Trow Bridge Townhall - A Report on Conservation Legislation

8/14/2019 Trow Bridge Townhall - A Report on Conservation Legislation

1/23

Trowbridge Town Hall

A Report on Conservation Legislation:

submitted by Mariana Isa

towards the degree of Master of Science in the Conservation of Historic Buildings

at the University of Bath.

Department of Architecture and Civil Engineering.

Session 2005-2006


2/23


Acknowledgement

The help, advice and support from the following are gratefully acknowledged:

Dr. Michael Forsyth

Faisal Mohd AliDuangrach IamudomrakAli Amran

BBA Architects

Classmates of Msc. Conservation of Historic Buildings 2005-2006


3/23


List of Illustrations

Figure

No:

Title of Illustration Illustration Credit

1.Trowbridge Town Hall on Market Street.

Online Source 3

2. Location of Trowbridge Town Hall. Trowbridge TownCouncil

3. Picture shows services installed during 1970s in the

proposed Grand Hall area which will be removed to

expose the timber roof structure.

Author

4. Trowbridge Historic Retail Zone. Trowbridge TownCouncil

5. Proposed building section accommodating the new uses. BBA Architects

6. Huge void space of Great Hall, exposing grand timber roof

structure.

BBA Architects

7. Proposed front entrance ramp. BBA Architects

8. Proposed glass staircase (new vertical core). BBA Architects

9. All levels are linked to the vertical core (refuge zone). In

the case of emergency, exit is through the front door and

to the Sensory Garden.

BBA Architects

i


4/23


Synopsis

Trowbridge Town Hall will be undergoing a major refurbishment and renovation as part of the

Local Town Councils intention to regenerate the town. The project involves minor interior

alteration and a new glass stairs extension.

This report is written in favour of the proposal with justifications based on the local and national

planning and conservation policies.

Information regarding the design proposal is based on BBA Architects presentation at the

Trowbrigde Town Hall Forum on 10th

April 2006. At present, the design proposal is still

undergoing modifications, subjected to further discussions between the consultants and

conservation authorities involved.

ii


5/23


Contents

Acknowledgement

List of Illustration i

Synopsis ii

1.0 Background of Trowbridge Town Hall 1

2.0 The Planning Status of the Building 3

3.0 Authorities and Bodies involved in the Planning Application 4

4.0 The Relevant Planning Legislation 5

5.0 Design Proposal and Impact on Existing Fabric 6

6.0 Building Regulations, Fire Safety Legislation,

Disabled Discrimination Act and Listed Buildings Requirement. 9

7.0 Funding and Grants 12

8.0 Conclusion 14

Notes 16

Bibliography 17

Appendix:

Historic Drawings

Proposed Design Scheme

Cost Estimation


6/23



1.0 Background of Trowbridge Town Hall

Figure 1: Trowbridge Town Hall on Market St.

1.1 Trowbridge Town Hall is a substantial detached Victorian building constructed during

1887-1889. It was paid for by a benefactor for the use of Trowbridges community.

The building is primarily faced with natural Bath stone and is covered by a series oftimber framed pitched roof structures surfaced with slate. The Town Hall features the

usual embellishments and entablatures commonly associated with this period of

construction1. There is a central clock tower of similar construction on the north front.

Figure 2: Location of Trowbridge Town Hall.


Trowbridge PublicPark

Civic Hall

1


7/23


1.2 During the mid-1970s, the original uses of the building interior were altered by

Wiltshire County Council (WWC). WWC carried out extensive alteration works due

to Local Authority re-organisation. The main use of the building was as a

Magistrates Court. This use ceased approximately 3 years ago due again to re-

organisation of the Local Authority when Chippenham Magistrate's Court was

completed. The building is now only occupied intermittently2.

1.3 The consultant team concludes that the building is in a reasonable structural

condition. The proposed refurbishment and renovation involves extensive removal of

most of the 1970s layout alterations, replacement of the entire services installations, a

new vertical core to replace existing, a new disabled access at the main entrance and

general upgrading and redecoration work.3.

Figure 3:

Picture shows services installed during 1970s in the proposed Grand Hall area which will be removed

to expose the timber roof structure.

2


8/23


2.0 The Planning Status of the Building2.1 The Trowbridge Town Hall is a Grade II listed building, with a listing description by

the Local Authority that reads as follows:

1887. Asymmetric plan. Stone built with gabled front (shaped gables capped by

pointed pediments) basically Jacobean style with a central Italianate tower capped

by a short spire. 3 storeys, 2 lit by a giant round headed window to left with complex

square and half-round tracery and having a central oriel balcony. 6 light oriel 1st

floor to right repeating tracery of left hand window and having balustrade above. 4

light mullion and transom window to 2nd floor. 6 ground floor windows in various

shapes. Central entrance below tower, fluted pilasters, round headed doorway with

decorated orders and key with VR; cornice over with Jub. Vic. Reg. Jun 20. 1887

and fluted consoles to balcony over. Angled stair turret to left ending in bell dome

capped by 2 chimneys. Tower has clock and side piers and central band, modillion

cornice and oriel to balcony before clock. Gablets at base of spire. A variety ofdevices, mottoes and arms festooned over front, including 2 panels showing factory

workers. Back and east side have similar elevations the best ordered is the east

front.

2.2 The Trowbridge Town Hall is located within the Trowbridge Conservation Area and

has been assessed as a significant landmark in the Historic Retail Zone4.


Figure 4:

Trowbridge Historic Retail Zone.

3


9/23


2.3 Currently, there are no scheduled ancient monuments in Trowbridge. Because of the

potential wealth of archaeology, known and unknown, the area where the Town Hall

is located is designated as an Area of Archaeological Potential. Any potential

development within this area is subject to policy C15 (District Plan) regarding

archaeological investigation5.

3.0 Authorities and Bodies Involved in the Planning Application3.1 Trowbridge is in the Westbury Parliamentary constituency and governed by

Trowbridge Town Council, West Wiltshire District Council and Wiltshire County

Council6.

3.2 The Trowbridge Town Hall project is supported by both the District and County

Councils as part of the Transforming Trowbridge regeneration programme7.

3.3 BBA Architects was appointed by the Trowbridge Town Councils Working Party to

undertake feasibility studies to propose potential uses and estimate the initial cost of

refurbishing. The report is based on findings obtained in June, July and August 20058.

3.4 The public interest is relevant in balancing the factors as to whether or not Listed

Building Consent (LBC) should be granted. There have been council meetings, public

forums and open days at the Town Hall, articles on the town councils website,

reports in the Wiltshire Times and a display over three days at West Wilts Show

(2005) with regard to the future of the Trowbridge Town Hall. The vast majority of

returned questionnaires felt that the Town Hall should be brought back into use for all

the community9.

3.5 The proposed design is to be developed further through discussions with:

West Wiltshire District Councils Planning Department

West Wiltshire District Councils Conservation Officer

West Wiltshire District Councils Building Control

Wiltshire County Council Highways Department

4


10/23


11/23


4.7 Mandatory consultants for the application will be notified by the Local Planning

Authority (WWDC). They are the Secretary of State (Department of Culture, Media

and Sport), English Heritage (EH), The Society for the Protection of Ancient

Buildings (SPAB), the Georgian Group and The Council for British Archaeology.

5.0 Design Proposal and Impact on Existing Fabric5.1 PPG15.2.18 mentions that new uses may often be the key to a buildings or an areas

preservation. The intention to change the use of the Town Hall is to ensure that the

building adapts to the current and future needs of Trowbridges community. The way

forward is to look at the development much more commercially while injecting someelements of community use.

5.2 Trowbridge Town Councils outline for the project are as follows:

TTC Offices.

Registrar Offices.

Ground floor retail unit(s) with street frontage.

Tourist Information Facility.

Sessions Hall providing Marriage Room, Council Chamber and other

multi-use facilities.

Great Hall for shows, concerts, lectures, events, fairs and the like.

Supper Room adjacent the Great Hall providing bar / catering space to

support functions as well as being a multi-use hall in its own right.

A full catering facility to support all events / functions.

A3 retail unit in basement with separate access.

A new core providing vertical movement by lift, staircase and dumb waiter

Storage and ancillary space.

6


12/23


Figure 5: Proposed building section accommodating the new uses.

5.3 The proposed design promotes interaction, daylight, connectivity, accessibility,

panorama and compliance (refer appendix). The design intention is to return the Town

Hall to its former glory whilst making it suitable for 21st century community use.

5.4 The significant alteration is the stripping of the 1970s partitions to reveal the huge

void space of the Great Hall, exposing its grand timber roof structure. The hall will be

used for banquets, stage performance, conferences and wedding receptions. This is a

positive step towards regaining the architectural and community spirit of the Town

Hall.

Figure 6: Huge void space of Great Hall, exposing grand timber roof structure.

7


13/23


5.5 The Planners major concern was the design of the front entrance disabled access

ramp10. PPG15.3.12 states the importance of balancing the effect of any changes on

the special interest of a listed building. To fulfil this, the front entrance ramp design

keeps with the character of the building using smooth Ashlar and Bath stone and

metal railings. Glass is proposed in order to play down the appearance and the scale of

the ramp.

Figure 7: Proposed front entrance ramp.

5.6 Alterations are based on proper understanding of the structure. Taking account of the

buildings age and method of construction, the new glass stairs and front ramp will be

structurally independent, taking all support from the natural ground.

Figure 8: Proposed glass staircase (new vertical core).

8


14/23


5.7 Car parking issue has been raised with Wiltshire County Council Highways

Department11. As there is no parking space linked to the building at present, there are

no foreseen problems with the lack of parking spaces in the proposal. Personnel are

able to use the neighbouring Castle Place car park which happens at present.

5.8 A parking lay by off the front entrance would be used as a dropping off and picking

up point, rather than a parking space. This would allow wedding ceremony traffic for

the bride and groom.

6.0 Building Regulations, Fire Safety Legislation, Disabled Discrimination Act and

Listed Building Requirements.

6.1 A sensitive and sensible application of the Building Act 1984, Fire Safety Legislation

and Disability Discrimination Act (DDA) is extremely important as mentioned in

PPG15.3.26. Steps have been taken to ensure that the proposed design fulfils all these

requirements12.

6.2 Building Regulations

6.2.1 Ramped entrance off the main high street is not required under Part M of the

Building Regulations. However, this ramped entrance is required by

Trowbridge Town Hall to comply with current DDA regulations.

6.2.2 Thermal and noise regulations are not required to comply with current

Building Regulations as main use is as existing.

6.2.3 All fire door improvements will be agreed with the conservation officer.

Concealed Permabate fire door closers within the door are preferred.

9


15/23


6.3 Fire Safety Legislation

6.3.1 The wine bar and retail are treated as new and therefore would have to comply

with the latest fire separation details in the building between uses -

floor/ceiling and walls.

6.3.2 The rest of the building are treated as refurbishments, therefore, no changes

are required for Building Regulations between floors/ceiling and walls

including doors.

6.3.3 Regarding the new stairs and lift to replace existing, the fire strategy will be

agreed with the fire officer through Building Control. The new proposals

would meet with the number of required fire exits.

6.3.4 A new automated fire alarm system will be installed throughout the building

so that all occupiers will be aware of an emergency.

TTC Office

TTC Office SuiteGreat HallSupper

Room

Session Hall

Sensory Garden

FoodPreparationEquipment

Store

Possible connection toCastle PlaceDevelopment

Figure 8: All levels are linked to the vertical core (refuge zone). In the case of emergency, exit is through the

front door and to the Sensory Garden.

10


16/23


6.4 Disability Discrimination Act (DDA)

6.4.1 New disabled access is proposed at the front entrance and at the rear exit

leading to the Sensory Garden.

6.4.2 The new lift and stairs will be sized to comply with DDA, BS8300 and Part M

of the Building Regulations as agreed with Trowbridge Town Hall / users.

6.4.3 External and internal decoration and ironmongery will be agreed with clients /

conservation officer and DDA regulation.

6.4.4 Door width on emergency exits will comply to DDA requirements.

6.5 Listed Building

6.5.1 A thorough design statement will be required to substantiate any proposed

alterations to the building.

6.5.2 English Heritage is to be consulted regarding the replacement of the existing

staircase with a glazed structure.

6.5.3 All design alterations will be agreed with the conservation officer and English

Heritage before starting development. This will include extensive large scales

details including all stone reports.

11


17/23


7.0 Funding and Grants

7.1 The estimated cost for the new development is 2,089,000 excluding VAT and

building cost inflation. This equates to 1,129/m2 (105/sq.ft) based on the overall

GFA. With the 15% allowance for fees the initial cost rises up to 2.4M. Inflation is

currently running at about 5% per annum13.

7.2 In taking ownership of the Town Hall, the Trowbridge Town Council decided to

increase the council tax precept as a one off payment from council tax payers up to

78 a year14. There were different reactions from the tax payers, some supportive and

some disagreed. Alternatives to fund the project must take account of the possible

effects which the funding could have on the precept.

7.3 Based on a capital spend approaching 3M (including fees), the funding sources are

likely to be a combination of the following:

WCC capital contribution to Registrar fit-out.

Existing TTC capital funds.

HLF grant. Other grants.

Disposal of Civic Hall for commercial redevelopment.

Local benefactors (any famous/successful Sons and Daughters of

Trowbridge).

Borrowing (capitalised against rental income).

Precept increase (1 rise/household generates 10K additional income

per annum). The scope of work and possible phasing will need to be reviewed to ensure

that capital spend equates to available funds.

7.4 The most likely source of significant funding is the Heritage Lottery Fund but even

then the Town Council must find at least 25% of matched funding.A loan from the

Public Loans Board would allow for some of the cost to be spread over a longer

period. Generating of income from letting out space in the building could contribute

to a portion of the Town Halls future running costs.

12


18/23


7.5 The suitable options to manage the new Town Hall are either in the form of a

Charitable Trust, a Community Investment Company or through Town Council

ownership. The most unlikely resort is to sell the management to a developer because

it would not benefit the public.

7.6 The differences between a Charitable Company and a Community Investment

Company are listed in the table below15.

Charitable Company Community Investment Company

Structure Governed by Memorandumand articles of association

Runs by Directors/Trustees

Members

Governed by memorandum andarticles of association

Run by directors

Members

Formal

Requirements

Exclusively charitable Public benefit

Community Interest Test*

Reporting Accounts - CH and CC** Annual return - CH and CC SIR - CC

Accounts CIC regulator Annual return CH CIC report CIC regulator

Pros Easy to attract funding. Charity = goodwill Reduced rates from council Tax benefits

More flexible than a charity Can carry on any trading Directors can be paid Greater financial freedom Can still be eligible for some

grant-funding.

Cons Cc consent sometimes neededfor changes to M&A.

Very restricted trading, sowould need to set up a tradingsubsidiary company.

Problems with serving alcoholon charity premises.

No tax benefits Only discretionary reduced rates

from council Some grant-funders may no be

able to give to CIC Not very widely known yet.

* The Community Interest Test Would a member of the public, when looking at the CIC, say itwas for the community interest?

** CH Companies House; CC Charity Commission

7.7 In the case of the new Trowbridge Town Hall, management by a Charitable Company

is recommended. There are precedence of projects managed by charitable companies

that have proved to be successful. Due to public pressure, The Town Council is in no

position to take risks.

13


19/23


7.8 A grant application by a Charitable Company is more likely to be approved by the

Heritage Lottery Fund (HLF). This is because HLF must be convinced that the

development is in the publics interest and that there will be a sufficient income with

no private gain. Through a Charitable Company, the Town Council can also reclaim

V.A.T through the V.A.T savings scheme. A business plan stating its future viability

has to be submitted to HLF together with the grant application.

8.0 Conclusion

8.1 Being a Grade II listed building means that Trowbridge Town Hall alterations have to

be carried out sensitively to accommodate the new uses. The design proposal is

compatible with the fabric, interior and setting of the historic building as mentioned in

PPG15.3.9.

8.2 The consultants have conducted a thorough study regarding the buildings structure,

defects and potential use. All these have taken into respect of Trowbridge and West

Wiltshire local policies, the PPG15 and other relevant planning and building

regulation. Ongoing discussion with all the authorities involved shows the

consultants commitment to ensure the protection of the buildings character.

8.3 The proposed design considers the original 19th century layout and applies the

minimal intervention approach. Take note that the proposal does not change the fabric

of the building.

8.4 The proposal also takes account of how the 19th century building could accommodate

modern building regulations such as the fire legislation and DDA. This is important to

ensure that the building would be safe for public use.

14


20/23


8.5 It is clear that the building is able to meet the accommodation requirement, but a

significant capital investment will be required. Funding is always an issue in

restoration projects, however the only opposition for the Trowbridge Town Hall

project is regarding the increase of tax. It is noted that the inclusion of more

commercial elements would attract fewer grants, hence the management by a

Charitable Company is preferable.

8.6 Trowbridge Town Hall has been a significant landmark in Trowbridge for more than

100 years. Refurbishing the unused Town Hall and injecting commercial and

community use will reinstate its original role.

15


21/23


Notes

1. BBA Architects, chapter 4.2


3. Trowbridge Town Hall Forum

4. Trowbridge Town Council

5. Trowbridge Town Council

6. Online Source 4



9. Online Source 1

10. BBA Architects chapter 4.3




14. Online Source 1

15. Online Source 2

16


22/23


Bibliography

1. BBA Architects. Trowbridge Town Hall Feasibility Report. BBA Architect, Bath,

2006.

2. Department of the Environment. Planning Policy Guidance: Planning the Historic

Environment (PPG15). Department of the Environment, September 1994.

3. Department of the Environment and the Welsh Office. The Building Regulations

2002. Her Majestys Stationary Office, 2002.

4. Heritage Lottery Fund. Conservation Management Plans. Heritage Lottery Fund.

5. Johns, Colin. Historic Building Legislation: Current Legislation and Policy- Listed

Buildings. Lecture Notes for Msc. Conservation of Historic Building at University ofBath, 8 March 2006.

6. Johns, Colin. Historic Building Legislation: Current Legislation and Policy

Conservation Areas. Lecture Notes for Msc. Conservation of Historic Building at

University of Bath, 16 March 2006.

7. Johns, Colin. Building Preservation Trust. Lecture Notes for Msc. Conservation of

Historic Building at University of Bath, 16 March 2006.

8. Norris, Peter. The Building Regulations and Associated Legislation. Lecture Notes for

Msc. Conservation of Historic Building at University of Bath, 22 March 2006.

9. Suddards, W. Rogers.Listed Buildings - The Law and Practice of Historic Buildings,

Ancient Monuments and Conservation Areas. Sweet & Maxwell, London, 1996.

10. Trowbridge Town Council. Trowbridge Conservation Area Character Assessment.

Trowbridge Town Council, March 2006.

11. Walker, Robert. Guide to Historic Buildings Law. Cambridge County Council, 1995.

17


23/23


Web sites:

1. Letter Special: Your Views on the Trowbridge Town Hall Project.

http://archive.thisiswiltshire.co.uk/2006/2/10/262123.html

Accessed: 10.05.2006

2. Charitable Company or CIC?

www.stoneking.co.uk


3. www.trowbridge.gov.uk


4. Advice on Listed Buildings.

www.westwiltshire.gov.uk


Others:

1. Trowbridge Town Hall Forum. Monday, 10th April 2006.

Date post:	30-May-2018
Category:	Documents
Upload:	mariana-isa
View:	219 times
Download:	0 times

Trow Bridge Townhall - A Report on Conservation Legislation

Documents