HORNSEY TOWN HALL RENAISSANCE HORNSEY TOWN HALL CREATIVE TRUST - - PowerPoint PPT Presentation

HORNSEY TOWN HALL RENAISSANCE HORNSEY TOWN HALL CREATIVE TRUST HARINGEY COUNCIL

1.0 Introduction by Paul Smith - Haringey Planning Authority 2.0 David Williamson - Haringey Council 3.0 Graeme Jennings - Hornsey Town Hall Creative Trust 4.0 Fanos Panayides - John McAslan + Partners

SPEAKERS

COMMUNITY PARTNERSHIP

Haringey Council and the Hornsey Town Hall Creative Trust are work- ing closely together to bring their vision into a reality. Together, the Council and Trust have worked with John McAslan + Partners and Capita Symonds to develop an innovative solution that meets community needs

THE VISION

“A world-class model of civic renaissance, an arena for all that harnesses a spirit of progress, community, creativity and enterprise for future generations in Haringey, London and beyond.”

PROJECT AND APPROACH

PROJECT AND APPROACH

Income Receipts from

• development set Capital

budget for Town hall Works Appropriate Scale for

• Conservation Area and

setting of Listed buildings Appropriate materials,

• massing and Quality

Planning Constraints

• Client/Community
• Aspirations for mix of uses

Scope of heritage

• restoration required

Extent of refurbishment as

• community /cultural centre

TOWN HALL REBURBISHMENT Identify viable mix of

• uses in line with project

aspirations Identify scope and extent

• f uses required

Financially sustainability

• perating model with no

external subsidy BUSINESS PLAN

FACILITATING DEVELOPMENT

PROJECT AND APPROACH

HORNSEY TOWN HALL

FACILITATING DEVELOPMENT TOWN HALL REBURBISHMENT BUSINESS PLAN

CONTEXT APPRAISAL

HORNSEY TOWN HALL

Finsbury Park Underground King’s Cross and Euston Mainline

H A R I N G E Y

Central London St Paul’s Cathedral

5 M I L E S

CITY CONTEXT

5 m i n s w a l k 1 m i n s w a l k 1 5 m i n s w a l k 2 m i n s w a l k 2 5 m i n s w a l k Harringey Green Lanes South Tottenham Seven sisters Crouch Hill Finsbury Park Upper Holloway Harringey Hornsey Alexandra Palace Manor House Turnpike Lane Wood green Arsenal Archway Highgate

Hornsey Town Hall

Cinemas Theatres Music Comedy Libraries Art galleries

CULTURAL MAP

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE. WELL PROPORTIONED PUBLIC AMENITY SPACE

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE. WELL PROPORTIONED PUBLIC AMENITY SPACE ASSESS VEHICULAR TRAFFIC PATTERNS

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE. WELL PROPORTIONED PUBLIC AMENITY SPACE ASSESS VEHICULAR TRAFFIC PATTERNS EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE

SUN PATH

HORNSEY TOWN HALL

SITE APPRECIATION

CLINIC BROADWAY ANNEX HORNSEY LIBRARY MEWS T H E B R O A D W A Y HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE. WELL PROPORTIONED PUBLIC AMENITY SPACE ASSESS VEHICULAR TRAFFIC PATTERNS EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE PRIME FRONTAGE FOR NEW FACILITATING DEVELOPMENT TO ENHANCE STREETSCAPE

SUN PATH

HORNSEY TOWN HALL

Maintain and enhance setting of

• Listed Building

Fundamentally improve visibility and

• connectivity of main entrance from

High Street Reinforce North-South pedestrian

• routes through site and permeability

Identify possibilities for new public

• realm and greater connectivity with
• ther areas of interest

Introduce common language of

• appropriate materials for the public

realm Promote extended programme of uses

• for arts activities in Public Square

Encourage enhancements to local and

• wider transport to improve access and

connectivity to local amenities Reinforce and compliment local

• character and townscape

DEVELOPMENT PRINCIPLES

BUILDING APPRAISAL

LOWER GROUND FLOOR PLAN

Supper Room East Wing

High Signifi cance Signifi cant Some Signifi cance Neutral with signifi cant elements Detrimental

BUILDING APPRAISAL

GROUND FLOOR PLAN

Assembly Hall Assembly Foyer West Wing East Wing Entrance Hall Rates Office Link Block

Green Room

Historic and Architectural Significance Drawings

FIRST FLOOR PLAN

Assembly Hall Committee Rooms West Wing East Wing 1st Floor Landing Council Chamber Link Block

Green Room

BUILDING APPRAISAL

High Signifi cance Signifi cant Some Signifi cance Neutral with signifi cant elements Detrimental

SECOND FLOOR PLAN

West Wing East Wing 2nd Floor Landing Link Block

Historic and Architectural Significance Drawings

ASSEMBLY HALL BLOCK COUNCIL CHAMBER BLOCK EAST BLOCK LINK BLOCK WEST BLOCK

BUILDING APPRAISAL

Building Organisation

TOWN HALL PROPOSALS

PERFOR- MANCE / EVENT SPACES CINEMA / FILM OFFICES / ENTERPRISE SUITES RESTAURANT / CAFE / BAR RETAIL COMMUNITY MEETING SPACES EDUCATION WORKSHOPS / STUDIOS RESIDENTIAL

Design Components

EXHIBITION

OPTIMISING BUSINESS PLAN

Usage Mix and Flexibility

ACCOMODATION TYPES RELATIVE AREAS FUTURE FLEXIBILITY

CINEMA / FILM CINEMA / FILM EXHIBITION PRIMARY EVENT SPACES EHHIBITION EHHIBITION RESIDENTIAL RESIDENTIAL CINEMA / FILM GROSS AREA GROSS AREA OFFICE / ENTERPRISE SUITES OFFICE / ENTERPRISE SUITES EDUCATION WORKSHOPS / STUDIOS EDUCATION WORKSHOPS / STUDIOS EDUCATION WORKSHOPS / STUDIOS COMMUNITY MEETING SPACES RESTAURANT / CAFE / BAR RESTAURANT / CAFE / BAR RESTAURANT / CAFE / BAR RETAIL RETAIL PRIMARY EVENT SPACES PRIMARY EVENT SPACES

ASSEMBLY HALL DRAMA, CONFERENCES, CLASSICAL, JAZZ, ROCK, SPORT, DANCE, CINEMA, COMMUNITY ACTIVITIES - FETE RESIDENTIAL WING SUPPER ROOM MULTI PURPOSE SPACE, YOUTH SERVICES, STUDIO EXHIBITION SPACES ART GALLERY, COMMUNITY EVENTS, JUMBLE SALES PUBLIC SQUARE OUTDOOR PERFORMANCE, VENTS, PUBLIC ART COMMITTEE ROOMS AND PERFORMANCE SUITE STUDIO THEATRE, FILM CLUB, REHEARSAL SPACE, DRAMA STUDIO ROOF TOP TERRACE OVERLOOKING SQUARE

FUNCTIONS

Adjacency and Distribution

ROOF TERRACE TO COMMITTEE ROOMS RESIDENTIAL EXTENSION TO EAST WING NEW OPENINGS FROM EVENT SPACE ONTO READING GARDEN BLACK BOX PERFORMANCE SPACE BALCONY TO ASSEMBLY HALL VERTICAL DIVISION OF THE ASSEMBLY HALL NEW GET-IN ARRANGEMENTS TO THEATRE NEW TERRACE TO CENTRAL COURTYARD NEW OPENINGS FROM CAFE ONTO SQUARE NEW OPENINGS FROM LOWER GROUND STUDIOS TO GARDEN COURTYARD

KEY ARCHITECTURAL MOVES

REPLACEMENT OF SPRUNG FLOOR RETRACTABLE RAKED SEATING RENEWED STAGE NEW SEPARATING WALL AND SOUND/LIGHT LOBBY NEW ABOVE STAGE TECHNICAL ZONE ACOUSTIC ISOLATION OF ROOF ACOUSTIC TREATMENT OF WINDOWS AND MEANS OF BLACK- OUT PERFORMANCE LIGHTING BRIDGES BLACK BOX PERFORMANCE SPACE BAR/FOYER AREA REPAIRED TIMBER PANELLING AND INTERNAL FINISHES FOYER TO FRONT SQUARE BAR/LOUNGE OVERLOOKING TOWN SQUARE

ASSEMBLY HALL

ROOF TOP TERRACE

NEW LIFT CORE PROVIDING DISABLED ACCESS BAR LOUNGE FUNCTION COMMITTEE ROOMS REINSTATED TO ORIGINAL SIZE REFURBISHED PANELLING TOILETS NEW ‘BLACK BOX’ PERFORMANCE SPACE NEW CONTROL BOX EXISTING STAIRCASE BAR / FOYER AREA NEW SOUND / LIGHT LOBBY AND ACCESS TO ASSEMBLY HALL ASSEMBLY HALL

COMMITTEE ROOMS AND PERFORMANCE SUITE

NEW ROOF LIGHT TO ‘BLACK BOX’ FOYER READING & EVENT GARDEN LIBRARY TERRACE AND READING STEPS POTENTIAL OPENING FROM REAR OF TO LIBRARY TO GARDEN NEW OPENING FROM EVENT & FUNCTION SPACE TO GARDEN RAMPED ACCESS TO GARDEN

NEW OPENING TO READING GARDEN

ACCESS TO ROOF TERRACE NEW LIFT ACCESS TO ALL LEVELS EXISTING LIFT ACCESS TO ALL LEVELS FOR RESIDENTIAL USE EXISTING LIFT ACCESS TO ALL LEVELS PRINCIPAL ENTRANCE LEVEL ACCESS AT LOWER GROUND FLOOR RAMPED ACCESS TO EVENT GARDEN

ACCESS STRATEGY

Fully accessible Building

• Introduction of sensitive interventions
• Refurbishment of existing heritage lifts
• New centralised lift in Assembly Hall Block
• serving all levels

Level access to courtyard spaces and surrounding

• site

FACILITATING DEVELOPMENT

Design Components

New build Block A New build Block B Broadway Annexe Mews HTH East Wing Hornsey Town Hall Substation Link Building

NEW BUILD MEWS BLOCKS

NEW BUILD RESIDENTIAL COMPRISING 4 NO. MEWS HOUSES 2 1/2 STOREYS RESIDENTIAL NSA 5,993 SQFT

NEW BUILD RESIDENTIAL BLOCK A

66 DWELLINGS ARRANGED OVER 5 STOREYS WITH UNDERCROFT AND BASEMENT PARKING NSA 51,045 SQFT

TOTAL RESIDENTIAL NSA 98,314 SQFT LINK BLOCK BUILDING

6 RESIDENTIAL DWELLINGS ARRANGED OVER 4 STOREYS NSA 4,433 SQFT

BROADWAY ANNEXE BUILDING WEST

CONVERSION AND EXTENSION TO ACCOMMODATE 8 RESIDENTIAL DWELLINGS AT FIRST AND SECOND FLOORS NSA 4,799 SQFT

HTH EAST WING

13 RESIDENTIAL DWELLINGS INCLUDING 2 ROOF EXTENSIONS ON THE 3RD FLOOR NSA 11,707 SQFT

NEW BUILD BLOCK B

26 DWELLINGS ARRANGED OVER 5 STOREYS NSA 20,336 SQFT

EXISTING BUILDINGS PROPOSED NEW BUILDINGS SITE AREA REFURBISHED EXISTING BUILDINGS SURROUNDING BUILDINGS

LANDSCAPE AND EXTERNAL WORKS

Site Plan

MASS AND SCALE

Site Section

BLOCK A BLOCK B TOWN HALL TOWN SQUARE

ELEVATIONAL TREATMENT

West Elevation

BLOCK A HARINGEY PARK

ELEVATIONAL TREATMENT

Haringey Park Elevation

HORNSEY LIBRARY BLOCK A HARINGEY PARK

ARCHITECTURAL LANGUAGE

Material Palette

ENVIRONMENTAL STRATEGY

Combined Heat & Power unit for clean and reduced

• carbon heat generation

Reduced water usage

• High performance glazing and wall insulation
• Cycle parking provision minimum 1 per dwelling
• Residential blocks located away from major street noise
• High efficiency low energy lighting
• Natural ventilation and light
• Waste and recycling facilities

LANDSCAPE AND EXTERNAL WORKS

Analysis

PRIMARY DESIRE LINES BUILDING ENTRANCES SECONDARY DESIRE LINES PEDESTRIAN ROUTES PEDESTRIAN SITE ENTRANCES BUILDING ENTRANCES SECONDARY PEDESTRIAN ROUTESMAIN

LANDSCAPE AND EXTERNAL WORKS

Site Plan

LANDSCAPE AND EXTERNAL WORKS

Precedent / Reference Images

LANDSCAPE AND EXTERNAL WORKS

Town Square

• 1. THE VILLAGE GREEN
• 2. THE TOWN SQUARE
• A. BUS STOP/SHELTER
• B. RAISED SEATING PLANTER
• C. RELOCATED FOUNTAIN
• D. KIOSK
• E. FEATURE PAVING BANDS

[EVENT SPACE]

• F. INFORMAL SEATING
• G. BIKE STANDS
• H. TEMPORARY PAVILIONS/STALLS

LANDSCAPE AND EXTERNAL WORKS

Flexibility

A FLEXIBLE SQUARE WITH MAJOR EVENTS ARRANGEMENT A FLEXIBLE SQUARE FOR TEMPOARY EVENTS & EVERYDAY USE

LANDSCAPE AND EXTERNAL WORKS

Market

LANDSCAPE AND EXTERNAL WORKS

Event / Screening

LANDSCAPE AND EXTERNAL WORKS

Town Square

LANDSCAPE AND EXTERNAL WORKS

Town Square

PHASING

Lower Ground Plan Ground Plan

PHASING

First Floor Plan Second Floor Plan

LAYOUTS

Lower Ground Plan Ground Plan

LAYOUTS

First Floor Plan Second Floor Plan

Proposals: Enabling Development £6m

New Build Block A 4 storeys New Build Hatherley Gdns 2.5 storeys

NEW BUILD RESIDENTIAL HATHERLEY GARDENS GEA 375sqm BLOCK A (4 STOREYS) GEA 3715sqm REFURBISHED FOR RESIDENTIAL HTH EAST WING (as existing) GEA 1606sqm BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm

Proposals: Enabling Development £8m

New Build Block A 4 storeys New Build Hatherley Gdns 2.5 storeys

NEW BUILD RESIDENTIAL HATHERLEY GARDENS GEA 375sqm BLOCK A (4 STOREYS) GEA 6359sqm REFURBISHED FOR RESIDENTIAL HTH EAST WING(as existing) GEA 1606sqm BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm

Proposals: Enabling Development £8m

New build Mews 1/2 storeys. Single storey roof extension Single storey roof extension Service pavillion

NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD RESIDENTIAL BLOCK A (3/4 STOREYS) GEA 4970sqm HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD PAVILLION GEA 30sqm BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 900sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm 1ST FLOOR RETAINED GEA 584sqm

New Build Block A 3 storeys New build Block A 3/4 storeys

Proposals: Enabling Development £8m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New Build Block A 4 storeys New build Mews 1/2 storeys. Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (3/4 STOREYS) GEA 4970sqm BLOCK B (4 STOREYS) GEA 1840sqm

New build Block A 4 storeys New build Block B 4 storeys

Proposals: Enabling Development £8m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New build Block A 6 storeys New Build Block A 4 storeys New build Mews 1/2 storeys. Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (4/6 STOREYS) GEA 6,935sqm

Proposals: Enabling Development £10m

New Build Block A 5/6 storeys New Build Block B 4 storeys New Build Hatherley Gdns 2.5 storeys

NEW BUILD RESIDENTIAL HATHERLEY GARDENS GEA 375sqm BLOCK A (4 STOREYS) GEA 7,250sqm BLOCK B (4 STOREYS) GEA 1,880sqm REFURBISHED FOR RESIDENTIAL HTH EAST WING(as existing) GEA 1606sqm BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm

Proposals: Enabling Development £10m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New Build Block A 4 storeys New build Mews 1/2 storeys. New build Block B 4 storeys Single storey roof extension Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (4/5 STOREYS) GEA 6335sqm BLOCK B (4 STOREYS) GEA 1840sqm

New build Block A 5 storeys

Proposals: Enabling Development £10m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New build Mews 1/2 storeys. New build Block B 4 storeys Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (5/7 STOREYS) GEA 8,300sqm BLOCK B (4 STOREYS) GEA 1840sqm

New Build Block A 5 storeys New build Block A 7 storeys

Proposals: Enabling Development £10m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New build Mews 1/2 storeys. Single storey roof extension Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (5/7 STOREYS) GEA 8300sqm

New Build Block A 5 storeys New build Block A 7 storeys

Proposals: Enabling Development Maximum Development Option

HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New build Mews 1/2 storeys. New build Block B 4 storeys Single storey roof extension Single storey roof extension Service pavillion

BROADWAY ANNEX BUILDING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm NEW BUILD RESIDENTIAL BLOCK A (5/7 STOREYS) GEA 8,300sqm BLOCK A SUBSTATION SITE (4 STOREYS) GEA 800sqm BLOCK B (4 STOREYS) GEA 1840sqm

New Build Block A 5 storeys New build Block A 7 storeys

Proposals: Enabling Development £8.5m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New Build Block A 4 storeys New build Mews 1/2 storeys. New build Block B 4 storeys Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (4/6 STOREYS) GEA 5,050sqm BLOCK A SUBSTATION SITE (4 STOREYS) GEA 960sqm BLOCK A (3/4 STOREYS) GEA 900sqm

Single storey roof extension New build Block A 6 storeys

Proposals: Enabling Development £9m

BROADWAY ANNEX BUILDING REFURBISHED OFFICE (as existing) GEA 1384sqm SINGLE STOREY ROOF EXTENSION GEA 420sqm HTH EAST WING REFURBISHED FOR RESIDENTIAL (as existing) GEA 1606sqm SINGLE STOREY ROOF EXTENSIONS GEA 320sqm NEW BUILD MEWS BLOCKS 1/2 STOREYS GEA 520sqm NEW BUILD PAVILLION GEA 30sqm

New build Mews 1/2 storeys. Single storey roof extension Service pavillion

NEW BUILD RESIDENTIAL BLOCK A (3/6 STOREYS) GEA 4,750sqm BLOCK A SUBSTATION SITE (4 STOREYS) GEA 720sqm BLOCK B (3/5 STOREYS) GEA 1,800sqm

New Build Block A 4 storeys New build Block B 4 storeys

COSTS

Project Costs / Budget

Sale of CAB Residential

Total

LBH Internal Costs "On-Costs" Construction Project Contingency

Total Phase I £480,000 £10,500,000 £ £10,980,000 £528,000 £2,383,991 £10,413,000 £1,000,000 £ £14,324,991

• £3,344,991

1 2 3 4 5 6

Phase II £475,200 £2,160,000 £ £2,635,200

• £2,635,200

7

Phase III £503,800 £2,290,000 £ £2,793,800

• £2,793,800

1 2 7

Notes: 1 - Receipts from sale of CAB site 2 - Figure provided by Haringey Council - Estimated adjustment to Knight Frank's 98k NSA 0% AH scheme to reflect current scheme showing 3.8% Affordable Housing - subject to further developers appraisal 3 - London Borough of Haringey internal costs provided by Haringey December 2009 4 - Professional fees, surveys and investigations agreed and forecast to end of project provided by Capita Symonds February 2010 5 - Phase 1 construction cost from Stage D Cost Estimate prepared by Capita Symonds February 2010 6 - Project contingency figure provided by Haringey February 2010 7 - Estimated on-costs @ 22% of Construction Cost

Capital Receipts Capital Expenditure Capital Funding Gap

COSTS

Construction Cost Summary All Phases

PHASE 1 PHASE 2 PHASE 3 Building Works 3,479,000 610,000 750,000 Services 3,792,000 600,000 300,000 External Works 308,000 350,000 600,000 Contractors Prelims & Profit 2,080,000 400,000 430,000 Construction Contingency 966,000 200,000 210,000 Inflation

• 212,000

0% excl TOTAL 10,413,000 * 2,160,000 * 2,290,000 * GIFA (m2) 3,945 732 308 £/m2 £2,640 £2,951 £7,435 PHASE 1 PHASE 2 PHASE 3

COST ESTIMATE SUMMARY

Building Works Services External Works Contractors Prelims & Profit Construction Contingency

COSTS

Phase 1 Construction Cost Summary

PHASE 1 Substructure 358,000 Superstructure 919,000 Internal Finishes 650,000 FF&E 981,000 Services 3,716,000 Annexe Building 337,000 Demolition 165,000 External Works 292,000 Diversions 10,000 Contractor's Preliminaries 1,337,000 Contractor's OH&P 701,000 Contingency 946,000 TOTAL 10,412,000 Exc VAT GIFA (m2) 3,945 £/m2 £2,639 Note: *All sums have been adjusted to include for BCIS TPI forcast to 4Q 2010. This represent a -2% on current day prices

COST ESTIMATE SUMMARY

£358,000 £919,000 £650,000 £981,000 £3,716,000 £165,000 £292,000 £1,337,000 £701,000 £946,000 £337,000 £10,000 Substructure Superstructure Internal Finishes FF&E Services Annexe Building Demolition External Works Diversions Contractor's Preliminaries Contractor's OH&P Contingency