This page aims to keep you updated about a project started in 2020 by Trustee staff for the long term feasibility and viability of the Guildhall building and Hadleigh Market Feoffment Charity. The purpose of the project is to establish how the building can be best used to its potential whilst generating income for the Charity to become self-sufficient in due course. Reports of the progress of the work is being taken to Hadleigh Market Feoffment Charity Committee meetings (see Hadleigh Town Council website for details of meetings).
The project came about as it is widely known that the Town Council, as sole trustee, subsidizes the charity financially for the upkeep of the building and hired use had not been assessed in some years. The utilisation of the building was very low and this is in part due to the physical makeup of the facility and in part due to the lack in diversity of offer (i.e. all areas of the building offering the same).
Click here to view Frequently Asked Questions about this project.
Phase 1
The first phase study provided options for the Council
to consider for the potential future use of the building and relationship with the Charity. This was completed in Autumn 2021. The cost of this phase of the project was £20,916, with a grant from the Architectural Heritage Fund covering £15,000 of the spend.
Options Appraisal Document (completed by Ingham Pinnock)
Options Appraisal Cost Plan (completed by Caroe Architects with AMA Quantity Surveyors - commercially sensitive)
A public consultation on use of the Guildhall was held between 20th November and 24th December 2020 and the results are published here:
We also commissioned a condition survey of the building as part of these works:
Final Condition Survey Report Link (completed by The Morton Partnership)
Condition Report Cost Plan (completed by Caroe Architects with AMA Quantity Surveyors - commercially sensitive)
Phase 2
The second phase of this project is the development phase. This is critical in finding out if the options will be approved by the trustee for the transformation as this phase of the project will develop the appraisal ideas further and determine the project scope for regeneration. £82,200 with £72,200 funded by the Architectural Heritage Fund and the remaining £10,000 contributed from the Charity's general reserves.
Heading Description of works involved
Measured Survey
- To develop the designs and costings to a greater level of detail and accuracy a full digital measured survey is needed. Thus far the design team has been working with scans of hard copy plans provided some years ago by a third party for another purpose.
- Procuring proper digital measured surveys will significantly reduce the risk of design and cost issues arising in the future when it could be discovered that the existing plans were inaccurate and the project has to change significantly as a result.
- Procuring a digital survey also provides the Charity with an accurate record of the Guildhall as it is today. As well as floor plans, the survey would enable the production of elevations and sections which will provide a valuable archival resource for the town in the future.
Conservation Management Plan
- CMP is a key tool for the owners’ of significant historic buildings. It is a technical document that has currency with the majority of funders and statutory bodies such as Historic England. It will help to research and describe the history of the site and establish a clear guide to the significance of the Guildhall in a way that statutory bodies such as Historic England will expect and understand. It is also notable that the new Joint Local Plan policy regarding heritage assets such as the Guildhall emphasises the importance of understanding significance in order to justify change; a Conservation Management Plan by an appropriately qualified conservation architect or architectural historian would do this.
- The presence of the Hadleigh Society and the town archive on site will help to make the job of preparing the CMP significantly easier and faster as so much knowledge and so many documents will be at hand.
- Outline heritage impact assessment.
Design & Cost Development
- Following the production of measured surveys and the CMP, more detailed designs are progressed and, alongside this a more detailed and accurate cost estimate is provided. More detailed work would allow the design team to test some of the assumptions around access, fire and building regulations. It is suggested that designs are developed to RIBA stage 2 with associated costs. Due consideration should be given to the twin track approach and opportunities to identify smaller packages or works or phases as well as the single comprehensive project.
- At this stage engagement with Historic England and the Local Authority Conservation Officer either informally or as part of a formal Pre-Application Consultation process will be undertaken. Early engagement with these two statutory bodies is absolutely key; both will want to know that alterations and changes are being considered and both will want to understand what those changes might be. Feedback from both on what may or may not be acceptable can help avoid any abortive design work (and cost)
- and pave the way for a smoother process through planning as and when planning applications are prepared and submitted.
- In addition to a core design team, there may be a related need to commission small, focussed pieces of specialist or technical advice for example on fire risk or disabled access.
- Costing & other surveys allowance for quantity surveyor and other misc. surveys such as fire, M&E, structural and access.
Financial Appraisal & Soft Market Testing
- This exercise would add value to the project development process and provide the Charity with another basket of evidence on which decisions can be made.
- Financial appraisals would also form part of any business planning work or for making a case to public bodies for further financial support.
- The financial appraisal will consider a 25-30 year period and calculates a discounted cashflow that incorporates both capital and revenue expenditure, in line with public sector project appraisal best practice.
- In parallel to the financial appraisal it is suggested that the Charity undertakes some focussed soft market testing i.e. approaching agents and potential suitable occupiers (such
- as the Landmark Trust) to understand the likely interest, business models and commercial arrangements. This information will help to shape the financial appraisal and inform the Charity about the level of income that might be achievable.
