The Exchange A brand new arts space for the Isle of Dogs Information for Potential Operators - Futurecity
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The Exchange
A brand new arts space for the Isle of Dogs
Information for Potential Operators
IMAGE: Dance © Czijp0
01 — Summary 06 — Timescale
02 — Background 07 — Partnership terms
03 — C
rossharbour 08 — Scheme drawings
District Centre 09 — Questions and
04 — The Exchange clarifications
05 — Application Process
01 The Exchange
Info pack summary
What?
-- A brand new arts space has been commissioned by the developer Ashbourne
Beech Ltd.
-- Comprising a 224 seat theatre, two studios and outdoor public realm space, The
Exchange will be a new arts resource for the people of the Isle of Dogs and East
London.
-- It will be the centrepiece of Crossharbour District Centre, a major new
development on the Isle of Dogs in East London.
-- A national and international competition has been launched to identify an
organisation or consortium to run The Exchange.
How?
-- Ashbourne Beech Ltd and ASDA are developing an 11 acre site on the Isle of Dogs
as Crossharbour District Centre.
-- The new arts space will be built as part of phase one development for
Crossharbour District Centre designed by CZWG Architects.
-- The arts space is being offered to potential operators rent-free, on a long lease
and with generous revenue support.
When?
-- The competition opens on Monday 13th March and closes on Friday 21st April
2017. A successful operator will be appointed in May 2017.
-- The first phase of building work, which will include construction of the arts
space, is scheduled for completion in 2020.
Why?
-- The Isle of Dogs is changing: Crossharbour District Centre marks the lastest
phase of 40 years of regeneration of this part of East London.
-- The developers of this site want to place art and culture at the heart of plans to
improve facilities for existing residents and for people who will be drawn to the
area.
-- This is a substantial opportunity to work at the heart of a growing community in
one of London’s most dynamic neighbourhoods.
Where?
-- Crossharbour District Centre will be a new development at the heart of The Isle
of Dogs, London E14.
-- Bordered by Canary Wharf and Greenwich on a loop in the River Thames, the Isle
of Dogs has a rich history and a diverse community.
-- From 2018 Crossrail will connect the Isle of Dogs with new fast rail links to
Liverpool Street, the West End, Paddington and Heathrow.
Who?
-- We’re looking for dynamic proposals to run The Exchange from arts organisations
and consortia - from theatre, dance, circus companies and others.
-- We want to receive bold proposals from applicants who propose a civic role for
this brand new arts space for East London.
-- This competition is being delivered by Ashbourne Beech Ltd and Futurecity. It will
be assessed by an expert panel, including:
-- David Micklem (Panel Chair), Futurecity Associate (former Joint Artistic
Director of Battersea Arts Centre and Head of Contemporary Performance
at Arts Council England)
-- Mark Davy, Founder, Futurecity
-- Chenine Bhathena, Senior Cultural Strategy Officer, Greater London
Authority
-- Piers Gough CBE, Partner, CZWG Architects
-- Lorraine Cavanagh OBE, Chief Executive, the Dockland Settlement
-- Tim Farrow, Director, Ashbourne Beech Ltd
02 Background
The Exchange will be a brand new arts space for the Isle of Dogs; a newly
Greater London Borough Divisions planned key cultural anchor in a major new residential and commercial
development for East London. Its current designs comprise a 224 seat
performance space, two studio spaces, a café/bar/restaurant, ancillary
storage and offices, and public realm spaces.
It will form a key asset within Crossharbour District Centre – a major
new 11-acre mixed use development from a brand new partnership
between Ashbourne Beech Ltd and ASDA. Working in partnership with
Futurecity, this document sets out an intention to identify an operator
for the arts space – a theatre, dance, circus or other arts organisation or
London Borough of Tower Hamlets consortium with a dynamic plan for the local community and for London.
Futurecity is the UK’s leading cultural placemaking agency. Founded
Hackney Newham in 2001, we bring creative people and urban space together to create better
places, across the UK and around the world. Futurecity Associate David
Micklem is leading the process to identify an operator.
City of
London This document for potential operators should be read in conjunction
with the Cultural Strategy for Crossharbour District Centre and FAQs which
Southwark can be found at www.futurecity.co.uk/the-exchange
Greenwich
Lewisham
03 Crossharbour District Centre
Crossharbour District Centre will offer the best of contemporary mixed use
development. It will mix retail, a range of high quality food and beverage
offers, and contain a set of important community amenities. It will be a
busy place that will attract high footfall (estimated at 80,000 visitors per
week) and offer a range of retail, leisure, employment and residential uses
within a concentrated area, so creating vibrancy and excitement.
‘Cultural amenities and artistic commissions will be intrinsically woven into
the scheme to ensure that it can become a dynamic and creative place for
East London.’ — Piers Gough, Partner, CZWG Architects
In addition to The Exchange, the redevelopment will include:
-- a new ASDA supermarket
-- a significantly enhanced retail offer, including restaurants/food and
beverage outlets
-- 2,000 residential units (a mix of both market and affordable homes)
-- almost 4½ acres of publicly accessible space, including a major new
Central Square
-- a brand new 620 pupil state primary school
-- a 1,600 sq m community facility
-- an upgraded bus interchange
A new ‘creative neighbourhood’ for the Isle of Dogs and East London
The Isle of Dogs is one of London’s most important locations for development.
Since the 1980s, it has seen significant change, and this is set to continue.
Crossrail will open in 2018, cutting journey time to Liverpool Street to 6 minutes
and Paddington to 17 minutes. Canary Wharf’s 22-acre ‘New Phase’ will, by
2023, create over 3,200 new homes, nearly 2 million sq ft of offices and 335,000
sq ft of shops, restaurants and community uses.
The Greater London Authority (GLA) is preparing the Isle of Dogs and
South Poplar Opportunity Area Planning Framework (OAPF). This aims to
co-ordinate existing development pressure on the island, whilst optimising
housing and employment growth and securing the delivery of social and
physical infrastructure.
Within this environment, Crossharbour District Centre aims to provide a
new and high quality social and cultural hub for the Isle of Dogs – an accessible
and welcoming place that brings existing and new communities together, and
provides a range of important and exciting activities for residents and visitors.
Its proposed designs provide for the creation of a substantial and high quality
public realm, significant allocation of community space, and for the creation of
a new state primary school in a part of London where there is pressing need.
And we want to go further. Supporting London’s identity as one of the
world’s great cultural cities, we want the new District Centre at Crossharbour
to be appreciated as a place for culture and creativity, and with this in mind, a
set of culturally-driven placemaking commitments are embedded within the
scheme design. These include The Exchange, a brand new arts venue which will
provide a cultural anchor to the District Centre, and a series of art commissions
for the public realm, representing the best of international contemporary
public art practice.
We want to ensure that Crossharbour District Centre becomes known
for its association with great art, and the artistic vision brought to the scheme
by the Operator of The Exchange is key to this ambition. We want the new
arts venue to be a home for lively events and creativity, and to have a clear
connection to, and sense of ownership by, the long-standing, local community.
We want an arts space that engages with people – from local to London-wide
and beyond – in authentic ways through diverse programming inside and
outside the theatre. Its programme should consist of a diverse offer of events
aimed at a range of audience groups.
We also welcome proposals from potential Operators to support the
venue’s sustainability through realising outreach arts programmes in local
community settings, and who are able to enliven the streets and squares of the
District Centre through their programme. We are keen that partnerships with
the local city farm and green spaces are explored. With this in mind, we have
designed in the potential for the new Central Square to be a flexible space that
can be programmed with activity such as specialist markets, live screenings,
community events and outdoor performances. We are keen to explore how
the Operator of The Exchange may be able to incorporate this role within their
proposals.
04 The Exchange
The Exchange, the centrepiece of the Crossharbour District Centre, will
comprise:
-- a 224 seat performance space
-- two studio spaces
-- café/bar/restaurant facilities
-- ancillary office and storage spaces
-- public realm space in the vicinity
Capacity specifications:
The layout outlined in the full technical drawings in section 08 are based on a
fixed seating capacity of 224 seats.
Maximum standing capacities* for the Theatre and Art Spaces are as follows:
-- Theatre: 360 people
-- Arts Space 1 (main entrance): 430 people
-- Balcony (above Arts Space 1): 320 people
-- Arts Space 2 (on the Square): 390 people
-- Arts Space 3 (secondary performance space/rehearsal studio): 240 people
*Standing capacities are based on an ‘Assembly’ classification on the spaces.
If the use of the spaces falls under another classification such as ‘Bar or
Restaurant’ or ‘Art Gallery’, maximum standing capacities would be greatly
reduced.
For full technical details and space dimensions, please see section 07.
We welcome high quality applications from dynamic and forward-thinking
arts and cultural providers, with a vision for a brand new creative hub for East
London and a track record that suggest a fit with the potential of the site.
We are encouraging proposals from companies and consortia whose work
could demonstrably contribute to both community development and to high
quality arts provision for the Isle of Dogs and beyond and are looking for a
new permanent home or seeking to expand their current audience reach. The
developer is making a significant capital and revenue commitment in support
of The Exchange over the first five years of operation (see section 06 below) and
we want to attract applications that match the ambitions supported by this
level of investment.
Current designs are sufficiently flexible to accommodate a range of
proposals and prospective applicants should feel free to suggest creative
approaches to uses of the space and operating models. Whilst proposals
should respond to the expectations set out below, the selection panel is keen
to see bold ideas and surprising proposals that may set out a compelling
alternative proposition for a dynamic use of the arts spaces described.
The Exchange will be included in the first phase of development on the
existing ASDA site, along with completion of the new ASDA supermarket, new
access roads and parking. It is anticipated that this phase will be completed
early 2020 at which point The Exchange will be handed over to the selected
Operator. Further phased developments of Crossharbour District Centre are
anticipated to be completed over a further six years (to 2026).
Prospective Operators should consider in their proposals:
-- any interim/off-site programmes of work leading up to practical
completion of the arts space in 2020
-- a detailed first year of activity for the calendar year 2020
-- a ten year business plan, with detailed projections for the first three years
of operation 2020 – 2023
-- activity within the theatre, studios and for adjacent public realm spaces
within Crossharbour District Centre from 2020 onwards.
05 Application Process
Approaching This opportunity is being promoted within the UK, and with targeted
Prospective Operators approaches to prospective international applicants.
It is expected that this will be a highly competitive process and potential
applicants should give consideration to the likely quality of applications from
a range of arts and cultural providers.
Phase One: Those interested in tendering to operate The Exchange are asked to submit
Full Written Proposal written proposals by 10 AM on Friday, 21st April 2017.
Proposals can be submitted by a single organisation or by a consortium. In
the case of consortia-based applications, we will be concerned to identify
a lead member of the consortium who would be fully liable, on behalf of the
group, for the success of their operating model and management of The
Exchange.
Written proposals should be emailed to david@futurecity.co.uk as a pdf in A4
format (suggested maximum 30 sides, A4 or equivalent, minimum font size
11pt). David Micklem is a Futurecity Associate.
Tenderers are free to format their proposals howsoever they feel will best
represent their vision (including images, quotes, photos, drawings, diagrams,
weblinks, digital, film embeds etc.) as long as the following information is
prioritized:Vision
Tenderers must demonstrate that a clear artistic vision will be at the heart
of the operation of The Exchange – including programme, operating model,
audience development and participation strategies. It should also include
information regarding:
-- How the artistic vision and policy reflect the likely wants and needs of local
and wider audiences and to community expectations (we expect a limited
amount of market research or knowledge)
-- How the artistic vision connects to a wider catchment and could attract
audiences from further afield, working alongside and complementing
existing arts activity across the borough and East London
-- A sample activities programme for a first year of activity, demonstrating
how the programming of the venue and wider district will reflect the vision
and artistic policy, in arts development and wider community contexts; and
outlines of possible programmes for the first three years of operation
Community Engagement
-- Local community or education initiatives and outreach programmes that
the operator thinks might be relevant for a successful operation in this
context
-- How The Exchange’s spaces will be made available for arts engagement and
wider community uses, and on what terms
-- Friends schemes, volunteer schemes and other local audience and
participant engagement strategies
Experience
-- Operator company legal structure and corporate governance information
-- Examples of relevant experience in operating a successful organisation,
space(s), other resources or venues that focused on providing access to arts
engagement, or a relevant alternative
-- Examples of key projects/achievements you consider relevant
-- If appropriate, how this venture might complement any other ventures that
are current for, or planned by the applicant
-- CV’s of key personnel (as an appendix)
-- Examples of press review/critical coverage (as an appendix)
Business Plan and Financial Model
-- A ten year financial business model for the operation that should include
outline costs and revenues and demonstrate the Operator’s ability to run
The Exchange sustainably
-- Details of projected expenditure for on-going internal maintenance, repairs
and running costs
-- Anticipated income streams for operation, taking into account a five year
revenue commitment from the developer
-- Anticipated capital expenditure for elements not included in the lease, such
as loose furniture (excluding auditorium seating and staging), computers,
stationery, phones, uniforms, website, ticketing system and so on-- (as Appendix) A copy of your audited accounts or equivalent for the most
recent two years, along with details of any significant changes since the
last year end OR a statement of your turnover, profit and cash flow from
the most recent full year of trading.
-- an outline of a proposed governance structure
-- two referees (who give permission to be approached before a possible
interview)
06 Timescale
Tender process opens 13th March 2017
Deadline for tenders no later than 10 AM, 21st April 2017
Shortlist notified for interview 5th May 2017
Interviews 17th May 2017
Operator selected end of May 2017
Assessment Completed Proposals must be emailed as PDFs to david@futurecity.co.uk by
21st April 2017. Submissions after this deadline will not be accepted.
All proposals will be initially assessed by Futurecity with input from the
expert panel.
Phase Two: A shortlist of potential Operators will be selected for interview. The interview
Interviews panel will comprise:
-- David Micklem (Panel Chair), Futurecity Associate (former
Joint Artistic Director of Battersea Arts Centre and Head of
Contemporary Performance at Arts Council England)
-- Mark Davy, Founder, Futurecity
-- Chenine Bhathena, Senior Cultural Strategy Officer, Greater
London Authority
-- Piers Gough CBE, Partner, CZWG Architects
-- Lorraine Cavanagh OBE, Chief Executive, the Dockland Settlement
-- Tim Farrow, Director, Ashbourne Beech Ltd
Shortlisted parties will be required to present at interview an overview of
their proposals to be followed by a Q&A session with the selection panel. A
projector and screen will be provided for those wishing to use them.
Futurecity will inform applicants of the outcome as soon as possible
following the interviews.
Interviews will be scheduled for Wednesday 17th May 2017.07 Crossharbour Theatre: Partnership Terms
Subject to detailed discussions, the terms on which Ashbourne Beech Ltd
wishes to agree a partnership with an Operator of The Exchange are based
on the following assumptions:
Lease
-- Ashbourne Beech Ltd will offer the Operator a 25 year lease at a
peppercorn rent. Consent of the Freeholder and superior landlord to the
Lease will be required.
Subsidy
-- Ashbourne Beech Ltd will provide an annual subsidy to the Operator, to
assist with its provision of The Exchange’s programme and associated
activities, of up to £500,000 per annum towards an anticipated turnover
of >£1m. This sum is initially committed for the first five years of
operation and will be reviewed annually.
VIP Membership Scheme
-- The Operator should give Ashbourne Beech Ltd and local, on-site
residents an opportunity to participate in a VIP membership scheme.
This should be well conceived and promoted, and provide members
with access to events, previews and discount offers, etc, according to
the programme and artistic vision. Applicants should present initial
ideas around this in their proposals with an expectation they will
be collaboratively designed with Ashbourne Beech Ltd to create a
compelling proposition for residents of Crossharbour District Centre.
Fit out
-- Detailed plan and specification of the fit out requirements will need to
be provided by the Operator and approved by Ashbourne Beech Ltd, and
the Operator will be obliged to undertake these.
-- Fit out of the theatre and its ancillary spaces (including lighting, sound,
AV, staging, seating, kitchen equipment) will be financed by Ashbourne
Beech Ltd subject to the agreement of detailed specifications provided
by the chosen Operator, and which will further require the consent of the
Freeholder and the Superior Landlord.
Income
-- To achieve sustainability and minimize reliance on subsidy from
Ashbourne Beech Ltd, the Operator will be obliged to maximize income
in ways that do not compromise their Artistic Vision. This is to include
maximizing income from charitable Trusts and Foundations, and from
individual donors.
-- The Operator is expected to oversee The Exchange’s restaurant/bar/café
facilities, which they may run ‘in house’ or contract out to a reliable third
party. A decision to contract out will not adversely affect assessmentof Proposals. Applicants should indicate within their Proposals their
preferred option and convey what the restaurant/bar offer will be and
how it will be appropriate and attractive to visitors.
Outgoings
-- The Operator will be responsible for all outgoings, including capital
maintenance, repairs and running costs (and should include allocations
against these costs in their Business Plan proposals)
08 Scheme drawings
GLEN
CROSS HARBOUR GALL
GROV Key:
DLR STATION E
The Exchange
Suggested Outdoor Art Locations
TE
ROU
EXISTING
HEALTH 0 20m
IAN
CENTRE
PEDESTR
LINK
URE
3 FO
FUT
PRIM RM ENT
ARY RY
STREET & NU SCHOO
RSER L
Y
SHA
RED
SUR
FAC
ES TRE
ART ET
RETAIL
EAST FERRY ROAD
BIKE SPACE 1
PARKING THEATRE
AR
AIL
RETAIL
CA
ET
B.O.H
T
CO
/R
DE
EN
TS
LO
IAL
ET
AN
NN
RE
R
NT
AD
AU
ST
IDE
ST
E
TS
SHARED SURFACE STREET
RE
RES
AR
CAFE/RETAIL ART
SPACE 2
CENTRAL
SQUARE ASDA
37m
(3000m2) ENTRANCE ASDA
BUS
STORE
STOPS
100m FLATS
DLR
ASDA
BIK
CAFE/RETAIL CAFE/RETAIL CAFE
ES
E
TR
AD
EE
NN
T
LO
COMMUNITY
CO
RETAIL RESOURCE
CENTRE
BIKE CAFE OR RETAIL
ST
BIKE BIKE SHOP
AIR
RETAIL PARKING PARKING FL ATS
S
PUBLIC
EN
UNDERCROFT ROAD TO CAR PARKS BELVEDERE SPACE
DOCKSIDE
MILLWALL
TR
SPACE
(4000m2)
A
LOADING BAYS & BUS LAY OVER
NC
ET
O
PA
LINK TO
R K&
ENTRANCE TO PARK & FARM
FA
PARK & FARM
RM
MUDCHUTE PARK
Scheme Master PlanIndicative ground floor plan
GROUND FLOOR LEVEL PLAN
C ARTS STREET
A Key:
Crossharbour Theatre
Section Markers
8.4m
43.4m ARTS LOBBY / RESIDENTIAL
SHARED SPACE
ARTS SPACE 2
(195m2)
15.6m
UP
RESIDENTIAL ENTRANCE
ARTS SPACE 1
(215m2)
16.6m
C
BAR / BOX OFFICE
PART OF ASDA ENTRANCE
LIFT
F
WCS
LOBBY
SHARED
13.4m
SURFACE
M STREET
15m
LOBBY
MAIN
THEATRE
B SPACE
B
(200m2 )
GET
IN
PART OF ASDA STORE
400m2
STORE
GREEN
ROOM
M
ERS
RM
FO
PER
F
0 5m
AIndicative first floor plan
FIRST FLOOR LEVEL PLAN
C
A Key:
Crossharbour Theatre
CANOPY Section Markers
VOID OVER ARTS SPACE
DOWN
VOID OVER RESIDENTIAL ENTRANCE
10.2m
ARTS SPACE 1 BALCONY
(160m2)
C 16.6m
PART OF ASDA ENTRANCE
TECHNICAL
LIFT OPERATIONS
OF OUSE 295m
FIC
H TAL
( TO
ES SPAC 2 )
/B
AC S
KO
VOID OVER
E
MAIN THEATRE
F
B B
RETRACTABLE BRIDGE
FOR SCENERY GET IN
PART OF ASDA STORE
E
FIC
OF
RE/
STO
3
CE
SPA 2 )
TS
AR 120M
(
m
8.6
.2m
13
0 5m
AIndicative side elevations
RESIDENTS
FLATS FLATS GARDEN
5.4m ARTS SPACE 3
4.8m
MAIN THEATRE
BALCONY 8.4m
ARTS
STREET
ARTS SPACE 1 3.2m STORE 3.4m CHANGING
CAR PARK
SECTION AA: LOOKING EAST INTO MAIN THEATRE
FLATS
PLANT
4.8m
MAIN THEATRE
B.O.H
ASDA SHARED
8.4m SURFACE
STORE
STREET
WCS
3.4m
CAR PARK
SECTION BB: LOOKING WEST INTO MAIN THEATRE
0 5m
5m
ARTS
ARTS SPACE 2
STREET
CAR PARK
SECTION CC: LOOKING NORTH INTO ART SPACE 209 Questions and Clarifications
Applicants are fully responsible for their own costs incurred in connection
with the tendering process and in entering into agreement with Ashbourne
Beech Ltd. Ashbourne Beech Ltd will not charge applicants for the provision of
anything it provides in connection with this process.
Applicants should refer to this tender documentation, the Crossharbour
District Centre Cultural Strategy and FAQ sheet; all available on the Futurecity
website, www.futurecity.co.uk/theexchange
Applicants can contact David Micklem, Futurecity Associate, at david@
futurecity.co.uk with questions or clarifications about this opportunity during
the period that they are drawing up their proposals. Answers to questions will
be published in the FAQ section of the Futurecity website (www.futurecity.
co.uk/the-exchange to all other applicants to ensure fairness in the process.
All intellectual property (IP) used within this process shall be retained by the
originating party, with no use of IP being agreed without written permission
from the IP owner in each case.You can also read
