|
|
||
|
HAGGERSTON
POOL BUILDING DEVELOPMENT OPTIONS [FP NO 01.07.06] Cabinet - 27 February 2006 |
Classification PUBLIC |
Enclosure None AGENDA ITEM No 6 |
|
Ward(s) affected HAGGERSTON |
||
REASON FOR LATENESS
Cabinet
are requested to receive this as a late report. The content of the report has
been determined by the results of an interim report on the development of
options for the regeneration of the Haggerston Pool building. Follow up discussions
upon the receipt of the interim report has contributed to the delay in
producing this report for consideration by Cabinet.
1.0
INTRODUCTION BY CABINET MEMBER FOR COMMUNITY
AND LEISURE
I am pleased that this
administration is in a position to receive a report outlining a possible way
forward to bring back into use the Haggerston Pool building
Haggerston
Pool closed in 2000 but has remained the subject of significant local
pride. Haggerston Pool regeneration
options have been identified following a feasibility study carried out between
May and December 2005. This
incorporated a building condition survey and conservation statement and
consultation with key stakeholders. As
a former user of the facility it gives me great pleasure in recommending the development
of option 1 as the preferred option, as a mixed use facility with a focus on
healthy living and more importantly retention of the 25m pool and pool hall
structure. To develop this in the
context of the wider regeneration plans for Haggerston West and explore fully
the opportunities to integrate the development of the building with
regeneration plans for the area.
In
addition the report recommends continued building maintenance to sustain the
integrity of the building and high level project management to ensure that
further development work is brought to fruition.
2.0
SUMMARY
2.1 The purpose of the
feasibility study was to identify a preferred option that could be developed as
a model for the future use of the Haggerston Pool building. This report sets
out the process towards identifying a preferred option and actions required to
develop this work further.
2.2
The Haggerston Pools building regeneration options
were identified through an inclusive feasibility study conducted between May
and December 2005. This identified a set of options through: consultation with
primary and secondary stakeholders: the results of the Conservation Statement
for the building; and the outcome of the Building Condition Survey. Further work is required to develop the preferred
option within the context of the wider regeneration plans for Haggerston West
and explore more fully the opportunities for integrating any development of the
building within the wider plans for regeneration of the local area.
2.3 This report also identifies
the work required to mitigate any further deterioration of this public asset.
3.0 RECOMMENDATIONS
Members
are requested to:
3.1 Agree
option 1 as the preferred model for the future regeneration of the Haggerston
Pool Building and that officers investigate developing this option further
within the context of the wider regeneration plans for Haggerston West and that housing should not be excluded from
these plans.
3.2
Agree that officers commission a structural
survey of the building, carry out reactive repairs and preventative maintenance
and arrange for the removal of asbestos.
3.3 Agree
to receive a report later in the year.
4.0 RELATED
DECISION
16 October 2000 – Regeneration
Committee: Haggerston Leisure Centre Options Appraisal.
30 May 2000 – Regeneration
Committee: Haggerston Leisure Centre
16 February 2000 – Education and
Leisure Services Committee: Haggerston
Pool – Progress report.
5.0 FINANCIAL CONSIDERATIONS
5.1 Bringing the Haggerston
Pool building back into use is an ambitious project which would require
harnessing significant capital investment from a range of partners and require
on going revenue subsidy to make the project viable. The feasibility study has
provided an option for the future development of the pool building which has a
broad consensus amongst a range of stakeholders. If this work is to be taken
further, additional resources to develop the option into a fully costed scheme
would be required. The council will need to build capacity within the
organisation to develop and project manage the development of the scheme.
5.2 The estimated capital
costs of the preferred option for the regeneration of the Haggerston Pool
building is £21m. However this estimate has been prepared on preliminary sketch
drawings not a detailed design and does not include, among other items,
asbestos removal or occupier fit out.
The revenue costs are estimated at £339K per annum.
5.3 The cost of developing
the proposal further within the context of the regeneration plans for
Haggerston West is estimated at £80K.
In addition to this it is proposed that a structural survey is
undertaken to inform the development of the option, essential repairs and
preventative maintenance is carried out to stop further deterioration of the
building and asbestos is removed. The estimated cost of this work is £170K and
can be met from underspend and contingencies funds.
6.0 COMMENTS OF THE MONITORING OFFICER
6.1 There are no legal or propriety issues that require comment.
7.0 HAGGERSTON POOL BUILDING FEASIBILITY
STUDY – DEVELOPING THE OPTIONS
Consultation
7.1 The development of the
options has involved an extensive multi-stage consultation process. The first
stage of consultation identified the needs of Hackney Council, in its role as a
community leader as well as owner of the asset. Consultation meetings were held
with key officers and departments across the council.
7.2 The second stage of
consultation identified the strategic needs of key stakeholders external to the
Council including the Haggerston Pool Community Trust, the Learning Trust, City
and Hackney PCT, Sport England, Arts Council England, Shoreditch Trust, London
and Quadrant Housing Association, Canalside Housing, VLC Centre, Laburnham Boat
Club, Local Police Force/Youth of Haggerston, Hackney Building Exploratory,
Youth Charter for Sport and UBS Bank (Bridge Academy).
7.3
The third and final stage of the consultation
process identified the needs of local organisations and 400 questionnaires were
sent out to relevant community based organisations in July 2005. In total 70
organisations completed and returned the questionnaire, a response rate of
17.5% (average 15% for postal questionnaires). Respondents were representative
of a number of focal activities across the borough: and the analysis of the questionnaires revealed a number of clear
priorities, in particular, the principal of the building being developed as a
mixed used facility. The inclusion of both a community café (82%) and the
retention of the existing pool (70.5%) alongside a combination of other sport,
leisure, cultural, health, education and enterprise focused community
facilities were the most frequently identified by respondents. These results
broadly concur with the outcomes of the consultation with Hackney Council and key
stakeholders.
Conservation Statement
7.4 An
independent assessment of the conservation and heritage aspects of the building
was undertaken for the first time as part of a feasibility and was essential
given the building’s listed status in order to provide the appropriate
parameters for redevelopment options. This concluded that the building is of
considerable architectural, social and historical importance.
7.5 In
particular, the unaltered exterior of the building, with its ornamental fronts
and laundry chimney, the double-height pool hall space, original entrance lobby
and the second class female slipper baths are considered the most important
surviving historic features. The most important feature of the pool hall is
considered to be its curved roof.
Building Condition Survey
7.6 A full condition survey
was undertaken to define the extent and nature of deterioration of the
building. The survey found the building to be of sound structure, however,
severe structural problems were identified in the main structural floors and
ceilings, as well as defects to the drainage system. These problem elements
would require extensive capital works to restore them and make the building
usable. The building also contains asbestos which would need to be removed.
7.7 The survey identified
work required to extend the life of the building for 125 years and to enable
implementation of the options arising from the feasibility study to bring the
building back in to use as a multi use facility. A full structural report and
survey is required to include an assessment of the foundations and loadings
required to take forward any proposed option for the future of the building.
Strategic Context
7.8 The feasibility study
identified a need for additional water space in the borough based on current
provision. However, the re-opening of Clissold Leisure Centre and the London
Fields Lido will significantly increase the amount of water space available.
Sport England are of the view that the long term strategic need for a new swimming
facility will not be so great once these facilities are open. However, it does
acknowledge that Hackney’s focus on providing water space at a local level
linked to the development of its aquatic strategy will provide the strategic
context for existing and future provision.
7.9 The Sport England
Facilities Planning Model (FPM) is a methodology to assess the strategic need
for water space in a locality. As part of the further work required to develop
the preferred option, the borough will commission the FPM to provide an
independent assessment of the impact on the supply and demand of providing
additional water space in the borough and the impact on other facilities. This
will be used to inform the borough’s aquatic strategy and the programme management
of its water based facilities.
7.10 The council and its
partners are developing plans for the regeneration of Haggerston West and
Kingsland areas. The plans are to increase the number of households on the
estates through a mix of accommodation. The increase in residential
accommodation places further demands for community facilities and provides an
opportunity for exploring further the range of possibilities for a mixed use
facility as part of a regenerated Haggerston Pool building.
The Options
7.11 Three
options were developed based on the best use of the building as a multi use
facility that provides a focal point for a number of activities around health
improvement, well being, culture and leisure and youth facilities three options
have emerged. Each option retains the 25m pool and the pool hall structure; and
provides for the restoration of the original facades, of the building on
Whiston Road and Laburnum Street. (features of historic significance to be
retained, enhanced and brought back in to appropriate use where possible).
7.12
These options are set out in the table below and
are a result of the work undertaken so far.
|
OPTION 1 |
OPTION 2 |
OPTION 3 |
|
GP
surgery – must be secured to enable this option to be viable Dental
practice |
Diving
pool – potential impact on the structure of the building as it would require
removal of existing pool tank which has been in situ for 100 years. |
Events
and conference spaces; restaurant and bar. |
|
Hydro-th |