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Regis Centre
Bognor Regis
West Sussex
alexandra theatre bognor regis
September 2012
Synergy Construction & Property Consultants LLP
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LONDON
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RAEng / Cold Store Condenser
020 7928
1066
3 July
2012
020 7928 1099
Project No.225741
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214234 / JD
October 2012
Cold Store Condenser – Summary of Options
CONTENTS
Executive Summary
1.
Introduction, Brief and Terms of Reference
2.
Finance and Operation
3.
Architectural Analysis and Proposals
4.
Proposals:
- Site Plan (Existing)
- Site Plan (Proposed)
- Ground Floor Plan (Proposed)
- First Floor Plan (Proposed)
- Sections
- Models Views
5.
Preliminary Cost Analysis
6.
Conclusions and Recommendations
Appendix: Photographs of existing site
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
2
Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Executive Summary
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
3
Job No/Ref
214234 / JD
EXECUTIVE SUMMARY
Options for the improvement and redevelopment of the Alexandra Theatre Bognor have been studied by a team experienced
in arts business planning, theatre architecture and costing and theatre technical systems.
The current architectural and technical limitations of the building are many. The building has been studied within the context
of the site, including the planned adjacent redevelopment.
The potential for the theatre has been considered in terms of performances and audiences. Extensive consultations have been
undertaken with stakeholders. Audience demographics have also been studied in detail, within the limitations of the data
available from the current box office system (which is recommended to be replaced with a system which provides better
marketing information).
Externally the building is unattractive. Internally the auditorium is functional but lacks theatricality. Changes to the seating
arrangement and finishes could much improve this. A seating capacity of 430 is considered a realistic goal architecturally.
The venue has been found to have a key role in the community (including the University of Chichester and local amateur
performance groups) Recent research has suggested that the audience would be larger if the facilities were improved and
updated.
The basic theatre stage and auditorium sizes are suitable for much current and predicted South Coast touring performance
product. There is potential to develop a wider audience without competing with well-resourced venues within the catchment
area, rather the Alexandra Theatre should offer a distinct brand.
The stage is of acceptable size. Adding a flytower would be expensive and is not considered a priority within the limited
budget available, similarly a significant orchestra pit enlargement would not be cost effective. Some budget should be spent
on improvements to the theatre technical systems.
The building services systems are old and most will require replacement, not least to reduce energy use and hence running
costs.
The £1M budget would only cover health and safety and thermal efficiency improvements, redecoration, etc with no significant change to the theatre as perceived by the users.
Research should explore how to attract a more traditional theatregoing audience that does not attend at present. A strong marketing operation will be important.
The £3M budget would allow for modest improvement, but again would not make the step change considered necessary to
help ensure the future success of the venue.
The new facilities should encourage audiences to return on a regular basis. The needs of older and younger audience should
be particularly provided for, including those of University students.
The £5M budget would allow for a better context for the theatre. A new arcade is proposed as an extension of the existing
arcade, linking the town centre to the seafront, this will also create revenue from modest commercial units. There would also
be more welcoming foyers, a more theatrical auditorium, an improved scene dock, upgraded backstage facilities and a new
rehearsal studio.
The improved theatre should engage with the planned new adjacent developments to maximise daytime use and revenue, including more classes and workshops. Important spaces for inclusion in the redevelopment are studios (including an attractive
and secure rehearsal studio), gallery space, a cafe and a theatre-run bar for revenue.
The vision presented in this report for a transformed Alexandra Theatre, together with its covered arcade and commercial
outlets, and
the proposed regeneration of the surrounding seafront context, with its proposed new mixed use leisure, retail,
Preliminary Order
of Cost
A modest seat increase to maximum 450 seats allows for increased revenue (including from the annual Pantomime), above
hotel and residential developments, have the potential to reinvigorate this crucial, central area of Bognor Regis and provide a
for
this capacity the costs and risks would outweigh the benefits. Commercial facilities are likely to generate more income that a mutually stronger, more vibrant, attractive and sustainable future.
higher seat capacity.
Alexandra Theatre, Bognor Regis
A more detailed feasibility study is required to develop the findings of this initial study.
at
The theatre is currently disadvantaged by a lack of a significant, reliable income stream other than ticket sales, including no
bar income. A future bar income will be important; the proposals also include for rent income from modest newRegis
retail /Centre
food
Bognor Regis
and beverage outlets, in an arcade setting.
West Sussex
The theatre is not currently a strong business, with minimal revenue support. This limits the marketing operation. A new
income stream is therefore important.
Improved facilities will both attract larger audiences and make the theatre a more attractive venue for performers and touring
companies, with more drama, comedy, music, dance and children’s / family shows. More formalised relationships with the
University of Chichester and Chichester Festival Theatre are recommended. The theatre could also play a role in the Music
Hub programme.
The architectural and technical improvement have been based on three building cost scenarios (excluding fees, VAT, etc),
September 2012
namely £1M, £3M and £5M.
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
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LONDON
SE1 0HL
Tel:
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alexandra theatre bognor regis
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Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
1. Introduction, Brief and Terms of Reference
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
1. INTRODUCTION, BRIEF AND TERMS OF REFERENCE
Arun District Council (ADC) has commissioned a team lead by
Arup to advise on options for the improvement and redevelopment
of the Alexandra Theatre Bognor, which currently forms part of the
Regis Centre.
The team includes Burrell Foley Fischer, architects with considerable experience in the refurbishment and upgrading of performing
arts facilities; Quartet, who specialise in arts business planning and
Synergy, who are experienced in cost consultancy on projects of this
type
This report looks first at the business aspects of a future successful
Alexandra Theatre, including potential audiences. The conclusions
from this part of the study have been used to inform the preliminary
architectural concepts, which are then presented, based upon the
three construction costs scenarios (£1M, £3M and £5M) requested
by ADC.
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
6
Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
2. Finance and Operation
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
2. FINANCE AND OPERATION Brief
Our brief from Arun District Council is to examine the proposition that, with increased seating
capacity, the Alexandra Theatre would have a more sustainable future. Specifically the brief states:
The Alexandra Theatre, in its current form, has a limited capacity and stage area that is not
conducive to hosting mainstream performances. In order to overcome this obstacle the
Council is seeking a feasibility study to identify opportunities to maximise improvements at
a financially viable cost.
It is believed that with the ability to host a wider array of mainstream live
performance events the Alexandra Theatre will become a first choice venue for local and
touring production companies. Increased capacity will help to ensure additional revenue is
generated through increased ticket sales, thereby assisting the long-term viability of the
theatre.
Consultations
We have consulted extensively with stakeholders, users, regional organisations and producers. The
individuals to whom we have spoken are listed at Appendix A. The organisations are as follows:
Arun Arts Trust
Arun District Council
Bognor Regis Operatic Society
Chichester District Council
Preliminary OrderChichester
of CostFestival Theatre
for
John Spillers Productions
Rainbows Regis
Productions
Alexandra Theatre, Bognor
Regis Centre Ltd
at
St Modwen Developments
University of Chichester
Regis Centre
West Sussex County Council
Bognor Regis
West Sussex
Context
In assessing the potential growth factors for the Alexandra Theatre we need to consider the context
within which it works. The location of the Theatre presents both challenges and opportunities. Bognor
Regis has a population of some 62,000 (2001 census) and around a quarter of this number are over 65
years of age. On the other hand within 20 minutes’ drive-time there is a population of over 120,000.
Furthermore the University of Chichester continues to expand, particularly in the fields of music and
the performing arts. Students are not a significant factor in terms of theatre attendance but their role as
users of the theatre facilities can be further developed.
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
alexandra theatre bognor regis
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Tel:
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2. FINANCE AND OPERATION
We comment below on the potential market for the Theatre but the context is one of significant
competition from better funded and better provided facilities in the immediate region. Clearly the
leading competitor is Chichester Festival Theatre, a nationally funded producing house with a
powerful reputation. It seats 1200 people and the associated Minerva Theatre seats 283. CFT is about
to undertake a £22m redevelopment, which will further enhance its attraction for audiences. To the
East, and within 30 minutes’ drive time of the Alexandra Theatre, there are The Connaught Theatre
(506 seats), The Pavilion Theatre (850 seats) and The Assembly Hall (906 seats) in Worthing, which
provide popular programmes underpinned by direct management by Worthing Borough Council.
Beyond these there are the attractions of Brighton, with the Theatre Royal (952 seats) and The Dome
(Pavilion Theatre, the Concert Hall and the Corn Exchange) and Portsmouth (New Theatre Royal,
Kings Theatre and the Guildhall) all of which represent serious competition for the Alexandra
Theatre. Southampton, with the Nuffield Theatre, the Mayflower Theatre, the Guildhall and the new
arts complex in Guildhall Square, also provides competition both for touring product and for
audiences living west of Bognor Regis.
The current and potential market
The Alexandra Theatre presents a broad and popular programme with a mix of community
productions, pantomime, music, musical theatre, drama, comedy and dance, together with a number of
special events. During the summer of 2012 this programme included musical tributes to Roy Orbison
and Amy Winehouse, visits by The Barron Knights, Joe Longthorne, and the Royal Marines, the
musicals Oliver and Beauty and the Beast, dance shows provided by a number of local dance schools
including Dance Industry, Bodyshock, the RnB Dance Company and the Art of Dance and Fitness,
the local bodybuilding championships, and a visit by the Tanguera Dance Company with an evening
Preliminary Order of Cost
of Argentinian tango. Forthcoming highlights include the Shakespeare’s Schools Festival and the
for
musical Chess, produced by BROS.
Alexandra Theatre, Bognor Regis
In 2011 the theatre presented 35 different shows and attracted an audience of 22,924 people. The
at
annual pantomime, The Wizard of Oz, accounted for nearly half the theatre’s audience. We have
Regis
analysed the Alexandra Theatre’s current audience of around 10,000 people and it is clear that the
vastCentre
Bognor Regis
majority of patrons live in Bognor Regis itself, in Littlehampton and in Worthing to the east. The
West Sussex
distribution of the theatre’s audience begins to thin out towards Brighton and Hove. There are also
concentrations of bookers in Arundel, Chichester, Selsey and Wittering, with the distribution
beginning to thin out towards Havant and Portsmouth. The vast majority of bookers reside to the
south of the A27.
Map showing the distribution of the Alexandra Theatre’s audience as at August 2012. Each red dot
represents the home location of a theatre patron.
The theatre has a narrow catchment area with over 75% of all bookers living up to 10 miles east and
west of the Alexandra Theatre and approximately five miles to the north. We have included a series of
maps showing the location of the theatre’s audience below and they clearly demonstrate the scale of
the catchment area. Our analysis also shows that the Bognor Regis postcode sectors PO21 1, PO21 2,
PO21 3, PO21 4, PO21 5, PO22 6, PO22 7 and PO22 8 are those with the greatest concentrations of
theatre bookers.
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
2. FINANCE AND OPERATION Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Map showing the location of the Alexandra Theatre’s audience, by postcode. The pink shaded areas
account for 75% of all bookers to the theatre.
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
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LONDON
SE1 0HL
Tel:
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alexandra theatre bognor regis
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RAEng / Cold Store Condenser
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214234 / JD
2. FINANCE AND OPERATION The Alexandra Theatre’s programming recognises that the venue has a key role to play in the local
community and it is not trying to compete with the well-resourced arts venues within a 30 minute
drive from Bognor Regis. The local audience clearly supports the theatre, though recent research
suggests that the audience would be larger if the facilities were improved and updated. Research was
undertaken with residents as part of compiling Arun’s Leisure and Culture Strategy (2011), and it is
noticeable that the Regis Centre received the lowest rating (5.3) of all local theatres; the Theatre
Royal Brighton was rated 7.1, the Chichester Festival Theatre received a rating of 7.7, while West
End theatres achieved an overall rating of 8.1. Around 24% of residents claim to visit or to participate
in theatre, but this figure would potentially increase to 32% if facilities were improved. Young people
living in the district also rated the theatre below other arts venues (the Alexandra Theatre was rated
2.9, compared to Chichester Festival Theatre at 3.9). However it is also important to note that
residents clearly felt that improving the theatre was one of the most urgent requirements of the
Leisure and Culture Strategy, placing it second out of 34 local facilities covered in the research.
We also undertook a Mosaic analysis of the theatre’s audience. Five of the 15 Mosaic Groups
comprise over two-thirds of all Alexandra Theatre bookers (See Appendix D for a note on some of
these categories). The most well represented Mosaic Groups ranked, in descending order of booker
share, are:
1.
2.
3.
4.
5.
Group D: Small Town Diversity
Group B: Professional Rewards
Group E: Active Retirement
Group F: Suburban Mindsets
Group G: Industrial Heritage
21.5% of all bookers
15.4%
15.4%
10.0%
6.5%
This grouping is atypical of a mainstream theatregoing audience, which traditionally would be made
up of three Mosaic groups – Alpha Territory, Liberal Opinions and Professional Rewards. There is
potential for audience growth, however, within the immediate catchment area. The Professional
Rewards group, for example, number around 7,150 and the Liberal Opinions account for 3,800, so
there is no doubt that with the right facilities and a dynamic artistic programme the theatre could build
a new audience from the locality. The challenge, of course, is for the theatre to continue to develop a
community-based programme which is accessible to all income groups, but to widen its reach to
attract the mainstream theatregoing audience.
We have looked in detail at the catchment area provided by both a 30 minute and a 60 minute drive
time from the venue (Appendix B). The future development and operation of the theatre needs to
respond to the changing demographics of this immediate region and specifically:
•
The needs and requirements of the older audience; 29% of the population are 65 years or
older.
• The relatively low number of people in their 20s and 30s. It would appear that younger people
are leaving home, but are either reluctant or unable to return to the region.
In due course we would recommend that the theatre’s management should consider further qualitative
• The number of households with children. Despite a decline in young people in the region it is
research with current and potential audiences from these three theatregoing Mosaic groups to establish
important to note that nearly 25% of households have dependent children within the 30
their view of a new or emerging artistic programme, the theatre’s facilities, services, operation and
minute drive time of the theatre. Within the Arun district there are approximately 10,000
marketing. This information will be critical as part of any long term rebranding of the theatre and its
primary school pupils and 7,800 secondary school pupils.
future operation. In addition we would recommend that the Alexandra Theatre should consider
• There are 200,000 people living within a 30 minute drive-time of the theatre. This number
investing in marketing personnel and resources in order to expand its reach and to develop a strong
increases to 1.4 million if we look at a 60 minute catchment area.
Preliminary Order of Cost
audience for the future.
• There are significant areas, both in the Arun district and along the Sussex coast, which have
for
high levels of deprivation and unemployment and low earnings.
Although not typically found amongst the most avid arts and cultural event attendees, the Mosaic
Alexandra
Theatre,
Bognor
Regis
•
The
Arts Council’s Area Profiles suggest that the propensity to attend plays, opera, pop and
Group Small Town Diversity, comprises over a fifth of all bookers to the Alexandra Theatre. This is
rock and classical music in the region is slightly higher than that evidenced amongst the total
clearly a key group for future marketing, and with almost 14,000 households, the largest group atwithin
UK population.
the catchment area. Active Retirement is another key group for the theatre to concentrate on in the
Regis Centre
•
The West Sussex Cultural Strategy (2009 – 2014) suggests that there are around 10,000
future. In Appendix D we have given a brief description of the chief characteristics of the Small Town
Bognor Regis
people working in the cultural sector in the region. The Trust should consider whether there
Diversity group.
West Sussex
are ways that the Alexandra Theatre could engage with the sector to support programming,
A lack of event coding within the box office system has meant that it was not possible to segment
audience development, education and participation, and even shared services.
audiences at the Alexandra Theatre according to the genre of the event, so we do not have any figures
• Bognor Regis has a strong visitor market, with an estimated 680,000 people staying overnight
on the relative size of the audience for comedy, for example, or music. This limited knowledge of the
each year. A third of these visitors are staying in Butlins where entertainment is provided,
box office system within the theatre, beyond the requirement to sell tickets, is restricting the ability to
which suggests that there are some 450,000 visitors staying in hotels, bed and breakfast
analyse and understand the different audiences for different types of event or parts of the programme,
accommodation or with friends and family in the town. This is a significant market for the
and hence to plan and execute marketing and development effectively. One recommendation
theatre to develop, in partnership with local tourism agencies.
proceeding from this work is that the Trust should consider the purchase of a modern box office
system that would meet the requirements of a modern theatre, and that staff throughout the
organisation are trained to use the system fully and effectively. It is vital that the theatre management
September 2012
can segment the audience for future marketing campaigns, and is able to draw upon data research to
assist with planning and programming.
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Chartered Quantity Surveyors
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LONDON
SE1 0HL
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alexandra theatre bognor regis
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214234 / JD
2. FINANCE AND OPERATION
Our initial research into the theatre’s audience and our analysis of the theatre’s catchment area leads
to some specific recommendations concerning the future development of the Alexandra Theatre.
These recommendations are:
7. The theatre has a strong community programme and it is well supported by Bognor’s amateur
dramatic and music societies. But if the theatre is to be distinctive it needs to be a recognised
part of the small to middle scale touring circuit, and it should explore ways of attracting
companies that receive Arts Council funding. It is interesting to look at the programme which
has been developed by the New Theatre Royal in Portsmouth, for example, which is a broad
mix of comedy, small scale opera, music, drama, film, children’s shows and dance. Their
current programme features a number of small scale opera, dance and drama companies such
as Co-Opera Company, Rannel and Oddsocks, the Pied Piper Theatre Company, as well as an
evening with the newsreader George Alagiah. The New Theatre Royal has recently started to
produce its own pantomime, with significant success, and is now developing a very
distinctive ‘Made in Portsmouth’ brand.
1. There is potential to develop a wider audience for theatre in Bognor Regis, particularly
amongst key theatregoing target groups, but there is little point in competing with the wellresourced arts venues within the catchment area. The Alexandra Theatre should develop a
distinctive brand, which is clearly identifiable in the crowded theatregoing marketplace along
the south coast.
2. The theatre management should undertake an extensive qualitative research programme to
explore ways of building a closer relationship with the more traditional theatregoing audience
living in the catchment area.
8. The proposed development of cafes, restaurants, cinemas and a hotel on the site immediately
adjacent to the theatre will provide a significant leisure attraction for visitors and residents
alike. It will also help to put this area of Bognor firmly on the map for people staying at
Butlins. The theatre’s new facilities should complement this development so that it can
benefit from the increase in daytime visitors to the site. The new development provides the
theatre with an opportunity for complementary programming (weekend events for children
linked to a family offer at one of the restaurants, for example), promotion, joint services (box
office, for example), joint marketing, and special accommodation deals for visiting touring
companies at the new hotel.
3. The offer at the Alexandra Theatre should be broad enough to attract a range of audiences, but
a dynamic artistic programme must be supported by a much stronger marketing operation. We
recommend that the theatre’s marketing operation is well resourced and that the Trust should
consider the purchase of a new box office system, which would provide the management team
with appropriate data and information. Producers will think twice about bringing their shows
to the venue unless they are guaranteed marketing support.
4. Audiences are becoming more demanding and are unlikely to attend venues with poor
services and sub-standard front of house facilities. The front of house facilities are in need of
significant improvement and the District Council’s research demonstrates that audiences are
9. Participation is key to audience development and the Trust should consider ways of
not rating the Alexandra Theatre against other local theatres. Chichester Festival Theatre’s
expanding the range of classes and workshops taking place in the building during the daytime.
redevelopment will ‘raise the bar’ even further for local audiences. New facilities must Preliminary Order of Cost
It is interesting to note that smaller regional theatres, such as the Chipping Norton Theatre
exceed the audiences’ expectations so that they are encouraged to return to the theatre on a
(seats 213), are involved with a much larger audience (around 50,000 people a year) through a
for
regular basis. We understand from users that the foyer can be extremely hot in summer, and
mix of dynamic programming and a wide range of community and education activities for all
there is a lack of seating for audiences both before performances and during the interval.
The
Alexandra
Theatre, Bognor
ageRegis
groups.
theatre must also have control of its bars, which could become a major revenue source atfor the
organisation.
10. New facilities should reflect the needs of any partner organisations. If the Trust decides to
Regis Centre
invite a number of resident companies to work and rehearse in the building it is clearly
Bognor Regis
5. The programme and facilities must take into account the predominance of the older audience.
essential that their requirements are taken on board at an early stage in the planning process.
West Sussex
Ease of access, proximity of parking, safety at night, sufficient front of house seating, audio
The University is a key partner at the moment and the Music Department will have specific
assistance, daytime events, and space for a range of courses for older people, will all be
requirements.
important when detailed plans are drawn up for the redevelopment of the theatre.
11. Supporting facilities should include a gallery space for local exhibitions, a modern café,
adequate bars, a rehearsal studio, a studio for local dance and drama classes, and improved
box office and merchandise spaces. A meeting space for hire to community organisations,
local businesses and local societies would also be useful if there is sufficient space in the
building.
6. It is vital that the theatre is open and welcoming to young people. The venue should be a
space where young people can meet, participate in courses and workshops, rehearse and
perform, and be inspired about a potential career in the creative industries. The management
needs to think seriously about appropriate facilities and courses for primary and secondary
school children, but also for students attending musical theatre courses at the University of
Chichester.
September 2012
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Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
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214234 / JD
2. FINANCE AND OPERATION 12. We have mentioned above that the University and its Music Department are currently major
users of the theatre. This relationship is very important for the theatre’s future, particularly
given the extensive use of the building by students on the musical theatre course. The
University is due to double the number of musical students on the Bognor Regis campus next
year with 120 students joining the course in September 2013. We recommend that the Trust
should explore whether there are opportunities to involve the students further and whether the
theatre could support their training in some way. The students could provide casual work both
backstage and front of house, which would help them to understand how a theatre operates, in
addition to benefiting from holiday placements or even a professional training programme run
by theatre practitioners. Musical theatre training could be an area which makes this theatre
distinctive, and it is crucial that any redevelopment of the building takes this into account.
Comparative Table of Middle Scale Theatres
Theatre
Seats
Alexandra,
364
Bognor
Riverhead,
221
Louth
Kenton,
234
Henley
13. The Trust should consider the current branding issue facing audiences and performers – is the
Brewhouse,
352
building the Regis Centre or the Alexandra Theatre? We favour focusing on the Alexandra
Taunton
Theatre brand (or ‘the Alex’) – it is more customer friendly and more appropriate.
Roses,
370
Tewkesbury
Drill Hall,
370
Lincoln
Of course we appreciate that the above would stretch the capacity of the current management and
Courtyard,
400/140
volunteers; this is why we conclude that the creation of new income streams to boost management
Hereford
capacity is essential if further capital investment in the Theatre is to be justified.
Playhouse,
411
Harlow
Corn
420/120
Exchange,
Newbury
Comparator research
Mansfield
535
Palace
At the heart of the Arun District Council brief is the proposition that a larger auditorium would deliver
OrderPalace,
of Cost 600
higher income from better quality productions and thereby improve long term sustainability. ToPreliminary
test
Newark
for
this proposition we have carried out comparator research looking at a range of middle scale theatres
Severn,
638
outside major conurbations. The results are in the following table. We should point out that the figures
Shrewsbury
Alexandra Theatre, Bognor
Regis635
Wyvern,
are derived from internet research looking at published accounts, local authority data etc. and are thus
Swindon
indicative. Each theatre operates in a different environment but we have not attempted to factoratin
Swan, High
1076
such variances.
Regis Centre
Wycombe
We have used three broad categories to describe the programming styles of these theatres:
•
•
•
Bognor Regis
West Sussex
Amateur: where the greater part of the programme is driven by amateur productions
Arts: where there is a discernible artistic policy and charitable education objectives
Entertainment: where the primary objective is to sell popular shows
Trust
Subsidy
£k
10
Turnover
£
375,000
Staff/
Volunteers
3.5/50+
Amateur/Entertainment
Trust
0
251,000
2.5/100+
Amateur/Arts
Trust
0
262,000
1/50+
Amateur/Entertainment
Trust
180
1,300,000
24/30*
Arts
Trust
23**
1,070,000
16/90
Arts/Cinema
Trust
340
1,000,000
9/30*
Arts/Entertainment
Trust
537
2,300,000
49/108
Arts
Council
742
1,800,000
8/50+
Trust
383
1,300,000
21/80
Entertainment/Arts/
Amateur
Arts
Council
400
750,000
15*
Council
457
1,100,000
15*
Entertainment/Arts/
Amateur
Entertainment
Council
693
4,200,000
33
Entertainment/Arts
Contract
290
n/a
n/a
Entertainment/Arts
Contract
120*
n/a
n/a
Entertainment/Arts
Status
Programme Style
*Estimate
** Reduced from £93k following withdrawal of Arts Council and District Council revenue support.
From these figures it is possible to draw the following general conclusions:
•
•
September 2012
•
As the auditorium size increases, the number of staff required to operate the theatre also
increases. This reflects the greater sales force required to fill the seats, a requirement for more
technical staff and a reduced opportunity to rely exclusively on volunteers for front of house
services.
Theatres which prioritise an arts programme require more staff, often because the programme
is more challenging to sell and because these theatres employ education or outreach staff.
The outsourcing of local authority owned theatres to commercial management does not
remove the requirement for public subsidy.
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2. FINANCE AND OPERATION The argument for increasing the seating capacity of The Alexandra Theatre has merit in two respects.
Firstly there would be the opportunity to maximise income from the pantomime, a very significant
potential source of income. At present The Alexandra Theatre is the smallest theatre for which John
Spiller Productions provides a pantomime. Secondly there is a very buoyant market in the middle
scale for comedy, particularly high profile performers looking for try-out venues. These performances
are highly sought after and agencies favour venues with a greater number of seats, provided that the
venue can effectively market the product. However we see no case for an increase beyond 450 seats;
above that level the costs and risks would far outweigh the benefits. The final decision in this regard is
dependent upon capital cost benefit issues and we argue in the next section that commercial income
generating facilities should have priority over an increase in seating capacity.
The Arcade
Commercial opportunities
The Alexandra Theatre is disadvantaged by the lack of a reliable income stream from any source other
than ticket sales. There is a small income from the charity shop and the café but no support from the
District Council or Arts Council England. The Town Council provides a small grant of £10,000. The
terms of the lease with Whitbread have further disadvantaged the theatre by removing the normal
income stream from a theatre bar. We are advised that there will not be on-going revenue support
from the District Council and Arts Council England no longer provides revenue grants for theatres of
this kind. This does not rule out project funding from ACE but the first priority must be to secure the
basic annual budget, and make it possible for the Theatre to employ sufficient staff in order to
maximise audiences through effective marketing.
In assessing this we have been greatly assisted by Peter Legood, Valuation and Estates Manager,
Chichester District Council, who manages a range of properties on behalf of Arun District Council.
Based on a unit of 40 square metres (comprising 30m2 prime space and 10m2 service/storage space),
current rental levels in Place St Maur (most recently £190/m2) suggest that an income of £5500 per
unit could be achieved. However this would be exceeded once the full redevelopment has taken place
with the anticipated rise in values in the immediate area. It is also interesting to note that a similar unit
of 20.5 m2, at No 8 The Arcade, is being marketed at an asking price of £9750 per annum. We are
advised that this may not be achieved and the District Valuer has assessed the property for NNDR
purposes at £7400 (£360/m2). Much more work is required on the configuration of the proposed
arcade extension, particularly regarding the size and number of units, but it would be reasonable to
anticipate an annual income to the theatre of up to £50,000 in due course.
We have proposed that in order to improve the perception of the theatre, its connection to the town
centre and to the seafront, the Victorian arcade should in effect be extended alongside the theatre and
integrated with the theatre foyer. This would provide a series of commercial units which could be for
retail or café use. The idea is further developed in the architectural section of this report.
If the District Council (which owns the land) was prepared to endorse this concept, regard it as part of
the theatre redevelopment and hypothecate the rents of the units to the Theatre, then a good
commercial opportunity arises.
There are two opportunities for commercial improvement beyond the issue of effective marketing
which we cover in the Current and Potential Market section.
Our Conclusions
The Bar
In reaching our conclusions we have had to balance three factors:
It is critical that any redevelopment includes the provision to renegotiate the lease allowing the theatre
Preliminary Order of• Cost
to have its own bar. Profit in this area relates to two factors: firstly the number of customers attending
The maximum capital expenditure that is realistically likely to be available
events in the theatre and secondly the footfall of non-attendees through and past the building. Itforwould
• The requirement that the newly improved theatre should be sustainable without revenue
be necessary to commission a detailed study of the bar and catering opportunity in order fully to
support from the District Council
Alexandra Theatre, Bognor
assess this opportunity. Critically it would be important to estimate the revised footfall in the area
• TheRegis
capacity of the current operator to provide Bognor Regis with a viable theatre programme
following the St Modwen development.
within the resources available.
at
Regis Centre
Nevertheless we have looked at annual income figures for trading (mainly, but not exclusively,
Bognor Regis
catering) for other theatres as part of our benchmarking exercise. These figures are derived from
West Sussex
accounts deposited with the Charity Commission. Many theatres operate separate trading companies
which covenant profits to the main Trust and accounting practices vary. Therefore the figures are
indicative but they do demonstrate the case for further detailed research. An income in the middle
range of those shown below should be achievable after redevelopment of both the theatre and the St
Modwen site.
Riverhead Theatre, Louth
Brewhouse Theatre, Taunton
Roses Theatre, Tewkesbury
Courtyard Theatre, Hereford
Corn Exchange, Newbury
£10,000*
£26,400
£41,000
£73,000
£68,000
* Has no passing footfall, bar open on performance days only.
The design team has concluded that the £1 million and £3 million options do not take the theatre
forward in real terms. Neither makes any contribution to the underlying problem of the theatre’s
viability. We refer to the design section of this report for further elaboration of this point. This section
of the report therefore focuses on the third option, which was to consider a figure of £5 million. In this
area of cost, the question remaining is whether to spend the maximum to improve and extend the
theatre or diverting some of the capital available into ancillary facilities which can produce an income
stream.
Our conclusions are:
1. The theatre is not currently in a strong financial position as a business. It receives
minimal revenue support from the local authorities and none from Arts Council England.
In particular this results in inadequate resources being available to market the theatre’s
programme effectively. In order to rectify this, additional marketing staff and a marketing
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budget are of the highest priority. The theatre also has limited financial reserves with
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2. FINANCE AND OPERATION •
which to meet the unforeseen, particularly regarding the Trust’s maintenance obligations.
For these reasons we regard the creation of an independent income stream as crucial and
we have suggested that this might come from revised catering and the creation of a new
arcade. Subject to further research we see a potential for these developments to produce
an income stream of between £80k and £100k per annum.
•
2. The arguments set out above lead to a clear conclusion on our part that a theatre of around
450 seats would be the maximum recommended capacity. This would give the flexibility
to maximise income from comedy and particularly the pantomime, without over
stretching the management capacity of the theatre. We do not believe that anything in
excess of that seating capacity would be affordable in either capital or revenue terms. It is
also our recommendation that to attempt to operate a larger theatre would put too great a
strain on the theatre’s capacity to market the seats effectively and thereby balance the
inevitable increase in operating costs. We reiterate that creating income streams and
rectifying current technical and other inadequacies in the theatre should take precedence
over extension of the auditorium.
Improved facilities for artists, stage staff and for audiences. We are recommending
the addition of a platform lift to provide access for people with disabilities, a new
control box at the back of the auditorium, improvements to the scene dock area, a
Green Room for staff and visiting companies, a new costume and props store,
additional changing space particularly for large community productions, and new
administration offices.
Improved mechanical and electrical systems and a new plant room. These
improvements will lead to greater energy efficiency within the building.
4. Successful theatres have strong identities which are based on clear and distinctive artistic
policies. The Alexandra Theatre is operating in a crowded theatregoing marketplace, so it
needs to have a clear strategy going forward which will maximise the opportunities
provided by the new theatre building. The new facilities would make the theatre more
attractive to visiting companies and would support initiatives to develop the artistic
programme. But any new building will need to be supported by developments in other
areas of the operation, including in the Alexandra Theatre’s case an improved box office
system, and an enhanced marketing and fundraising strategy. Partnerships within the
theatre sector will be vital so that the management can begin to build the necessary key
relationships with promoters and with touring companies. These partnerships would help
the theatre to broaden the repertoire to include more drama, comedy, music, dance and
shows for families and children, and to increase the number of performances presented
each year in Bognor Regis. The increase in the number of presentations and the
development of a wider audience for this broader programme will have a significant
impact on the future viability of the Alexandra Theatre.
3. The redevelopment of the theatre would help the Trust to present a broader artistic
programme and attract a wider audience. The redesign of the building would result in the
following changes:
• A larger auditorium. We are recommending an increase in seating from 364 to a
maximum of 450. This would result in an increased income of around £1,100 for a
sold out performance of a musical produced by a local community company, based
on an average £13 ticket price.
• The potential exists for an increase in income at the bar and through catering. We are
suggesting that the new theatre building should have a long bar and a new café,
Future Opportunities
supported by improved kitchens. The larger auditorium of course means that there is
Preliminary
Order
of Cost
Once
the redevelopment of both the Theatre and the St Modwen site is complete, we see a number of
the potential for an increase in income from food and drink in the evening. These
for
opportunities for the Theatre to extend its range and to undertake more fully its charitable objectives.
improved catering facilities would attract a larger number of daytime visitors,
With a more secure income stream, it should be possible both to maintain the current invaluable
particularly since they will be sited in a more prominent position in the new building.
Alexandra Theatre, Bognor Regis
service to local community groups and extend into new areas. We recommend that this should be
• Larger foyers. These improved public spaces will improve the circulation for
audiences in the evening. The larger foyers would also allow for more seating at
and for
done on the partnership model whereby the strengths of other agencies in the area can be brought
the creation of comfortable areas for visitors to meet up informally before the show.
together for mutual benefit.
Regis Centre
• An additional rehearsal studio. We are recommending that the theatre should have
Bognor Regis
In particular we see advantage in a more formal relationship with the University of Chichester and its
two new rehearsal spaces, providing significantly improved facilities for community
West Sussex
theatre and dance companies, as well as an important warm-up area for visiting
expanding Music Department. Both parties are in a position to offer mutual benefits through shared
professional companies. The additional studio will allow the Trust to develop the
facilities and collaborative programming. Similarly we believe that a more structured relationship
theatre’s participatory drama and dance programme, involving more people from the
with Chichester Festival Theatre would be advantageous. CFT is the lead organisation in the area for
local community. These improved facilities would also lead to an increase in hiring
young people’s theatre. It already has a partnership agreement with the University and it would be
fees each year.
good to see this develop into a three part consortium dedicated to promoting work with the young
• Retail units adjacent to the theatre building. These units would provide a regular
people of Bognor Regis.
income to the Trust in addition to attracting more people to the site during the day.
The increase in footfall from new retail units, together with the impact of the
The West Sussex County Council Music Service has recently been awarded £2.35m by Arts Council
proposed development by St Modwen on the other side of the theatre, would lead to a
September
2012 England to establish a Music Hub for the immediate region. The purpose of the Hubs is to ensure that
significant uplift in the number of people on the site and will raise the profile of
the
every 5 – 18 year old has the chance to learn a musical instrument, to sing and to take part in an
Alexandra Theatre to both residents and visitors to Bognor Regis.
ensemble or choir. The Hubs will be collectives of local organisations which work together to deliver
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programme.
With its strong following for music theatre both through the University and BROS,
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2. FINANCE AND OPERATION Appendix A
Appendix B
List of Consultees
30 minute drive time of Bognor Regis
Nigel Lynn: Chief Executive, Arun District Council
Anthony Everitt: Senior Economic Development Officer, Arun District Council
Peter Legood: Valuation and Estates Manager, Chichester District Council
Midhurs t
Pulborough
Wes t Chiltington Common
Clanfield
Lorna Brown: Cultural Lead Professional, West Sussex County Council
Roger Crocker: Music Service, West Sussex County Council
Storrington
Horndean
Upper Beeding
Waterlooville
Hazel Latus: Chair of Trustees Arun Arts Ltd
Margaret Bristow: Trustee & Rainbows Productions
Richard Holden: Trustee
Jenny Brown: Trustee
Pat Dillon: Trustee
Arundel
Havant
Southbourne
Chichester
Yapton
Bognor
XRegis
South Hayling
Brac k les ham
Selsey
Preliminary Order of Cost 60 minute drive time of Bognor Regis
Basingstoke
for
Tim Seddon: St Modwen Properties plc
Killian Morris: St Modwen Properties plc
Dale Rooks: Chichester Festival Theatre
Worthing
Littlehampton
Mike Stephens, Managing Director, Regis Centre Ltd
Jane Goldstein, Regis Centre Ltd.
Professor Clive Behagg: Vice Chancellor University of Chichester
Ben Hall: Head of Music, University of Chichester
Karen Howard: Programme Co-ordinator Music Theatre, University of Chichester
Shoreham-by-Sea
Eas tergate
Aldershot
Andover
Alexandra Theatre, Bognor Regis
Redhill
Guildford
Godalming
Royal Tunbridge Wells
at
Crawley
Regis Centre
Bognor Regis
West Sussex
Horsham
Winchester
Petersfield
Eastleigh
Uckfield
David Bennett: Architect & Bognor Regis Operatic Society
Southampton
John Spillers: John Spillers Productions Ltd
Lewes
Fareham
Havant
Portsmouth
Chichester
Worthing
Brighton
Bognor
X Regis
Lymington
Newport
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2. FINANCE AND OPERATION Appendix C
Alexandra Theatre bookers. Location of audience 2012.
Alexandra Theatre bookers. Shaded areas show 75% of theatre’s audience.
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Alexandra Theatre, Bookers by postcode.
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2. FINANCE AND OPERATION Appendix D
Mosaic Groups
Theatres are using Mosaic analysis to try and understand more about their audiences and to begin to
identify the potential for development within their immediate catchment area.
For many of these people their social networks are dominated by friends and family, and the focus of
leisure is meeting up with friends in homes and gardens, in pubs at meetings of local associations and
sharing trips to visit sites local of historical or environmental interest.
The three Mosaic demographic groups which tend to support theatre across the country are
Professional Rewards, Alpha Territory and Liberal Opinions. These groups are made up of wealthy
senior executives and managers. For example Mosaic describes Professional Rewards (who make up
15% of the Alexandra Theatre’s audience) as follows:
Generally unresponsive to aspirational advertising, and disparaging of large business, Small Town
Diversity residents would prefer,
if they could, to engage with small scale organisations that were
more responsive to the personal circumstances of individual citizens.
Professional Rewards are the UK’s executive and managerial classes. Often in their 40s, 50s or 60s,
some may be owners of small or medium sized businesses whilst others will have risen to senior
positions in large multi- national organisations.
Mosaic profile of the Alexandra Theatre’s audience
These people have significant equity in their own homes. With incomes from their investments as
well as from employment, their affluence means they are often paying a higher rate of tax.
Professional Rewards are usually married and are living in spacious family homes with children,
many of whom will be at university or finding their feet in successful careers. Professional Rewards
neighbourhoods are found in residential areas in the outer suburbs of large cities or in semi-rural
dormitory villages from where their occupants often travel to work by car.
Professional Rewards people rely on
national media, particularly quality national newspapers, to
obtain the information they need to achieve the highest return on their investments consistent with
security. This is a population that is influenced by evidence rather than “hard sell” and deliberates
carefully before purchasing high ticket items.
Many people in this group are owners of a second home, whether in Britain or overseas, where they
will take multiple holidays throughout the year. Others will stay in hotels or rent attractive country
cottages. A significant number of older people will be considering a cruise or will have plans for a
long-haul holiday to see family and friends. This group will provide regular and knowledgeable
audiences for theatres and concert halls.’
A key group for the Alexandra Theatre is Small Town Diversity:
Small Town Diversity people live in medium sized and smaller towns in neighbourhoods of older
housing where there is relatively little change in the population from one year to the next. This group
of people have strong roots in their local community, have friends and family who live nearby and are
likely to live the rest of their lives in the same community.
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
Although Small Town Diversity people are more likely to be in their retirement years, these
neighbourhoods are quite diverse
in terms of age distribution and types of household. Some people are
quite well off whilst others have to be careful to make ends meet, but you are unlikely to find people
at either extreme of the income distribution. A significant number are self employed.
The more affluent residents are owners of successful local businesses, the least well off are young
school-leavers who rent small flats over shops in the centre of town. A key characteristic of these
people is that they live in communities, small enough for houses of different ages and styles to exist in
close proximity and where council estates, if they do exist, are small in scale.
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Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
3. Architectural Analysis and Proposals
Regis Centre
Bognor Regis
West Sussex
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3. ARCHITECTURAL ANALYSIS AND PROPOSALS Scope of Study
As part of the feasibility study to investigate what improvements could be made to the operation, standard of facility and
outlook of the Alexandra Theatre, the team was asked to address the scope of proposed improvements within three broad
cost frameworks:
There were also other operational issues that needed to be addressed:
a)
Keep the Theatre and ancillary facilities as they are, broadly to determine what might be achieved within a budget
of say £1.0M;
b)
Undertake a cosmetic enhancement and soft refurbishment, broadly to determine what might be achieved within a
budget of say £3.0M;
c)
Extend and refurbish the existing building, broadly to determine what might be achieved for a budget of around
£5.0M.
•
How the offer of live performance and performing arts in the venue could be made more attractive and improved
for the benefit of audiences and the people of Bognor Regis as a whole;
•
How the operation of the venue could be made more sustainable from an economic and audience perspective.
The whole endeavour also needs to be considered within the wider physical and planning context of Bognor Regis. The
Regis Centre, of which The Alexandra Theatre occupies a major part, sits in the middle of one of the most central and
important seafront areas in the town. Furthermore, the surrounding site is planned to be redeveloped as part of a wider
regeneration of this central area by St Modwen.
Particular issues concerning the theatre that needed to be investigated included:
a)
Extending the seating capacity to a minimum of 500 seats. Consideration should also be given to the feasibility of
further extending the capacity to 750 seats;
b)
Provision of an orchestra pit for up to 80 musicians, although fewer spaces for musicians may be acceptable;
c)
Incorporating an increased stage area with fly tower to permit the more versatile hosting of live events requiring
quick and efficient changes in stage scenery;
d)
Improving the physical attractiveness of the building;
e)
Preliminary Order of Cost
Incorporating complementary value generating uses on the theatre site, to assist with financial viabilityfor (this could
be A3/A4 retail or residential).
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
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3. ARCHITECTURAL ANALYSIS AND PROPOSALS
Site Context and General Approaches
The Alexandra Theatre forms part of The Regis Centre, which was conceived as a comprehensive leisure facility including
a 364 seat theatre, entertainment hall, restaurant space, cafeteria, bars, rehearsal studio and meeting rooms. A glazed
concourse extended alongside the main auditorium reaching from the front entrance of The Alexandra Theatre on Belmont
Street to the entertainment and leisure facilities at the seaward end, where a side entrance opens onto Place St Maur des
Fosses.
The mechanical and electrical services in the building are now over 30 years old and effectively at the end of their useful
life. The plant room located at first floor level is much larger than might be expected for a theatre of the size of the
Alexandra Theatre and this is because it also serves the seaward end of the Regis Brewers Fayre. With improved insulation
standards and new heating and ventilation plant, there would be significantly reduced energy costs.
The whole Centre has no obvious front or back, with an expansive sloping roof character spreading in all directions and
reducing in height at the perimeter to form relatively modest scale brick frontages. Despite the occasional glazed openings
onto an outside terrace and glazed entrance doors, the whole edifice has an introverted outlook that is uninviting and seems
marooned in areas of open car park and sparsely landscaped spaces.
The arrangement is further complicated by the building now being effectively split internally into two parts: The Alexandra
Theatre at the landward end and the Regis Brewers Fayre public house operated by Whitbread facing the Esplanade at the
seaward end. A blank brick wall at the end of the glazed concourse divides the two parts. Given the homogenous roof like
character of the building, it would be unconvincing architecturally to address one half and not the other.
The Regis Brewers Fayre facing the Esplanade with its low profile scale and outlook is a disappointing architectural
response to the seafront, which elsewhere reaches up to six or even seven storeys in height. It should be demolished and
replaced with something more convincing in scale and stature and celebrate what Bognor Regis should be about, namely a
vibrant, exciting and attractive seaside resort with things for people to see and places to go.
On approaching the seafront from the centre of town along Station Road, there is an encouraging sense of life and activity
along the street culminating in the Arcade with its glazed roof, hanging baskets and modest scale retail operations. On
exiting the Arcade at the other end, spirits drop and the scarcely recognisable theatre entrance to the Alexandra Theatre
is a real let down. Further more, what might have been a continuation of the Arcade into the Theatre’s concourse is not
geometrically aligned with the Theatre’s entrance. What should be an exciting approach to the seafront is a disappointment.
Preliminary Order of Cost
for
On the east side of the Alexandra Theatre / Regis Brewers Fayre is a large area of car parking, facing which are the
backstage areas of the theatre and scene dock door. On the west side of the theatre is Place St Maur des Fosses,Alexandra
a largely Theatre, Bognor Regis
run down area of predominantly hard landscaping which also serves occasionally as an area for market stalls. atIt faces the
prevailing south-westerly weather, which can be windy but is also a suntrap on sunny days. The theatre’s small outside
Regis Centre
terrace faces in this direction.
Bognor Regis
West Sussex
General Building Condition
A detailed building survey has not been undertaken as part of this study. However, it is evident that the building was
economically constructed in 1980. Largely bare brick and block walls have been simply painted over, with exposed services
and large open volumes to the undersides of the roof in the auditorium and other supporting areas. The large roof areas of
the building are finished in a simulated slate that is tired and ultimately in need of replacement. It is likely that it suffers
during stormy conditions. The metal roller shutter to the scene dock door is rusting. The smoke vent at the top of the stage
house has leaked from time to time and other parts of the building are looking equally tired.
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3. ARCHITECTURAL ANALYSIS AND PROPOSALS
Internal layout
Overall, the amount of space enclosed in the Alexandra Theatre is of a reasonable standard compared with venues of the
same scale and capacity. The general layout is unexciting and does not take advantage of the potential of the site, but is
otherwise reasonably workable.
Main Entrance, Box Office and Foyer Areas
There is sufficient space in the existing layout for the Box Office and Foyer areas, but despite the glazed roof over, which
provides a good level of natural light, the outlook is generally inward looking, terminates at the far end of the concourse in
a brick wall and is tired and uninspiring.
Bar and Café and WCs
The lack of good bar facilities is highlighted in our operational analysis as being a major drawback for the economic
operation of the venue. From an audience perspective, a good bar serving drinks and refreshments is essential.
The Café caters for daytime users as well as serving during performances. It is linked to an outside terrace, which is an
advantage, but the general level of fit-out and finish is of a low order.
The WCs are utilitarian and serve their purpose but are in need of an upgrade.
Meeting Room
The meeting room beside the main entrance was, we understand, converted from the WCs originally located in this area.
It can be a useful facility, but is basic, largely windowless with little connection to the outside and unappealing as an arts
space.
Preliminary Order of Cost
Rehearsal Studio
for
Alexandra Theatre,
Bognorstudio
Regisoff the main concourse is an asset to the venue (although not a generously sized rehearsal space for
The rehearsal
stage
productions)
and is used extensively for toddlers groups, dance and exercise classes, rehearsals, community meetings,
at
etc. However, it is not a private space, particularly when viewed from outside the building, which can be off-putting and
Regis Centre even intimidating for users unaccustomed to spectators from outside.
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
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020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
22
Job No/Ref
214234 / JD
3. ARCHITECTURAL ANALYSIS AND PROPOSALS
The Auditorium
The theatre has good sightlines and generous row-to-row spacing for comfort, but lacks theatricality and intimacy. This
is largely because of the forbidding blank walls to the sides of the seating and the absence of side seats, these being seats,
which bring the magic triangle of three-way performer – audience – audience interaction. A possibility is to introduce
limited side seating, as a stalls circle and / or a side circle at the existing technical gallery level.
The current trend is for productions touring to small and mid-scale venues to be very economical in terms of staging
requirements, performer numbers and musicians. For this reason the team also considers that the extension of the orchestra
pit would not be a cost effective use of the likely available funds, A pit serving 80 people would be expected in a No1
touring house or a large lyric theatre, not a theatre of the capacity of the Alexandra Theatre. An enlarged pit would also
reduce the maximum audience capacity and significant additional backstage area would be needed to accommodate the
orchestral players.
The auditorium currently has a capacity of 364 seats, which could be better laid out in the auditorium. The front, lower
half of the auditorium seating is divided from the back half by a broad crossover aisle adjacent to the entrance into the
auditorium. This is because the audience is led into the auditorium from one side only. The seating in the lower, front half
of the auditorium has a central aisle leading down from the crossover aisle. A centre aisle is not preferred by performers,
who prefer to look out at people, it also takes out some of the potentially best (centreline) seats.
Whilst serviceable, much of the equipment appears outdated and close to, or past, its working life.
Additionally the room is high, giving a rather barn-like ambience. Introducing overhead elements (acoustically transparent
or reflecting as necessary), together with possibly a side technical shelf, would focus attention onto the stage.
All distribution is analogue, the industry is moving quite quickly to digital infrastructure and a refurbished theatre should at
a minimum have a good 21st century technical systems infrastructure.
The potential to enhance the existing sparse architectural treatment within the auditorium would much improve the
theatrical experience for both performers and audiences.
Items identified as priorities for replacement included the house curtain, on-stage curtain tracks, front of house paging
and audio show relay, lighting bars (internally wired, ideally add one more), power winches for the lighting bars, higher
capacity touring power provision and the dock door.
Stage Area and Technical Theatre Systems
Scene Dock and Get-in
This section is based upon conversations with the Theatre Manager and Technical Director and a visual inspection of the
on-stage systems.
The scene dock area is adequate in size for a venue of this scale, although is limited in headroom over parts of the space.
The scene dock door, referred to above is worn and corroded and not acoustically insulated from the exterior. There is more
than sufficient height through the door opening itself, but this will need to be relocated when the surrounding site area is
redeveloped.
The stage area is reasonably proportioned for a proscenium framed theatre of this scale. There is good headroom over the
stage area, even though it would have been desirable to have a ‘squared off’ stage house roof at the upper levels extending
Backstage Accommodation
over the whole wing area rather than the sloping pitches on either side of the stage. It is understood that a flytower was
proposed as part of the original design but was omitted as part of cost reductions at the design stage. A squaredPreliminary
off
Order of Cost
The backstage areas are generally utilitarian in character, but not impoverished in the overall amount of space provided.
extension to the front of the stage allows the fire curtain to be raised clear of the stage opening. A smoke vent is
for added
There is a Green Room for actors and technical staff to relax and make refreshments; smaller scale dressing rooms with
into this extension, which is understood to leak from time to time. A full height flytower over the whole of the stage house
Alexandra
Bognor
windows
to the Regis
outside; a technical office, backstage wcs, store areas and larger scale dressing room spaces for larger casts,
area would have been a luxury rather than a necessity for a theatre of this scale as it would have added significantly
to the Theatre,
but
these
have
no
windows.
original cost.
at
Regis
Centre
Generally, the theatre has adequate stage engineering, lighting, sound and technical communications systems to
run the
type Administrative Offices
Regis
of show currently performed. Additional loose equipment (radio microphones, luminaires, etc) is hired in for Bognor
the largest,
eg
West
Sussex
At first floor level, there are administrative offices spaces with glazed windows overlooking the concourse. These are
University of Chichester music theatre, productions – this is a sensible balance.
located over the box office area with a short flight of stairs directly to one side for effective communication between the
spaces. However, there is not a range of office spaces for a more sophisticated marketing department and other support
It is understood that the equipment is subjected to appropriate safety checks. Certain items, for example the access to the
staff.
lighting bridges, would be unlikely to meet code if installed today.
The Technical Director expressed a preference for a flytower to assist with staging the annual pantomime and other
occasional shows intended to be flown, but it is considered that the future performance product does not justify this
high expenditure as a priority, within the stringent budget constraints. It is notable that new theatres serving the touring
productions likely to visit Alexandra Theatre have not been provided with a flytower. Examples are the Southampton New
Arts Centre and the Berry Theatre Eastleigh.
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
23
Job No/Ref
214234 / JD
3. ARCHITECTURAL ANALYSIS AND PROPOSALS
Project Proposals
An Urban Context
As a principal element of the regeneration of the central seafront part of Bognor Regis, how a revitalised Alexandra
Theatre fits in and responds to its context and opportunities is of key importance. It is, therefore, inadequate to consider any
redevelopment of the Theatre without regard for what might happen in the surrounding area.
In parallel to the feasibility studies being undertaken on the Alexandra Theatre, St Modwen has been considering the
redevelopment of the surrounding area with a mixed use proposal including a cinema, A3 retail units, a hotel and residential
development. In addition, it is understood that separate studies have been undertaken to reconsider the parking strategy for
this part of the town, which proposes some diagonal parking along the Esplanade, as well as other areas of parking within
the new developments.
We have discussed some principles and themes with St Modwen as to how the proposed uses they are investigating could
be arranged to compliment the redevelopment of the theatre. A principle discussed in this masterplan strategy is the
demolition of the seaward extension of the Regis Centre (coloured yellow on the Existing Site Massing) currently occupied
by Whitbread, who it is proposed could be re-accommodated in a new unit of the surrounding St Modwen development.
In the new proposals for the Alexandra Theatre, the theatre will sit snugly within an urban framework in contrast to the
somewhat beached nature of the existing arrangement.
Another principle adopted in the new proposals is to reconnect the centre of town (as defined by the area between the
Station and the High Street) with the seafront. In this respect, the Arcade that links the High Street with Belmont Street is a
key connection, particularly for the Theatre.
EXISTING SITE MASSING
As the orientation of the theatre is already predetermined facing onto Belmont Street and the approach from The Arcade,
it is proposed that this forms a key approach to the revitalised venue. It is also proposed that a continuation of the Arcade
route through
to the seafront forms another key link to increase footfall past the venue and to take advantage of any revenue
Preliminary Order
of Cost
earning potential in the process.
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
PROPOSED SITE LAYOUT
Synergy Construction & Property Consultants LLP
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LONDON
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3. ARCHITECTURAL ANALYSIS AND PROPOSALS
The current approach to the Theatre is uninviting, ‘closed’ by it’s predominantly masonry walls and in need of a radical
transformation. It is proposed to remove the enclosed masonry appendages including the brick control room extension
and underlying space, currently occupied by a charity shop (coloured red on the Existing Site Massing), the brick meeting
room, box office, café, glazed concourse flanking the auditorium and studio space (coloured light blue on the Existing Site
Massing) and replace these with new wrap around glazed foyer spaces that draw the eye and reveal the life within.
Connected to the glazed foyer areas is a glazed arcade extension aligned to the existing Arcade to provide a sheltered and
enjoyable continuation to the seafront. This also provides the opportunity to allow sliding doors from the foyer to open onto
the arcade to attract custom to daytime use of the foyers as a place for relaxation and refreshment and to engage more easily
with activities within the theatre.
The Get-In on the east side of the theatre (highlighted in green on the Existing Site Massing) is now proposed to be moved
to the north side and enclosed within a walled service yard, which is accessed off Belmont Street. The service yard is large
enough to enclose an articulated delivery vehicle for touring shows, with additional space for a skip and bins serving the
theatre. The walled enclosure keeps the yard secure and out-of-sight of the public.
To the south of the theatre in the area of Whitbread’s Regis Brewers Fayre, the truncated elevation will be built up to by
the proposed new St Modwen development. To the east, the site area will also form part of St Modwen’s proposed new
development, which will have a common service access with the theatre (and which will need to be retained for emergency
egress from backstage areas).
Revenue Support and Commercial Considerations
Auditorium Seating Capacities
that improvments to the existing facilities are the priority for encouraging and growing new audiences and ensuring a
sustatinable future for the venue.
Retail Units
We have highlighted the need for additional revenue streams in the absence of revenue support from Local Authorities
and Arts Council England. This was unlikely to be made up by increased auditorium seating (except perhaps for the panto
and occasional popular shows). The current lack of earnings from a theatre bar is another obvious omission that can be
remedied in the new arrangements, as can improved café food and refreshment facilities into new foyer areas that open onto
the arcade extension during the day.
Lettings from the use of the rehearsal studio area are also proving to be a popular asset, which are included at first floor
level in the new proposals. Improved rehearsal facilities should increase this letting income
A significant opportunity arises from the potential of building retail units on the opposite side of the arcade extension,
which could have the ability to open out onto both the glazed covered side opposite the foyers as well as onto Place St
Maur des Fosses, where market stalls have previously existed. This could greatly animate the route along the new arcade
extension as well as provide sheltered use during inclement weather.
Small scale retail units are proposed on a modular basis to allow flexibility in the size of unit desired by small scale
operators and provide opportunities and market interest at a more modest level (typically cafes, independent enterprises,
souvenir and shops associated with seaside offerings) than the larger scale A3 units proposed in the St Modwen
development. These could still be consistent with market use on Place St Maur des Fosses.
The scale, standard of fit-out and market for these units requires further work, but our initial economic analysis looks
encouraging.
As part of the feasibility study, the Team were asked to look at the potential for increasing the seating capacity of the
auditorium to a minimum of 500 seats and up to 750 seats. We explored options for increases in seating capacity and
concluded that improvements could be made to the existing seating configuration, which would improve the quality
of the
The Scheme
Proposals and Options Considered
Preliminary
Order
of Cost
auditorium, allow for modest seating increases and provide better facilities for wheel chair users.
for
The attached drawings and cutaway plans illustrate the proposed layout, form and approach to the redevelopment of the
Alexandra
Please note that no survey information has been made available to undertake accurate sightline studies at this stage
and Theatre,
theatre,Bognor
more asRegis
a vision of what is possible rather than detailed analysis. There is scope within the proposed arrangement
that drawn sections through the building have had to be estimated with spot checks taken of heights to give some
sense
of
to
reconfigure
some
of the spaces within reason but the whole concept requires more detailed study and development with
at
proportion to the space.
the additional input of other building consultants including structural engineers and M&E services consultants.
Regis Centre
Bognor Regis In considering the three broad cost framework options to be investigated:
By introducing a small balcony at the rear of the auditorium, the seating capacity could be increased to 419 seats.
West
Sussex
Additional access stairs and infilling some of the space on each side of the rear of the auditorium would also be
required
to
Keep the Theatre and ancillary facilities as they are, broadly to determine what might be achieved within a budget
achieve this.
a)
of say £1.0M.
To increase the capacity any further, the height of the roof would also have to be raised and adjustments made to the
The existing building is tired and in need of refurbishment and improvement and the building services are at the
lighting bridges.
end of their useful life. Additionally, there is a wish list of technical improvements that could be made. £1.0M
could easily be absorbed addressing these issues, including health and safety improvements and outstanding
There is little prospect of achieving the seating capacities asked for in the brief without very radical alteration to the
maintenance, without apparent significant visible benefit (except redecorations) to the public or users of the
auditorium. Neither are the considerably enlarged seating capacities supported from an operational point of view by the
building.
business study that we have undertaken.
September 2012
What is concluded from these studies is that significant improvements can be made to the quality and feel of the auditorium
with modest improvements in capacity to 430 seats or thereabouts, with the addition of slip seats along the sides of
the auditorium. Rather than substantially increasing the seating capacity the recommendations on page 12 suggest
b)
Undertake a cosmetic enhancement and soft refurbishment, broadly to determine what might be achieved within a
budget of say £3.0M.
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
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LONDON
SE1 0HL
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Date
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Job No/Ref
214234 / JD
3. ARCHITECTURAL ANALYSIS AND PROPOSALS
A budget of £3.0M is more difficult to address as it falls in broad terms between two stools. It would allow for
modest improvements of the existing theatre areas being retained (possibly with some compromise) and
refurbished foyer areas, but not the new glazed elevations to the foyer or arcade, extensions and improvements that
would put the venue on a more sustainable footing in the absence of revenue streams from other sources.
c)
Extend and refurbish the existing building, broadly to determine what might be achieved for a budget of around
£5.0M.
Additionally, stairs located outside of these entrances provide access to the back of the auditorium at first floor level. On
the audience left hand side, there is also a platform lift to provide access for people with disabilities. The stairs from this
side are also enclosed to provide safe egress directly to the outside for emergency escape. Both these stairs also lead to a
new gallery level at the upper level in the auditorium (from where access to the lighting bridges and positions can also be
reached).
Auditorium Remodelling
A budget of £5.0M is more realistic to provide improvements to the outlook, operation and sustainability of the
venue as illustrated in these proposals and could do much more by addressing the wider urban issues highlighted in
this study.
The above budget figures are taken as construction cost figures, rather than total project costs, which would need to factor
in VAT, professional fees, surveys, legal costs, wider landscaping and townscape improvements, etc. Please see Section 5
for our preliminary order-of-cost appraisals.
The seating layout in the auditorium is rearranged to remove the central aisle in the lower stalls area and the broad
crossover aisle across the middle of the auditorium is also removed. In place of the centre aisle, side aisles serve the lower
stalls area, while the two existing aisles serving the back of the stalls are retained. The seating rake will then continue
across the central crossover aisles at the same rake as elsewhere in the auditorium uniting the upper and lower level seating.
Wheelchair positions are provided for adjacent to the entrance from the side passages, which are on a level with the foyers
outside.
The character of the room will be transformed by converting the existing side passages and technical galleries above into
slips seating positions, providing a sense of intimacy and enclosure by ‘dressing’ the side elevations of the auditorium with
people.
The need for more detailed studies of the preferred option is emphasised, as referred to above.
Proposed Internal Layout Arrangements and Improvements of the Theatre
Foyer Areas, including Box Office, Bar and Refreshment Café, WCs
The existing foyer areas are replaced with new, larger, double height spaces that are predominantly glazed, facing towards
Belmont Street and onto the glazed arcade extension in order to give views into the public areas and also to the outside. The
glazing is largely shielded from the sun by facing north onto Belmont Street and west onto the covered arcade extension,
which will have deep fin beams in the glazed roof to provide solar shading.
By extending the side technical galleries to the rear of the auditorium, the floors of these galleries correlate with the rear
row of the stalls, providing level access into these side seating positions at a level above the side passage entrances and slip
seats.
A small seating gallery at the rear has been introduced on another level above the two side galleries with access from the
new foyer stairs referred to above. This provides a modest increase in seating capacity for popular shows, but also provides
safe access into the new technical galleries.
Glazed doors will provide access directly from Belmont Street, where a new Box Office counter will face the entrances
and Order
A new control
is located at the rear of the auditorium, which shares access with the new foyer stairs and lift.
Preliminary
of Cost
also off the arcade to allow daytime custom access to the refreshment facilities.
for
Stage House and Orchestra Pit
A new long bar is arranged along the flank wall of the auditorium facing the arcade to allow maximum access Alexandra
to the bar Theatre, Bognor Regis
during intervals and crush periods.
In these proposals, the structure of the stage house and orchestra pit have been left as they are, generally because they are
at
of a reasonable spatial standard for a theatre of this size and should accommodate a wide range of theatrical programming.
Regisprep
Centre The cost of enhancing the stage house volume through a squared off extension of the stage house roof over the wing spaces
At the south end of the foyer space a new café refreshment counter is proposed supported behind by a kitchen/food
Bognor Regis would not be possible within the budgets currently being considered for improvement of the venue (it is likely to cost in the
area. It is intended that facility will also be able to serve daytime use off the arcade.
West Sussex order of an additional £1.0m - £1.5m to extend the stage house). More detailed investigations with the input of structural
Entrances into the Auditorium
engineers would be required to investigate this further.
The existing entrances into the auditorium have been moved to avoid audiences being led into the space from one side only,
thereby requiring the large, central crossover aisle to reach all parts of the auditorium.
In the new proposals, the control extension at the north end of the auditorium is removed and replaced with the glazed foyer
that wraps around the north of the building on Belmont Street. On either side of the auditorium, the side corridor leading
into the auditorium is extended to provide entrances on either side of the new box office counter. These will lead into the
auditorium from the back via the lobbied side passages on each side of the stalls.
The orchestra pit provides for small musical ensembles that might accompany staged performers in a venue of this scale.
Enlargement of the orchestra pit by digging out the recessed floor of the front stalls area would be relatively expensive and
reduce the seating capacity by extending into the front rows. If, through further study it was determined that the orchestra
pit should be extended, a system of forestage mechanical elevators or rostra could be used to alternatively open up a larger
pit, level with the stalls floor to maximize seating capacity or be raised to stage level as a forestage extension. This option is
currently omitted from these proposals on budget grounds.
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
26
Job No/Ref
214234 / JD
3. ARCHITECTURAL ANALYSIS AND PROPOSALS
Scene Dock and Service Yard
It is proposed to retain the footprint of the existing scene dock area, but raise the headroom consistently over the whole area
by raising a new flat roof to create a double height space.
The scene dock door is proposed to be moved form the east side of the scene dock to the north side, where it will open onto
an enclosed service yard large enough to accommodate an articulated delivery vehicle backing up to the scene dock door.
It is also understood that the existing studio space is used for dance classes, exercise classes, toddlers groups and activity
space for other community groups, which may not need a full size rehearsal space. Depending how backstage areas are
allocated at first floor level, there may be scope to allow for a second small scale studio space to serve community needs
and which may also be useful in generating additional revenue for the venue.
A lean-to roof is proposed over the scene dock door to shelter technical get-ins during inclement weather.
Administrative Offices
The service yard covers the area currently allocated to the theatre as parking space and provides a reasonable area to
accommodate delivery vehicles, waste skips, bins and temporary transition of materials and theatre equipment.
The existing administrative offices are limited in area. As referred to in our operational analysis, there would be
considerable benefit including a marketing department and other administrative support services to make a revitalised
venue more successful in the future. Some of the backstage accommodation referred to above will need to be given over to
this use. Detailed briefs for these facilities will need to be developed at the next stage.
Backstage Accommodation
The current backstage accommodation provides the spaces that might be expected in a venue of this scale and programming
profile. As referred to earlier, the layout could benefit from some re-arrangement of the spaces and improvement in the
quality of provision.
It is proposed, however, that the roof over the east side of the building is raised in conjunction with the raising and levelling
of the roof above the scene dock. This would allow more space at first floor level to accommodate additional backstage
space. These could include new administrative office spaces, additional studio space, a Green Room/rest space for the
venue and visitors, costume and props store and additional changing space for amateur productions, where larger numbers
of performers need to be accommodated than normal for commercial productions.
The detailed allocation of space and proposed improvements options should form part of a more detailed study of the
backstage areas.
New Plant Room
Preliminary Order of Cost
for
Theatre, Bognor Regis
In determining the reallocation of space in the backstage areas, it should be noted that the existing mechanicalAlexandra
and electrical
plant systems will be reconsidered and replaced. The current plant room space is enormous, both in volume and
height
at
and it would be reasonable to expect significant reductions in the area required for new plant serving only the Alexandra
Regis Centre
Theatre part of the current, much larger, Regis Centre.
Bognor Regis
Westand
Sussex
Significant improvements in terms of energy efficiency and know-how have been developed in the way auditorium
theatre spaces are serviced since the Alexandra Theatre was designed. The current means of forced ventilation from above
is basic and there are other ways of considering how this might be achieved more efficiently. It is beyond the scope of this
study, but should be investigated in more detail with the input of M&E Services consultant in the next stage of project
development.
New Rehearsal Studio
As referred to above and in the backstage areas, it is proposed that new studio rehearsal space should be given more
privacy, a better proportioned floor area than currently provided and, for it to work effectively as a stage rehearsal space,
September 2012
should allow for the whole of the stage area to be plotted out within the studio space.
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
27
Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
4. Proposals
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
4. PROPOSALS
Site Plan (Existing)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
29
Job No/Ref
214234 / JD
4. PROPOSALS
Site Plan (Existing)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
30
Job No/Ref
214234 / JD
4. PROPOSALS
Site Plan (Proposed)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
4. PROPOSALS
Ground Floor Plan (Proposed)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
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Subject
RAEng / Cold Store Condenser
Date
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Job No/Ref
214234 / JD
4. PROPOSALS
First Floor Plan (Proposed)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
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020 7928 1066
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RAEng / Cold Store Condenser
Date
3 July 2012
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Job No/Ref
214234 / JD
4. PROPOSALS
Long Section
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
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020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
34
Job No/Ref
214234 / JD
4. PROPOSALS
Cross Section
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
3 July 2012
35
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (1)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
36
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (2)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
37
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (3)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
38
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (4)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
39
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (5)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
40
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (6)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
41
Job No/Ref
214234 / JD
4. PROPOSALS
Model View (7)
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
42
Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
5. Preliminary Cost Analysis
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
3 July 2012
43
Job No/Ref
214234 / JD
5. PRELIMINARY COST ANALYSIS
Alexandra Theatre, Bognor Regis
Regis Centre
Excluding Fees and VAT
Alexandra Theatre, Bognor Regis
Regis Centre
m2
Commentary
Synergy Construction and Property Consultants have been asked to provide Preliminary Budget Costings for the proposed refurbishment of the
Alexandra Theatre.
The budget costs are expressed as high level cost data due the limited nature of information currently available and based upon block massing
plans provided by Burrell Foley Fischer Architects and Urban Designers. Whilst cost per metre square budgets provide an indication of cost they
have certain limitations on accuracy given it is based upon project type not necessarily project specification.
The budget sets out approximate cost parameters based upon massing drawings and gross internal floor areas. The budgets are approximate and
commensurate with the level of detail, surveys etc available and assumes the general external facades/roof etc are currently in good condition.
Foyer
Demolition of existing foyer, Pink Room, Green Room, Yellow Room etc
and creation of glazed foyer providing new catering facility, box office etc
452
£
2,823
£
1,276,000
Auditorium refurbishment
Installation of new technical gallery, and public side galleries, refurbishment
of existing space including new seating, SLAV equipment, new control room,
infill sections etc
681
£
2,520
£
1,716,000
Vertical extension above existing scenery dock, intake room etc to
create new studio etc
Remove existing roof, installation of new floor and raise new storey to
create new first floor area, flat roof.
288
£
2,406
£
693,000
728
£
907
£
660,000
552
£
1,475
£
814,000
-
£
-
£
275,000
2,012
£
5,434,000
Refurbishment of existing Back of House areas, Public WC's etc,
creation of new studio at first floor by sub dividing plant room
General refurbishment of existing spaces, upgrading of public wc's etc
The report identifies project construction cost, likely professional fee's and VAT if applicable.
For the basis of this report we have assumed the funding bands are exclusive of professional fee's, statutory, survey and VAT.
The budget has been allocated into the requested funding bands and what could potentially be achieved, subject to greater detail being presented,
in each band.
In considering the three broad cost framework options, they are noted as follows, and the budgets reflect same:
a) Keep the Theatre and ancillary facilities as they are, broadly to determine what might be achieved within a budget of say £1.0M.
The existing building is tired and in need of refurbishment and improvement and the building services are at the end of their useful life.
Additionally, there is a wish list of technical improvements that could be made. £1.0M could easily be absorbed addressing these issues without
significant visible benefit (except redecorations) to the public or users of the building.
£
£/m2
Creation of Arcade and shell and core retail spaces
Creation of new glazed arcade along with shell and core retail units
External works
Paving to perimeter, forming delivery yard etc
TOTAL BUDGET
2,701 £
Construction Cost
(excluding Fees and VAT)
Preliminary Order of Cost
Allocation
of Funds to Framework
for
b) Undertake a cosmetic enhancement and soft refurbishment, broadly to determine what might be achieved within a budget of say £3.0M.
A budget of £3.0M is more difficult to address as it falls in broad terms between two stools. It would allow for modest improvements of the
existing theatre areas being retained (possibly with some compromise) and new foyer areas, but not the new arcade, extensions and
improvements that would put the venue on a more sustainable footing.
c) Extend and refurbish the existing building, broadly to determine what might be achieved for a budget of around £5.0M.
A budget of £5.0M is more realistic to provide improvements to the outlook, operation and sustainability of the venue as illustrated in these
proposals and could do much more by addressing the wider urban issues highlighted in this study.
VAT has been shown within the table contained in the Executive Summary, further advise will be sought to consider if VAT can be recoverable.
Due to the early stage of this process and the need for further detailed information, we have included a design and abnormal contingency of 10%.
This may be adjusted as we move through the detailed design process.
£
TOTAL
CONSTRUCTION VAT on build and TOTAL INCLUDING
COST Exc VAT
fee's
VAT AND FEE'S
18%
20%
Alexandra Theatre, Bognor Regis
£1m Construction cost funding Band
at It unlikely that this band would serve more than undertaking a refurbishment of the auditorium and
dealing with bringing the building up to full health and safety standards, general maintenance repairs etc
£
705,000
£
126,900
£
831,900
166,380
£
998,280
£
2,534,000
£
456,120
£
2,990,120
598,024
£
3,588,144
£
5,434,000
£
978,120
£
6,412,120
1,282,424
£
7,694,544
Regis Centre
£3m Construction Cost funding Band
Bognor Regis
West
Sussex
This funding
band would provide a refurbished auditorium, back of house and existing foyer area including
the Pink, Yellow and Green room. They would remain in the same location. It would not allow for
construction of a new glazed foyer, Arcade, new control room or new first floor above the scene dock. It
would leave the existing facade as is. External works would remain as is.
£5m Construction Cost Funding Band
Within the context of this band, the funding band would provide a refurbished auditorium, back of house
area, the demolition of the front foyer and creation of a new glazed foyer and Arcade with shell and core
retail units. It would provide a replacement room for the Pink and Yellow room at a new first floor level
above the existing scene dock and in a remodelled plant area. It would provide for a new control room. It
provides new external works to enhance the site.
Please note the list of exclusions on Page 3
Allowance for
Professional fee's
say
September 2012
VAT had been identified on the Allocation of Funds to Framework table above however this will be subject to further advice on whether this is recoverable.
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Synergy LLP
alexandra theatre bognor regis
Commentary
Tel:
Fax:
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
44
Job No/Ref
214234 / JD
5. PRELIMINARY COST ANALYSIS
Alexandra Theatre
Alexandra Theatre, Bognor Regis
12 September 2012
Regis Centre
Area
Rate
Total
Glazed foyer
EXCLUSIONS / NOTES
1
2
3
4
5
6
7
8
9
10
11
12
13
Unit
14
15
16
17
18
19
Planning and Building Regulations fees
Professional fee's, surveys etc
Value Added Tax
Interest and Finance Charges
Legal and Agents fees
Property Insurance
Compensation to adjoining owners regarding noise, disruption and other party wall matters
Prices are based on current day only no allowance for inflation
Synergy LLP reserve the right to amend area calculations when detailed information becomes available
There has been no input from a services consultant or theatre specialist
There is no allowance for new incoming services and it is assumed that the existing is adequate
Asbestos survey, removal cost and any consequential delays is excluded
Rates include for a traditional strip foundation. Synergy LLP reserve the right to adjust the cost plan when further information
on substructure becomes available. NO allowance for contaminated ground, piling solutions or abnormal foundations has been made.
FF&E (loose furniture, blinds, curtain etc)
Communications/ICT hardware - e.g. telephone equipment, computers, servers, specialist lighting and P.A systems and the like.
Demolition of Whitbread public house and associated works to external wall at junction
Additional costs arising from the discovery of any items of archaeological interest
Building Regulations Part L2B 10% Consequential Improvements
Section 106 agreements and off site highway works
20
Bank Monitoring fees
21
22
Mitigation measures for ecological
Site acquisitions costs
Main building
Glazed curtain walling
Kitchen / Bar
Demolition
452 m2
486 m2
£
£
1,500
720
£
678,000
349,920
50,000
80,000
1,157,920
Say
£
1,160,000
£
1,560,000
£
630,000
£
600,000
£
740,000
£
250,000
£
4,940,000
10% £
494,000
£
5,434,000
£
2,012
£
10% £
340,000
34,000
£
374,000
Auditoria
New tech gallery area
New build areas
Auditoria refurbishment
Tech costs
New seats
Stage area
New control Room
217
42
342
3,000,000
400
m2
m2
m2
Item
Nr
Item
80 m2
£
£
£
£
£
£
1,100
2,500
1,500
12%
350
50,000
1,800
£
238,700
105,000
513,000
360,000
140,000
50,000
144,000
1,550,700
SAY
Side Extension at roof level
Remove existing roof and make good
New build first floor area
Item
288 m2
£
£
50,000
2,000
£
50,000
576,000
626,000
SAY
Balance of works - BoH, dressing rooms, WC's etc
Design Development
Refurbishment of BoH areas etc
Public WC refurb
The following are required to confirm costs but not limited too:
728 m2
2 Nr
Glazed arcade roof and framing
Glazed aracade slab, floor finishes etc
Construction of retail units
- Building morphology, degree of structural modulation / cantilevers.
Preliminary Order of Cost
- Sustainability brief and services infrastructure requirements.
for
- Acoustic (noise and vibration) and the implications on construction methods and sequencing.
Alexandra Theatre, Bognor Regis
External Works
- Confirmation of scope of finishes
546,000
40,000
586,000
Arcade ( units are shell and core only)
- Confirmation of specification requirements and scaled building GA plans and elevations
- Ecological surveys and associated works
£
SAY
- Confirmation of programme, phasing requirements and working restrictions
- Attenuation measures for drainage
750
20,000
£
- Confirmation of the definitive scope of works.
- Full services strategy and infrastructure works required
£
£
276 m2
276 m2
276 m2
£
£
£
1,000
650
1,000
£
276,000
179,400
276,000
731,400
SAY
at
General external areas
Item
£
250,000
£
Regis Centre
Bognor Regis
West Sussex
250,000
250,000
SAY
Design and construction Contingency
APPROXIMATE CONSTRUCTION COST
Total approximate GIFA (m2)
2,701
Approx cost/m2
Alternative refurbishment of existing foyer
General refurb if remains and no foyer built
448 m2
September 2012
£
750
£
£
SAY
Design and construction Contingency
APPROXIMATE CONSTRUCTION COST
336,000
336,000
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
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Subject
RAEng / Cold Store Condenser
Date
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Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
6. Conclusions and Recommendations
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
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6. CONCLUSIONS AND RECOMMENDATIONS
The study team has looked in detail at the existing Alexandra Theatre, both physically in terms of site, building and
installations and operationally in terms of product, audiences, management and governance.
The preliminary business study reported has been used to inform initial thoughts on the theatre, including the audience
capacity and the staging provision.
The importance of considering the redevelopment of the theatre within the wider context of the proposed adjacent
development has been emphasised.
The team feels that there is a future for a theatre serving the local community and particular users such as the University
of Chichester. Desirably, the venue would become a destination for local young people, both students and others, but this
aspiration requires both physical and operational changes. Important elements of a cost-restrained redevelopment include:
•
•
•
•
•
•
General upgrading of theatre technical systems, building services, etc to a 21st century standard;
Improved rehearsal space with more privacy;
More attractive meeting / arts space;
Income from a bar and cafe in addition to increased lettings from the rehearsal and meeting spaces;
Associated modest commercial spaces to provide an income stream independent of grant income;
Improvements to the auditorium to improve its theatricality, and hence its appeal to both audiences and performers.
The Alexandra Theatre needs to become a venue of choice for staff, day time users, audiences and performers. To achieve
this it needs to project a new image, supported by appropriate facilities, management and marketing capacity and an
economically-sustainable future.
The team believes that within the construction budget of in the region of £5M, with an increased marketing operation and
Preliminary Order
of management
Cost
a strong
team and with more formalised links with others, high quality acts can be attracted and viewed by
increased audiences, providing a sustainable future for the Alexandra Theatre.
for
Alexandra Theatre,
Regis
ThisBognor
initial study
has identified the issues to be addressed and a way forward, with a conclusion that a construction cost
option in the region of £5m is the best to achieve these goals (Please refer to Preliminary Cost Analysis on Page 44).
at
Regis Centre
Bognor Regis
West Sussex
A more detailed feasibility study is required to develop these initial findings
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
47
Job No/Ref
214234 / JD
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Appendix: Photographs of existing site
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
48
Job No/Ref
214234 / JD
APPENDIX: PHOTOGRAPHS OF EXISTING SITE
Preliminary Order of Cost
for
Alexandra Theatre, Bognor Regis
at
Regis Centre
Bognor Regis
West Sussex
September 2012
Synergy Construction & Property Consultants LLP
Chartered Quantity Surveyors
61 Southwark Street
LONDON
SE1 0HL
Tel:
Fax:
alexandra theatre bognor regis
020 7928 1066
020 7928 1099
Subject
RAEng / Cold Store Condenser
Date
3 July 2012
49
Job No/Ref
214234 / JD