The Story of the Third Age Centre, Southampton
The Partnership for the development of a Millennium Third Age Centre was established in 1998. The original idea to create such a centre came from Revd Brian Strevens, Southampton Care Association. At a conference in 1997 he was challenged to identify the social deficits of the City, and in reply he suggested a Centre which would be a venue for Healthy Living and general developments of the over 55's.
Others were inspired by the vision but the location of such a centre, and the finance to build and operate it were questions to be addressed.
A site adjacent to St Mary's Church was first thought possible where a new building could be erected. However before long the property at 11 Cranbury Terrace was seen to be the one which could be developed. The former Tiberius Casino was then in the freehold ownership of Hyde Housing Association and they were prepared to sell. It was a "listed building" with certain constraints on any subsequent alterations. Nevertheless, it was considered that it could be adapted to create a Centre to celebrate the Millennium, and would be part of the City regeneration scheme for the area.
To create and operate the proposed Centre a Partnership was formed of organizations which were concerned with the Third Age. Then with the backing and practical assistance of Southampton Care Association (SCA) the Millennium Third Age Company (MTAC), a company limited by Guarantee was formed. This was January 2000 and by June that year it was registered as a charity.
It was envisaged that funding could be arranged by September 2000 with the purchase of the building in October. Work on restoration and repair would begin in December and the Centre to open in June 2001. This timetable was feasible because Hyde Housing were to build a block of apartments in Onslow Road immediately adjoining Number 11, the corner property, and using the same builders refurbishing work could proceed in parallel, thus saving time and money. Also, in plans for the apartments were included a café catering facility which could be available to users of the Centre through purpose built access. Unfortunately subsequent events caused many changes of programme and plans to be made.
The History of the Building
11 Cranbury Terrace was constructed in 1846 as a private dwelling, it was a four storey terraced building and formed the end property fronting southwards into Cranbury Terrace. Inspection of historic maps indicate that in circa 1867 a large rounded extension to the property was carried out.
A further major extension was erected about 1922, which represented a change of use to commercial usage. Between 1929 and 1946 the building had many occupants some requiring more open space than others resulting in numerous alterations. By 1962 there was only one occupant. The original masonry and timber floor/pitched roof building was extended by a steel frame and block floor and masonry infill.
In 1964 major refurbishment of the building took place and the property became known as the Top Hat Ballroom probably until 1974, after which it was converted into the Tiberius Casino. This necessitated further steelwork to form open spaces within. Different floor and ceiling levels were created internally to break up the large internal spaces.
The site is restricted in its development by the existing Grade II Listed Building status containing particular reference to existing windows and staircase.
In January 2001 the Millennium Third Age Company purchased 11 Cranbury Terrace, Southampton from Hyde Housing Association who for a period prior to selling it, had left the property boarded up for future development.
The Financial History
From the Business Plan, June 2000 came the following statement: “The most significant aspect…is the capital funding required to purchase, refurbish and fit out the Centre to a good standard. Applications are being submitted to the following bodies:
- New Opportunities Fund (NOF) (Lottery Funds)
- Southampton City Council
- Single Regeneration Partnership (SRP)
- National Lottery Charities Board (for transport costs)
Thus in June 2000 MTAC submitted a proposal to NOF for development and operation of the proposed centre. Included were capital and Revenue Budgets developed on prices ruling at June 2000. The programme was based on a 2 months period for NOF consideration followed by approval in August 2000.
It was not until 10th November 2000, some five months later that NOF responded with an offer that only signified “support in principle”, with further development following receipt of competitive lenders.
This procedure required the preparation of full production drawings, specifications, schedules of work and detailed Bills of Quantity, and delayed approximately 7 months the start of the project. Further, the cost of all this extra exceeded £100,000. NOF Policy, not to support these design costs, placed MTAC, as a “not for profit” company in a difficult situation. Further funding requirements meant further delays. However with help from the City Council, and the Single Regeneration Partnership, compliance with NOF requirements was achieved and plans brought to the R.I.B.A. Design Stage. The whole Project had been near collapse but at last, hopefully, the funding crisis was over.
Thus a new timetable was drawn up. Consultants were appointed and development of the R.I.B.A. design commenced. A 40 week target building period was anticipated starting November 2001 to August 2002. Tender documents for the building and refurbishment work were issued to six contractors (August 2001).
The tender from Drew Smith Limited based on a 43 week programme was accepted, but due to the time required to secure additional funding, it was not possible to award the contract to start until February 2002 and handover January 2003.
The securing of this additional funding was critical. At this late stage there was a shortfall in promised capital against projected costs. The whole project was near abandonment, again, but at this eleventh hour the City came to the rescue with the comparatively small funds guarantee and at last the financial arrangements were sound.
Subsequently the unforeseen complexity of the refurbishment work caused delays again.
THE CONVERSION OF THE BUILDING
In March 2000 a set of drawings for the new centre at No 11 was complete.
On the lower ground floor access to the proposed café in the adjoining Seva building was indicated.
But the delay until November when NOF gave, "support in principle" only, and exacted further conditions of tendering lost more time. Then the Seva plans were changed. There was not to be a café, so the No 11 plans had to be redrawn to provide some catering facilities in a rearranged internal layout.
When the time came for the builders to start work more construction problems were revealed.
A full structural survey had been carried out for the previous property owner Hyde Housing and a report given which recommended further enabling works, but did not reveal the extent of the steel framing and hidden masonry defects.
The appearance of the building, with much dry lining, subfloors, studwork and internal “dressing” gave the impression that it was still of structural masonry with a few steelwork members for additional support. When MTAC gained access to the building it was discovered that squatters had recently occupied the premises and there was evidence of considerable vandalism and damage to the property. Rainwater had been allowed to enter the building causing further damage.
MTAC commissioned an Enabling Contract to "open-up" the building in line with the Engineers recommendation.
During the early enabling works it was found that what was believed to be the internal lining to the external walls was in fact stud mounted partition, fixed away from the external wall, most likely erected during the major refurbishment in circa 1974 as part of the décor.
The decision was taken to extend the enabling work and complete the stripping out of the building. This would not only provide the design team with better access to investigate the existing layout and structural details, but would also enable any additional asbestos protection to the columns and beams to be located and removed and although an Asbestos Survey had originally been carried out with a negative result. Asbestos cladding to the structural steelwork was later revealed. The finding of the asbestos at this later stage stopped all work whilst specialist contractors were used to remove it. They completely sealed all openings and in three visits dealt with the problem.
The advantages of the early stripping out works would not only provided the design team with easier access for the schedule of repairs and most effective design solutions, but also provided the contractors with better access for pricing and reduced the Main Contractors stripping out time.
Further surveys and inspection of the building, by the design team, now revealed that over the life of the building the alterations have been wide ranging, to the extent that there was predominantly a steel framed structure. Some of the steels used were not of a modern rolled section but appeared to have been fabricated in a shipyard being cast iron and exceptionally deep and heavy. Supporting long columns were absurdly slender and, abutting an outside wall down to the foundations, did not actually register contact. The brickwork must have been supporting the building! All needed replacing.
In the roof the neglected leaks created wet conditions and fungus attack meant renewal work there. The whole roof structure had to be strutted up from inside whilst new timbers were cut in.
The basement or lower ground floor was damp throughout and to remedy this was again a special contract to "tank" the walls to make them impervious to the ingress of moisture.
As a listed building as much of the character as possible was to be maintained. However internally such damage had been caused by intruders when the building was derelict that nothing of consequence could be saved. There was hope that the staircase feature may be renovated but eventually this required some alteration.
The exterior elevation to Cranbury Place was restored to a high standard, requiring costly new purpose made balanced sash windows to be fitted, and the adjoining balconies repaired.
The building was converted to give full access to wheelchairs including street access direct to a lift to all floors – a problem which the architect solved with some ingenuity, finding an old entrance under the outside steps and enlarging the building on the second floor.
On the 30th of April 2003 the Certificate of Practical Completion of the Works was signed by the Architects – Chris Edmond Associates. The contractors being Drew Smith Limited.
MTAC took possession of the building in May 2003 and the development of the use of the Centre began.
