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Regis Centre Bognor Regis West Sussex alexandra theatre bognor regis September 2012 Synergy Construction & Property Consultants LLP Chartered Quantity Surveyors 61 Southwark Street LONDON SE1 0HL RAEng / Cold Store Condenser 020 7928 1066 3 July 2012 020 7928 1099 Project No.225741 Subject Tel: Fax: Date Job No/Ref 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 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 4 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 5 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 7 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 1 Tel: Fax: 020 7928 1066 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 8 Job No/Ref 214234 / JD 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 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 9 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 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 10 Job No/Ref 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. 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 11 Job No/Ref 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 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 12 Job No/Ref 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. 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 13 Job No/Ref 214234 / JD 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 Synergy Construction & Property Consultants LLP budget are of the highest priority. The theatre also has limited financial reserves with September 2012 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 14 Job No/Ref 214234 / JD 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 Synergy Construction & Property Consultants LLP this programme. With its strong following for music theatre both through the University and BROS, Chartered Quantity Surveyors the Alexandra Theatre is well placed to play a role in this programme. 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 15 Job No/Ref 214234 / JD 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 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 16 Job No/Ref 214234 / JD 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. 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 17 Job No/Ref 214234 / JD 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. 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 18 Job No/Ref 214234 / JD Preliminary Order of Cost for Alexandra Theatre, Bognor Regis at 3. Architectural Analysis and 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 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 19 Job No/Ref 214234 / JD 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 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 20 Job No/Ref 214234 / JD 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. 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 21 Job No/Ref 214234 / JD 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 020 7928 1066 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 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 24 Job No/Ref 214234 / JD 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 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 25 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 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 28 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 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 31 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: Fax: alexandra theatre bognor regis 020 7928 1066 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 32 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: Fax: alexandra theatre bognor regis 020 7928 1066 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 33 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: alexandra theatre bognor regis 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 020 7928 1099 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 020 7928 1099 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 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 45 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 SE1 0HL Tel: Fax: alexandra theatre bognor regis 020 7928 1066 020 7928 1099 Subject RAEng / Cold Store Condenser Date 3 July 2012 46 Job No/Ref 214234 / JD 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