Collins Theatre Design & Access Statement March 2018
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Collins Theatre Design & Access Statement March 2018
Contents 1 Design Team 3 2 Introduction 4 3 The Existing Building 5 4 Design Brief 6 5 Design Proposals 9 6 Access Statement 10 7 Drawing List 10 Foster Wilson Architects | 2
1 Design Team Architects Foster Wilson Architects Structural Engineer Conisbee M & E Services Consultant Skelly & Couch Acoustic Consultant Gillieron Scott Acoustic Design Theatre Equipment Consultant Theatreplan Fire Consultant Affinity Fire Engineering Quantity Surveyor Beadmans Planning Consultants Rolfe Judd Foster Wilson Architects | 3
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2 Introduction
Location Plan Site Plan
The Collins Theatre site occupies the basement levels of a 1:1250@A1 1:500@A1
mixed-use development at Islington Green, London N1. The 0 20 40 60 80 100 M 0 10 20 30 40 50 M
original planning approval for the site was granted on 16 GENERAL NOTES REVISIONS
0 10 20 30 40 50 M
HAINES
JOB TITLE
REV DATE NOTES
Collins Theatre
April 2002 and included provision for a 600 seat theatre, 72
Do not scale from this drawing.
All dimensions, levels, fixings and
weatherings to be checked on site.
- - -
N
PHILLIPS Islington Green, N1
ARCHITECTS
This drawing must not be used for land
transfer purposes, or for construction
DRAWING TITLE
Site Location Plan Notes
residential units and 950m2 of A3 floorspace. The provision
purposes unless accompanied by an
Architect's Instruction.
This drawing is the copyright of Haines DRAWN DATE SCALE
Phillips Architects.
PL Aug 2015 1:1250 @ A4
of the theatre was the subject of a Section 106 Agreement. RED LINE INDICATES EXTENT OF SITE
ET
t
JOB NR DRAWING NR REVISION
f
TRE
e 3496 PL01 - COVERED BY SECTION 73 APPLICATION
Since that time the residential units have been completed
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ER
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and occupied but the theatre and A3 floorspace has remained COLLINS
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THEATRE
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vacant, in shell form. Various attempts to find tenants for the
Standard Notes.
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(1) Figured dimensions only are to be used.
SE
(2) The Contractor must verify all dimensions on site before commencing any
theatre space have been unsuccessful. In 2016 a Section 73
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work or making shop drawings.
(3) This drawing and the contained designs remain the copyright of
Foster Wilson Architects LLP
Application was granted which varied the original approval to
ISL
provide for a 400 seat theatre and two smaller studio spaces.
Rev. Revision discription Drawn Checked Date
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COLLINS TO
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THEATRE NG
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Despite this, negotiations with the theatre operator for this
/ FIRST ISSUE JM TF XX.03.18
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proposal failed and the theatre space remains unlet.
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Foster Wilson Architects have been engaged by the building
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owners to prepare revised concept proposals for a new
preferred theatre operator, Shaw Thing Productions Ltd, COLLINS
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THEATRE NG
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who wish to operate the theatre as a commercial venue with RE
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approximately 400 seats, but without the additional studio
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spaces. The areas on the Ground Floor and at Basement level
GENERAL NOTES REVISIONS
-1 will be retained by the landlord, with the intention of leasing Do not scale from this drawing. REV DATE NOTES HAINES
them to commercial catering operators as flexible (A1 - A4) All dimensions, levels, fixings and
weatherings to be checked on site.
- - - PHILLIPS
Drawing status
N PLANNING
space. This drawing must not be used for land
transfer purposes, or for construction
ARCHITECTS
Location Plan Site Plan
purposes unless accompanied by an
1:1250@A1 1:500@A1Architect's Instruction.
The proposals have been developed to RIBA workstage 2 +
Foster
Email mail@fosterwilsonarchitects.com
Web www.fosterwilsonarchitects.com
0 20 40 60 80 100 M 0 10 20 30 40 50 M
This drawing is the copyright of Haines
(Concept design) and will be the subject of further design
1 Purley Place, London, N1 1QA
Phillips Architects.
Wilson
Telephone 020 7354315
development as the design process continues.
GENERAL NOTES REVISIONS JOB TITLE
t
Fax 020 7226 8005
0 10 20 30 40 50 M
Do not scale from this drawing. REV DATE NOTES HAINES Collins Theatre
All dimensions, levels, fixings and - - - PHILLIPS Islington Green, N1
Architects
weatherings to be checked on site. N f
This drawing must not be used for land
transfer purposes, or for construction
ARCHITECTS DRAWING TITLE
purposes unless accompanied by an Site Location Plan
Architect's Instruction.
e
This drawing is the copyright of Haines DRAWN DATE SCALE
Phillips Architects.
t
PL Aug 2015 1:1250 @ A4
JOB NR DRAWING NR REVISION
f
Location Plan Site Plan e 3496 PL01 - Project
1:1250@A1 1:500@A1 COLLINS THEATRE
0 20 40 60 80 100 M 0 10 20 30 40 50 M Drawing title
LOCATION AND SITE PLANS
GENERAL NOTES REVISIONS
0 10 20 30 40 50 M JOB TITLE
Do not scale from this drawing. REV DATE NOTES HAINES Collins Theatre
All dimensions, levels, fixings and
weatherings to be checked on site.
- - -
N
PHILLIPS Islington Green, N1
This drawing must not be used for land
transfer purposes, or for construction
ARCHITECTS DRAWING TITLE
purposes unless accompanied by an Site Location Plan Scale Year
Architect's Instruction.
This drawing is the copyright of Haines
Phillips Architects.
DRAWN DATE SCALE
1:1250, 1:500 @A1 2018
t
PL Aug 2015 1:1250 @ A4
JOB NR DRAWING NR REVISION
f
Job no. Drawing no. Revision
e 3496 PL01 -
586 00.00 /
Foster Wilson Architects | 4
GENERAL NOTES REVISIONS JOB TITLE
Do not scale from this drawing. REV DATE NOTES HAINES Collins Theatre
All dimensions, levels, fixings and - - - PHILLIPS Islington Green, N1
3 The Existing Building The existing building comprises 4 levels of accommodation from ground level to Basement level -3. The entrance to all areas is from the Essex Road frontage, via an oval courtyard space with a glass roof. The theatre entry is via a stair and lift shaft located on the west side of the courtyard and the remainder of the accommodation at this level is designated as A1-A4 use. A vehicle lift exists in the north-east corner of the site which travels from street level on the Essex Road frontage to Basement level -1. The area around the vehicle lift at ground level is designated as a bin store and two sub-station enclosures are provided, one serving the theatre area and the other the residential units on the upper floors. The theatre demise occupies the three basement levels with an oval void for the auditorium surrounded by concrete piers with openings between them, running the full height of the three storeys. This is surrounded by an irregular shaped space at each level. Part of the site in the north-west corner at Basement level -1 is also designated as A1-A4 use, with provision for the introduction of a spiral stair from ground level. A triangular void is provided for the installation of the main accommodation stair serving all levels of the theatre, which are also served by two enclosed fire stairs, which discharge to the open air at ground level on the Essex Road frontage. A rectangular shaft is also provided for a scenery lift running from Basement level -1 to Basement level -3. Foster Wilson Architects | 5
4 Design Brief
This Design Brief is intended to define the requirements for box to avoid transmission of vibration into the main building
the new theatre operator and the A1-A4 units retained by the structure.
landlord.
4.3 Theatre Accommodation
4.1 Theatre The following accommodation is required:
Shaw Thing Productions require a flexible theatre space with
approximately 400 seats, together with all necessary front of Front of House
house, backstage and administrative accommodation, needed • Foyer/circulation space (say 0.75m2 per person) with
to operate an independent commercial theatre of this scale. comfortable seating
• Box office counter at ground level with 2 service points
The general design approach should be to create a • Duty manager’s office near box office
characterful contemporary theatre building, which is neither • Bar counters sufficient to serve all audience members
too bland nor too traditional. It should have the feel of a within a 20 minute interval (no food service is anticipated)
proper theatre, with some allusions to the Collins Music Hall • Bar storage
heritage, but should have a design ethos which is warm, • Space for merchandise sales
relaxed and unpretentious, with an emphasis on the use of • Public toilets in excess of the requirements of Table
materials in their natural state (wood, brick, concrete etc.). 24 of The ABTT/DSA Technical Standards for Places of
Foyers should be as open and easy to navigate as possible. Entertainment 2013. 400 people: 60% female = 240,
40% male = 160: Statutory numbers are given below with
4.2 Auditorium suggested enhanced numbers.
The auditorium should have a raised stage, rather than a Female WCs 11 (15)
flat floor, and a good sense of intimacy, with the audience Female whbs 7 (9)
gathered around the actor on several levels. It should Male WCs 2 (4)
generate a sense of community. It is anticipated the theatre Male urinals 5 (8)
will present plays, musical theatre and music events. While Male whbs 3 (6)
these will predominantly be in end stage format it should Accessible WCs 1 at each level with wheelchair
be possible to remove or reconfigure the seating to create positions
in the round or cabaret layouts, when required. The theatre Cleaners cupboard 1 per block of toilets
will present a mixed programme of original productions and Baby change facilities
touring product. Shows will generally run for 6-12 weeks Toilet facilities should be well distributed relative to
and the technology employed on the stage can therefore audience seating positions.
be relatively simple and manually operated. An appropriate
technical infrastructure will be provided as recommended • FOH Staff changing room with lockers
by the theatre consultant. Loose theatre equipment will be • VIP/Function room(s) for press, private entertainment etc.
provided by the theatre operator. • Print store
• 2no. passenger lifts in existing shaft.
It is important that the auditorium has an excellent acoustic
for its intended uses (mainly speech and amplified music) and Backstage
sufficient acoustic enclosure to allow for reasonable levels of • 2no. 2-3 person dressing rooms with en-suite toilet and
amplification without causing disturbance to the residential shower (at least one accessible dressing room at stage
units on the upper floors of the building. Further advice will level)
be provided by the acoustic consultant. It is anticipated the
theatre will need to be designed as an independent floating
Foster Wilson Architects | 6
• 2no. 6 person dressing rooms (or larger ensemble room will also be made for public toilets serving these areas.
with room divider)
• Separate toilets and showers At Basement level-1 the A3 space will be let as a single unit
• Accessible WC to a more conventional restaurant operator and will provide
• Maintenance wardrobe/laundry space for the main seating area, a commercial kitchen and
• Technical office/crew room toilets for the public and staff. It will be accessed from ground
• Green room with kitchen/tea point level via a new stair and platform lift. The interior of the unit
• Technical store/electrical workshop will be left in shell form for fitting out by tenants and services
• Stage level storage for seating, rostra and equipment connections for power, water, drainage and a cooking extract
• Stage door reception system will be provided.
• Scenery lift in existing shaft
• Dimmer and amplifier rooms 4.5 Building Services
• Technical control room Allow for complete new building services installations,
• Plant space. including:
• Above and below ground drainage
Administration (subject to available space) • Cold water distribution system
• Office accommodation for up to 10 staff • Hot water distribution system
• Meeting room • Gas supply and Central Boiler Plant
• Staff toilet • Low temperature hot water heating and thermal
• Tea point insulation of mechanical plant and equipment
• Storage/server/printer. • Local cooling
• Mechanical supply and extract ventilation to main
4.4 Commercial Areas auditorium
The building owners intend to retain the designated • Local mechanical supply and extract ventilation
commercial areas at ground level, surrounding the entrance • Controls for mechanical plant and equipment
courtyard and part of the Basement level -1. These areas will • Electrical distribution (including power to and
be left in shell form, with services connections, for fitting out containment for general lighting, production lighting and
by tenants to their own requirements. sound equipment; public address, personnel-location and
call services; radio and television installations)
At ground level the concept is to create a pop-up food • Power to and containment for data and telephone
market with about 10 small units serving into a communal services
circulation route. There is likely to be a requirement for a • Intruder alarm system and access control
separate bar area, serving drinks to patrons of all food stalls. • Fire detection and alarm
It is assumed each unit will require services connections for • Earthing and bonding
power, water, drainage and a cooking extract system and will • Sprinkler system (if required)
be provided with a roller shutter at the front for security and • Passenger lifts and goods lifts.
fire protection. The interior of each unit will be left in shell
form for fitting out by tenants. Units which have frontages A Sustainability Report has been prepared by the MEP
to the exterior on Essex Road and Islington Green will be the consultants, Skelly & Couch.
premier lots and may be slightly larger.
Seating for the public will be provided in the communal
circulation route and in the entrance ‘courtyard’ and provision
Foster Wilson Architects | 7
5 Design Proposals 5.1 Ground Floor Level Visualisation from Islington Green The building is entered from the existing covered courtyard, which has its main approach via steps and a ramp on the Essex Road frontage. The theatre entrance is located on the west side of the courtyard with access to the A1-A4 units on the north and south sides. It is intended that new signage will be installed in the form of blade signs on the two towers, which can be seen obliquely from both directions, and a sign between the two towers identifying the theatre entrance, with a screen or bill board to advertise ‘what’s on’. The A1 - A4 units on the north side are organised along a shared internal street to create a ‘food village’ of small outlets offering a range of street foods, with access from the entrance courtyard and from the Essex Road. The units have floor areas ranging from 25m2 to 50m2 and will be left in shell form, with services connections, for fitting out by tenants to their own requirements. Each unit will be provided with a roller shutter at the front for security and fire protection. Public seating for customers is Visualisation from Essex Road provided in the internal street and entrance courtyard. A larger unit is proposed on the south side of the entrance courtyard with a frontage to Islington Green, which serves as a bar for the ‘food village’ with tables spilling out onto the street in fine weather. The theatre entrance is set on the west side of the entrance courtyard, within the ‘food village’, with a box office and duty manager’s office at ground level and a main stair and two lifts taking patrons down to the theatre accommodation on the lower levels. In the north-east corner of the site there is an existing service area and car lift, which will be used for delivery of scenery and equipment to the theatre. An existing stair next to the car lift will provide a ‘stage door’ entrance to the backstage areas of the theatre for artists and staff. 5.2 Basement Level -1 An area in the north-west corner of the site is retained as a self contained restaurant unit with a floor area of 400m2. This will be left in shell form, with services connections, for fitting out by tenants to their own requirements. It is accessed via a spiral stair and platform lift from within the ‘food village’ at ground level. Foster Wilson Architects | 8
The theatre accommodation is arranged around the existing oval pit. Further design work will be undertaken at the next design The auditorium will be constructed as a ‘floating box’ structure to
theatre space, with public foyers on the west side and backstage stage to develop a modular system of seats and rostra that can avoid transmission of noise and vibration into the main building
accommodation to the east. The foyer at each level comprises accommodate the main layouts or can be adapted to create structure. This will comprise a floating slab in the central pit,
an open bar area and a set of toilets. In the backstage area the special show specific layouts, such as raised platforms for actors, mounted on floor springs, with a steel frame built off it supporting
‘stage door’ stair from ground level arrives into a reception area musicians or audiences. the walls and galleries. The ceiling will be hung from the existing
leading to a suite of offices and the stair down to lower levels. The structure using flexible hangers. An experienced acoustic
car lift used for deliveries opens to a Scene Dock area with space The horseshoe shaped multi-level theatre is a well-proven form, consultant has been engaged to advise and is preparing an
to manoeuvre and store scenery and equipment, which is then which provides a high level of audience engagement and intimacy acoustic report for planning.
moved to stage level via a scenery lift. Other accommodation at and makes very efficient use of space, placing all seats close to
this level includes various plant rooms and a Bar Store. the performer. The theatre is surrounded by corridors at each 5.6 Fire Strategy
level allowing access by audiences and actors to all parts of the A separate fire strategy report has been prepared by Affinity Fire
5.3 Basement Level -2 room and the corridors are lobbied to prevent unwanted noise Engineering.
This is the middle level of the theatre. The foyer space and from the foyers or backstage areas penetrating the performance
toilets are similar at each level. In the backstage area there are 3 space. 5.7 Acoustics
dressing rooms, with en-suite toilets and showers, and a wardrobe A separate acoustic report has been prepared by Gillieron Scott
and laundry. The scenery lift will stop at this level to facilitate the The stage has no fly-tower but will be provided with an over-stage Acoustic Design.
delivery of costumes to this area. rigging system and a mother grid over the audience, which can be
raised and lowered on chain hoists. A small technical control room
5.4 Basement Level -3 is provided in the centre of the top gallery.
This is the lowest level of the theatre and the level of the stage.
The foyer space and toilets are similar to the other levels. In the
backstage area there is a stage store for the storage of seating,
View of proposed scheme from above at Ground Level View of proposed scheme from above at Basement Level -1
rostra and equipment, a crew room, a green room and a dressing
room with an accessible WC and shower for use by disabled
artists. A generous corridor in the backstage zone allows for
storage of props, scenery and equipment in use on the stage.
5.5 Auditorium
The form of the auditorium is to a large extent determined by the
existing oval space running through the three below ground levels
of the building. Our proposal is for three levels of horseshoe
shaped galleries, surrounding a central space, which can be re-
configured to create a number of different layouts, which include
(see drawing):
• End stage (459 seats)
• Thrust stage (437 seats)
• In-the-round (514 seats)
• Flat floor (for cabaret) (389 seats)
On the assumption that changes between different layouts
will happen relatively infrequently the changes will be made
manually by re-arranging rostra and seating in the central
Foster Wilson Architects | 9
6 Design & Access Statement 7 Drawing List
6.1 Access 586.01.00 Location and Site Plan
It is intended that as a public building the theatre will be
provided with a good level of access in accordance with Part 586.01.01 Existing Floor -3 GA
M of the Building Regulations, within the limitations of the 586.01.02 Existing Floor -2 GA
existing building, including lift access to all levels. 586.01.03 Existing Floor -1 GA
586.01.04 Existing Floor 0 GA
Travel
The theatre is well located in central Islington. It therefore 586.02.01 Proposed Ground Floor Plan
has good access to public transport. 586.02.02 Proposed Basement -1 Floor Plan
586.02.03 Proposed Basement -2 Floor Plan
Entrances 586.02.04 Proposed Basement -3 Floor Plan
All entrances will have level thresholds, with powered doors
provided at the main public entrances. 586.02.05 Proposed Alternative Layouts
Accessible WCs 586.02.11 Proposed Section AA
Public accessible toilets are to be provided at each level of 586.02.12 Proposed Section BB
the building 586.02.13 Proposed Detail Section AA
586.02.14 Proposed Detail Section BB
Location of Service Controls
New sockets and switches, will be provided at appropriate 586.02.21 Proposed Islington Green Elevation
heights, to enable wheelchair users to access the building’s 586.02.22 Proposed Essex Road Elevation
switches and sockets.
586.02.31 Proposed Islington Green Visual
Counters 586.02.32 Proposed Essex Road Visual
New counters at the box office and bars will be provided with
lowered counter sections for wheelchair users.
Visualisation of new theatre
Assisted Listening
A loop hearing aid system and/or infra-red assisted listening
system will be provided in the theatre, in accordance with
Part M of the Building Regulations.
Colour Contrast
Good colour contrast of materials will be provided to assist
the partially sighted, including conspicuous step nosings,
manifestation to glazing and building signage.
Auditorium Wheelchair Positions
Wheel chair positions will be provided in the Theatre, in
accordance with Part M of the Building Regulations, which
requires the number of spaces to be 1% of the seating
capacity or 6, whichever is the greater. A range of different
wheelchair positions should be provided.
Foster Wilson Architects | 10Foster Wilson Architects LLP 1 Purley Place London N1 1QA +44 (0)20 7354 1315 mail@fosterwilsonarchitects.com www.fosterwilsonarchitects.com @FosterWilsonArc
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