 

strategy is agreed and issued. 

1. No allowance has been made for Tender or Construction inflation 

Version: 01 

Date: 30/01/20 

D. Allowances 

D. Surveys / Existing 

D. Surveys / Existing 

D. Allowances 1. Costs are reconciled against the Client budget of £10,000,000. 

1. Any Party Wall Awards, Right of light issues and associated work 

2. An allowance of 12% overall has been included for Design Development & Construction risks. 1. Any 

2. 

Party 

Crane 

Wall 

over 

Awards, 

sailing 

Right 

licenses 

of light issues and associated work 

1. Costs are reconciled Notwithstanding against the thisClient allowance, budget noof costs £10,000,000. have yet been ascertained for any specific risk. This is an2. Crane 

3. 

over 

Dealing 

sailing 

with 

licenses 

underground contamination materials 

2. An allowance initial of risk 12% allowance, overall has which been willincluded need to for be reassessed Design Development in conjunction & Construction with the Client risks. and the design3. Dealing 

4. Abnormal 

with underground 

ground conditions 

contamination 

& foundations 

materials 

& underpinning 

Notwithstanding teamthis as the allowance, design develops no costs and havemitigation yet beenaction ascertained is takenfor toany reduce specific the risk risk. exposure This is an 

4. Abnormal 

5. Unknown 

ground 

contamination 

conditions & foundations 

including removal 

& underpinning 

of asbestos (ACM’s) 

initial risk3. allowance, VAT is included which will at the need standard to be reassessed rate of 20%. inVAT conjunction in relation with to buildings the Client isand a complex the design area. Therefore, 5. Unknown 

6. Works 

contamination 

arising from 

including 

site investigation 

removal of 

and 

asbestos 

surveys 

(ACM’s) 

team as the design it is recommended develops andthat mitigation specialist action advice is taken be sought to reduce to ensure the risk that exposure the correct rates are applied to the6. Works 

7. 

arising 

Service 

from 

diversions 

site investigation 

/ upgrades 

and surveys 

3. VAT is included various at the aspects standard of the ratescheme. 

of 20%. VAT in relation to buildings is a complex area. Therefore, 

7. Service 

8. Works 

diversions 

& delays 

/ upgrades 

arising from archaeological investigation works 

it is recommended that specialist advice be sought to ensure that the correct rates are applied to the 

8. Works 

9. 

& 

Diversion 

delays arising 

of 1125mm 

from archaeological 

dia Wessex Water 

investigation 

foul water 

works 

sewers 

various aspects of the scheme. 

9. Diversion 

10. Accommodating 

of 1125mm dia 

existing 

Wessex 

Medieval 

Water foul 

wall 

water 

into 

sewers 

scheme 

10. Accommodating existing Medieval wall into scheme 

E. Information Used 

11. South Church Yard – burials 

11. South Church Yard – burials 

E. Information Used The information on which this Cost Plan report is based Purcells RIBA 2 Stage End Report December 

2019. 

The information on which this Cost Plan report is based Purcells RIBA 2 Stage End Report December 

2019. 

Project number: BLCM0399 / Version: 01 / Issue date: 27/08/19 

Project number: BLCM0399 / Version: 01 / Issue date: 27/08/19

Project 450 - St Mary Redcliffe Church, Bristol 

RIBA Stage 2 Report 

Overall Outline Cost Plan Summary No 1 20/01/2020 

Ref 

A 

Scope of Works Description 

Church Yard North 

Approx. 

GIFA (m2) 

Current Costs Previous Costs Movement Comments 

£ £ £ 

SUMMARY 

RIBA 2 Total Construction Cost 

RIBA 1 Total Construction Cost 

£8,345,961 (ex VAT) 

1 New facilities comprising new café & kitchen, gallery & exhibition space 1,098 £3,579,054 £2,939,000 £640,054 

B 

Church Yard South 

1 Education/Learning Building including new access lift/steps 212 £861,844 £562,200 £299,644 

2 Events Building including hard & soft landscaping 381 £1,183,259 £1,010,300 £172,959 

C 

Consequential Improvements to satisfy Building Regulations 

1 Allowance Excl Excl £0 To be confirmed 

D 

Other Works 

1 Proposals for storage and office at Nave Level & Volunteer room £0 £140,500 -£140,500 Works now included in A1 above 

2 Proposed Internal Porch to West Door £30,000 £0 £30,000 Additional Works added 

3 Allowance to provide new internal exhibition space £50,000 £0 £50,000 Allowance pending scope agreement 

4 New Armoire £50,000 £0 £50,000 Part included in D1 previously 

£5,754,157 £4,652,000 £1,102,157 

D Main Contractor's Preliminaries 16% £923,000 £930,400 -£7,400 Assumes South Church Yard projects share site management facilities 

£6,677,157 £5,582,400 £1,094,757 

E Main Contractor's Overheads & Profit 7.5% £491,037 £418,680 £72,357 

£7,168,194 £6,001,080 £1,167,114 

F Professional, Legal, Planning & Building Regulation Fees 16% £1,177,767 £1,086,946 £90,821 18% included for South Church Yard projects & 16% for Undercroft & Hogarth 

G 

H 

Design Development & Construction Risks 

Inflation 

SUB TOTAL: Facilitating and Building Works 

Sub-total 

TOTAL: Building Works Estimate 

Base Cost Estimate 

£8,345,961 £7,088,026 £1,257,935 

0.1 Design Development Risks 12% £991,006 £900,162 £90,844 

0.2 Construction Risks 0% £0 £0 £0 Included in Design Development Risk above 

0.3 Employer Change Risks 5% £0 £345,062 -£345,062 Allocated to building works above 

Total Risk Allowance Estimate 

Cost Estimate (excluding inflation) 

£991,006 £1,245,224 -£254,218 

£9,336,968 £8,333,250 £1,003,718 

0.1 Tender Inflation 0% Excl Excl £0 

0.2 Construction Inflation 0% Excl Excl £0 

Cost Estimate (including inflation) 

£9,336,968 £8,333,250 £1,003,718 

I VAT 20% £1,867,394 £1,666,650 £200,744 

TOTALS (incl VAT & Fees) @ Base Date 1Q20 

£11,204,000 £10,000,000 £1,204,000 

Base Scheme 

£7,088,026 (ex VAT) 

Enhanced Scheme £8,236,500 (ex VAT) * 

including increased: 

i) Events Space 

ii) Education Space 

iii) Nave Level ‘Armoire’ 

Given that the RIBA 2 scheme includes the above increased 

provision, the most accurate comparator is the RIBA 1 Enhanced 

Scheme and, on this basis, project costs can be seen to have 

remained relatively consistent through the RIBA 2 design 

development 

However, the impact of both VAT and Quantified Risk Allowance is 

such that the forecast Total Project Cost now exceeds the agreed 

£10m budget by £1,024,000 

In relation to this, and to more adequately define the scope for 

RIBA 3, it is recommended that SMR: 

1. Seeks an update on the funding position from the Fundraising 

Consultant and, particularly, clarity on whether the anticipated 

£10m maximum relates to total construction or total project 

cost 

2. Seeks clarity from its Financial Advisors on the project’s VAT 

status 

3. Ensures the separate fundability of the excluded items, such as 

FF&E 

4. Considers the early undertaking of the suggested further 

surveys and investigations to manage the Quantified Risk 

Allowance 

5. Utilises the suggested review of the South Churchyard Buildings 

to achieve efficiencies wherever possible 

* As reported in RIBA 1 Report, July 2019 

T:\BLCM\123\MJQ\St Mary Redcliffe Church\2019\December 2019\RIBA Stage 2 Report\Cost Plan Jan 20\Draft V1.xlsx

7.0 RISK REGISTER 

To ensure the effective and timely management of risk, the Project Risk Register is subject to 

continual iterative review, with formal assessment of ongoing risks and potential mitigation during 

monthly Design Team Meetings 

SMR - PROJECT 450 - RISK REGISTER 

RISK NO DESCRIPTION IMPACT CURRENT MITIGATION FURTHER MITIGATION RISK OWNER COMMENTS 

PROJECT ADMINISTRATION / 

GOVERNANCE 

R.01 Consents not achieved Project doesn't progress. Existing 

development phase abortive 

R.02 Insufficient support from public / 

congregation 

Objections, impacting on Consents / 

Funding 

Pre-app consultations with DAC and key 

stakeholders undertaken at RIBA 1 and 2. 

'No red-lines' 

Public consultations undertaken at RIBA 1 

& 2 

Proposals put in place for bespoke formal 

pre-app, prior to development of 

Consents documentation 

Monthly / bi-monthly 'Wider Redcliffe' 

consultations to continue throughout 

RIBA 3 

Purcell / DTy 

Purcell / RW 

Meeting to be arranged with Dr 

Roger Leech 01/20 

Monthly updates, via Parish Newsletter 

R.03 Insufficient PCC support Project doesn't progress. Existing 


Project Governance requires monthly 

updates to Project Board that reports and 

makes recommendations to PCC 

PCC updates to continue throughout 


Purcell / DTy 

PCC updates provided by Purcell / DTy at 

stage-ends and other key intervals 

R.04 Insufficient engagement with funders of 

development phase 

Loss of trust 

Canynges Society & Church Lands Charity 

invited to attend all consultation events 

and monthly Project Board 

Purcell to provide monthly update via 

Design Team minutes / Risk Register 

Purcell / RW 

R.05 Development funding shortfall Project doesn't progress. Existing 


R.06 Capital funding shortfall Project doesn't progress. Existing 


Purcell and sub-consultant design team 

appointed on basis of lump sum fee to 


Current capital works budget informed by 

Fundraising Feasibility, undertaken by Eric 

Grounds 

Fundraising Appeal Board to be formed to 

facilitate funding of subsequent workstages 

Cost plan iterative with formal reporting 

at Design Team Meetings and via stage-end 

reports 

Fundraising Appeal Board to be formed 

DTy 

Purcell / DTy



DESIGN RISKS 

R.07 Design proposals exceed budget Project doesn't progress. Existing 


Design subject to iterative cost review by 

independent cost consultant 

Formal cost review at stage-ends to be 

aligned with fundraising update 

Purcell / DTy 

R.08 Below-ground archaeology Project doesn't progress, or design 

changes required to consented 

scheme 

Change control proceedures in place to 

ensure that any change requests with 

anticipated cost implications are quantified 

prior to proceeding 

Scheme design assumes phased delivery. 

Both Cost Plan and Business Plan aligned 

with phases to balance capital / 

establishment costs against revenue / 

operating surplus 

Proposals informed by client-supplied 

archaeological reports / working 

knowledge of Marcus Chantrey, Inspecting 

Architect, and record drawings held within 

church archives 

Stage 2 Report includes recommendations 

for scope / timing of additional surveys / 

investigations to de-risk 

Potential funding of invasive surveys / 

ground investigations to be reviewed at 


Purcell / DTy 

Any invasive works likely to be 

under at-least an Archaeological 

Watching Brief and WSI 

R.09 Below-ground utilities Project doesn't progress, or design 


scheme 

Utilities companies insist on 

locational / condition survey of 

assets by SMR, as 'developer', with 

consequent impact to project costs 

Proposals informed by BCC / clientsupplied 

utilities surveys 

On-going consultation with utilities 

companies 

Continued consultation with utilities 

companies 

Potential costs built into project 

contingency 

Purcell / DTy 

Engagement with Redcliffe Way JDB to 

explore whether costs / responsibilities 

could be shared with / borne by 

commercial developers of adjacent land



R.10 Ecology Project doesn't progress, or design 


scheme 

Ecological Survey undertaken Aug 19 

Affected tree proposed to be retained. If 

Bats are found, works will therefore be 

subject to bat licence 

Purcell 

1no tree in south churchyard identified as 

having 'high bat roost potential' - 

endoscopic survey instructed to assess 

R.11 Arboriculture Project doesn't progress, or design 


scheme 

Arboricultural Survey undertaken Oct 19 

Purcell 

Report confirms that South Churchyard 

Events Space dictates removal of least 

significant trees and construction in close 

proximity to others 

Scheme design locates around canopies 

and hence root zones and assumes a 

'floating' slab on micropiles to minimise 

ground disturbance and maintain hydration 

of root zones 

BCC tree replacement policy potentially as 

onerous as 8 new trees / removal 

Following conclusion of survey, Design 

Team to engage with BCC's Tree Officer 

at commencement of RIBA 3 to negotiate 

requirements prior to application for 

consents 

R.12 Rainwater Attenuation Project doesn't progress, or design 


scheme 

Integral scoping potential investigations 

and liasing with Wessex Water / BCC 

Planning over requirement 

Northside archaeological report to be 

investigated to understand potential for 

below-ground attenuation tanks 

Purcell



R.13 Constraints on incoming electrical mains Limited spare capacity dictating 

either alternative energy source or 

a substation on site, with 

consequent spatial and financial 

impacts 

Potential for micro-generation in the form 

of concealed PV array on chancel south 

roof under review 

Phasing strategy suggests that existing 

capacity will suffice for south churchyard 

buildings. Therefore, monitor sequencing / 

programme for Redcliffe Way 

development, as this will inevitably require 

substation and thereby provide an 

alternative source of additional capacity 

Purcell 

Consultation with utilities companies 

ongoing over potential spare capacity 

elsewhere 

Requirement for cooling to be reviewed 

with details / frequencies of peak internal 

temperatures calculated for client review 

R.14 Contaminated ground - particularly 

associated with former oil tanks 

Restrictions on construction 

methodologies 

R.15 Design proposals fail to meet client brief Project doesn't progress, or design 


scheme 

R.16 Unknown condition/position of existing site 

drainage 

R.17 Construction / Party Wall restrictions 

related to existing railway tunnel below 


De-contamination costs Investigations to be scoped Purcell 

Design changes to consented 

scheme, including need for more 

complex foundation / slab design, if 

drainage found to be within 

proposed building footprints 

Delays / additional costs, associated 

with Party Wall / more complex 

foundation / slab design 

Client brief defined by 'reverse brief' 

appended to Purcell agreement 

Regular consultation with client, via client 

meetings, design team meetings, and 

project board meetings 

Proposals based on client supply survey, 

but noted that this is limited in scope / 

detail and assumed incomplete 

Owner of railway tunnel has been 

contacted and is aware of proposals 

CCTV Survey to be conducted to establish 

location of all storm and foul drainage 

within site. Integral to scope and obtain 

costs for client review 

Specialist Party Wall advice to be obtained 

during RIBA 3 to enable requirements to 

be factored in to Consents documentation 

Purcell / DTy 

Purcell 

Purcell 

R.18 Condition and location of existing 

structure / foundations at interface with 

new construction 

Delays / additional costs. More 

complex foundation / slab design 

and complexities in setting-out 

Proposals informed by working knowledge 

of Marcus Chantrey, Inspecting Architect, 

and record drawings held within church 

archives 

Potential opening-up works to be scoped 

by Integral at commencement of RIBA 3 

Funding for surveys to be reviewed 

Purcell / DTy 

Any invasive works likely to be 

under at-least an Archaeological 

Watching Brief and WSI

8.0 PROGRAMME 

The below-listed programme represents a projection from the current position, based on 

anticipated timescales for design development, documentation, and ongoing consultation 

It records an overall prolongation of 4 months from the initial programme and, as such, is subject 

to client review and approval 

Rev B - 16.12.19 

ID 

Task Task Name Duration Start Finish 

Mode 

1 RIBA 1+ 15 days? Mon 01/07/19 Fri 19/07/19 

2 Start‐Up Meeting 1 day Mon 01/07/19 Mon 01/07/19 

5 Masterplan Review 14 days Tue 02/07/19 Fri 19/07/19 

3 Project Board 1 day? Mon 08/07/19 Mon 08/07/19 

4 Cost Review 5 days? Mon 15/07/19 Fri 19/07/19 

6 RIBA 2 115 days? Mon 22/07/19 Fri 20/12/19 

7 On site Review of Proposals 5 days Mon 22/07/19 Fri 26/07/19 

8 Scheme Update 15 days Mon 29/07/19 Fri 16/08/19 

9 Client Presentation 1 day? Mon 12/08/19 Mon 12/08/19 


14 Wider SMR Update 5 days? Tue 13/08/19 Sun 18/08/19 

15 Cost Review 6 days Tue 13/08/19 Mon 19/08/19 

11 Intervention Details Survey 3 days Mon 19/08/19 Wed 21/08/19 

13 Outline Intervention Details 66 days Thu 22/08/19 Mon 18/11/19 

12 DAC Pre‐App Meeting 1 day? Wed 28/08/19 Wed 28/08/19 

16 Client Presentation 1 day Mon 11/11/19 Mon 11/11/19 


18 Engagement with DAC 1 day Mon 11/11/19 Mon 11/11/19 

19 Scheme Update 17 days Mon 25/11/19 Mon 16/12/19 

20 RIBA 3 113 days? Mon 13/01/20 Wed 17/06/20 

37 Wider SMR Update 1 day? Mon 10/02/20 Mon 10/02/20 

30 Planning / Faculty Scheme 

Drawings 

25 days Mon 13/01/20 Fri 14/02/20 

31 First Draft Visuals 15 days Mon 20/01/20 Fri 07/02/20 

33 Client Presentation 1 day? Mon 10/02/20 Mon 10/02/20 


32 Wider SMR Update 1 day? Mon 10/02/20 Mon 10/02/20 

29 Planning / Faculty Details 15 days Mon 17/02/20 Fri 06/03/20 

21 Meeting of PCC 1 day? Mon 24/02/20 Mon 24/02/20 


28 First Draft of Drawings Issued 1 day? Mon 09/03/20 Mon 09/03/20 

2020 

Q2 Q3 Q4 Q1 Q2 Q3 

34 Client Review of First Draft 4 days Tue 10/03/20 Fri 13/03/20 

35 1:20s / New Details 25 days Mon 16/03/20 Fri 17/04/20 


26 DAS / HIA 30 days? Mon 20/04/20 Fri 29/05/20 


25 Final Draft of Documentation 

Issued 

1 day? Mon 01/06/20 Mon 01/06/20 

24 Client Review of Final Draft 5 days Tue 02/06/20 Mon 08/06/20 

23 Finalising Documentation 4 days Tue 09/06/20 Fri 12/06/20 

39 Planning / Faculty Submissions 1 day? Mon 15/06/20 Mon 15/06/20 

Task 

Project Summary 

Manual Task 

Start-only 

Deadline 

Project: SMR 

Date: Mon 16/12/19 

Split 

Milestone 

Inactive Task 

Inactive Milestone 

Duration-only 

Manual Summary Rollup 

Finish-only 

External Tasks 

Progress 

Manual Progress 

Summary 

Inactive Summary 

Manual Summary 

External Milestone 

Page 1

9.0 NEXT STEPS 

Recording the development of a considered and coordinated concept design, this report and 

its findings will be presented to the P450 Project Board on 10 Feb 2020. Subject to approval, 

it is proposed to then progress to RIBA 3 to undertake the detailed design development and 

preparation of the comprehensive documentation necessary for the Consents applications 

To de-risk this process, and with due regard to the feedback received from stakeholders, the 

following next steps are proposed: 

5. FURTHER INVESTIGATIONS 

Finally, prior to all of the above, to provide an opportunity to consult on the outcomes, and avoid 

potentially abortive work during RIBA 3, the design team will, as a first priority, undertake the 

options studies cited in Section 4.8 

1. FORMAL PRE-APPLICATION ENQUIRY 

Subject to the approval of both the Canynges Society and the Church Lands Charity, utilise the 

existing contact with Dr Roger Leech to initiate a bespoke, formal pre-app process to engage 

both BCC’s planning department and the Conservation Advisory Group and invite written 

feedback on the current proposals, areas of further development, and any factors affecting 

Consents / Approval 

Dan Talkes 

Consultant Project Architect 

RIBA AABC 

2. PUBLIC & STAKEHOLDER CONSULTATION 

Alongside item 1, continue the pattern of regular, open engagement to ensure continued project 

support and an increased sense of ownership within P450’s stakeholders, community and 

congregation 

3. ADDITIONAL SURVEYS / INVESTIGATIONS 

As noted within section 7.0, throughout RIBA 2, the design team has conducted a review of the 

available survey information. Given the current level of scheme design, targeted investigations 

of key areas of unresolved risk are now possible, and it is therefore recommended that, at the 

commencement of RIBA 3, the design team scopes and competitively tenders these surveys to 

obtain accurate costs for client consideration 

4. EXPERIENTIAL WALK-THROUGH 

The current proposals are undoubtedly complex and many consultees, both stakeholder and 

public, have expressed difficulty in visualising particularly the proposed internal spaces. For this 

reason, the design team intend to produce a three-dimensional, digital walk-through model that 

can be presented either as a video or, ideally, as a self-directed ‘virtual’ experience 

The existing architectural fee includes an allocation for visualisations, so Purcell will seek specialist 

advice on what might be achieved for this sum

10.0 APPENDICES 

Endnotes 

1 Sampson, J (1994) ‘St Mary Redcliffe, The North Wall - Archaeological Survey, pp 4

10.1 ARBORICULTURAL SURVEY 

BS 5837: TREE CATEGORY GUIDE 

Category U: Unsuitable for retention, trees with less than 10 years life expectancy. 

Category A: high quality trees, able to make a substantial contribution for at least 40 years, 

normally retained unless there is an over-riding reason for removal and appropriate mitigation. 

Category B: moderate quality trees, able to make a significant contribution for at least 20 years, 

normally retained. 

Category B/C: an intermediate category between categories B and C (not specifically described in 

BS5837). Trees, which should be retained wherever possible, providing retention does not 

significantly constrain the layout. 

Category C: low quality, in adequate condition to remain for at least 10 years, or young trees 

St Mary Redcliffe 

Appendix B 

BS 5837: 2012 Tree Schedule 

Tree/ 

Group 

No. 

Species 

Height 

(m) 

Stem 

Diam. at 

1.5m 

(mm) 

Branch Spread (m) 

N S E W 

Canopy 

Cleara 

-nce 

(m) 

T1 Lime 18 580 7 3 6 6.5 2 

Age 

Class 

Early 

mature 

T2 Horse chestnut 19 1230 6 8 12 7 1.6 Mature 

T3 Lime 11 290 1 2 5 6 2.3 

T4 Lime 16.5 430 4 4 5 5 2.0 

Early 

mature 

Early 

mature 

T5 Lime 13.5 870 5 6 6 6 1.9 Mature 

G6 Yew hedge 2-3 100-200 0.4 

T7 Lime 11 470 6 1.5 1 3 1.2 

Early 

mature 

Observations 

Asymmetric canopy. Extensive basal growth. Showing 

good vigour. 

Four stems from 1.8m, with a "bowl" between - no 

signs of significant decay. Small dead branches within 

canopy, but showing good vigour, despite Leaf miner 

infestation. 

Suppressed. Could consider removal to give T2 and 

T4 more space to develop. 

Management 

Recommendations 

Estimated 

Remaining 

Contribution 

(years) 

BS 5837 

Category 

Grading 

Protect 

-ion 

Distnce 

(m) 

Root 

Protect. 

Area 

(m2) 

Remove basal growth. >40 A2 7.0 152 

Remove dead branches. 

At same time carry out a 

climbing inspection and 

highlight structural 

weaknesses. 

>40 A2 14.8 684 

15-30 B-C2 3.5 38 

Good form structure and vigour. >40 A2 5.2 84 

Twin stems which have fused, with western stem 

bifurcating at 2m. Pollarded to 3.5m approximately 10 

years ago- risk of decay where pollarded, weakening 

attachment points. 

A line of multi stem trees growing at approximately 

0.7m spacing. Trees at southern end engulfed by 

creepers and elder growth. Remainder, with fresh 

growth but patchy. Some gaps. Low amenity value. 

20-40 B2 10.4 342 

Remove. 15-30 C2 2.4 18 

Low vigour. Poor structure. Remove. 10-20 C2 5.6 100 

G8 Berberis 3 25-50 0 Mature 10-20 C2 0.6 1 

G9 Roses 1.8-2.2 25-50 0.5 Mature 10-20 C2 0.6 1 

T10 Laburnum 3.2 200 4 0 2 3 1.7 

T11 Holly 3.6 140 1 1 1 1 1.7 

Early 

mature 

Early 

mature 

T12 Dogwood 3.8 200 0.5 3 0.5 3 1.6 Mature 

T13 Cherry 5.5 270 3.5 3.5 3 3.5 1.8 

T14 Cherry 8 140 2 2 1 2.5 2 

T15 Amelanchier 8.5 160 2 2 0.5 3 3.5 

Early 

mature 

Semimature 

Semimature 

Semimature 

Three stems- 100,120,120mm- all leaning to north. 

Good vigour and will provide attractive flowering, but 

short lived. 

Six stems from base- average 55mm. Variegated 

variety. Low amenity value. 

Three stems at 1.5m- 100,120,130mm. Poor structure. 

Attractive flowering, but short lived. 

Five stems from 1.3m. Ornamental variety. Good 

crown shape and vigour. 

10-20 B-C2 2.4 18 

10-20 C2 1.7 9 

10-20 B-C2 2.4 18 

20-40 B2 3.2 33 

Good form and vigour. >40 C2 1.7 9 

Completely engulfed in ivy. Low branches dead. Remove. 5-15 C2 1.9 12 

SJ Stephens Associates 14-10-2019 1 of 2

Tree/ 

Group 

No. 

St Mary Redcliffe 

Species 

Height 

(m) 

Stem 

Diam. at 

1.5m 

(mm) 

Branch Spread (m) 

N S E W 

Canopy 

Cleara 

-nce 

(m) 

T16 Holly 5.5 120 1 1 0.5 1.5 1.3 

T17 Holly 6 80 0.5 1 0.5 1 1.7 

T18 Ash 7.5 160 1 2 1 2.5 3.5 

T19 Holly 3.5 110 0.5 1 0 2 1.5 

Age 

Class 

Semimature 

Semimature 

Semimature 

Semimature 

G20 Shrubs 1-2.5 50-75 0 Mature 

Observations 

Management 

Recommendations 

Appendix B 

BS 5837: 2012 Tree Schedule 

Estimated 

Remaining 

Contribution 

(years) 

BS 5837 

Category 

Grading 

Protect 

-ion 

Distnce 

(m) 

Low branches removed. Good vigour. 20-40 C2 1.4 7 

Twin stem from base- 30 and 70mm. Good vigour, but 

low amenity value. 

Root 

Protect. 

Area 

(m2) 

10-20 C2 1.0 3 

Four stems from base- 60,60,60,120mm- tight forks. 20-40 C2 1.9 12 

Leaning to west. Poor form. 10-20 C2 1.3 5 

A mixture of mostly over mature and poorly managed 

shrubs including elder and elaeagnus. 

Remove 10-20 C2 0.9 3 

G21 12no. lime 13 270 4.5 4.5 4.5 4.5 1.6 

Semimature 

Lift crown to provide 3m 

Showing good vigour, creating an impressive avenue. ground clearance over 

path and 1.8m over grass. 

>40 A1 3.2 33 

T22 Lime 13 260 5 4 4.5 4.5 1.6 

Semimature 

Part of avenue, extensive bark wounds to main stem, 

but callusing. 


ground clearance over 


>40 A-B2 3.1 31 

T23 Lime 300 5 5 5 4 1.6 

Semimature 


ground clearance over 


>40 A1 3.6 41 

T24 Lime 13.5 330 6 6 6 6 1.6 

Early 

mature 

Good form and structure. Some damage to surface 

roots. 

>40 A1 4.0 49 

SJ Stephens Associates 14-10-2019 2 of 2

10.2 ECOLOGICAL ASSESSMENT 

Contents 

1 Introduction 5 

Site description 5 

Project Description 5 

Purpose 5 

Policy and Legal Considerations 6 

Ecological Assessment for St. Mary’s Church, 


Prepared by LUC 

October 2019 

2 Method 7 

Desk Study 7 

Extended Phase 1 Habitat Survey 7 

Bats 8 

Limitations 10 

3 Results 11 

Desk Study 11 

Extended Phase 1 Habitat Survey 16 

Bats 16 

Birds 17 

Badgers 17 

Other Notable Species 17 

4 Discussion 18 

Statutory Designated Sites and Non-Statutory Designated Sites 18 

Habitats 18 

Bats 18 

Birds 19 

Enhancements 20 

5 Conclusion 21 

Appendix 1 22 

Site Plan 22 

Appendix 2 22 

Policy & Legal Considerations 23 

Appendix 3 26 

Phase 1 Habitat Survey Results 26 

Appendix 4 27 

Phase 1 Habitat Survey Target Notes 27 

Appendix 5 28 

BRP Features on T5 28 

Tables 

Table 2.1: Guidelines for assessing the suitability of structures and trees for bats to roost within 9 

Table 3.1 Desk Study Findings – Site Search 11 

Table 3.2 Desk Study Findings – Species Search 13

1 Introduction 

Policy and Legal Considerations 

1.1 LUC was appointed by Purcell UK on behalf of St. Mary’s Church to provide ecological support and 

input into development plans to redesign and re-landscape aspects of St. Mary’s Church, 

Redcliffe. This report sets out an Ecological Assessment to establish whether work undertaken on 

St. Mary’s Church (referred to from here on out as ‘the Site’), would have any effect on the 

ecology of the Site and the surrounding area. 

Site description 

1.2 Site consists of amenity grassland lawns in front of the church, intersected with hardstanding 

walkways. In the rear garden on each side of the perimeter are two rows of mature trees. The 

east is joined by an adjacent area of shrub and immature trees. 

1.8 This report has been prepared in accordance with the relevant legislation and planning policy. 

Further details are given in Appendix 2, the following documents are of relevance: 

• The Wildlife and Countryside Act 1981 (as amended); 

• The Countryside and Rights of Way Act (CRoW Act), 2000 (as amended); 

• The Natural Environment and Rural Communities Act (NERC Act), 2006; 

• The Conservation of Habitats and Species Regulations 2017 (as amended); 

• The Protection of Badgers Act 1992 (as amended); 

• Bristol Central Area Plan (2015); and 

• Bristol Biodiversity Action Plan (BAP) (2018) 

1.3 The Site sits near the centre of Bristol, on a popular east-west axis for public transport, cycling 

and walking; connecting Temple Meads to the city centre and the Harbourside (central grid 

reference ST 591723). Being a gothic parish church used from the 12 th century and listed by 

Historic England as a Grade 1 listed building, it serves a popular destination for people transiting 

through the city. Due to its centrally geographic, urban, location the Site is considered relatively 

ecologically isolated and as an area of potential importance for wildlife living in the city of Bristol. 

Project Description 

1.4 A planning application will be submitted in the near future for proposed works, designed to 

expand the area within the church grounds that can be utilised by visitors. This involves the 

northern formal lawns being removed, replaced on the north-eastern boundary with large 

oversized stone steps and new areas of planting. Between the steps and the original church 

building a newly constructed structure will be built to house an exhibition space, gallery area, gift 

shop, café and toilet facilities. This will extend one storey up from ground level, but will also 

include a below ground level. 

1.5 In the south-east corner, a single storey, raised, lightweight building will run in parallel with Pump 

Lane. An area of scrub will have to be removed for construction to take place. The building will be 

raised by being built on wooden support structures that will elevate it off the floor, the space will 

be used as an educational facility and studio space. The design will be largely glazed to allow for 

the garden setting to be viewed from within the building. 

Purpose 

1.6 This report is designed to provide an ecological assessment of the Site, assessing the impacts of 

the proposals and outlining mitigation where needed. 

1.7 This report will contain the ecological information needed to help the local planning authority 

make a decision regarding the development plans to the Site. 

Ecological Impact Assessment for St.Marys Church, Redcliffe 5 September 2019 

Ecological Impact Assessment for St.Marys Church, Redcliffe 6 September 2019

2 Method 

2.8 A list of other species considered during the Extended Phase 1 Habitat Survey are listed below: 

• Badger 

• Dormice 

• Great Crested Newt (GCN) 

2.1 The methods adopted in the survey throughout the assessment are outlined below. They accord 

with the good practice guidance documents for ecological survey and assessment produced by the 

Chartered Institute of Ecology and Environmental Management 1 and the British Standards 

Institute 2 . 

Desk Study 

2.2 To provide additional background information to the report, and to highlight any potential habitat 

and/or species that may be influenced over the proposed changes to the Site, an evaluation of 

pre-existing biological records was undertaken. A data search for statutory designated sites within 

a 5km of the Site was undertaken as well as a data search for non-statutory designated sites, bat 

records and other notable species groups within 2km of the Site. 

2.3 Data was both requested and collated from the following sources: 

• Bristol Regional Environmental Records Centre (BRERC); and 

• Multi-Agency Geographical Information for the Countryside (MAGIC). 

2.4 Absence of species records within the desk study from the biological records does not equate to 

absence in reality. Species distributions were interpreted with caution as they may reflect surveyreporting 

effort rather than actual distributions. 

Extended Phase 1 Habitat Survey 

2.5 A Phase 1 Habitat Survey was undertaken. This survey is a rapid, standardised approach to 

categorising different habitat types within any given terrestrial site, and was carried out within the 

Site boundary. 

2.6 A DAFOR scale was applied to the species listed within each habitat type. A DAFOR scale assigns a 

letter to a species based on how prominent they are within that particular habitat, it is at the 

discretion of the surveyor to decide what label to assign to a particular species. DAFOR translates 

as: 

• D – Dominant 

• A – Abundant 

• F – Frequent 

• O – Occasional 

• R – Rare 

2.7 The survey was ‘extended’ by considering the suitability of the Site for notable or protected fauna 

and flora. Species considered included those identified within the desk study, or those considered 

appropriate by the surveyor whilst on Site. The survey was conducted by Greg Nightingale BSc, 

ACIEEM and Isaac Hogan BSc, MSc, QCIEEM on 12 th August 2019. Weather conditions were sunny 

and dry. 

• Nesting Birds 

• Reptiles 

Bats 

2.9 Several different bat surveys were carried out as to assess the Site’s suitability to support bat 

roosts. The following surveys were undertaken: Preliminary Roost Assessment, Preliminary 

Hibernation Assessment, Ground Level Assessment (GLA) and Endoscope Surveys. 

2.10 All features were examined using a torch (CB2-L1) Clubman Deluxe Li-Ion 12V 8.8 AH and 

binoculars (Pentax Papilio ll 5x21)). The search took place on the 12 th August 2019, conducted by 

Greg Nightingale (Class 2 Bat Licence holder) and Isaac Hogan. The survey methods used is in 

accordance with Bat Conservation Trust (BCT) guidelines 3 . 

2.11 Only the areas of the Site to be affected by the proposals were assessed (i.e. a complete survey 

of the church was not carried out as the church would largely be unaffected by the proposals). 

Information gathered was then used to evaluate the Bat Roost Potential (BRP, for designation see 

Table 2.1) of each feature. 

Preliminary Roost Assessment (PRA) 

2.12 A PRA of the exterior of the church was undertaken to determine if the building had the potential 

to support bat roosts. The PRA on Site included inspecting the north-east and south-east church 

walls up to one storey high from the courtyard area only, as these were the areas to be affected 

by the proposals. In addition, and external and internal survey of a small outbuilding, located to 

the south-east of the church, was undertaken. This is the first step towards establishing whether 

there are roosts present in, or access points available on structures or buildings. Features 

searched for included: gaps in brickwork/stonework, lifting damaged rendering on walls and lifted, 

or under tiles and slates. A thorough search for actual and potential signs, including bats, 

droppings, urine splashes ect, were searched for. 

Preliminary Hibernation Survey Assessment 

2.13 Proposals include below ground work, as a result preliminary hibernation surveys were conducted 

in underground spaces beneath the church and northern lawn, including the cellar; the vault; and 

a third underground space, to evaluate the suitability for use by bats over winter. A thorough 

search for actual and potential signs, including bats, droppings, urine splashes ect, were searched 

looked for as well as potential access points into the underground area. including all vents, ducts, 

and surfaces. 

Ground Level Assessment (GLA) 

2.14 All trees within the Site underwent a GLA. This included all trees found within the southern lawn. 

The assessment involved a detailed inspection of a tree from ground level to identify any Potential 

Roost Features (PRFs) that could be used by bats to roost. PRF searched for included: woodpecker 

holes, loose bark, hollow trunks, cavities, splits and cracks along branches, and dense ivy lattices. 

Endoscope Survey 

2.15 PRFs found during the GLA, which were within close proximity to the proposed works was subject 

to an endoscope survey (Video Borescope N85NH). This enabled a detailed review of the potential 

for the PRF to support a bat roost. Evidence such as: droppings, grease marks and staining, 

1 Survey guidance is available at http://www.cieem.net/sources-of-survey-methods-sosm- and appraisal guidance is available at 

http://www.cieem.net/guidance-on-preliminary-ecological-appraisal-gpea- 

3 Collins, J. (ed.) (2016) Bat Surveys for Professional Ecologists: Good Practice Guidelines (3rd ed). The Bat Conservation Trust, 

London. 

2 British Standards Institute (2013). BS42020:2013 Biodiversity – Code of Practice for Planning and Development. BSI, London. 



feeding remains and bats were searched for. The survey was carried out on the 26 th September 

2019 by Greg Nightingale (Class 2 Bat Licence holder) and Isaac Hogan. The weather conditions 

for this survey were dry and cloudy, although there was a short burst of rain on route to the 

survey. 

Table 2.1: Guidelines for assessing the suitability of structures and trees for bats to 

roost within 

BRP 

Category 

Negligible 

Low 

Roosting Habitat Features 

Negligible habitat features likely to support 

roosting, commuting or foraging bats 

Structures in this category offer one or more 

potential roost sites for individual, 

opportunistically roosting bats. These sites do not 

offer the space, shelter or appropriate conditions 

to support large numbers of bats or maternity 

roosts. 

Survey Requirement 

No surveys required 

1 dusk or dawn survey 

required for structures. 

No surveys required for 

trees. 

Limitations 

2.16 It is important to note that ecological surveys provide information regarding the ecological 

baseline of a site for only a ‘snapshot’ of time. Therefore, if significant time lapses between the 

surveys; if further development or implementation of proposals have been updated; or if there 

has been significant changes to habitat present on Site then ecological surveys may be required 

to identify any change in the baseline, such as natural succession of habitats, or local extinction 

or colonisation of species. Therefore, if a year lapses between the progressions of development 

proposals, it is recommended that ecological advice is sought regarding the applicability of the 

survey findings 4 . 

Tree in this category include those of sufficient 

size and age to support suitable roosting features, 

but none are visible from the ground 

Moderate 

Structures and trees in this category offer one or 

more roost site that, due to their space, shelter or 

conditions, offer roosting potential for a range of 

species. Roosts may be more permanent, rather 

than opportunistic. Small maternity roosts of 

common species may form in one of these roost 

sites. 

1 dusk and 1 dawn survey 

required for both structures 

and trees. 

Tree-climbing may be an 

appropriate alternative to 

dusk and dawn surveys. 

High 

Structures and trees in this category have one or 

more potential roost sites that are suitable for 

large number of bats. Roosts are likely to be 

permanent and include maternity roosts. 

Potential roost sites exist for a wide range of 

species or species of particular conservation 

interest. 

3 surveys, including both 

dusk and dawn elements. 

Tree-climbing may be an 

appropriate alternative to 

dusk and dawn surveys. 

4 CIEEM (2019). Advice Note: On the Lifespan of Ecological Reports and Surveys. Chartered Institute for Ecology and Environmental 

Management, Winchester. Available from:https://cieem.net/wp-content/uploads/2019/04/Advice-Note.pdf 



3 Results 

with some parts ancient woodland. The canopy 

contains oak, both pedunculate and sessile, Quercus 

robur, Q. petraea, ash, small-leaved lime Tilia 

cordata, birch Betula spp., whitebeams Sorbus spp., 

beech and hornbeam Carpinus betulus. An 

exceptional diversity of whitebeams including two 

Desk Study 

which are unique to Avon Gorge Sorbus bristoliensis 

and Sorbus wilmottiana. 

3.1 The findings of the desk study are presented below. A description of all statutory designated sites 

within a 5km buffer radius, and non-statutory sites within a 2km buffer are listed in Table 3.1. 

Statutory designated sites include: 

• Special Protection Areas (SPAs), Special Areas of Conservation (SACs) and Ramsar Sites which 

are of European importance; 

Leigh Woods 

NNR 

Found on the western slope of Avon gorge, a very 

similar assemblage to Avon Gorge, including also 

wild cherry Prunus avium, Spanish chestnut 

Castanea sativa, and occasional lime hybrids Tilia 

spp. Shrub layer is discontinuous, frequented with 

hazel Corylus avellana and field maple Acer 

2,600m North-west 

• Sites of Special Scientific Interest (SSSI) and National Nature Reserves (NNR) which are of 

National importance; and 

• Local Nature Reserves (LNR), which are of Local importance. 

campestre, privet Ligustrum vulgare, hawthorn 

Crataegus monogyna, spindle Eunymus europeaus, 

dogwood Cornus sanguinea, and yew Taxus 

baccatta. 

3.2 Non-Statutory designated sites include: 

• Site of Nature Conservation Interest (SNCI), which are of County importance; and 

Quarry Steps Durdham 

Down 

A key site designated for its reptilian history. Two 

species of saurischian dinosaur were found in fissure 


• Avon Wildlife Trust Reserves (AWTR). 

SSSI 

fillings from the old quarry site. 

Table 3.1 Desk Study Findings – Site Search 

Royate Hill 

LNR 

Bordered by a railway embankment, creates a varied 

topography. Mosaic of habitats, including calcareous 

3,630m North-east 

Site Name and 

Description 

Distance to Site 

grasslands, secondary woodland and scrub. 

Designation 

Statutory Sites 

Troopers Hill 

LNR 

Old quarry and mining site that has created unusual 

acidic soils for the area, containing as a result a 

3,780m East 

Ashton Court 

SSSI 

Important for its saproxylic coleoptera and other 

invertebrate fauna, many species of which are 

2,780m West 

unique invertebrate assemblage. Endangered mining 

bee Monada guttualata is present. 

nationally scarce. Has a complex underlying geology. 

Above ground ancient trees, including: ash Fraxinus 

excelsior, wych elm Ulmus glabra, and beech Fagus 

sylvatica, although most of the ancient trees are oak 

Quercus robur. These ancient oak pollards are 

Avon Valley Woodland 

LNR 

Noted for its underlying geology, specifically the 

Carboniferous Downend Group strata. Woodland is 

predominantly oak, containing willow, Salix spp. 

Scrub, pasture and grassland. 

3,580m East 

important for saproxylic invertebrates. Species such 

as Ctesias serra beetle, false darkling beetle 

Phloiotrya vaudouer, darkling beetle Eledona 

agricola, all with very adapted to extremely specific 

conditions found on this site. 

Stockwood Open Space 

LNR 

Majority of area is old grassland and unploughed 

meadows, housing numerous species of butterflies. 

An old woodland, with many thick hedgerows and 

several farm ponds. Nesting whitethroats Sylvia 

communis are found here. 

4,360m South-east 

Avon gorge 

SSSI 

The Gorge has natural cliffs and quarry exposures of 

Carboniferous limestone, which are of great 


Non-statutory Sites 

SAC 

geological interest and, together with the screes, 

scrub, pockets of grassland and adjacent woodland, 

support an exceptional number of nationally rare and 

scarce plant species. Rare plants are found in species 

rich neutral grassland, such as such as: Bristol rockcress 

Arabis stricta, compact brome Bromus 

Brandon Hill 

AWTR and SNCI 

Site located close to the centre of Bristol. Mosaic 

habitat, consisting largely of parkland, areas of 

wildflower meadows, with scattered trees, areas of 

scrub, and presence of ponds. Small areas of 

woodland to the north-west of the site. 


madritensis, nit-grass Gastridium ventricosum, and 

honewort Trinia glauca. Scarce plants include: dwarf 

mouse-ear Cerastium pumilum and spring cinquefoil 

Potentilla tabernaemontani. Woodland is present, 

mainly semi-natural broadleaf woodland, but 

includes areas of mixed and broadleaf plantation, 

Arno’s Vale Cemetery 

SNCI 

Large, 22.85ha, overgrown Victorian Cemetery with 

adjacent area of broadleaf woodland, grasslands 

present supporting invertebrate assemblage. 




Clifton Wood 

SNCI 

Woodland area forms part of the larger grounds of 

Goldney Gardens in Clifton, Bristol. Mainly broadleaf 

woodland noted for feeding bats. 

1,700m West 

Fieldfare 

Turdus pilaris 

Wildlife and Countryside Act 1981 (Schedule 1) 

IUCN Red List - Red 


Easton-Staple Hill 

Disused Railway 

SNCI 

It is a linear site that runs through dense housing 

and industrial areas. The variety of habitats include 

grassland, scrub, secondary woodland, tall ruderal 

vegetation, planted trees and flower beds. 

1,920m North-east 

Firecrest 

Regulus ignicapilla 


NERC Act Section 41 

United Kingdom Biodiversity Action Plan - Priority 

Species 

1,260m West 

Feeder Side 

SCNI 

Glyn Vale 

SCNI 

Novers Common 

SNCI 

Wedmore Vale 

SNCI 

An artificial canal-like water channel connected to 

the River Avon at both ends, banked with semiimproved 

neutral grassland, with patches of scrub 

and small areas of wet crack willow Salix fragilis. 

Consisting mainly of neutral grassland, with 

occasional patches of calcareous patches, areas of 

scrub and planted trees, both native and exotic, 

within the 9.17ha site. 

Site found to the South of Bristol City Centre. 

Predominantly semi-improved neutral grassland with 

pockets of semi-improved calcareous grassland. 

Areas of woodland present. 

Range of habitats including grassland, amenity 

grassland, scrub woodland and streams. Small, 

scattered patches on semi-improved calcareous 

grassland. 

990m East 

1,820m South 

2,000m South-west 

1,710m South 

House Sparrow 

Parsus domesticus 

Kingfisher 

Alcedo atthis 

Lapwing 

Vanellus vanellus 

Redwing 

Turdus iliacus 

Red Kite 

Milvus milvus 


Bristol Biodiversity Action Plan – Priority Species 




Species 




The Bonn Convention (Appendix 2) 



Species 




520m West 

600m West 

1,770m West 



3.3 Table 3.2 list all protected and notable species found also within a 2km buffer around the Site. 

Table 3.2 Desk Study Findings – Species Search 

Species Name Designation Approx. distance of 

record to Site (m) 

Scaup 

Aythya marila 




Species 


600m West 

Amphibians 

Whimbrel 

Numenius phaeopus 



600m West 

Common Toad 

Bufo bufo 

Great Crested Newt 

Triturus cristatus 



Species 

Habitats Directive Annex 2 


Wildlife and Countryside Act 1981 (Schedule 5) Sec 

9.4b 


Local Biodiversity Action Plan - Priority Species 


Species 

The Bern Convention (Appendix 2) 

1,100m South 


Woodlark 

Lullula arborea 

Wryneck 

Jynx torquilla 

Mammals (non-bats) 




Species 




Species 




1,320m West 

Birds One list of birds and mention NBN Atlas with 2km buffer 

Roe Deer 

Capreolus capreolus 

The Deer Act 1991 


Brambling 

Fringilla montifringilla 



1,320m West 

European Otter 

Lutra lutra 

Wildlife and Countryside Act 1981 (Schedule 9 & 11) 

Bristol Biodiversity Action Plan – Priority Species 

1,400m East 



Eurasian Badger 

Meles meles 

Mammals (bats) 

The Protection of badgers Act 1984 

1,620m West 

Extended Phase 1 Habitat Survey 

3.4 A visual representation of the results from the Phase 1 Habitat Survey with colour coded habitat 

labels can be found in Appendix 3, target notes are given in Appendix 4 

Serotine 

Eptesicus serotinus 



Section 9.4b 



Species 

1,200m West 

3.5 The habitats within the Site include: approximately 185m 2 amenity grassland is present in the 

north and south; three rows of trees; ornamental planting with a mixture of native and non-native 

species; and hardstanding surrounding the church and forming various paths. 

3.6 Amenity grassland consisted of perennial rye-grass Lolium perenne (D), white clover Trifolium 

repens (D), daisy Bellis perennis (F), ribwort plantain Plantago lanceolate (O), creeping buttercup 

Ranunculus repens (O). 

Bechstein’s bat 

Myotis bechsteinii 


Wildlife and Countryside Act 1981 Schedule 5) 

Section 9.4b 

910m South 

3.7 Three rows of trees, delineated as: treeline 1 comprising 9 trees of small-leaved lime Tilia cordata 

with a single silver birch Betula pendula; treeline 2 comprising 13 trees of small-leaved lime; and 

treeline 3 comprising 5 trees small-leaved lime with a single horse chestnut Aesculus 

hippocastanum at the eastern boundary. All trees were semi-mature or mature with large crowns. 

Daubenton’s bat 

Myotis daubentonii 



Section 9.4b 


3.8 An area of ornamental planting, consisting of mainly native, non-mature specimens was present 

along the south-west boundary. Species included: elder Sambucus nigra (O), yew Taxus baccata 

(O), wild cherry Prunus avium (R), bramble Rubus fruticosus (R), buckthorn Rhamnus cathartica 

(R), ash Fraxinus excelsior (R), small-leaved lime (A) and ivy Hedera helix (A). 

Leisler’s bat 

Nyctalus leisleri 

Noctule 

Nyctalus noctula 



Section 9.4b 



Species 



Section 9.4b 



Species 

1,520m West 

1,730m South-West 

Bats 

Preliminary Roost Assessment (PRA) 

3.9 A search took place of the exterior of the church (areas within proximity of the proposals) as well 

as a small, brick walled, outbuilding with a corrugated roof, located on the eastern boundary of 

the Site next to Pump Lane. No evidence of bats was observed on the exterior of the buildings or 

the interior of the outbuilding and no features with the potential to support bat roosts were 

observed on either building. The stonework of the church in good repair with no cracks or cavities 

present and limited other features or materials were present. The exterior of the church was 

assessed as having negligible suitability to support bat roosts. The outbuilding was assessed as 

having negligible suitability to support a bat roost. 

Common Pipistrelle 

Pipistrellus pipistrellus 

Soprano Pipistrelle 

Pipestrellus pygmaeus 

Reptiles 

Grass Snake 

Natrix Helvetica 

Adder 

Vipera berus 

Slow worm 

Anguis fragilis 



Section 9.4b 



Section 9.4b 



Species 


Section 9.1 & 9.5 



Section 9.1 & 9.5 



Section 9.1 & 9.5 

1,780m South-West 



1,520m West 

1,020m South-west 

Preliminary Hibernation Survey 

3.10 All underground areas: the cellar, the vault and third underground space, were searched. No 

evidence of bats was found in any of the areas. All the vents were sealed with shutters and no 

other potential access points for bats to enter the underground areas were observed. The 

underground areas were assessed as having negligible potential to support bat roosts. 

Preliminary Ground Level Roost Assessment (GLA) 

3.11 All trees within the Site were assessed for their potential to support bat roosts. One tree was 

assessed as having the potential to support bat roosts. The remaining trees did not support PRFs, 

with the majority of the trees being of a smaller size and in good health. Two PRFs were found on 

the mature small-leaved lime (T5). The PRFS were vertical splits with cavities extending up into 

the trunk. The first was at a height of one metre from the ground, the second at two metres from 

the ground. Both were facing north-east and exhibited good space for flight from the tree and 

sufficient shelter from weather and light as a result of the large tree crown. Images of both 

features can be found in Appendix 5. These two PRFs were assessed as having high suitability to 

support a bat roost. 

Endoscope Survey 

3.12 Both PRFs were examined. The first feature opened immediately into a wide cavity that extended 

approximately 12cm back into the trunk, average diameter 8cm. The cavity then extended 

upwards 120cm with a slight right inclination tightening towards the top. The interior of the 

feature was smooth, with no debris or detritus found as the camera moved through the cavity. 



Approximately 90% of the cavity was searched with no signs of bats found. The second feature, 

found at 2m from the ground, travelled straight up for approximately 100cm, exhibiting a 

cylindrical spire extending back 5cm at the opening with an average diameter of 4cm. Smooth 

textures recorded, no debris or detritus. Unlike the first, the top of the cavity was reached and 

there was no evidence to suggest presence of bats. 

4 Discussion 

Birds 

3.13 All areas were assessed for their suitability to foraging and nesting birds. The trees and shrubs 

have the potential to support nesting birds during the nesting bird season. Within the area of 

shrub on the eastern side of the southern lawn there are a number of existing bird boxes present 

on the row of trees. Therefore, the Site is likely to support nesting and foraging of low numbers of 

common and widespread birds. 

Badgers 

3.14 No evidence of badgers was observed within the Site. The desk study returned results of badgers, 

but at a distance of 1,620m to the west of the Site, and no latrines, setts or other evidence of 

badgers was found. The Site is located in a highly urban area and therefore it is highly unlikely 

that badgers are present within the local landscape surrounding the Site. Badgers will not be 

discussed any further within this report. 

Other Notable Species 

3.15 Other species searched for during the extended Phase 1 Habitat Survey were dormice, GCN and 

reptiles. No evidence or suitable habitat was found within the Site to consider these species 

relevant to the development proposals. In relation to GCN and reptiles, lawns were kept tidy 

through regular mowing regimes, free from refuge piles, and other suitable terrestrial habitat for 

these species. Furthermore, the closest records of GCN and reptiles species were recorded over 

1,000m away and no records of dormice were present. As a result, there will be no further 

mention of dormice, GCN, or reptiles throughout the remainder of the report. 

4.1 Relevant legislation afforded to protected species, habitats and designated sites is detailed in 

Appendix 2. 

Statutory Designated Sites and Non-Statutory Designated Sites 

4.2 A number of statutory and non-statutory designated sites are located within the wider landscape. 

These include three SSSIs: Ashton Court, Avon Gorge, and Quarry Steps Durdham Downs; one 

NNR; four LNRs and seven SNCI were also located nearby Site. The nearest designated site is 

located over 900m from the Site boundary. Habitats within the designated sites include: seminatural 

broadleaf woodland, including patches of ancient woodland, ancient pollards, species-rich 

neutral grassland and patches of calcareous grassland. 

4.3 It is not considered that the proposals will result in any impacts on the statutory designated sites 

and non-statutory designated sites within the wider area as: the Site is spatially separated from 

the designated sites, the proposals are small in scale; and any impacts as a result of the proposal 

will be contained to within and adjacent to the Site. In addition, the proposals do not relate to 

residential development and therefore will not result in increased recreational pressure on the 

designated sites within the wider area. 

Habitats 

4.4 The proposals will result in the loss of all the amenity grassland in the north of the Site and 

approximately 45m 2 of amenity grassland in the south of the Site. The ornamental planting and 

shrubs, and one mature tree along the tree line (T5 - the tree identified to have two BRP features) 

will be removed. The habitats to be removed are of negligible – low ecological value. The value of 

the tree in relation to bats is discussed below. 

4.5 As compensation for the loss of amenity grassland, a green roof and an area of terrace planting 

has been proposed in the northern area of the Site and a wildflower meadow and wildflower green 

roof have been proposed in the southern area of the Site. To replace the value of the loss of 

mature trees within the Site, a formal line of trees will be planted along the northern perimeter of 

the Site. Overall, these habitats will provide a significant increase in the ecological value of the 

Site. 

Bats 

4.6 The buildings within the Site have negligible suitability to support roosting bats. 

4.7 One tree within the Site has the potential to support a bat roost (T5, small-leaved lime). The tree 

has been subject to a single endoscope survey which confirmed that bats were not present during 

the survey and that the PRFs can be suitably surveyed using an endoscope as opposed to 

requiring emergence surveys. 

4.8 Tree T5 will be removed as a result of the proposals. Therefore, further surveys are required to 

determine if this tree supports a bat roost. The further surveys can either be emergence/re-entry 

surveys or endoscope surveys. The surveys should be undertaken during the bat survey season 

(May - September, with September being sub-optimal). 

4.9 All bats and their roosts are subject to the highest level of protection afforded to species in the UK 

as European Protected Species (EPS), regardless of the number or species of bats affected. A bat 



oost is defined as any structure or place which is used for shelter or protection, irrespective of 

whether or not bats are resident. 

4.10 Should a bat roost be present then a Natural England European Protected Species (EPS) Licence 

to fell the tree will be required. 

Bat Mitigation Strategy 

4.11 Given the urban location of the Site and the type of the PRFs, it is anticipated, that should a bat 

roost be present within T5, it is likely to be of a common and widespread species that utilises 

urban areas, such as common pipistrelle or soprano pipistrelle, as opposed to the UKs rarer bats. 

The mitigation and compensation for common and widespread species (such as common 

pipistrelle and soprano pipistrelle) is well understood, well-practiced and considered generally 

deliverable. 

4.12 The presence of a bat roost within T5 has not been confirmed. However, within the Site there 

exists opportunity to compensate for the removal of tree T5. The proposals would allow for bat 

tubes or lifted/raised weatherboarding to be installed on the eastern or south-west facing aspect 

of the proposed studio building that is to be constructed on the eastern boundary of the southern 

garden. In this area, the mature trees provide sufficient shelter from both weather conditions and 

visitor disturbance, whilst also providing clear flight paths for entrance/exit. Alternatively, bat 

boxes could be installed within mature trees within the Site, which would provide a similar 

function as the PRFs that are present on T5. 

4.13 The exact details of the bat mitigation and compensation would be determined by the results of 

the further surveys and if a bat roost is present then mitigation and compensation would be 

secured by a European Protected Species licence. 

nest (distance to be decided at the ecologist's discretion). This buffer must remain intact until is 

has been confirmed that that the young have fledged, and the nest is no longer in use. 

4.17 The tree housing the current bird boxes is not scheduled for removal or disturbance. New tree 

planting is proposed within the Site which will provide additional nesting opportunities within the 

Site in the long term. In addition, wildflower meadow is proposed which will support a greater 

abundance and more diverse invertebrate assemblage, thereby increasing food provision for 

birds. 

Enhancements 

4.18 A number of additional measures are proposed within the scheme, which will further enhance the 

ecological value of the Site: 

• Planting of scattered trees in the southern garden, creating a woodland feel, providing areas of 

shading; 

• Wildflower meadow planted in the eastern side of the southern garden; and 

• A wildflower seed mix also used to create a green roof on the studio building proposed to be built 

in the south garden. 

• Extra bird boxes installed on additional, suitable trees within the southern part of the Site. 

4.19 These enhancement measures, along with the mitigation and compensation measures outlined 

above would significantly increase the ecological value of the Site. 

4.14 Based on the above premise, if a bat roost is present within T5, then bat mitigation and 

compensation can be delivered within the Site and would be secured by EPS licence. Therefore, 

the further survey work, outlined in 4.8, could be conditioned via a Grampian (precommencement) 

planning condition as part of any planning application granted for the Site, 

without jeopardizing the favourable conservation status of any bat species using T5 as a bat roost 

(if determined as present by the conditioned surveys). This is reasoned in line with guidelines put 

forward by the British Standards Institute (BSI) 5 and CIEEM 6 . 

Birds 

4.15 The proposals have the potential to harm nesting birds via the removal of scattered shrubs and 

one lime (T5). Disturbance of works could also have an effect on nesting birds, works are 

proposed within 5m of two nesting bird boxes found on the large horse chestnut tree (T2), which 

are suitable for both finches, and sparrows and tits. 

4.16 In order to mitigate for this any of the vegetation to be removed and any construction works 

occurring within the southern are of the Site should be carried out outside the nesting bird season 

(from March-August inclusive). Should it be necessary to remove conduct work during the bird 

nesting season, the area must be checked in advance for the presence of bird's nests by a 

suitably competent person. If there is no evidence of breeding birds, the works can, starting no 

later than 48 hours after inspection, be carried out. If active nests are identified, any of the 

vegetation clearance must cease and an appropriate buffer zone must be established around the 

5 BSI (2013). Biodiversity – code of practice for planning and development, BS 42020:2013. British Standards Institution, Bristol. 

Section 9.24c. Page 36. 

6 CIEEM (2017). Guidelines for Preliminary Ecological Appraisal. 2 

nd 

Edition. Chartered Institute for Ecology and Environmental 

Management, Winchester. Box 4 – Point C. Page 11. 



5 Conclusion 

Appendix 1 

Site Plan 

5.1 The Site is of low ecological value, supporting a range of urban typical habitats: amenity 

grassland, several mature trees, a small area of shrubbery and ornamental planting, and several 

formal lines of trees, with the grounds intersected with hardstanding. 

5.2 A tree (T5) was found with the potential to support a bat roost. One survey of this tree has been 

undertaken, however further surveys are required to determine if this tree supports a bat roost. 

This tree is scheduled to be removed as a result of the proposals and therefore a bat mitigation 

strategy, including the conditioning of further bat surveys, has been outlined. 

5.3 Migration and compensation has been outlined for all habitats and species to be effected by the 

proposals. Enhancement measures provided to increase the ecological value of the site. 



Appendix 2 

Policy & Legal Considerations 

Planning Policy Legislation 

Statutory nature conservation sites and protected species are a ‘material consideration’ in the UK planning 

process (DCLG 2018). Where planning permission is not required, for example on proposals for external 

repair to structures, consideration of protected species remains necessary given their protection under UK 

and EU law. 

Natural England Standing Advice aims to support Local Planning Authorities decision making in respect of 

protected species (Natural England 2012). Standing advice is a material consideration in determining 

the outcome of applications, in the same way as any individual response received from Natural England 

following consultation. 

The Conservation of Habitats and Species Regulations 2017 transpose the requirements of the 

European Habitats Directive (Council Directive 92/43/EEC) and Birds Directive (Council Directive 

79/409/EEC) into UK law, enabling the designation of protected sites and species at a European level. 

The Wildlife and Countryside Act 1981 (as amended) forms the key piece of UK legislation relating to 

the protection of habitats and species. 

The Countryside Rights of Way Act 2000 provides additional support to the Wildlife and Countryside 

Act 1981; for example, increasing the level of protection for certain species of reptiles. 

The Wild Mammals (Protection) Act 1996 sets out the welfare framework in respect to wild mammals, 

prohibiting a range of activities that may cause unnecessary suffering. 

Species and Habitats of Principal Importance for Conservation in England and Wales and priority 

habitats and species listed on the Surrey Biodiversity Action Plans (BAP) are species which are targeted for 

conservation. The government has a duty to ensure that involved parties take reasonable practice steps 

to further the conservation of such species under Section 41 of the Natural Environment and Rural 

Communities Bill 2006. In addition, the Act places a biodiversity duty on public authorities who ‘must, in 

exercising their functions, have regard, so far as is consistent with the proper exercise of those functions, 

to the purpose of conserving biodiversity’ (Section 40 [1]). Criteria for selection of national priority habitats 

and species in the UK include international threat and marked national decline. 

The National Planning Policy Framework (DCLG 2018) states (Section 11), that the planning system 

should minimise impacts on biodiversity, providing net gains in biodiversity where possible. It also states 

that local planning authorities and planning policies should: 

• Plan positively for the creation, protection, enhancement and management of networks of biodiversity 

and green infrastructure. 

• Take account of the need to plan for biodiversity at a landscape-scale across local authority 

boundaries. 

• Identify and map components of the local ecological networks, including: international, national and 

local sites of importance for biodiversity, and areas identified by local partnerships for habitat 

restoration or creation. 

• Promote the preservation, restoration and re-creation of priority habitats, ecological networks and the 

recovery of priority species populations, linked to national and local targets and identify suitable 

indicators for monitoring biodiversity in the plan. 

Protected Species Legislation 

Bats 

All British species of bat are listed on the Wildlife and Countryside Act 1981 (as amended) Schedule 5. It 

is an offence to deliberately kill, damage, take (Section 9(1)) a bat; to intentionally or recklessly disturb a 

bat whilst it occupies a place of shelter or protection (Section 9(4)(b)); or to deliberately or recklessly 

damage, destroy or obstruct access to a bat roost (Section 9(4)(c)). Given the strict nature of these 

offences, there is an obligation on the developer and owner of a site to consider the presence of bats. 

All British bats are listed on the Conservation of Habitats and Species Regulations 2010, Schedule 

2. Regulation 41 strengthens the protection of bats under the 1981 Act against deliberate capture or killing 

(Regulation 41(1) (a)), deliberate disturbance (Regulation 41(1) (b)) [1] and damage or destruction of a 

resting place (Regulation 41(1) (d)). 

A bat roost is defined as any structure or place which is used for shelter or protection, irrespective of 

whether or not bats are resident. Buildings and trees may be used by bats for a number of different 

purposes throughout the year including resting, sleeping, breeding, raising young and hibernating. Use 

depends on bat age, sex, condition and species as well as the external factors of season and weather 

conditions. A roost used during one season is therefore protected throughout the year and any proposed 

works that may result in disturbance to bats, and loss, obstruction of or damage to a roost are licensable. 

Application for a Natural England EPS Licence 

Development works that may cause killing or injury of bats or that would result in the damage, loss or 

disturbance of a bat roost would require a Natural England (NE) Bat Mitigation Licence. 

For a Mitigation licence to be granted three tests must be met. Evidence is needed to determine these three 

tests: whether there is a need for the development which justifies the impact on the European Protected 

Species (EPS); whether there is an alternative which would avoid the impact and need for an EPS licence; 

and whether mitigation proposed is sufficient to maintain the conservation status of the EPS in question. 

A Mitigation Licence application will generally only be considered by NE on receipt of planning consent, and 

once any pre-commencement conditions of relevance to ecology have been discharged. 

There are two licensing routes now available for bats, which comprise: 

Full NE England EPS Mitigation Licence: 

• NE aim to determine the application within six weeks (although this can take longer). 

• The application comprises three components including an application form (broad details of the 

applicant, site and proposals); a detailed Method Statement providing the survey methods and 

findings, impact assessment and mitigation measures (including detailed maps and schedule of 

works); and a Reasoned Statement outlining the ‘need’ for the development and consideration of 

alternatives. 

NE Low Impact Class Licence 

• This new route provides an alternative, quicker route (with a much-reduced application form, and a 

target of 10 days to determine an application). 

• This Low Impact Class Licence is only available to Registered Consultants identified by NE. 

• This is available for sites which support up to three low status roosts (day roosts, night roosts, feeding 

roosts and transitional roosts) of a maximum of three common species. The common species which 

can be covered by this licence include common pipistrelle, soprano pipistrelle, brown long-eared, 

whiskered, Brandts, Daubenton’s and Natterer’s bat. 

• All licensed works require evidence that there is a need for the development and that appropriate 

mitigation, including seasonal constraints and provision of alternative habitat and/or roosting 

structures is considered. 

• Before Natural England can confirm the site is registered and licensable works can commence, an 

assessment of the three tests must be undertaken by the Registered Consultant. Although this does 

not need to be submitted to NE, NE may subsequently undertake a review of the project and request 

to see all evidence as collected by the Consultant. This can only be undertaken following a survey and 

impact assessment which must be carried out in accordance with licence conditions and BCT survey 

guidelines. 

[1] Relates specifically to deliberate disturbance in such a way as to be likely to significantly affect i) the ability of any significant group 

of animals of that species to survive, breed or rear or nurture their young or ii) the local distribution of that species. 



• This licence cannot be used in relation to trees. 

Several species of bat, including brown long-eared and soprano pipistrelle are listed as species of principal 

importance under the NERC Act (2006). Section 41 of the Act is used to guide decision-makers such as 

public bodies, including local and regional authorities, in implementing their duty under section 40 of the 

Natural Environment and Rural Communities Act 2006, to have regard to the conservation of biodiversity 

in England, when carrying out their normal functions. 

Appendix 3 

Great Crested Newt 

GCN and their places of shelter are subject to the same level of protection as bats as a European Protected 

Species (see above). 

Reptiles 

Phase 1 Habitat Survey Results 

All UK reptiles and amphibians are legally protected from intentional and reckless killing and injury under 

the Wildlife and Countryside Act 1981 (as amended). 

Hedgehog 

Hedgehogs are protected by Schedule 6 of the Wildlife and Countryside Act 1981 (as amended). This Act 

gives protection to hedgehog with regard to killing and taking by certain methods. 

Nesting Birds 

Birds and their nests are protected by the Wildlife and Countryside Act 1981 (as amended). This Act gives 

protection to all species of bird with regard to killing and injury, and to their nests and eggs with regard to 

taking, damaging and destruction. Certain species listed on Schedule 1 of the Act, are afforded additional 

protection against protection. 



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St Mary Redclifffe 

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Figure 1: Phase 1 Habitat Survey 

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Hard Standing 

J1.2 Amenity Grassland 

J1.4 Introduced Shrub 

Tree Line 

. Target Note 

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0 25 50 

Metres 

Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community CB:CB EB:Bean_C LUC FIGX_10802_Phase1_r0_A3L 29/10/2019 

. 

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. 

Map Scale @A3: 1:500 

Source: LUC, OS

Appendix 4 

Appendix 5 

Phase 1 Habitat Survey Target Notes 

BRP Features on T5 

Target Note Number 

Description 

1 Treeline 1 consisting of predominantly small-leaved lime trees except 

for one silver birch. Trees are semi-mature. 

2 Tree line 2 made entirely of lime trees of a similar age to trees in 

treeline 1, assumed planting at the same time. 

3 Treeline 3 – row of four mature trees labelled T2-T5, from north to 

south the individuals are lime, horse chestnut, lime, lime. The trees 

are mature. 

4 A single mature London plane Platanus × acerifolia mature. 

5 Area of ornamental planting, all at shrub level, 2-4m high. Species 

include: elder, yew, cherry, bramble, buckthorn, ash, lime, ivy. 

6 Bird box and bird feeder attached to Horse Chestnut 

First feature on Tilia cordata, one metre from the ground 

Second feature on Tilia cordata, two metres from the ground 



Ecological Impact Assessment for St.Marys Church, Redcliffe 29 Se

10.3 MEP STRATEGY 

4 Site Infrastructure 

Meter number 1: (Vodafone) MPAN 2200031827047 

The proposed development will be positioned in the immediate vicinity to the existing church and surrounding roads and 

walkways. To understand the impact of the new development on the underground services and to eliminate any 

unforeseen risks, the utility assessment has been carried out. The assessment consisted of: 

• Record information received from WPD 

• Demand calculations for the proposed developments. 

• Review of the existing network capacities. 

• Consideration to the services and sustainability strategies. 

4.1 Existing site infrastructure and enabling works 

Electrical infrastructure 

A number of LV cables run in the vicinity of the site as well as a number of HV (11kV) cables. There are 3no. existing 

supplies into the church as further described below. 

Usage 

27/9/18 to 28/9/19: 35853kWh 

28/9/17 to 27/9/18: 35884kWh 

This meter doesn’t report back maximum demand. 

Meter number 2: (Main church) MPAN 2200017143764 

Usage 

1/10/18 to 1/10/19: 60030kWh 

1/10/17 to 1/10/18: 57131kWh 

This meter also seems to report back a monthly Maximum Demand which can also be viewed on the screen of the meter 

itself, highest recently is 32kVA in March 2018; typically 22kVA. 

The main church meter and Vodafone meter in the cupboard in the north porch are a “looped” supply arrangement i.e. 

they share an incoming cable. Both are fused at 80A per phase (55kVA); the loop arrangement limits the safe loading for 

the two combined to 100A per phase (69kVA). 

Meter number 3: (Church kitchen) MPAN 2200017143773 (located in the kitchen under counter) 



Usage 

17/9/18 to 21/9/19: 26340kVA 

14/9/16 to 17/9/18: 42900kVA ~ 21450kVA/yr 

That is fused at 80A/phase and is not looped. 

To know how much “headroom” there is does depend hugely on the usage pattern of the Vodafone supply. Considering 

it “constant” 24/7/365 would mean 4kVA, so a headroom of 69-4-32=33kVA. Applying the Vodafone annual usage against 

a standard commercial usage profile infers a maximum demand of 33kVA so a headroom of 69-33-32=4kVA. 

Figure 2 - Existing gas infrastructure. 

The required services capacities are as indicated in the design criteria second of this report. The conclusion is that the 

new development requires significantly more energy than can be provided from the existing supplies. 

Water 

An existing water main serves the site from Redcliffe Way. 

Telecommunication infrastructure 

The existing telecommunication connection into the building will be extended to serve the new areas. 

Gas 

The location of local gas infrastructure has been investigated to determine the impact it will have on building works. As 

of the enquiries performed in November 2019, there is a gas main running within the road adjacent to the development, 

with a gas main running across the front of the church to serve the existing boiler and kitchens.

5 Proposed infrastructure 

This option utilises reusing the existing abandoned cable from the Broughton house substation and extending it (green 

line below) to Saint Marry Redcliffe to provide supply for the phase 1 (90kVA). 

5.1 Gas 

There is an existing gas supply to the site that serves the existing boilers and kitchens. This is to be retained and left 

untouched, unless a risk is identified due to construction. In this case it will be diverted to suit the new layout. 

5.2 Water 

Any existing cold-water supply will be upgraded if required to serve the new development. Currently, there is no water 

storage is proposed for the site. This is to be confirmed by the Client. 

5.3 Drainage 

New drainage connections from the new build extensions will be required. 

5.4 Electrical supply 

Electrical load assessment 

5.4.2.1 Application for new connection for Phase 1 & 2 

The electrical load assessment has been carried out with the support of the design team and the Client to determine the 

electrical load profile of the new buildings. 

The developed design calculations indicate that the new buildings could use in region of 220kVA including 10% spare 

capacity for future. 

An application was made to WPD for the new supply, reference number 3478246. Consequently, QODA met with WPD 

on site to discuss various supply options including re-using spare capacity on the existing incomers. 

WPD confirmed that there is no spare capacity in the area at Low Voltage which would mean a new HV/LV substation will 

need to be provided. The budget cost for this is £52,800 as identified by WPD. 

5.4.2.2 Application for new connection at Low Voltage for Phase 1 only 

This load can be split between the two significant project phases into South and North and are 130kVA for South and 

90kVA for North. Splitting the load into the two phases gives more advantage as it could be possible to supply the smaller 

90kVA load without a substation with anticipation that when the phase 2 goes ahead there will be more inbuilt capacity 

in the WPD network for the phase 2 to avoid substation. If the substation has to be provided then it would be provided 

only for the phase 2. 

More research has been done in co-operation with WPD to establish the feasibility of supplying phase 1 at low voltage. 

The following possible option has been identified and is currently being reviewed by WPD (22/11/2019). 

Temporary solution 

The Phase 1 Low voltage supply option is currently being reviewed by WPD. At present the agreed solution is to allow for 

space for the new 500kVA substation in the location of the phase 2 project with the possibility to build the substation 

during phase 1 if there is no other way. E.g. if the option 2 low voltage supply doesn’t become possible. 

5.5 Telecommunications 

The current proposal is to relocate the existing patch cabinet into the new Vestry back office and redirect all existing 

services into this new location. The services will include Fibre optic cable, copper data cables and security services. At 

present it is not envisaged that a new telecommunication services will be required. 


6 Low/Zero Carbon Technologies 

The following table sets out QODA’s feasibility study of using low/zero carbon technologies within the design of the new visitor center at St Mary Redcliffe Church. The baseline option would be to use mains gas for space heating and hot water and 

electricity from the grid for lighting and power. Technologies have been assessed based on their technical viability at this stage. 

Technology How it works Key Considerations Viability for St Mary Redcliffe 

Biomass • Energy by burning solid organic matter in the form of 

wood chips or sawdust pellets. 

• Biomass boilers can provide energy for heating and hot 

water systems. 

• A carbon neutral energy source. 

• Best suited for relatively continuous operation. 

• Require store facilities to accommodate the fuel. 

• Ideally, biomass fuel should be sourced locally to reduce transport 

costs and associated carbon emissions. 

• Use may be limited in Smoke Control Zones. 

To allow Biomass to be viable for the site ideally you would want 

to create a centralised energy centre that would provide heating 

and hot water for the whole site. A Biomass system does require 

a large area for storage and good access for delivery lorries. 

Therefore, looking at this development in its own right then 

 

biomass would not be a viable option. 

Ground-source Heat 

Pump (GSHP) 

• GSHPs transfer heat from the ground into a building to 

provide space heating and/or hot water. 

• The ground tends to be at a constant temperature of 

around 12°C throughout the year and, through the use 

of a refrigerant cycle this constant low grade heat can 

be harnessed to provide a useful level of heat for a 

building. 

• Feasibility depends on space for the piping circuit and whether the 

geology is suitable for either boreholes or trenches. 

• Heat pumps are most suitable for low temperature heating systems 

such as underfloor heating. 

• The capital cost of GSHPs are significantly higher that fossil-fuel 

boiler. 

• Greatest carbon savings when combined with renewable electricitygenerating 

technologies. 

Due to the restraints of the site being a city centre and burial 

location the only way to incorporate a GSHP system would be 

through using boreholes. Detailed investigations would need to 

be carried out to look at the ground conditions. Therefore, we 

have deemed this technology to be not viable on this project. 

 

Air-source Heat Pump 

(air to water ASHP) 

• Heat pumps and exchangers extract heat from outside 

air to provide space heating and/or hot water. 

• ASHPs are less efficient than GSHP due to the lower 

average temperature of outside air and greater 

variance across the year. 

• Requires a suitable location for the external unit to the building - 

planning permission may be required. 

• The noise generated by the external unit must be considered. 

• Like GSHPs, air to water ASHPs are most effective when providing 

space heating via under-floor heating systems designed to operate at 

temperatures of around 30°C-40°C. 

• ASHPs are easier and cheaper to install than GSHPs however GHSPs 

are more efficient. 

ASHP work best when working at low temperatures. Therefore, 

this would be most viable for the new build extension areas. In 

the existing church the ASHP would struggle to reach the 

required temperatures to link into the existing system. We are 

currently looking to use a variation of an ASHP which allows for 

cooling and heating via an air to air system. This is often 

referred to as a VRF or multi split system. 

✓ 



Technology How it works Key Considerations Viability for St Mary Redcliffe 

Cobined Heat and 

Power (CHP) 

• CHP is the simultaneous generation of both usable heat 

and electrical power from the same source. 

• Fuel (usually mains gas or oil) is combusted in an engine 

where the mechanical power produced is used to 

generate electricity while the heat emitted provides 

space heating or hot water. 

• CHP requires predictable and fairly constant electricity and heating 

loads for best performance. 

• CHP units are best suited for hotels, residential homes, pupil 

accommodations, hospitals and schools. 

• The unit should be sized on heat demands, rather than electrical 

requirements - units are usually sized on the building’s hot water 

load as this is continuous throughout the year. 

CHP works best on schemes that have a high hot water 

demand as allows the system to work efficiently all year round. 

The development has a relatively low requirement for hot 

water and there for a CHP system would not be viable. As per a 

biomass boiler if the whole site was looked at and a centralised 

energy centre created this would then become viable from a 

cost saving technology, however due to the national grid 

 

decarbonising this technology now offers little in the way of 

carbon savings. 

Solar Thermal • Solar thermal panels generate hot water from the sun’s 

energy through the use of solar collectors. 

• A mixture of water and anti-freeze is circulated through 

the solar collectors and a heat exchanger within the 

water storage cylinder to heat the water in the tank. 

• Most effective in a south-facing position on an incline of 30-40 

degrees. 

• Panel locations should be clear of obstructions and over shading. 

• Requires space for a hot water cylinder close to the collectors. 

• Most economically viable in buildings with a high hot water demand 

or where a building is not on the national gas grid. 

This potentially could be incorporated on the roof space 

however due to low hot water demand the space would be 

better served by PV panels 

 

Photovolatics (PV) 

• PV arrays are made up of semi-conductor solar cells 

which convert sunlight into electricity. 

• The position of the PV array will affect the energy generation and, 

consequently the carbon and financial savings. 

Yes, this would be viable and appropriate roof locations would 

need to be investigated. The church have previously had PV 

• Energy from sunlight causes an electrical current to 

flow between difference atomic energy levels within 

the solar cells. 

• PV panels may require regular cleaning to avoid a reduction in 

efficiency 

• PV panels should be free from shading from adjacent buildings/trees. 

sized to go onto the main roof and a feasibility study was 

carried out. 

✓ 

• PV panels are made of solar cells, and several panels 

create a PV array. 

• Permission is required from the DNO (Distribution Network 

Operator) to connect the array to the grid (the cost of this grid 

connection is dependent on the size of the array and its location on 

the grid). 

Wind • Wind turbines produce energy by using wind power to 

drive a generator. 

• Turbines can either be free-standing or roof-mounted. 

Roof-mounted wind turbines require an average wind 

speed of 3 m/s to be viable whereas larger, stand-alone 

turbines require greater speeds of approximately 6 m/s 

to be viable. 

• Rural areas are better suited than urban areas as the wind speeds 

are higher and less turbulent. 

• Pay-back periods are strongly dependent on wind conditions plus the 

length of cabling required to connect the turbine to the building. 

• Planning permission is required and is often a contentious issue 

Not viable in the city centre

7 Condition assessment of the existing services in the spaces 

identified for refurbishment. 

The services in spaces identified for refurbishment are generally at the end of their economic life. The proposal is to strip 

out services from these areas and provide with new. 

8 Building Services – Plantroom requirements 

Adequate provision is to be made in terms of plant rooms, routes and risers providing adequate access for operation and 

maintenance and flexibility for the future. All plant is to be concealed. All plant is to be located in dedicated secure areas 

which can be locked and allow access by authorised personnel only. 

The QODA drawings show the plant / riser space allocated, main services routes and an initial test to fit plant configuration 

has been undertaken to ensure adequate plant space provision. 

The following list identifies plantrooms required to efficiently operate the building. These plant spaces have already been 

requested to be incorporated into the building in close liaison with the Architect and the design team. For further 

information please refer to the appendix B of this report. 

8.1 Electrical plant requirements 

1. External HV/LV substation within GRP enclosure or Architecturally designed building. The substation will be 

owned and maintained by WPD. 

2. LV utility intake and metering room with main DB and possibly with power factor correction equipment. The cutout 

and meter will be owned and maintained by WPD. 

3. Comms cabinet located in new Vestry back office. The cabinet will house all security head end equipment and 

patch panels for data distribution. 

4. Distribution board cupboards throughout the building as identified on QODA drawings. 

5. Photo-Voltaic plant on roof of the church. An adequate access will need t be provided to ensure save access for 

maintenance. 

8.2 Mechanical plant requirements 

Figure 3 - lighting in existing spaces 

1. Ventilation plant serving the Hogarth Gallery. 

2. Outdoor heat pump plant space. 

3. Ventilation plant for the event space 

4. Water storage will be reviewed at stage 3 and will be dependent on available mains pressure and the 

developments usage estimates. 

8.3 Other plant which may be required subject to design development 

• Sprinkler tank and pump room - fire consultant to advise if sprinkler provision is necessary 

• Smoke extract plant – this is not expected but should be confirmed by a fire consultant. 

• High level ventilation plant will generally be required to serve smaller areas such as offices and WC’s. 


9 Mechanical Services Strategy 

9.1 Heating 

Insulation 

Passive Design Measures 

Reducing the U-values of external building elements will significantly reduce heat loss through 

the building fabric. This in turn will mean that less energy is required to condition the building. 

A U-value is a measure of heat loss. It is expressed in W/m²K and shows the amount of heat lost 

in watts (W) per square metre of material (for example wall, roof, floor etc.) per degree of 

temperature difference between indoor and outdoor temperatures in Kelvin. The lower the U- 

value, the better the insulation provided by the material. 

It will be very hard to improve the thermal performance of spaces within the church. The new build extensions however 

give a perfect opportunity to beyond current building regulation standards and even potentially looking at passivhaus 

methodology if zero carbon is on the agenda after the sustainability workshop. The below table shows the current 

proposed U-values compared to building regulation min standards. 

Building Fabric New thermal elements Part L2B Proposed new elements 

External wall 0.28 W/m².K 0.18 W/m².K 

Roof 0.18 W/m².K 0.16 W/m².K 

Floor 0.22 W/m².K 0.16 W/m².K 

Glazing 1.8 W/m².K 1.4 W/m².K 

Glazing g-value 0.64 Variable 

External Doors 1.8 W/m².K 1.4W/m².K 

Airtightness 

Increasing the air tightness of the building through careful detailing and accurate construction techniques will also reduce 

the heating demand. Building airtightness can be defined as the inward or outward air leakage through unintentional 

leakage points or areas in the building envelope. This air leakage is driven by differential pressures across the building 

envelope due to the combined effects of stack, external wind and mechanical ventilation systems. It is measured in m³ or 

air, per m² of envelope, per hour at 50 Pascals differential pressure between the inside and outside of the building. 

Airtightness is crucial to improving the energy performance of buildings. In the UK, the temperature of the outside air is 

nearly always lower than the temperature of the air inside the building, thus, any air leakage 

from the inside to the outside of the building is likely to result in: 

1. A significant reduction in the thermal resistance of the thermal insulation, due to air 

leakage past the insulation (thermal bypassing), leading to increases in realised fabric U- 

values. 

2. An increase in the building’s ventilation and fabric heat losses, resulting in an increase in space heating 

requirement. 

Thermal mass 

Thermal mass describes the ability of a 

material to absorb, store and release 

heat energy with the aim of 

moderating the internal environment. 

During the day in winter, exposed 

thermal mass absorbs and stores heat. 

As the temperature drops at night the 

thermal mass radiates the heat stored 

from the day. This cycle is repeated daily. 

Thermal mass is not a crucial aspect of sustainable heating solutions and is most relevant to the control of summer 

temperatures. 

The existing parts of the building has a lot of exposed thermal mass due to the age of construction. This will help reduce 

the cooling demands in areas with high internal gains and also allow the option of looking into a natural ventilation 

strategy in certain areas. 

Heat Generation Options 

As the existing heating plant serving the church has been reported as functioning well, it is not 

proposed to modify this to increase capacity for the new areas. The new development will instead 

have its own dedicated plant. During stage 2, a number of heat generation options have been 

reviewed. These are listed below: 

1. Gas fired boilers 

2. Air Source Heat Pumps (ASHP) 

a. Air to Water heat pumps 

b. Variable refrigerant flow (VRF) 

3. District heating connection 

4. Packaged air handling plant providing space heating 

Gas Fired Boilers - A dedicated plant room would need to be provided to serve a new Low Temperature Hot Water (LTHW) 

circuit. This system would connect well into a district heating network should the network be sufficiently expanded in line 

with the construction programme. This option would also include all associated pressurization, pumping and controls 

plant. 

Building Air Permeability New thermal elements Part L2B Proposed new elements 

Air-tightness standard 10 m³/h.m² @50Pa 3 m³/h.m² @50Pa 



This would also provide heat for hot water production. This option has been discounted due to foreseen issue in 

coordinating high level flues to discharge the products of combustion. 

Air Source Heat Pumps – Air to Water – External packaged condenser plant produces LTHW all year around. Dedicated 

pumping plant complete with pressurization and ancillaries requires an internal plant room or GRP enclosure adjacent 

to the external plant space. 

This option is most efficient at relatively low water temperatures and is therefore suited to slow reacting heating 

strategies such as under floor heating making use of high thermal masses. Radiators can be included, but need to be 

oversized to accommodate the lower distribution temperatures. 

It is possible to extend this option to generate hot water to serve the kitchen, however, 

based on the size and likely usage of the kitchen, this option will likely be inefficient. 

Heat Emitter Options 

Option 1: Heating to the new build areas can be provided via an 

underfloor heating system. 

Special plastic pipework would be buried into the floor and piped 

back to manifolds. The components of the underfloor systems 

are all hidden from view. 

Underfloor heating systems have a much longer ‘lag’ than 

traditional radiators i.e. they take longer to heat up a room and 

longer to respond to changes in the system temperature settings, 

but they are generally ‘invisible’. 

This is the preferred option for the heating plant serving the North side of the new 

development. 

Air Source Heat Pumps – VRF – As above, external condenser units are required, but in 

this instance, refrigerant is distributed to internal Fan Coil Units (FCU). Heating and 

cooling can be provided with this system. As cooling is anticipated to be required to the 

events space, this option is considered for these areas. 

District Heating Connection – Bristol is currently extending a district heating network in 

close proximity to St Mary Redcliffe Church. Plate heat exchangers and associated 

pressurization, pumps and controls will be required. 

Due to uncertainty with regard to the construction programme of the district heating 

network, this option is not feasible for the development. It will, however, be considered 

for future connection. The proposed Air Source Heat Pump plant could be disconnected 

and replaced with plate heat exchangers at the end of their economic life to make use 

of the available district heating. 

Packaged Air Handling Plant Providing Heating – Areas with high air volumes can be heated and cooled by heating the 

fresh air supply. This is a potential solution for the events space and the Hogarth Gallery. As these spaces have fairly 

high occupancy, this drives a high supply air volume requirement, which has the capacity to provide space heating. 

A packaged AHU will use a refrigerant compression and expansion system to take heat from exhaust air and “reject” this 

into the supply air stream. A thermal wheel will also be used to recover heat from the extracted air. 

This option reduces the required external plant in instances where high air volumes are already required. 

Underfloor heating systems work well with the low flow temperatures of VRF systems. 

Option 2: Heating to existing refurbished areas can be provided via traditional steel panel radiators. 

Radiators can rapidly heat-up a space and are individually controllable by the users. They work well with the high flow 

temperatures produced by conventional boilers but require oversizing if used with low flow temperatures associated with 

VRF systems. 

A number of options are available based on the requirements of the architectural aesthetics and the necessity to protect 

from scolding. 

Cast-iron radiators (or limited ranges 

available in steel) can be provided in 

areas where the traditional ‘feel’ of 

the building is looking to be 

preserved. Radiator shapes and 

locations can be agreed in 

conjunction with the Architect to suit 

the aesthetics of the rooms. 

Alternatively, flat panel radiators, located under windows (where possible) or along 

walls, can be located in less architecturally sensitive areas. As with the low-level 

radiators, shapes and locations can be agreed in conjunction with the Architect to 

suit the aesthetics of the rooms.

In some public areas low surface temperature (LST) radiators have been required where particularly young children could 

be at risk from scalding by conventional radiators. Consideration should be given to 

the use of some areas so see if venerable adults or young children are regularly using 

the space. Shapes, sizes and styles for LST radiators are more limited. Finishes for all 

radiators are generally white but can be coloured as necessary. 

All radiators would be fitted with thermostatic valves for local control. 

Radiators sizing will need to take into account the lower water temperatures expected 

to be generated by the air source heat pump and will therefore be “oversized” to 

achieve the same output as from a traditional gas fired boiler system. 

Existing Heating Plant 

The existing boiler plant serving the church is to be retained as there are no reports of issues with this system. 

The current architectural layouts currently require the slab above this plant room to be lowered. From site inspection, 

this will likely affect the distribution pipework that leaves the plant room at high level. A survey will need to be conducted 

to make recommendations regarding the required diversions. 

Heating Distribution 

LTHW and refrigerant distribution pipework will be distributed largely within ceiling voids and vertically via dedicated 

risers. Pipework will all be insulated to mitigate the risk of overheating. 

9.2 Cooling 

Where possible, cooling is not proposed for the new development. Natural ventilation solutions will instead provide 

outdoor air to mitigate the risk of overheating. 

These will be thermally modelled at stage 3 to inform the expected conditions in the space and any limitations that this 

puts on the use and occupancy of the spaces. 

At this stage the expected exception to this is the events space due to its high occupancy and glazing. 2No. options to 

provide the cooling to this space are being considered as described below: 

Air Source Heat Pumps – VRF – As described in the heating section above the external heat pumps and FCUs are able to 

provide both heating and cooling 

Packaged Air Handling Plant Providing Cooling – Areas with high air volumes can be heated and cooled by heating the 

fresh air supply. This is a potential solution for the events space and the Hogarth Gallery. As these spaces have fairly high 

occupancy, this drives a high supply air volume requirement, which has the capacity to provide cooling. 

A packaged AHU will use a refrigerant compression and expansion system to take heat from exhaust air and “reject” this 

into the supply air stream. A thermal wheel will also be used to recover heat from the extracted air. 

This option reduces the required external plant in instances where high air volumes are already required. 

9.3 Domestic Water Services 

Cold Water 

The proposed extension will increase the domestic cold-water demand of the site. It is therefore expected that an upgrade 

to the mains cold water will be required to serve the existing and new water outlets. 

No cold-water storage has been identified on site, and so it is assumed to be a mains fed system. Therefore, it is reasonable 

to assume that sufficient pressure is available and can a mains fed system can be extended to serve the new development. 

Confirmation of the cold-water requirements of the kitchen is required. 

Hot Water 

Due to the distributed nature of the WCs and kitchen facilities, local hot-water provision is 

preferred. 

Each remotes WC area will be provided with a direct un-vented water heater to provide hot 

water to the basin outlets. The heater will be located under sinks or concealed in risers/store 

rooms as required. 

Due to the limited size of the proposed kitchen, it is not anticipated that this will have a high hot 

water demand and will therefore also be suited to local electric hot water production, but in this 

case with a small amount of storage. 

The hot water requirements of the kitchen are to be confirmed. 

9.4 Ventilation 

A successful ventilation strategy is essential to ensure there is adequate fresh air in all areas within the building and that 

a comfortable temperature is maintained in Summer. 

All areas and rooms such as gallery, exhibition spaces, event spaces and kitchens etc should be adequately ventilated so 

they are fit for purpose. 

The proposed strategy, in keeping with the passive design approach, is to provide natural ventilation for overheating and 

fresh air to as much of the new development as possible. 

Where necessary, mechanical ventilation shall be provided. The AHUs (Air Handling Unit) providing the mechanical 

ventilation need to have high efficiency heat recovery and be designed such that the ductwork pressure drop is minimised 

to reduce the associated energy consumption. 

Exhibition Spaces, Café & Education Space 



A passive approach is proposed as a means of ventilating the exhibition spaces, the cafe and the education space. 

Openings into these areas are to be agreed during stage 3. Where possible, louvres and / or openable windows are to be 

provided on opposing walls to assist with cross flow ventilation. 

Thermal modelling will be completed at stage 3 which will inform the expected conditions in these spaces and any 

limitations that this imposes on the use and occupancy of the spaces. To complete this, expected usage details will be 

required. 

complete with a DX cooling and heating coil. The benefit of this system is that it will not require any separate 

plant for condenser units and will not require any FCUs to be mounted internally. The required AHU plant 

space is currently under review as this is the preferred option. 

2. High level MVHR units, as per the choir room, could be installed which are ducted to high level louvres. This 

will reduce external ventilation plant, but it will require external condensers units to provide heating and 

cooling. This option has been discounted due to the high-level services in the space. The architectural 

preference is to minimize high level services distribution. 

Cooling strategies such as night-time cooling can be explored at the next stage of design. 

Hogarth Gallery 

Fresh air will be supplied and extracted from the Hogarth Gallery via a dedicated Air Handling Unit (AHU). This will be 

located on the plant deck adjacent to the space and will consist of filtration, attenuation, open/close dampers, DX 

cooling/heating coil and thermal wheel for heat recovery. 

Humidity control will be required to provide the required conditions for the displayed artwork. 

Insulated ductwork will be distributed up within the service void at the rear of the multi-use space to the plant deck. From 

here, it will serve induction diffusers to ensure that the conditioned airt can be thrown to the low, occupied level within 

the space. High level return air grilles will allow extract air back to the AHU. 

The air volume will be sized to provide heating and cooling. 

As the Hogarth gallery is open to the adjacent exhibition space, the proposed ventilation system will need to provide the 

same conditions to both spaces. 

Choir Room 

Figure 4- Mechanical Ventilation with Heat 

Recovery Unit. 

Mechanical Ventilation with Heat Recovery (MVHR) units are 

proposed for the Choir Room. The unit will draw fresh air and 

exhaust stale air to louvres in the façade. The units will include a 

plate heat exchange and summer bypass to assist with free cooling 

in summer. 

Air will be ducted to and from linear grilles in bulkheads and ceilings 

directly. 

Air distribution within the space will either be through low level supplies integrated into the joinery or alternatively a high 

level, high pressure supply and extract integrated into a bulkhead detail. Refer to Appendix B for details. 

Kitchen 

The existing kitchen at St Mary Redcliffe church has an extract hood connected to a low-level discharge on the North Side 

of the site. It is proposed to continue this strategy for the new kitchen as the size and use of the kitchen is anticipated to 

be the same. 

A dedicated extract fan will be located within the kitchen. The use of the kitchen needs to be confirmed to inform a 

suitable make up air strategy. Low extract rates will not require any dedicated plant, but a heating load 

WC 

A high level of ventilation shall be provided to all WCs and changing areas as these have high humidity. 

10 ACH (Air Changes per Hour) shall be provided within these areas to remove the humid air via local extract fans mounted 

either in the wall direct to outside or within ceiling voids. 

Attenuation 

Atmospheric attenuation shall be installed on all inlet and exhaust ventilation systems to minimise noise breakout from 

the development. 

Cross talk attenuation shall also be installed where ductwork is shared between rooms to prevent the transfer of noise. 

Smoke Ventilation 

A fire engineer or building control officer will be required to advise on the requirements for smoke ventilation. Current 

plant spaces have not allowed for a mechanically ventilated smoke extract system. 

9.5 Waste and Disposal 

Event Space 

2No. options have been considered for the event space main plant. 

1. Packaged AHU providing heating and cooling – The space will require a large amount of fresh air due to its 

high occupancy. It is therefore possible to provide heating and cooling through this air volume with and AHU 

All sanitary appliances will be provided with a gravity waste water system connecting to the existing below-ground 

drainage system. Consultation with the design team will be undertaken during the next design stage to co-ordinate the 

position of above ground drainage. 

Materials:

Drainage is provided to the existing changing rooms via floor gullies and cast-iron pipework. The pipework is routed at 

high level within the Lower Ground Floor plant room. 

9.6 Building Energy Management Systems (BEMS) 

A BEMS shall be installed to allow the automatic operation and user 

configuration of the mechanical services. New control panels shall be provided 

to the plant rooms. 


10 Electrical Services Strategy 

ELECTRICAL DISTRIBUTION 

10.1.3.1 Small power systems 

Small power systems will consist of socket outlets, isolators and switched connection units. A consistent finish for outlets 

will be used throughout the facility. It is proposed that brushed chrome outlets with white inserts are be used. 

The main panel board within the electrical plantroom will distribute the power throughout the building. 

Small power outlets in process and plant areas will be of robust quality and surface mounted metal clad. 

Internal Artificial lighting 

10.1.4.1 General 

Energy monitoring and sub-metering 

Energy sub-metering will be provided to facilitate effective monitoring of energy consumption as part of an overall site 

energy management strategy. 

All sub-meters will be linked to the BMS system using mod bus to facilitate data collection and 

monitoring on site. This system will assist the facilities management staff to advise on areas where 

power consumption appears excessive, assist in fault monitoring, manage power quality, and 

control the power network efficiently. 

Sub-meters will generally be mounted within individual distribution boards and will be of the 

Smart Meter type with pulsed output. 

It is proposed that multi-functional digital type sub-meters are provided on the main switch-panels to monitor kWh, kVA, 

Volts, Amps, PF and max demand. In addition to meet the requirements set out within Building Regulations Part L2A each 

general distribution board will be split type providing the capability to measure small power and lighting loads 

independently. 

The lighting system throughout the facility will be designed for maximum comfort and energy efficiency. Best Practice in 

lighting design will be achieved by reference to the Chartered Institution of Building Services Engineers’ (CIBSE) 

publication “Code for Lighting” (2012); and associated CIBSE Lighting Guides. 

All luminaires will be supplied from reputable approved manufacturers with the capability to provide support within the 

surrounding area. 

LED light sources are affordable and offer very viable paybacks compared to obsolete technologies such as fluorescent or 

incandescent lighting. The quality of light is also superior therefore LED lighting is proposed to be utilised for this project 

for internal and external areas. 

Robust impact resistant luminaires will be specified for areas prone to damage such as plant and external areas. 

The lighting types will be kept to minimum to ease maintenance and limit the quantity of spare parts. Lighting controls 

will generally be automatic with a combination of DALI Presence Detection and Daylight dimming. 

To prevent the ceiling appearing dark, the ceiling average illuminance from both the direct/indirect and reflected 

component should be at a minimum of 20% of the average horizontal Illuminance. In large spaces with ceiling heights of 

2.4m or less this may be difficult to achieve and in such circumstances the proportion of light on the ceiling should be as 

high as is practicable. 



Lighting levels and luminaire types will be specified to conform to the requirements of the table within the design criteria activity and with


The new buildings CCTV system will consist of internal and external CCTV cameras. It is envisaged that the main entrances, 

building facades and main corridors will be monitored. 

The cameras will be either static or Pan Tilt Zoom (PTZ). 

The current incumbent specialist is Select Electrics Limited, Ray Murphy, 07966 112233, 0117 963 1888, 10 Deery Road, 

Ashton, Bristol BS3 3JX 

Security systems 

10.1.8.1 Access Control 

The building will be equipped with an electronic access control system. A preliminary strategy has been indicated on the 

protective services drawings and will need to be further developed with the Client and the design team. 

This system will provide control for areas of the building and include the following elements. 

• Proximity Card Reader or fobs 

• Push Button request to exit 

• Emergency Exit within Protective Plastic Enclosure 

The access control systems will be backed up by a local integral UPS/battery system. 

10.1.8.2 Intruder Detection 

The system will consist of a separate stand-alone panel, with the facility to be remotely monitored. It will be installed to 

conform to BS4737 and NACOSS GOLD and should incorporate sequential alarm confirmation technology and comply with 

the requirements BS 8243:2010. Each area should be zoned to provide more flexibility to the system. 

The system will consist of a number of presence detectors and door contacts. Where required key-pads will be located to 

activate or deactivate the system. A preliminary strategy has been indicated on the protective services drawings and will 

need to be further developed with the Client and the design team. 

The Intruder detection system will be also monitored by remote monitoring system via a dedicated telephone link. 

The current incumbent specialist is ADT Fire and Security, 0344 8001999 

10.1.8.3 CCTV 

The existing building features an Analogue CCTV system with recording and head end equipment in the Head Verger’s 

office. 

The existing system will be relocated to the new Verger’s office in Phase 2 development and extended together with the 

recording equipment to provide coverage for the new areas. 

Personal Security Alarm system 

The current incumbent specialist is Standfast security systems, 0117 9423366. 

Electrical Wiring 

The incumbent electrician in the church is Roland Bell, Phil Moss, 07831633742 

The electrical final circuits will be installed to be fully re-wireable in all areas of the building. 

A network of galvanised, stainless steel and GRP cable trays, basket, ladder and trunking / conduit will be designed and 

installed throughout the building to separately support cables for: 

1. LV power 

2. General lighting and small power 

3. Fire Alarm 

4. Communications such as data, security, AV and mechanical controls. 

The cable containment will generally be routed horizontally within ceiling voids and vertically within designated service 

risers. 

In general, each element of containment will be sized to accommodate 25% spare capacity. 

Service penetrations will be co-ordinated to avoid primary structural elements. Openings through the walls will be 

provided for all M&E services. All openings will be properly designed and indicated clearly on the drawings. 

Fire stopping will be provided where services pass through fire-rated walls or partitions and as determined by the fire 

strategy adopted. The fire stopping provided will be equal to the rating of the partition in which it occurs. In addition, to 

enhance property protection and to minimise noise transference, fire stopping will be provided all around services where 

they pass through floor plates. 

The cable containment system will be continuous throughout and cabling will be mechanically protected to the final 

equipment termination point.

Flexible conduits will be used for the final connection from a rigid conduit installation, to the terminal boxes of all 

equipment provided with a means of positional adjustment and/or where vibration may reasonably be expected to occur. 

All metalwork, cable trays, cable ladders, cable trunking and equipment will be equipotentially bonded. The cable trays, 

cable ladders and cable trunking will be jointed in a manner so that electrical continuity is maintained, (copper bonding 

links or earth straps are the preferred method) and connected to the earthing system. 

Earthing 

10.1.11.1 Main External Earthing 

The proposed main earthing design will provide an earthing installation that considers all safety potentials (Step and 

Touch), Earth potential rise, and site classification (Cold OR Hot Site). The final design will limit all step and touch potentials 

to a suitable level. 

The design will include for an entire earthing system including (but not limited to) the following:- 

• All accessible exposed metal parts containing or supporting HV conductors; 

• Metallic substation enclosures of all high voltage and low voltage equipment; 

• Cable sheaths/screens/armouring; 

• Exposed metal of all floor reinforcing; 

• Transformer LV neutrals 

• Earth bars 

• Equipotential bonding 

The It is envisaged that the Distribution Network Operator (DNO) will provide earthing system and earth termination 

point by the cut-out. 

The Works will be solidly earthed by means of an integrated earthing system compatible with the DNO earthing systems, 

and in compliance with the DNO requirements. 

All extraneous conductive parts such as structural steelwork, cable support steelwork, steel tanks and piping, compound 

and site perimeter fences and gates, will be effectively bonded to the earthing system. 

When connecting differing materials together the required material transition plates must, in general, be inserted, in 

order to ensure that electrolytic action is avoided. All connecting materials must be corrosion proof and suitable for the 

conditions prevailing at the installation point. 

The design of the Site earthing grid will be developed as part of the Site-wide earthing strategy and will meet / surpass 

the technical requirements of the DNO. 

10.1.11.2 Internal Earthing and Bonding 

The Earthing system will be installed in accordance with the local mandatory requirements. 

The point of connection and characteristics of the site electrical distribution will be established with the DNO. 

A copper earth bar will be provided within the main LV plant room. The earth bar will be wall mounted using insulation 

type mountings. Earth bars will be arranged with a spare capacity of 50% to allow for connection of future equipment at 

a later date. 

A clean earth bar will be provided within the communications room to reduce any interference caused by the low voltage 

distribution and a clean reference point for sensitive communications equipment. 

The earth bar will have removable test links to allow for testing without interference with Earthing conductor connections. 

Sub-main and final circuit cables will use circuit protective conductors to distribute earth connections throughout the 

installation. High-integrity earthing will be provided where appropriate within the installation. 

Equipotential bonding will be provided where required. 

Cabling associated with the earthing installation will generally be single core LS0H cables installed on cable trays/Ladder. 

Cables used for the safety earthing installation will have a green yellow oversheath. Cables for clean earth will have a 

cream LS0H oversheath. 

Lightning protection 

The lightning protection system will be provided to reliably, safely and substantially reduce the risk of damage to property 

and people within the building and disruption to essential services in the event of a strike by lightning. This system will be 

designed in accordance with the local mandatory standards. 

To ensure that the system is effective, the detailed design, installation, testing and commissioning will be carried out by 

a single lightning protection system specialist. 

The system will be arranged to prevent fixed metallic components of the building including rainwater disposal systems, 

roof mounted equipment, chimneys etc. from defeating the function of the lightning protection system. 

Materials which are resistant to atmospheric corrosion will be specified and thus the risk of staining of the external fabric 

of the building will be minimised. 

The system will be arranged not to undermine the weather proofing and waterproofing of roofs nor any other part of a 

building’s fabric. 

The system will be designed such that it will utilise as much as the building fabric as possible and be interconnected into 

the main building earthing system. 

Transient over voltage protection devices will be installed on the main switchboard, panel boards and distribution boards 

feeding external services. 

The current incumbent specialist is Enlightened, Simon Marcus, 0117 9727123 

10.1.12.1 Air Termination Network 

Otherwise known as lightning collectors. There are three acceptable methods of providing an air termination network: 



• The grid method: A grid of copper tape across the surface of the roof. The spacing of the mesh should never be 

greater than 20 x 20 metres and on some buildings may have to be less depending on results of the initial risk 

assessment. 

• Air rods: Rods which protrude above the line of the roof 

• Catenary conductors: Conductors suspended above the roof 

10.1.12.2 Down Conductors 

Protection should be provided to all cables which enter or leave a building including: 

• Electrical supplies 

• Data and communications cabling 

• Signal, control and alarm cabling 

• CCTV 

The down conductors conduct the current from the air terminals to the earth termination network. These can take the 

form of earth tape which will be visible down the side of the building or may utilise metallic building fabrics such as steel 

columns or rebar. 

The spacing between down conductors should never be greater than 20 metres and exact details will be established 

during the detail design stage. 

The path of the down conductor must be as direct and short as possible and it is not acceptable for the down conductors 

to loop. 

10.1.12.3 Earth Termination Network 

The earth termination network carries the lightning current to earth. There are various acceptable earthing systems but 

the most common are: 

• Earth rods: A copper-bond rod driven into the ground. They will typically be located around 1 metre from the 

edge of the building. 

• Earth plates or mats: Used to obtain an effective earth in willow soil with underlying rocks. 

• Ring electrode: A ring earth electrode that is sited around the outside of the building can also be used to provide 

an earth where the soil is willow. The ring must be in contact with the soil for a minimum of 80% of its length. 

The ring should be buried at around 0.5 metres deep and be 1 metre from the edge of the building. 

Earth inspection pits should be provided to allow for periodic inspection of the earth termination network. These will 

typically have the appearance of small manholes. 

10.1.12.4 Connection to Building Main Earth Bar 

The lightning protection system will be connected to the building main earth bar. The main earth bar will typically be 

found in the main switchroom for the building or at the point at which the electricity supply enters the building. 

10.1.12.5 Surge Protection Devices 

Transient over voltages are short duration, high magnitude voltage peaks. There are many causes of these over voltages 

but lightning strike can be the most extreme and can cause damage to the cabling installation through flashover, 

potentially resulting in loss of life through fire and electric shock. 

Transient over voltages can also be the cause of data loss and reduced life span or outright failure of sensitive electronic 

equipment. 

Telecommunication 

A site wide communications system will be provided with connections in all areas. The main communication cabinet will 

be located in the Vestry back office and will be 42U high, 800mm wide by 1,000mm deep, with front and rear lockable 

doors and 19” rack mountings front and rear, and heavy duty lockable castors. 

At this stage it is envisaged that the structured cabling will be over CAT6a. 

Structured wiring outlet faceplates will be from the same manufacturer as the structured cabling, fitted with CAT6a RJ45 

U/UTP shuttered outlets. 

Metalclad structured wiring outlets will be provided in areas such as plant rooms and external areas. 

Active switches will be provided in each patch cabinet to allow transfer of data to the main server cabinet. All equipment 

within the server cabinet will be provided by an ICT specialist appointed separately by the Client in accordance with the 

clients requirements e.g. speed, security, data transfer. 

All active equipment (Excluding active switches) will be provided by others e.g. telephones, computers, telephone 

exchange, server, routers, modems, wifi transmitters, software. 

The following data points will be required for this project. These are in addition to any other data requirements associated 

with the specified building services systems. E.g. BMS, control panels, security systems, etc. 

Dedicated telephone lines will be required for each individual security system, fire alarm and lift. 

Audio Video (AV) System 

Provision will be made for AV systems to be installed within the new and refurbished buildings as required. The AV system 

will generally include: 

• Display Lighting 

• Sound distribution system 

• Temporary control stage equipment stations 

• Cabling infrastructure 

• Power and Data connections for Flat Screen TV’s and projectors 

• Laptop connections will be provided to allow connection of laptops to the TV screen within the room. 

The complete AV system detailed requirements will be confirmed and specified by the Client.


Facilities for disabled 

10.1.15.1 Disabled toilet alarms 

A disabled alarm system will be provided in disabled toilets. The system will consist of a pull switch with red cord within 

easy reach, local reset button with re-assurance lamp and an alarm point over the outside of the entry door with red light 

and alarm buzzer. 

Alarms will be presented on a dedicated panel within each building at a normally manned location. 

It is envisaged that the system will be required to provide hearing enhancement system for hearing impaired people in 

some areas however this requirement is yet to be confirmed with the client and the design team. 

An ear symbol denoting the presence of an induction loop should be prominently displayed. A sign will explain clearly, to 

people using hearing aids, how they can benefit from the induction loop. 

10.1.15.3 Disabled Refuge System 

A two-way intercom system will be provided in each disabled refuge station in accordance with fire strategy and local 

mandatory requirements. 

A disabled refuge master station will be provided at the main entrance of the building and will be sited adjacent to the 

fire alarm panel. Direct 2-way communication will be provided between the master station and each disabled refuge 

outstations. 

Disabled refuge outstations will be provided within each disabled refuge areas. 

10.1.15.2 Hard of hearing induction loop system 

An induction loop system helps deaf people who use a hearing aid or loop listener hear sounds more clearly because it 

reduces or cuts out background noise. The induction loop is a small cable that goes round the perimeter of a room or 

listening area and forms a loop. Both ends of the cable are connected to the output of a specialist design loop amplifier. 

A current from the loop amplifier powers the cable and the amplifier gets its signal from a direct sound source. This can 

be a microphone placed in front of the person speaking or it can be a connection into a TV, PA system, laptop or DVD 

player. The resulting electric current in the induction loop produces a magnetic field. The hearing aid user can pick up this 

field when they switch their hearing instrument to the T position. The user is then able to hear audible sound very clearly. 

Overspill may occur when a loop system is being used, whereby the signal from the loop reaches outside the loop area. 

This means that privacy cannot be guaranteed in a room where a loop is fitted. 

Each disabled refuge outstations will be flush mounted and consist of a two-way speech unit and call button. The system 

will have battery backup for standby duration of 24 hours and 3 hours operational capacity. 

The complete system will be wired will be wired in soft skin cable, suitably enhanced for the area installed. 

10.2 Electric Vehicle Charging Points 

No EV charging is proposed for this project.

10.3 Photo-Voltaic system on the roof 

System description 

A photovoltaic system, also known as a solar PV system, is an energy system that is designed to transform the energy 

from the sun into electricity by means of photovoltaics. This system is safe, reliable, low-maintenance, and provides green 

energy without on-site pollution or emissions. 

To maximise the feasibility of the system, at this stage, it is recommended to utilise the majority of the multi-use hall roof 

which can be made relatively easily and safely accessible from the Level 1 plant deck by means of stairs. 

An extensive Photo-Voltaic system can be accommodated on the main church roof. 

PV system maintenance 

The objective is to reduce health and safety risk associated with the PV system and its maintenance. The PV system will 

be designed with appropriate access and maintenance. 

The system will be fully coordinated with other aspects of the project such as Architecture, plant, wildlife, etc. 

Cleaning of the PV system 

Most of the time the rain will keep the solar panels clean. However, a build-up of dirt can affect the system performance. 

The degree of soiling will depend on the weather. In extreme case, when dust accumulates, the PV can experience 

significant energy production reduction. The design of the system will aim to minimise uneven soiling either through 

tilting the panels at 10 plus more degrees, regular cleaning regime may be utilized to increase the overall system 

efficiency. 


35 HYB 

ASS'D ROU 

1 x 75 

35 Hyb AR 

TEMPLE GATE M S/S - MATTHENS & SKAILES ETC 

DB 

1x 100 

PL 

R 

35 Hyb AR 

LE 

TELEPHONE DEAD 

PL 

SHELL 

185 3c WCON 03/2006 

0.06 CU 11kV NE 11/1958 

2 - D.C. NOT SHOWN 

0.2 4c NC 12/1958 

P 

LE 

LE 

G 

0.007 2c NC 

P 

2 x 100 

0.2 4c NC 

P 

0.2 4c NC 12/1958 

0.2 4c NC 

3 x 

P 

LE 

P 

185 3c WCON 03/2006 

2 - D.C. NOT SHOWN 

185 3c WCON 03/2006 

0.2 4c NC 

4 x 150 

P 

2x 

LE 

PL 

LE 

R 

R 

P 

LE 

LE 

LE 

LE 

c/c 

P 

LE 

LE 

LE 

P 

LE 

PL 

R 

PL 

R 

LE 

LE 

PL 

P 

PL 

G 

BT 

P 

ALK 

PL 

ALK 

P 

LE 

PL 

P 

LE 

PL 

R 

LE 

ALK 

PL 

P 

G 

PL 

B 

R 

P 

LE 

PL 

0.3 4c AL NC 

B 

LE 

4c 

LE 

TS 

R 

PL 

R 

LE 

R 

LE 

R 

LE 

LE 

LE 

G 

LE 

LE 

300 3c WCON 01/2000 

185 CAS 11kV 01/2000 

185 CAS 11kV 01/2000 

LE 

LE 

ALK 

LE 

1 x 100 

PL 

TECHNO HOUSE - LONDON LFE 

REDCLIFFE ST - TECHNO HOUSE 

0.0225 2c 

G 

PL 

PL 

G 

Service 

Route 

Unknown 

TS 

G 

300 3c WCON 01/2000 

PL 

G 

PL 

G 

95 3c CON NC 

300 3c WCON 01/2000 

3 X HTS DEAD 

95 3c CON NC 

Route 

Unknown 

PL B 

3 X 

PL 

B 

LE 

LE 

PL 

R 

MB 

PL R 

LE 

PL 

2 x 

B 

PL 

B 

LE 

LE 

Service 

Route 

Unknown 

LE 

R 

PL 

G 

L2 

PL 

R 

LE 

PL 

G 

PL 

LE 

LE 

PL 

G 

Service 

Route 

Unknown 

PL G 

PL 

R 

LE 

PL 

B 

PL 

R 

LE 

PL 

PL 

.007T 

B 

B 

PL 

G 

PL 

B 

3ph 

1 x 75 

35 Hyb NC 

CANYNGE ST-WEAVERS HOTEL ETC 

3 x 300 1c TxAL EPR 11kV 07/2007 

3 x 300 1c TxAL EPR 11kV 07/2007 

CANYNGE ST-LONDON LIFE 

REDUNDANT 

7 

Playground 

SJT 

SJT 

2 x 150 

3 x 300 1c TxAL EPR 11kV 07/2007 

3 x 300 1c TxAL EPR 11kV 07/2007 

1 X 5" PLASTIC 

DC (NOT SHOWN) 

0.05 CU 6.6kV NE 

0.2 CU 6.6kV NE 

0.2 CU 6.6kV NE 

0.2 CU 6.6kV NE 

25 Hyb 

CANYNGE ST-LONDON LIFE 

3 x 185 1c TxAL EPR 11kV 02/2008 

CANYNGE ST-WEAVERS HOTEL ETC 

1 X 5" 

NO RECORD 

OF SERVICE 

SJT 

185 CAS- 

185 EPR 

SJT 

185 EPR- 

185 CAS 

95 3c CON NC 

0.0225 4c NC 

300 3c WCON 01/2000 

8823 

11/3028 

DRAGONARA 

LV 

HOTEL 

0.2 4c NC 

0.3 4c 

Playground 

11/1714 

BROUGHTON 

HOUSE 

25 Hyb 

1 x 125 

0.2 4c NC 

El Sub Sta 

0011 

185 4c SAC 02/1974 

2 x 150 

185 3c WCON 12/2001 

0.1 4c 

SPSL 

PHOENIX HOUSE-BROUGHTON HOUSE ETC 

7046 

0.3 4c 06/1964 

0.2 4c 06/1964 

0.2 4c 06/1964 

TJT 

16 c/c 

BJT 

LDB 

185 4c SAC 

PH 

SJT 

SJT 

SJT 

3x 3 x 185 1c TxAL EPR 11kV 06/2015 

25 Hyb 

SJT 

TJT 

1 to 54 

Proctor House 

0.1 4c 06/1964 

1 x 100 

1 x 150 

LB 

0.04 4c 

0.04 4c 

TJT 

BJT 

0.1 4c NC 10/1934 

185 4c SAC 

1 x 6" 

SJT 

0.3 AL 11kV 01/1969 PHOENIX HOUSE-BROUGHTON HOUSE 

0.3 AL 11kV 

95 3c WCON 12/2002 

16 c/c 

0.2 4c 

1 to 22 

95 3c WCON 12/2002 

95 3c WCON 12/2001 

16 c/c 

0.1 4c 06/1938 

0.2 4c 

BJT 

SJT 

1 x 100 

SJT 

TJT 

25 3c 

0.1 4c 06/1938 

0.2 4c 

BJT 

3ph Unknown NC 

11/4081 

TECHNO 

0.3 4c AL 01/1969 

PHOENIX HOUSE-BROUGHTON HOUSE 

0.05 CU 11kV NE 

0.15 CU 11kV 

SJT 

0.15 CU 11kV 

0.3 AL 11kV 

0.2 4c 

Magdalana 

3ph REDUNDANT 

185 3c WCON 12/2001 

0.2 4c 

2 x 100 

0.3 AL 11kV 01/1969 

0.3 CU 11kV 03/1964 

0.3 4c 06/1964 

0.2 4c 06/1964 

1 x 150 

0.2 4c 06/1964 

0.3 4c 06/1964 

0.3 3c NC 

0.2 4c 06/1964 

TJT 

0.2 4c 06/1964 

0.3 3c NC 

7043 

0.2 4c 06/1964 

4136 

2 x 150 

SOMERSET SQUARE 

2 x 150 

0.3 3c NC 

4136 

Posts 

4136 

Warning: PDF designed for A3 colour print only with no page scaling. 

Bristol School Meals 

0.007 2c 

Court 

LE 3ph 

0.04 4c 

7046 

3ph 

0.05 CU 6.6kV AT 11kV NE 

0.05 CU 11kV NE 

1x 100 

0.15 4c AL IN 

0.15 4c AL 

0.04 4c 

SJT 

0.2 4c 


0.15 CU 6.6kV PHOENIX AT 11kV 

HOUSE-BROUGHTON HOUSE ETC 

6939 

7046 

SJT 

16 c/c 

1 x 150 

1 x 100 

0.2 4c 

0.15 4c AL 

LDB 

0.2 4c TAILS 

0.2 4c 

0.2 4c 

1 x 100 

0.1 4c 08/1964 

1068 

0.04 4c 

SJT 

SJT 

PL 

R 

0.04 4c 

0.04 4c 

25 Hyb 

0.1 4c 10/1964 

0.04 4c 

SJT 

1 x 100 

.007T 

SJT 

PHOENIX HOUSE-BROUGHTON HOUSE ETC 

9 

10 

8 

12 

11 

Dr White's 

Close 

0.04 4c 

7043 

0.1 4c 10/1964 

1 to 54 

Patterson House 

1 x 100 

.007T 

1 x 150 

Training Centre 

0.04 4c 

0.04 4c 

COM 

25 Hyb 

U/A Pillar 

} 

1 

0.2 4c 


0.15 CU 6.6kV AT PHOENIX 11kV HOUSE 

-BROUGHTON HSE ETC 

0.007 2c 

} 


0.15 CU 6.6kV AT 11kV 

SJT 

0.15 4c AL 

18 

SETBACK APRIL '62 

SJT 

SJT 

0051 


0.1 CU 11kV NE 

SETBACK 

NOV '62 

0.2 4c 

0.1 CU 11kV NE 


SJT 


SJT 

Methodist 

Church 

SJT 

0.2 CU 11kV 

PREWETT STREET 

0.06 4c 

0.15 4c AL 

SJT 

SJT 

35 Hyb NC 

SPSL 

portwall lane offices 

0.1 4c 04/1946 

0.3 4c 

BJT 

0.25 4c 

SJT 

SJT 

25 Hyb 

25 3c Hyb 

25 3c Hyb 

1 x 100 

25 3c Hyb 

0.2 4c NC 

0.2 4c NC 

185 3c CON NC 

0.2 4c NC 

185 3c WCON 03/2006 

0.25 4c NC 06/1947 

185 3c WCON 03/2006 

185 3c WCON 03/2006 

CANYNGE STREET 

0.2 4c NC 

185 3c WCON 03/2006 

185 3c WCON 03/2006 

0.2 4c NC 

185 3c CON NC 05/1989 

SJT 

185 3c WCON 

185 3c WCON 

2 x 125 

0.007 2c 

185 3c WCON 

SJT 

BJT 

95 3c WCON 

185 3c CON 

0.2 4c 06/1929 

0.2 4c 

0.06 4c 

0.1 4c 08/1964 

0.04 4c 

35 Hyb AR 

25 Hyb 

TJT 

SJT 

SJT 

185 3c WCON 

DC NOT SHOWN 

SJT 

0.2 4c 

0.2 4c 

0.2 4c 

0.2 4c 

0.2 4c 

0.2 4c 08/1938 

0.2 4c 08/1938 

0.023 2c 

95 3c CON 

PL 

B 

1 x 150 

1 x 150 

PL 

R 

0.05 4c NC 06/1941 

16 c/c 

1 x 150 1 x 150 

SPSL 

SJT 

0.2 4c 

9.8m 

185 CAS 11kV 10/1981 

25 Hyb 

REDCLIFFE ST- TECHNO HOUSE 

TEMPLE GATE M -MILES DRUCE 

TEMPLE GATE M -MATTHEWS & SKAILES ETC 

TEMPLE GATE M -PORTWAL LANE No 2 ETC 

TEMPLE GATE M -PORTWAL LANE No 1 

1 x 100 

0.007 2c 

0.2 4c 08/1938 

0.3 4c AL 

16 c/c 

SJT 

SJT 

0.2 4c 

542 

REDUNDANT 

11025752 

AD SIGNS 

25 Hyb NC 

25 Hyb NC 

DISC 

CAPPED IN PILLAR 

1645 

TJT 

0.2 4c 

185 CAS 11KV 10/1981 

REDCLIFFE ST - TECHNO HOUSE 

2 x 150 

0.2 4c 08/1938 

LDB 

185 4c SAC TAILS 

542 

1 x 100 

KIOSK 

REDCLIFFE WAY 

1 x 150 

1 x 150 

1 x 150 

0.05 4c 0.05 4c 

1 x 150 

0.0225 4c NC 

16 c/c 

9.8m 

AD SHELL 

25 HYB 

TCB 

ADSIGN 

520 

Techno House 

0.3 4c AL 01/1969 

Townsend House 

8.5m 

9311 

TELE 

SJT 

Warehouse 

69 to 75 

P P P 

P 

DISC EX 

PAY AND DISPLAY 

MACHINE 

35 Hyb AR 

40 

2 x SJT 

185 Con - 

0.3 4c 

0.06 CU 11kV NE 

rehouse 

11/4193 

OMAS STREET 

ST THOMAS STREET 

3 X 185 1C TXAL EPR 11KV NE 01/2005 

25 Hyb 

2 x Pipe 

PORTWALL LANE 

Chatterton House 

520 

522 

Hotel 

522 

1 x 6" E/W 

DEAD 

520 

6047 

UNKNOWN SIZE 11kV NE 

2 X 185 EPR ROUTES NOT RECORDED 

NETWORK SERVICES TO CONFIRM POSITION 

9311 

1762 

9311 

0.06 CU 11kV NE 11/1958 

SJT 

0.05 CU 11kV NE 

DRUCE (DEAD) 


2xPIPES 

CROSSING 

/ ROUTE 

TO BE CONFIRMED 

SJT 

SJT 

(course of) 

UNKNOWN SIZE 11kV NE 

4 x DC (NOT SHOWN) 

2 x 

TELE DEAD 

0.2 4c 

PHIPPEN STREET 

2 x 6" SPARE 

520 

1762 

REDUNDANT 

0.4 4c 

NOV 36 

9.1m 

3 X 185 1C TXAL EPR 11KV 10/2004 

SJT 

0.2 4c 08/1939 

SPSL 

7/0.036 2c 

SJT 

2 x 150 

1 x 100 

1 x 100 

1 x 150 

2 x 150 

2 X REDUNDANT 

TCB G 

INNER PIPE SPLIT 

25 Hyb 

1 x 150 

1 x 150 

BM 13.40m 

SJT 

SJT 

EWS & SKAILES ETC (DEAD) 

BJT 

AL LANE NO 2 ETC (DEAD) 

AL LANE NO 1 (DEAD) 

LDB 

3 X 185 1C TXAL EPR 11KV 10/2004 

3 x UNKNOWN SIZE 11kV NE 

PP 

0.0225 2c 

0.2 4c 08/1939 

SPSL 

BJT 

SJT 

SJT 

0.2 4c 

0.2 4c 

SJT 

0.2 4c 08/1939 

TJT 

SJT 

0.2 4c 

1 x 100 

0.2 4c 

7/0.036 2c 

SJT 

BJT 

1 x 100 

0.0225 2c 

0.3 4c AL 01/1969 

520 

SJT 

PUMP LANE 

SM 

7 

185 AL 11kV 10/1972 

SM 

SM 

25 3c Hyb 

SJT 

0.007 2c 

TJT 

564 

1 x 100 

1 x 100 

PL R 

1068 

95 3c CON NC 05/1987 

95 3c CON NC 

BJT 

0.3 4c NC 

SJT 

95 4c WCON 07/1990 

SPSL 

SPSL 

SPSL 

SPSL 

SJT 

SJT 

SJT 

SJT 

BJT 

BJT 

95 3c CON NC 07/1989 

0.04 4c 

0.0225 2c 

25 Hyb 

0.0225 4c 

SJT 

IN SHELL 

0.2 4c 

7/0.036 2c 

Contact Us 

Mapping Enquiries: General Enquiries: 

All areas 0121 623 9780 All areas 0800 096 3080 

0.2 4c 

0.4 4c NC 

185 3c WCON 05/2007 

Report damage immediately – KEEP EVERYONE AWAY FROM THE AREA 

0800 6783 105 

1 x 100 

0.2 4c 

0.2 4c 

0.2 4c 

IMPORTANT NOTICES 

• This information is given as a guide only and its 

accuracy cannot be guaranteed. Services or recent 

additions to the network may not be shown. 

• Cables, overhead lines & substations owned by other 

electricity network owners or private companies may 

be present and may not be shown. 

• You should always verify exact locations of cables 

using a cable locator and by careful use of hand tools 

in accordance with HSE guidance note HSG47. 

• When working within 10m of any overhead electric 

line you should follow the requirements of HSE 

Guidance Note GS6. 

• For further advice on working near our electricity 

cables or lines, call our Contact Centre on 0800 096 

3080. 

• Advice should be sought from the Western Power 

Distribution Contact Centre for any work that is to 

take place in proximity to 66kV or 132kV underground 

cables and 66kV 132kV overhead lines – 0800 096 

3080 

 

Date Requested: 29/11/2019 

Job Reference: 17121747 

Site Location: 359117 172293 

Requested by: Mr Patrick Andrews 

Your Scheme/Reference: St Mary Redcliffe 

Exact Scales: 

1:1250 Area or Circle dig site 

1:500 Line dig site 

Overhead Line 

SURF Telecoms 

S S 

Link Box 

Site Location 

PL 

Service 

LV 

HV (11kV) 

HV (33kV) 

HV (66kV) 

HV (132kV) 

PME Earth 

Underground 

Earth 

Underground Cable 

Pilot Cables 

P P 

Pole Mounted 

Transformer 

0.06 4c 

Line/Area 

 

E 

Ground Mounted 

Transformer 

.0225T 

Crown Copyright © All Rights Reserved. Ordnance Survey Licence 

numbers: 100022488, 100024877 & 100021807. 

WPD Copyright: This copy has been made by or with the authority of 

Western Power Distribution (WPD) pursuant to Section 47 of the 

Copyright Designs and Patents Act 1988 unless that Act provides a relevant 

exception to copyright the copy must not be copied without the prior 

permission of the copyright owner 

1 x 100 

Temple Colston 

0.3 3c NC 

t Mary Redcliffe and Temple School

St Mary Redcliffe Project 450 RIBA 2 Stage End Report

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