Presentation to Tenterden Town Council and the Cinema Focus Group on - - PowerPoint PPT Presentation

Presentation to Tenterden Town Council and the Cinema Focus Group on Pre-Application for the conversion of the Pebbles Building into a 2 screen digital cinema with a cafe/bar

by Stefanie Fischer of Burrell Foley Fischer LLP 21 May 2019

Tenterden Cinema

Resume of Site Options Appraisal: confirmation of the Pebbles Building as the preferred option for developing a 2 screen cinema with a café bar

The Site Options Appraisal for a Town Cinema in Tenterden, examined the relative merits of four buildings and sites identified by Tenterden Town Council against agreed assessment criteria. Based on this high level assessment, the Pebbles Building was confirmed as the preferred

• ption. Key criteria that weighed in its favour were:
• Deliverability; it is owned by Tenterden Town Council and currently leased to White Stuff on a

lease that expires in 2021;

• Capital contribution required by Tenterden Town Council; as it is in the ownership of Tenterden

Town Council there would be no acquisition costs and the capital costs for the refurbishment

• ptions were significantly lower than for the new build options assessed as part of the Site

Options Appraisal;

• Capacity to provide a 2 screen digital cinema venue with a cafe bar that would meet the

expectations of a cinema operator and audience;

• Positive contribution, through increased footfalls on the High Street, to the trading of local

businesses;

• Opportunity to meet the objectives of the legacy of 55 High Street by Alice Wood to Tenterden

Town Council that the Pebbles Building, together with Memorial Garden, should provide amenity to the residents of Tenterden.

1

Key risks of developing the Pebbles Building as a cinema identified in the Site Options Appraisal – Advice to make a Pre-Application

A key risk identified in the Site Options Appraisal of developing the Pebbles Building as a two screen cinema was the impact on the fabric of a building Listed Grade II. Tenterden Town Council have acted on the recommendation in the Site Options Appraisal to make a Pre-Application to Ashford Borough Council to establish the acceptability, in principle of the proposals. As Ashford Borough Council no longer provide Pre-Application advice on developments requiring Listed Building Consent, Pre-Application advice was sought from Historic England South East.

Tenterden Cinema

2

Desk top research to inform the Pre-Application

As part of the preparation of the Pre-Application, desk top research on the Pebbles Building and site has been carried out. This has informed a Heritage Impact Assessment of the high level proposals illustrated in the Site Options Appraisal. In the light of the findings of the desk top research and Heritage Impact Assessment, alternative approaches have been considered that deliver the brief for a two screen digital cinema and cafe bar, while reducing the impact on the heritage asset. In addition, opportunities to establish a better visual and physical connection between the foyer and cafe bar in the ground floor of the Pebbles Building and Memorial Garden have been considered.

Tenterden Cinema

3

KEY The Pebbles Building-main house and out buildings Courtyard to rear of main house Garden

55

1 2 3

1 2 3

1

Historic Map of Site – 1870s

Tenterden Cinema

4

KEY The Pebbles Building-main house and out buildings Courtyard to rear of main house Garden

55

1 2 3

1 2 3

1 1 1

Historic Map of Site – 1890s

Tenterden Cinema

5

KEY The Pebbles Building-main house and out buildings Garden

55

1 2 1

1 2

Historic Map of Site – 1900s

Tenterden Cinema

6

N

Site boundary The Pebbles Building

Day BRIDEW House 2 61 HIGHBURY LANE Sunday 5 Bell's Close Coach and Car Park Institute 1 23 28 22 38 2 Woolpack Hotel 2 3 Hall 1 Town 48 Bell JACKSONS LANE PC 60 74 Posts 54 PH St Mildred's Church B a n k 1 6 1 4 B E L L S L A N E 11 12 HIGH STREET 32 ST MILDRED'S Garage 76 and 46 33 8 10 Cottage PH LB Baptist 85 18 L

• d

g e 7 Bridewell 31 2 41 1 El Sub Sta 3 Posts H

• t

e l Mockford 5 56 4 4 W h i t e L i

• n

1 Mockford 19 20 T h e B u n g a l

• w

C

• p

e r s 2 36 4 Church Alley 29 S a y e r s L a n e 1 52 80 C O O M B E L A N E 63 65 50 4 Nursery 16 3 Zion 9 Bank C SI 1 71 1 6 5 9 Bridewell Theatre Square 1 School Mews El Sub Sta 67 5 19 21 5 27 66 House Club 34 C H U R C H R O A D 2 4 51 HIGH STREET HIGH STREET 53 55 57

KEY

Metres 20 40 60 80 100 Metres 20 40 60 80 100

55

The Pebbles Building-main house Late 20th Century extension Garden

1 2 3

1 2 3

Map of the Site – Current

Tenterden Cinema

7

The Story of The Pebbles

• Dates from 1777
• Replaced a large 15th century house of which

a small part remains

• Exterior of the main 3 storey building is largely
• f wood, though built to appear as if of stone
• Timber-framed structure
• Ground floor faced with wooden panels

chamfered to imitate masonry blocks

• Upper storeys are tile-hung
• Quoins and moulded eaves cornice are of

wood

• The Pebbles (No 55 High Street) is Grade II

listed as part of a group of buildings that extends from No 53 to No 67 High Street

• The Pebbles was presented to the town on

29 March 1945 by Alice Wood

• The Deed of Gift was:

“To perpetuate the memory of those inhabitants of the Ancient Borough of Tenterden who have fallen in the service of their Country during the present War solely for the benefit of the inhabitants of and visitors to the said Borough”

• Uses since 1945 include:
• County library on ground floor
• Offices on upper floors
• ‘White Stuff’ shop
• The development of a Town Cinema with a

café/bar and improvements to Memorial Garden would respect the objectives of the Deed of Gift.

Tenterden Cinema

8

2 61 S u n d a y 5 B e l l ' s C l

• s

e Bell JACKSONS LANE 6 B a n k 1 6 1 4 BELLS LANE 1 1 12 Garage LB B a p t i s t 7 2 Hotel 5 White Lion 1 1 9 C h u r c h 1 63 65 4 Z i

• n

9 B a n 1 71 1 6 5 9 Theatre Square S c h

• l

67 66 House 2 51 HIGH STREET 53 55 57

KEY The Pebbles Building-main house New extension Garden

2 3

55

1

1 2 3

Site Options Appraisal – High level review of The Pebbles Building Site Plan

Tenterden Cinema

9

Platform lift Stairs to Screen 2 Sales point Kitchen + Store Light and sound lobby to Screen 1 Screen 1 86 Seats Entrance to Garden Garden Ramp 1 in 20 Accessible toilet Unisex toilets To garden Main entrance Cafe/ bar Store Cleaner's store Stair to cafe/bar

1100

53 57

W W

A A'

GROUND FLOOR PLAN

Site Options Appraisal – High level review of The Pebbles Building Indicative Ground Floor Plan

Tenterden Cinema

10

GROUND FLOOR PLAN

NOT TO SCALE

Cafe/bar Platform lift Light and sound lobby Screen 2 60 Seats Office Staff welfare Staff toilet Server room Platform lift Void over Screen 2

BASEMENT FIRST FLOOR SECOND FLOOR

Site Options Appraisal – High level review of The Pebbles Building Indicative Basement, First and Second Floor Plans

Tenterden Cinema

11

BASEMENT FIRST FLOOR SECOND FLOOR

NOT TO SCALE

Screen 1 Screen 2 Entrance Foyer Cafe/bar Plant room Unisex toilets

SECTION

Site Options Appraisal – High level review of The Pebbles Building Indicative Longitudinal Section

Tenterden Cinema

12

SECTION

NOT TO SCALE

Bank H

• t

e l W h i t e L i

• n

59 5 3 5 7

HIGH STREET GARDEN

GROUND FLOOR PLAN

Indicative Site Plan

Forecourt Entrance foyer and cafe Cafe Glazed extension with cafe tables Toilets Lift and stair access to Screens Terrace over Screens 1 & 2 Plant in a 'gazebo' structure Courtyard Garden Stairs up to kitchen and back

• f house spaces

Food hoist Extent of courtyrad and out buildings on 1890's historic maps

1 2 3 4 5 5 6 7 8 8 10 11 12

Original house New extension

1 2 3 4 5 6 7 8 9 10 11 12

Pre-Application – Alternative Approach 1 (Screen 1 & 2 in new 2/3 basement to rear of original house with terrace over the Screens) Indicative Site Plan

Tenterden Cinema

13

GROUND FLOOR PLAN

NOT TO SCALE

Platform lift to Screens Sales point Toilets Terrace 1.2m above ground floor level and edge guarded with a pergola structure with bench seating and tables Entrance to Garden Ramp 1 in 21 To garden Main entrance Cafe/ bar

53 57

Garden Ramp 1 in 21 Terrace - combination of paviors and herbs Acc. WC Hoist Plant in a Gazebo like structure

55

AN

Pre-Application – Alternative Approach 1 (Screen 1 & 2 in new 2/3 basement to rear of original house with terrace over the Screens) Indicative Ground Floor Plan

Tenterden Cinema

14

GROUND FLOOR PLAN

NOT TO SCALE

Tenderden Cinema

Pre-Application – Alternative Approach 1 (Screen 1 & 2 in new 2/3 basement to rear of original house with terrace over the Screens) Indicative Basement Plan

Tenterden Cinema

15

Cleaner's store Light and sound lobby to Screen 2 Screen 2 60 Seats Screen 1 96 Seats

53 57

Light and sound lobby to Screen 1 W W W W

BASEMENT PLAN

BASEMENT PLAN

NOT TO SCALE

Pre-Application – Alternative Approach 1 (Screen 1 & 2 in new 2/3 basement to rear of original house with terrace over the Screens) Indicative First and Second Floor Plans

Tenterden Cinema

16

Store Kitchen linked by food hoist to sales counter at ground floor Toilets

FIRST FLOOR PLAN

Staff lockers and toilets Staff welfare Store Server room Staff office

SECOND FLOOR PLAN

Note, the Basement could be brought into use as a bar, as proposed in the Site Options Appraisal

FIRST FLOOR PLAN SECOND FLOOR PLAN

NOT TO SCALE

Notional roofline (from photographs) +0.0

• 2.5

+1.2

• 5.22
• 4.54

Stair and lift access to screens Screen 2 Screen 1 Garden

HIGH STREET

+0.0 +1.2 Pergola structure with bench seating and tables Clear sightlines to terrace from café bar and conservatory Garden Screen 2 Screen 1 Conservatory extension with cafe tables

HIGH STREET

SECTION THROUGH ACCESS TO SCREENS

Indicative 1st & 2nd Floor Plans

SECTION THROUGH CONSERVATORY

Pre-Application – Alternative Approach 1 (Screen 1 & 2 in new 2/3 basement to rear of original house with terrace over the Screens) Indicative Sections

Tenterden Cinema

17

SECTION THROUGH ACCESS TO SCREENS SECTION THROUGH CONSERVATORY

NOT TO SCALE

Ba Hotel White Lion 59 5 3 5 7

Sales point Toilets Light and sound lobby to Screen 1 Screen 2 57 Seats Entrance to Garden Landscaped garden Cloister garden Main entrance Cafe/ bar St. Screen 1 94 Seats Enclosed side to the cloister providing covered access to the screens Pergola to mask side wall to Screen 2 Note: Screens 1 and 2 could be located closer to the rear elevation of the Pebbles Building Hoist Screens 1 and 2 in a semi-basement. Roof to screens 3m above garden level W W Extent of outbuildings on historic plans

GROUND FLOOR PLAN - APPROACH 2

Pre-Application – Alternative Approach 2 (Screen 1 & 2 in new 1/3 basement with a cloister garden between the original house and Screens) Indicative plan showing Ground Floor of Main House and Screens 1 & 2 in 1/3 basement

Tenterden Cinema

18

Note, the Basement, First Floor and Second Floor would be as for Alternative Approach 1

GROUND FLOOR PLAN – APPROACH 2

NOT TO SCALE

Application – Summary of advice from Historic England South East

Site Options Appraisal – high level review

• Agree with the findings of the Heritage Impact Assessment carried out by Burrell Foley

Fischer LLP , that the proposals at Site Options Appraisal Stage would have a high impact on the architectural and historic significance of the Pebbles Building. Pre-Application – alternative approaches 1 and 2

• Consider that the alternative approaches represent an opportunity to enhance the setting of

the Pebbles Building, with the removal of the unattractive late 20th century extension and the re-creation of a courtyard and ancillary accommodation, which historic mapping suggests once existed to the rear of the main house.

• Overall, expressed a slight preferences for Alternative Approach 2. While the new building in

Alternative Approach 1 would be lower, Alternative Approach 2 requires less excavation and thus reduces potential archaeological impact.

Tenterden Cinema

19

Application – Summary of advice from Historic England South East

Generally

• The project presents an opportunity to enhance historic joinery throughout the main building

with the removal of modern joinery and partitions where they exist, thus revealing more of the building’s historic appearance.

• Supported exploration of the potential use of the basement to the main building as a bar,

and the potential impacts this could have on the significance of the listed building.

• Supported the design and construction of new buildings to the rear of the main buildings, in

a contemporary idiom provided the detailing and materials are all of high quality. Archaeology

• Recommended early engagement with Ashford Borough Council’s archaeological advisors

at Kent County Council. Development Control

• Recommended early engagement with the Planning Department as Ashford Borough

Council. Note a Pre-Application is ready to lodge, if instructed by Tenterden Town Council

Tenterden Cinema

20