St Mary Redcliffe Project 450 RIBA 1 Stage End Report

ST MARY REDCLIFFE
FEASIBILITY STUDY
PROJECT 450 FEASIBILITY STUDY & RIBA 1 STAGE-END REPORT
JULY 2019

Dan Talkes
RIBA AABC
Old Police Station,
6 St Peters Court,
Bedminster Parade,
Bristol,
BS3 4AQ
dan.talkes@purcelluk.com
+44 (0)117 910 1060
www.purcelluk.com
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CONTENTS
1.0 PROJECT TEAM
2.0 INTRODUCTION
3.0 PROJECT TIMELINE
4.0 CONSULTATION - UNDERSTANDING THE NEED
5.0 CONSULTATION - UNDERSTANDING THE COLLECTION
6.0 CONSULTATION - UNDERSTANDING THE NARRATIVES
7.0 CONSULTATION - ENGAGING THE CONGREGATION & COMMUNITY
8.0 CONSULTATION - PRECEDENT VISITS
9.0 INITIAL OPTIONS DEVELOPMENT
10.0 PREFERRED OPTION
11.0 SHARING IDEAS - PUBLIC & STAKEHOLDER CONSULTATION
12.0 ASSESSING FINANCIAL VIABILITY
13.0 SCHEME UPDATES
14.0 PRICED SCHEDULE OF ACCOMMODATION
15.0 NEXT STEPS
16.0 OUTLINE PROGRAMME

1.0 PROJECT TEAM
1.
Client
4.
Mechanical & Electrical Performance
7.
Heritage Asset Review
St Mary Redcliffe Church
Redcliffe
Bristol
BS1 6RA
Rev Dan Tyndall
0117 231 0060
dan.tyndall@stmaryredcliffe.co.uk
Qoda Consulting
1 Ram Court
Wicklesham Lodge
Faringdon
SN7 7PN
Oliver Fuller – Principal Sustainability Engineer
01367 245 960
oliver.fuller@qodaconsulting.com
8.
Rita McLean & Jane Arthur
Museums & Heritage Consultants
Outline Interpretation Strategy
Imagemakers
Exhibition Design, Heritage Planning & Installation
2.
Architect
5.
Cost Consultancy
9.
Community Consultation
Purcell
The Old Police Station
Bedminster Parade
Bristol
BS3 4AQ
Gleeds
1400 Bristol Parkway North
Newbrick Road
Bristol
BS34 8YU
10.
Vivid Regeneration
Positive change for people & place
Heritage Business Plan
Dan Talkes – Associate
0117 910 1060
dan.talkes@purcelluk.com
Mike Jones – Associate Director
0117 317 3200
mike.jones@gleeds.co.uk
Glevum
Heritage Business Consulting
11.
Fundraising Review
3.
Structures
Integral Engineering
First Floor
Riverside South
Walcot Yard
Walcot Street
Bath
BA1 5BG
Margaret Cooke – Director
01225 859 657
mc@integral-engineering.co.uk
6.
Landscape Design
LUC
12th Floor, Colston Tower
Colston Street
Bristol
BS1 4XE
Edward Tarratt – Associate
0117 929 1997
edward.tarrett@landuse.co.uk
Eric Grounds
Charity Consultant & Campaign Director

2.0 INTRODUCTION
The briefing documents for St Mary Redcliffe’s International Design Competition, held in 2015-
2016, were very clear: the church was looking to find The Team, not The Scheme
Nevertheless, the competition required a comprehensive architectural proposal and, as our initial
ideas evolved, we felt increasingly uncomfortable with both the scale of the proposals and their
potential impact on the church
Our approach to the selection interview was therefore deliberately-open, sharing these concerns
alongside a series of conceptual ideas and a methodology that, by working with St Mary Redcliffe,
would enable us to evaluate the church’s multiple needs, better understand the aspirations of its
congregation and community, and evolve from this knowledge a refined architectural brief
This study, representing over three years of intense interrogation, summarises our approach, the
analysis and the consultation undertaken. It culminates in a new set of architectural proposals that
provide a framework for what is now known as Project 450, the future development of St Mary
Redcliffe

3.0 PROJECT TIMELINE
Emerging from the competition process with a series of fundamental questions – Why? What?
Too Big? – we have spent a period of just over three years unpicking the project brief, engaging
with the staff, congregation, and community of St Mary Redcliffe to understand the multiple
reasons for visiting the church, the building’s great significance, operational constraints, and
consequential needs
Summarised within Rev Dan Tyndall’s published Vision Statement, this knowledge has ultimately
translated into a revised spatial and aspirational brief, forming the basis for the development of
this Feasibility Study
VISION
PURPOSE
Singing the Song of Faith and Justice
To be a:
Thriving Christian community
Welcoming Heritage Destination
Church that makes a difference in the Parish
Sustainable and progressive organisation
WHO FOR?
Those who are here, will be here, and visit here

Jun 2016
WHY? WHAT? TOO BIG?
Jul 2016 Consultation - Understanding the Need
May 2017 Heritage Asset Review - Understanding the Collections
Community Consultation - Understanding the Local Need
May 2017 Interpretation Strategy - Understanding the Church’s Stories
Jan 2018 Precedent Visits
Mar 2018 Statement of Need, Vision, and Purpose
Apr 2018 Consultation - Revisiting the Brief
Jun 2018 Options Appraisal - New Ideas
Sep 2018 Sharing Ideas - Project Board, Open Doors, Consultees
Nov 2018 Funding Review
Dec 2018 Sharing Ideas - RRAG
Feb 2019 Sharing Ideas - Canynges Society, Church Lands Charity
Apr 2019 Cathedral Projects Review Panel
May 2019 Heritage Business Plan
Jul 2019 Project 450 Board Review
Aug 2019 Instruction to Proceed to RIBA Stage 2

4.0 CONSULTATION - UNDERSTANDING THE NEED
During the architectural design competition, each of the shortlisted schemes was displayed
within St Mary Redcliffe’s North Transept. The feedback received was honest, resistant to the
proposed change, and, no-doubt, illustrative of the great value attached to St Mary Redcliffe by its
community and congregation alike
Crucially, it demonstrated that the community and congregation of St Mary Redcliffe:
• Has strong-held views on the church’s progression
• Wished to be engaged in the design process, and
• Was unconvinced of the need for change
To address the latter point, we began by challenging both the competition brief and statement
of need, via a series of informal conversations and workshops with separate church departments
and individuals, including The Vestry, Music, Education, The Vicar, Assistant Vicar, Parish
Administrator, etc
The interviews focussed on key operational questions, such as:
• What works?
• What doesn’t?
• What are the constraints?
But also included more open, leading questions, such as, if we dared to dream:
• What needs could St Mary Redcliffe address?
• What could the church become? and:
• What would this look like to you?
From the responses, we gained a more detailed understanding of church operations, the multiple
user groups, and their diverse needs. This information was recorded in transcripts and, ultimately,
consolidated into a revised spatial and aspirational brief

5.0 CONSULTATION - UNDERSTANDING THE COLLECTION
To gain a greater understanding of St Mary Redcliffe’s collection of artefacts, their significance
and condition, a Heritage Asset Review was undertaken by Rita McClean, Museums & Heritage
Consultant
The review engaged with the Archivists of both St Mary Redcliffe and Bristol City Council to:
1. Assess and catalogue the relevant physical objects and archives held in each collection
2. Establish their capacity to illustrate key themes, including the:
• Architectural development of the church
• Donors/benefactors who funded or commissioned works
• Artists and craftspeople involved in their creation
• Items originally created for other locations, such as the font from St John’s Bedminster
• Notable people associated with St Mary Redcliffe, including Canynges, Cabot, Chatterton, etc
• Function of the church as a place of worship
• Role of the church in the parish: its charitable activities, the provision of schooling, etc
• Church as a landowner
Additionally, in recognition of the piece’s potential significance to Project 450, the Heritage Asset
Review includes a specific assessment of William Hogarth’s Triptych
Entitled ‘Sealing the Tomb’, this great, three-part altarpiece was commissioned by St Mary
Redcliffe in 1755. Allegedly too large for its setting, the piece was displayed with its side panels
angled to the central scene until, in C19, the church’s Victorian custodians deemed it an unsuitable
work for an ecclesiastical setting and listed it for sale; Hogarth was a Deist and subversive, is -and
was- better known for his satire, and produced no other works for the Church of England, so the
rationale behind his selection by St Mary Redcliffe remains something of a mystery
Eventually, with no buyers forthcoming, the painting passed into the City’s collection, ultimately
being housed in St Nicholas’ Church which, following WW2 bombing, was converted to provide
a Museum of Ecclesiastical Artefacts. The church has now returned to the Diocese of Bristol and,
with the painting currently boarded-over, concealed from public view and, arguably, at-risk of
damage and decline, the Heritage Asset Review examines:
• The artistic and ecclesiastical significance of the triptych
• Narratives surrounding the painting’s mid-C18 commission by the vestry of St Mary Redcliffe
• The relationship between the work and Bristol’s wealth, status, and ambition at this time
• Hogarth, as an artist, and the potential reasons for this atypical commission
• Hogarth, as social commentator, and his association with charitable works
• The religious symbolism depicted in the work
• The painting’s removal from St Mary Redcliffe, and subsequent ‘wanderings around the city’
• The painting’s potential return to St Mary Redcliffe
• The potential heritage engagement associated with its conservation and reinstatement

6.0 CONSULTATION - UNDERSTANDING THE NARRATIVES
Developing upon the potential narratives highlighted within the Heritage Asset Review, an Outline
Interpretation Plan was commissioned from ImageMakers
The Interpretation Plan explores:
1. Audiences
• Those who are, or might, engage with St Mary Redcliffe, its heritage, ecclesiastical significance,
and role within the parish
• Potential physical, social, or intellectual barriers to access
• The potential strategies to achieve equitable access for all
2. Interpretation Aims & Objectives
• The emotional, learning, and behavioural objectives associated with St Mary Redcliffe’s
• Mission, as a place of worship
• Engagement with its congregation and community
• Architectural significance
3. Visitor Experience
• Themes & Topics, potentially including St Mary Redcliffe, as a place of:
• Creativity, story-telling, and reflection for all
• Continuity in a changing city
• Physical and spiritual departure and arrival
• Inspiration, through poetry, music, and art
4. Initial Design Concepts, as a framework for future interpretive design development

7.0 CONSULTATION – ENGAGING THE CONGREGATION & COMMUNITY
As a key objective of Project 450, and central concept emerging from the competition scheme,
the project aims to create ‘a stitch’ between the socio-economically disparate communities of
North and South Redcliffe, uniting the two communities and reinstating St Mary Redcliffe as the
physical, social and spiritual heart of its congregation and community
To explore the mechanisms by which this might be achieved, a Community Consultation Strategy
was commissioned from Vivid Regeneration
The strategy notes the need to:
• Enhance community connectivity across class and cultural divides
• Explore resilience, through opportunities to increase confidence, learning, and employability
• Provide more spontaneous encounter spaces
• Encourage interaction, through explicitly-accessible, informal spaces
• Create opportunities for volunteering, skills development, and work placements
• Utilise existing expertise, e.g. the Vestments Group, to enable life-learning
• Provide family and children’s activities, and engage with existing providers, including Faithspace,
the Redcliffe Children’s Centre, and St Mary Redcliffe Primary School
• Ensure that any café is community-focussed, welcoming, and affordable
PUBLIC QUESTIONNAIRE
Undertaken alongside Vivid’s work, a questionnaire was produced. Issued to members of the
church staff, congregation, and community, and with copies left in the church for anyone to
complete, the document is consciously accessible and interactive to promote engagement.
Ultimately, over 40 completed questionnaires were returned, providing great insight into:
• Facilities mix and needs
• Community priorities
• The preferred location, experience, and message of key spaces
However, most crucially, this document provided a mechanism to facilitate dialogue, capture
previously unheard voices and, ultimately, increase the community’s engagement and ownership of
Project 450

Project Priorities
Space Relationship
Identifying Locations
List List in in order order of of priority the the following key key functions for for the the Church to to deliver their their mission : :
Cafe Cafe Exhibition
WCs WCs Choir Vestry
Education
Draw together key key links links between the the different spaces within the the brief brief : :
Primary Connection
Secondary Connection
No No Critical Connection
Spaces Spaces must must be in be close in close proximity
Spaces Spaces must must be in be connected in either either visually visually or within or within the the same same building building
Spaces Spaces exist exist within within the the same same complex but but no defined no defined route route is required is between them them
Using Using numbers to define to define the the key key spaces, spaces, locate locate them them within within the the Church, Church, the the North North South or South Churchyard or or
upon upon the the Prewett Prewett Street Street site site
1 1 Cafe Cafe
4 4 Welcome 7 7 Conference
2 2 Exhibition 5 5Choir Choir Vestry Vestry 8 8 Retail Retail
3 3 WCs WCs 6 6 The The Vestry Vestry 9 9 Education
Comment and and Thoughts : :
Use Use the the space space below below to explain to explain your your reasoning for for locating locating the the spaces spaces : :
Example:
relationship to the to the street street
connection to the to the South South Redcliffe Redcliffe communities
green green space space in the in the South South churchyard
Retail Retail
Welcome
Conference
The The Vestry
PREWETT STREET STREET
HIGH
HIGH
Cafe Cafe
Conference
Education
CHURCH
OFFICES OFFICES
Colston Colston Parade Parade
SOUTH SOUTH CHURCHYARD
Choir Vestry
Pump Lane
Pump Lane
WCs WCs
The The Church
CHURCH
CHOIR CHOIR
VESTRY VESTRY
Redcliffe Hill
Redcliffe Hill
Retail Retail
NORTH NORTH CHURCHYARD
LOW
LOW
Exhibition
Welcome
The The Vestry
Redcliffe Redcliffe Way Way

8.0 CONSULTATION - PRECEDENT VISITS
To develop on this increased understanding of the aims, aspirations and opportunities of P450, we
visited a series of precedents, with both church staff and members of the congregation
The selected projects each address similar needs in similar contexts and, by exploring the sites
together and engaging with those responsible for commissioning and operating each site, we
were able to gain not just an understanding of the lessons-learned by others, but also a shared
vocabulary that enabled the project team to engage more effectively in the communication of
ideas and design intent
The precedents visited include:
PROJECT SCOPE / RELEVANCE COMPLETED ARCHITECT
Durham Cathedral Open Treasure
The transformation of a series of underutilised buildings within the Cathedral Precinct to provide new:
• Visitor Reception Facilities, including a Café and Shop
• Exhibition Spaces telling the story of Christianity
2017 Purcell
Newcastle Cathedral
A capital project to improve the Cathedral’s Welcome, including the:
• Removal of the existing pews
• Conversion of the Crypt to provide new Visitor Facilities
• Landscaping of the South and East Churchyards
On-going
Purcell
Hexham Abbey
A capital project to increase access to the Abbey, including the provision of a new:
• Visitor Welcome
• Café
• Exhibition Space
• Suite of Community Meeting Rooms
2015 Purcell
Bishop Auckland Castle
A capital project to repair the former home of the Prince Bishops of Durham and create a heritage destination, including a new:
• Miner’s Art Gallery
• Exhibition Space to house ‘Jacob and his Twelve Sons’, 13 paintings by Francisco de Zurbarán that are recognised to be
amongst the most significant religious treasures in Europe
On-going
Purcell
Hereford Cathedral Chained Library
Wells Cathedral
A capital project to provide a new Library and Exhibition Space. Housing and interpreting the Mappa Mundi, the new building
extends and reuses the existing cloister
A capital project to enhance the Cathedral’s Mission by providing a new:
• Choir School
• Visitor Welcome and Café
• Interpretation Spaces
• Workshop for the Cathedral Maintenance Team
1997 William Whifield
1999 Purcell

PROJECT SCOPE / RELEVANCE COMPLETED ARCHITECT
Gloucester Cathedral
A 10-year, 3-phase capital project to:
• Provide a fitting setting for the Cathedral
• Create a new public Welcome
• Conserve the previously at-risk Lady Chapel
• Install a solar array to minimise the Cathedral’s energy costs
On-going
St Ann’s Gate
Foundling Museum
William Hogarth was a major benefactor of The Foundling Hospital and, under his patronage, it became the UK’s first public gallery,
housing a number of works by Hogarth, himself
N/A
N/A
Soane Museum
Sir John Soane’s once-private house-museum includes Hogarth’s 8-piece work ‘The Rake’s Progress’
• Additionally, the museum has recently completed a capital project to:
• Provide access to previously-unseen parts of the building
• Create a new café, gallery, and flexible exhibition space
2012 Caruso St John

void over venue
9.0 INITIAL OPTIONS DEVELOPMENT
store 17m 2
kitch 7m 2
wc
30m 2 store 9m 2
education
50m 2
music store
25m 2
kitch 7m 2
wc
30m 2 store 9m 2
vestry 60m 2
robing
education 90m 2
choir vestry 150m
void over Hogarth
OPTION ONE
Re-opening the West End
Option One explores the opportunity of
creating a new porch on the West End to allow
accessible circulation from the street into the
Church
A café on the corner of Redcliffe Way and
Redcliffe Hill draws on the memory of the
historic Pub and creates a meeting point on the
corner of the Church site from which people
can access the Church
In the South Churchyard a new extension to
the Church provides support facilities for the
Choir and Education whilst providing an Events
Space overlooking the churchyard
Phase 1
Remodelling of the North Porch stairs
New café retail and welcome on Redcliffe Way
Accessible route into Nave adjacent to North Porch
Choir Vestry to be retained in existing location and benefit from
new link into Nave
Pros:
Presence on Redcliffe Hill will increase attraction to
passing trade
Designated Choir Vestry facilities
Double height Events Space within the South Churchyard
Two separate education spaces
vertical circulation
connecting street level
with the Nave, event
space and Choir Vestry
Presence of verger within the Church
Cons:
Considerable impact on the West elevation
Phase 2
Education and Events Space located in South Churchyard. Choir
Vestry relocated into South Churchyard. Exhibition established
within existing Choir Vestry
Long and convoluted circulation route in comparison to
other options
Significant development within the South Churchyard
secondary connection to
Chancel through existing
Vestry above
venue 200m 2 wc 50m 2
welcome
12m 2
verger
16m 2
Drawing these multiple strands of analysis together, in July 2018, a little over two years after the
architectural competition, a physical options appraisal was conducted
Utilising conciously-simple techniques, including organisational diagrams and basic threedimensional
models, this process enabled the rapid and effective exploration of a series of
alternative functional, organisational, and volumetric arrangements
Whilst the resulting sketches are therefore clearly outline in nature, derived from a more
detailed, shared understanding of the needs and opportunities of P450, they nevertheless confirm
the following key benefits in comparison to the competition scheme:
• A significantly reduced spatial brief
• The potential to achieve the accommodation requirements in buildings of a single-storey only
• A substantially reduced impact on the setting of the church
• The potential for phased development, aligned with the priorities defined by the church
community
Based on these merits, each of the options was reviewed by the P450 Project Board, with the
resulting feedback eventually coalescing in the development of a preferred option
exhibition 120m 2
Risks:
Excavations in the North and South Churchyard - initial
site assessments required
Temporary accommodation required to decant the
undercroft users
Removal of existing fabric against the Church - initial site
assessments required
A new Narthex adjoining the Church fabric on a
prominent elevation will be contentious with planning
and Historic England. Initial consultations with key
stakeholders required
Resolution of land ownership around ‘Peter’s Triangle’
Phase 3
Hogarth located in purpose built Exhibition space on North side
with internal link completing the Exhibition route
internal route to provide
level access to Exhibition
from the Church
café providing a presence
on the street and
attracting visitors from all
directions
Option 1
Level 0 - Redcliffe Way
exhibition 160m 2
hogarth 180m 2 retail 40m 2
cafe 120m 2

void over events venue
event 160m 2
choir vestry 230m 2
music store
store 16m 2
store 15m 2
Phase 1
Remodelling of the North Porch stairs to enable accessible
route into Nave and new WC facilities. A temporary pavilion on
the North side will accommodate a café, retail area and small
Exhibition which will enable demand to be tested and generate
initial income. Choir Vestry to remain as existing
Phase 2
Choir Vestry and Events Space located in South Churchyard.
Exhibition established within existing Choir Vestry. A permanent
café and retail area with designated welcome space creates a
new entrance to the Church on the North side
Option allows for
external circulation
route around Church
to be retained
vertical circulation
connecting street level
with the Nave, event
space and Choir vestry
access to Strong Room
made part of the
Exhibition route
kitchenette 16m 2
External Circulation
Route Option
events venue 140m 2 vestry 30m 2
choir vestry 130m 2
WCs 36m 2
robing
OPTION THREE
A New ‘Undercroft’
Creates a single storey element on the North side of
the Church to generate a new welcome point and
accommodate vertical circulation into the Church whilst
creating an elevated podium at the entrance to the
Church
Pros:
Creates a sheltered extension to the public realm of
Redcliffe
Minimal impact on the North and South side of the
Church
exhibition 120m 2
Designated route to accessible Church entrance with
generous welcome and gathering area separate to
commercial space
education 70m Increased Choir Vestry provision allowing the opportunity
2
for increased exemplar facilities
Generous vertical circulation in the South Churchyard
cafe & retail 140m building allows views of the existing Church
2
Cons:
Single storey Events Space with flat soffit
music store
14m 2
Vestry accommodation reduced to be located within
the Church with no direct access to WC or Kitchenette
facilities
New opening required in the Church fabric, neighbouring
the North Porch, to enable access for all
Phase 1
Remodelling of the North Porch stairs
New café retail and welcome on Redcliffe Way
Accessible route into Nave adjacent to North Porch
Choir Vestry to be retained in existing location and benefit from
new link into Nave
Phase 2
Education and Events Space located in South Churchyard
Choir Vestry relocated into South Churchyard
Exhibition established within existing Choir Vestry
vertical circulation
connecting street level
with the Nave, event
space and Choir vestry
access to Strong Room
made part of the
Exhibition route
wc kitch.
8m 2 exhibition 120m 2
void over Hogarth
wc 13m 2
8m 2 wc 90m 2
education 80m 2
vestry 30m 2
robing
internal link to Choir
Vestry, event space,
facilities and South
churchyard
protected courtyard
as an extension to the
public realm allowing use
for external café seating
exhibition 55m 2
exhibition 120m 2 exhibition 120m 2
Temporary accommodation required to decant the
undercroft users
education 70m 2 education 70m
Removal of existing fabric against the Church - initial site
2
external seating
WCs 70m 2
assessments required
cafe 100m 2 retail 40m 2
cafe & retail 140m 2
welcome
Risks:
Excavations in the North and South Churchyard - initial
site assessments required
Measured surveys and elevations required to ensure
accurate design development
cafe 120m 2
exhibition 40m 2
Phase 3
A protected courtyard created on the North side and education
space with covered link to South Churchyard
Phase 3
Internal link from South Churchyard building to the Hogarth on
the North side of the Church
hogarth 180m 2
external seating
retail 45m 2
welcome
Level 0 - Redcliffe Way
Level 0 - Redcliffe Way
Option 2 Option 3

10.0 PREFERRED OPTION - UNDERCROFT LEVEL PLAN
Evolved over a period of months, and consolidating both the brief analysis and initial inputs from
each of the consultant disciplines, the preferred option has been developed to a RIBA 1+ sketch
scheme
Developed from the strategic benefits of the initial options, the preferred option creates three
interlinked single-storey buildings - a northside visitor building, and an education building and
events space within the south churchyard - and, in doing so reflects the competition scheme’s
conceptual objective of providing a stitch between north and south Redcliffe
The buildings can be summarised as follows:
The Northside Visitor Building:
• Exploits the existing 5m level change between Redcliffe Way and the nave to locate the
required accommodation exclusively at undercroft level, below the cills to the existing tracery
windows
• Forms a new base to the church that, expressed in red sandstone ashlar, forms a conceptual
extrusion of the ‘red-cliff’, elucidating the church’s history and reconnecting it with its
harbour
• Otherwise adopts the church’s secondary materiality, utilsing a grey Pennant stone to match
the existing retaining structures at undercroft level
• Presents a permeable enclosure, including an open colonnade that derives from the rhythm of
the north transept’s buttresses to provide a protective threshold to the enclosed courtyard
beyond
• Encapsulates Oatley’s 1940s undercroft to both enable its retention and overcome historic
issues of rainwater ingress
• Provides a series of alternative approaches, including reconfigured steps to the north porch and
new entrances to the undercroft from both the north and west achieving - for the first time -
access for all
11
7
• Translates the 1940s undercroft into a new welcome space, incorporating temporary exhibition
and retail spaces, alongside discreetly-located WCs
• Additionally provides a new cafe, carefully-screened from the welcome space by the existing
pointed arches of the undercroft, and partially enclosed by a new retaining wall that also
defines a raised terrace within the courtyard beyond
• Locates a lift and stair discreetly between the north porch and north transept that, via a half
rise, first gives access to the C14 crypt, before rising to connect with a new, fully-reversible
opening in the north aisle that, located below the cill of the central tracery window, provides
nave-level access for all
8
10
9
4
3
1 2
6
5

PREFERRED OPTION - NORTH ELEVATION
• Assumes the relocation of the existing choir vestry to a new dedicated facility, with improved
practice, welfare and robing facilities, and dedicated, secure access from Pump Lane
• There-by enables the C14 crypt’s re-use as an exhibition space, to both enable public access to
its historically significant interior, and consciously reference its apparent historic function of
church treasury
• Provides a dedicated, environmentally-controlled, Hogarth gallery that, accessed via Canynges
kitchen, is deliberately composed as a quadrangular enclosure to enable its later construction
and therefore remove from the critical path the decision on whether or not to return the
Triptych to St Mary Redcliffe
• Creates alongisde the new choir vestry, a clergy vestry and vestry back-office that link to nave
level via the existing stair in Canynges Kitchen
1 Welcome
2 Temporary Exhibition
3 Cafe
4 Cafe Courtyard
5 Shop
6 WCs
7 Exhibition Space
8 Choir Vestry
9 Robing
10 Potential Hogarth Gallery
11 Vestry & Clergy Vestry
12 Education Space
13 Processional Way
14 Events Space

PREFERRED OPTION - NAVE LEVEL PLAN
The South Churchyard Education & Learning Space:
• Locates between the south transept and chancel, in an area known to have been substantially
re-graded by Oatley in the 1930s
• Appears, from the churchyard itself, to be a planted ashlar wall, developing from the precedent
of a C18 walled garden that once located against the south elevation
• Utilises the existing priest’s door to link to the chancel, this route covered by a simple
frameless glass canopy
• Is otherwise placed alongside, but not connected to, the existing elevation, the resulting
interstitial space forming a gravel margin between new and old to minimise impact to the
historic fabric
• Utilises frameless glass for this hidden ‘internal’ elevation, providing spectacular visual
connectivity with the existing fabric
• Thereby provides an extraordinarily rich learning environment that, experientially connected to
the church, enables St Mary Redcliffe to both accommodate its growing Sunday School, and
develop its educational mission
14
12
In contrast to its more rooted neighbour, the South Churchyard Events Space:
• Locates at the churchyard’s uppermost level and, placed on micro-piles to minimise impact to
the existing mature trees, floats above the falling ground-plane
• Is a deliberately ephemeral, substantially-glazed timber-framed structure that sits within the
trees, diffusing the boundary between inside and out
• Thereby provides a unique setting for wedding receptions and events that capitalises on the
landscape quality of the south churchyard and benefits from extraordinary views to the
church’s celebrated south elevation
13

PREFERRED OPTION - SOUTH ELEVATION
1 Welcome
2 Temporary Exhibition
3 Cafe
4 Cafe Courtyard
5 Shop
6 WCs
7 Exhibition Space
8 Choir Vestry
9 Robing
10 Potential Hogarth Gallery
11 Vestry & Clergy Vestry
12 Education Space
13 Processional Way
14 Events Space

PREFERRED OPTION
A Materials Palette, indicating the
combination of red sandstone, Pennant,
and the lightweight filigree that both
references the urban fragmentation
of Redcliffe and also translates the
proposed upper volumes into luminous
beacons
North Aerial View

PREFERRED OPTION
South Aerial View

11.0 SHARING IDEAS - PUBLIC & STAKEHOLDER CONSULTATION
To ensure continued and effective engagement with the congregation and community of St
Mary Redcliffe, and particularly with an awareness of the strength of feeling expressed during
the competition process, these new ideas were shared openly with both the public and key
stakeholders, through a series of events, including:
1. An invited consultation event in St John’s Chapel, attended by representatives from:
Bristol City Council
Bristol Civic Society
Bristol Diocesan Advisory Committee
Canynges Society
Church Buildings Council
Church Lands Charity
Historic England
Redcliffe Neighbourhood Forum
Vestry
2. A public presentation in the south aisle, during Bristol Open Doors Day 2018
During which over 150 people visited the presentation stand, viewed the physical model,
and had the opportunity to register comments
3. Presentations to the Redcliffe Residents’ Action Group and Neighbourhood Forum in Proctor
House & Faithspace
4. A presentation to the Cathedral Projects Support Group, initiated at the recommendation of
the Church Buildings Council
In all instances, the feedback received was positive and constructive, with the following points of
general consensus:
• The current proposals breach no red-lines
‘I like very much the
relationship with Redcliffe Way
- it aids the streetscape and
adds to the city enormously - a
wonderful scheme’
• They are more modest and proportionate to the significance of St Mary Redcliffe, and have a
substantially reduced impact on the existing building, but:
• Detail is critical and the resolution of the interface with the historic fabric, particularly, will be
crucial to the acceptability of any scheme
An example of feedback received during Open Doors Day 2018

12.0 ASSESSING FINANCIAL VIABILITY
In a very eloquent summary, Rev Dan Tyndall defined Project 450’s purpose thus:
‘To serve our parish better, we must serve our visitors better’
Certainly, some of the facilities proposed within Project 450 are directly beneficial to the
church’s activities, but the project also views the potential of St Mary Redcliffe more holistically,
recognising that, whilst the church will always remain primarily a place of worship, appropriate
heritage tourism and events have the capacity to increase income per head and generate the
surplus necessary to ensure the:
• Continued maintenance of the existing fabric
• Operational sustainability of the organisation
• Development of the church’s mission and outreach
Consequently, the question of financial viability has considered three interwoven strands:
1. FUNDRAISING FEASIBILITY, STRATEGY & PLAN
Undertaken by Eric Grounds, Charity Consultant & Campaign Directory, the study reviews:
• The case for support
• The financial justification
• The constituency of support
• Appeal leadership
• The management procedures of a major appeal
Having assessed the preferred option, the study concludes that, with appropriate governance and
resources, Project 450 could look to a campaign target of £10m
2. HERITAGE BUSINESS PLAN
Undertaken by Glevum Heritage Consulting, the business plan reviews:
• Existing operational constraints
• The facilities mix and assoicated revenue potential
• The capacity for surplus generation
• Potential phasing to balance input costs against revenue generation
• Mechanisms to increase and ensure future operational sustainability
• St Mary Redcliffe’s existing tourism market penetration is very low against comparators
• An improved heritage offer, including tower tours, exhibitions, and an enhanced catering and
retail offer could achieve an increase of circa 95,000 visitors / annum
• Coupled with an increased spend per head, this would achieve an immediate operating surplus
• Additionally, capacity exists to increase wedding and events hosting significantly
• Increased educational provision, whilst important to the church’s mission, is unlikely to drive
financial growth
• To achieve these outcomes, organisational development is necessary, including the appointment
of a Visitor Services Manager, Volunteer Manager, Business Catering & Events Manager,
Education Officer, and Curatorial Officer. The projected surplus recognises these additional
costs
• The proposed cafe is appropriately-scaled but the catering offer should be clarified
• The events space is viable, as drawn, but would benefit from:
Increased capacity, ideally targeting wedding receptions of circa 250 covers
The option to sub-divide to increase flexibility and enable cross-programming
Private, external access to the kitchen / servery to enable discreet off-site catering
• To balance capital costs against revenue, a phased approach could be adopted, with phase 1
focussing on the south churchyard buildings - perhaps utilising the events space as an
interim cafe - and phase 2 delivering the northside visitor reception building, once phase 1
is complete and operational
3. CONSTRUCTION COST ESTIMATE
Undertaken by Gleeds Cost Consultancy, with reference to the phasing recommendations of the
Heritage Business Plan, the Stage 1 Cost Estimate advises the following approximate construction
costs (ex VAT):
• South Churchyard Events Space - £1,520,000
• South Churchyard Education / Learning Space - £589,000
• Northside Visitor Building - £4,240,000
TOTAL CONSTRUCTION COST - £6,349,000
Having reviewed the preferred option, the plan concludes that:

13.0 SCHEME UPDATES
On the basis of the Financial Viability Assessment, the P450 Project Board instructed that the
design team should investigate:
• Cafe - the potential for an increased number of covers within the currently proposed location
• Kitchen - options for a larger kitchen, increased catering offer and, ideally, a back-of-house
route for servicing / deliveries
• Events Space - the potential to accommodate circa 250 covers, enable sub-division and
rationalise the current catering provision
These amendments are confirmed within the following updated scheme drawings, alongside the
below-listed design developments:
• Adjustments to the western approach to the existing undercroft made necessary by the
designation of the area of paving known locally as ‘Peter’s Triangle’ as Adopted Highway
• Modest alterations to the proposed undercroft extension to overcome both discrepancies in
the client-supplied measured survey, and further analysis of the anticipated alignment and
depth of the mediaeval boundary wall to the north churchyard
Subject to Project Board approval, this scheme - and the accommpanying priced schedule of areas
- forms the basis for the RIBA 2 design development

SECTION AA
SECTION BB

SECTION CC
SECTION DD

APPENDICES
Updated South Aerial View
SECTION EE

Updated South Aerial View
Updated North Aerial View

Sketch Collage, exploring
combination of red sandstone
and Pennant, and the potential of
introducing to the facade carved /
etched narratives

Sketch Collage, exploring the
potential materiality, ephemerality
and diffusion of the events space
within the surrounding trees

14.0 PRICED SCHEDULE OF ACCOMMODATION
SMR - Project 450 - Comparative Schedule of Areas - 02.08.19
RIBA 1 RIBA 1+
Area (sqm)
Notes
RIBA 1 Cost Estimate
Notes
Area (sqm)
Estimated Cost Implication*
(£4,750 / sqm) (£4,750 / sqm)
Northside Building
Welcome 75 Inc stair / lift to nave level Inc west end stair / lift 120
Temporary Exhibition Space 112 Inc circulation from west entrance Inc shop & shop store 114
Shop 30 Inc above
Public WCs 40 Inc cleaners’ store 40
Cafe 68 80
Servery 14 22
Exhibition Space
Kitchen 12
145
Inc BoH circulation, store, and staff
WCs / showers 88
Assumed within existing choir vestry
/ Canynges Kitchen 145
Hogarth Gallery 75 75
Plant 8 Plus existing boiler room retained 8
Hogarth Temporary Exhibitions
Space
60
120
Choir Vestry 80 80
Robing 15 Male & Female 15
Practice Room 24 20
Office 12 20
Music Store 8 8
Choir WCs 24 Inc cleaners’ store 24
Choir Entrance / Break-out 42 33
Clergy Vestry 10 Inc WC 12
Vestry Back-office 8 10
Clergy Break-out 30 40
Curator's Office 16
Service Entrance 8
Northside Building Total 892 £4,240,000 1098 £5,215,500
Education Building
Teaching Space 100 86 Or 172, if two storey
WCs 8 Inc dedicated circulation 28
Storage 16 @ 15% of floor area 6 Or 12, if two storey
Education Building Total 124 £589,000 120 £570,000
Or, if two storey
£1,007,000

SMR - Project 450 - Comparative Schedule of Areas - 02.08.19
RIBA 1 RIBA 1+
Area (sqm)
Notes
RIBA 1 Cost Estimate
Notes
Area (sqm)
Estimated Cost Implication*
(£4,750 / sqm) (£4,750 / sqm)
Events Building
Event Space
Max 100 covers. Explore options to
136
double
Circa 260 covers (banquet style) 235
Servery / Warming Kitchen 12 24
WCs 50 40
Circulation 80 Inc lift / stair from Processional Way 66
Storage 42 @ 15% of floor area 16
Events Building Total 320 £1,520,000 381 £1,809,750
SCHEME TOTAL 1336 £6,349,000 1599 - 1681 £7,595,250 - £7,984,750
Plus proposals for: 53
Chair storage & Vestry Front-Office
at Nave Level
Volunteer Room
1652 - 1734 £7,847,000 - £8,236,500
Excluding:
SUMMARY OF PRICED SCHEDULE OF ACCOMMODATION
As indicated, based on advised sqm rates only, accommodating the previously identified scheme updates
sees a construction cost increase of circa £1.5m, giving an anticipated total construction cost of £7.85m
VAT
Loose FF&E
Conservation works to existing building - e.g. cleaning of north
elevation
Subsequent phasing of construction works
Collections management and conservation of artefacts
Exhibition and interpretation design and installation
* For guidance only, and subject to more detailed review by
Gleeds during RIBA 2
Additionally, as physical constraints prevent the education and learning space from achieving the target
occupancy of circa 120 children, St Mary Redcliffe has requested that the design team investigate the
possibility of making this element two-storey. An indicative extra-over of circa £0.4m is allowed for this
purpose, giving an anticipated total construction cost of £8.25m
The requested study will be undertaken at the commencement of RIBA 2, during which a more detailed
cost-plan will be generated by Gleeds to review and advise upon the outline costs indicated above

NEXT STEPS
This stage-end report and its findings will be presented to the P450 Project Board on 12 Aug
2019. Subject to Project Board approval, it is proposed to progress immediately to RIBA 2, to
achieve the following objectives:
1. CONSULTANT INPUTS
To date, the proposals have been subject to only high-level conceptual review. At RIBA 2, the
consultant disciplines will develop outline strategies for Structures, Mechanical & Electrical
Performance, Sustainability (including renewable technologies) and Landscape. These strategies
will further examine the feasibility of the emerging design and provide the basis for the
development of more robust construction costs
2. RISK REGISTER
The current scheme is informed by the available survey information. The development of a risk
register will enable the project team to identify further pieces of site analysis, such as additional
archaeological, arboricultural, and ecological surveys that St Mary Redcliffe might choose to
procure in order to further de-risk the project’s development
3. INTERFACE DETAILS
As noted within section 11.0, the consultation to date has consistently referred to the criticality
of detail. During RIBA 2, the design team will develop larger-scale drawings of each of the key
interfaces to explore the language of change, maximise reversibility, and provide a basis for moredetailed
consultation with statutory and advisory consultees
4. PRE-APPLICATION CONSULTATION
In accordance with both best practice and the requirements of the Canynges Society, the project
team will initiate further pre-application consultations with, particularly, the DAC, HE, and BCC
to seek feedback prior to the commencement of subsequent work-stages
5. PUBLIC CONSULTATION
The above details and more-comprehensive declaration of the proposals will also provide the
basis for further public consultation. The project team therefore propose to provide monthly
Wider SMR Updates to target increased ownership and engagement within the church’s
congregation and community
Finally, the adjacent programme provides an overall timescale for these activities, and confirms
the project’s continued governance, via monthly Design Team Meetings, followed by Monthly
Project Board Meetings

OUTLINE PROGRAMME
Rev A - 30.07.19
ID
Task Task Name Duration Start Finish
Mode
1 RIBA 1+ 15 days? Mon 01/07/19 Fri 19/07/19
2 Start‐Up Meeting 1 day Mon 01/07/19 Mon 01/07/19
5 Masterplan Review 14 days Tue 02/07/19 Fri 19/07/19
3 Project Board 1 day? Mon 08/07/19 Mon 08/07/19
4 Cost Review 5 days? Mon 15/07/19 Fri 19/07/19
6 RIBA 2 52 days? Mon 22/07/19 Fri 27/09/19
7 On site Review of Proposals 5 days Mon 22/07/19 Fri 26/07/19
8 Scheme Update 15 days Mon 29/07/19 Fri 16/08/19
9 Client Presentation 1 day? Mon 12/08/19 Mon 12/08/19
10 Project Board 1 day? Mon 12/08/19 Mon 12/08/19
15 Wider SMR Update 5 days? Tue 13/08/19 Sun 18/08/19
16 Cost Review 6 days Tue 13/08/19 Mon 19/08/19
11 Intervention Details Survey 3 days Mon 19/08/19 Wed 21/08/19
12 Target Pre‐App Engagement 17 days? Fri 30/08/19 Fri 20/09/19
13 DAC Pre‐App Meeting 1 day? Wed 28/08/19 Wed 28/08/19
14 Outline Intervention Details 12 days Thu 22/08/19 Fri 06/09/19
17 Client Presentation 1 day Mon 09/09/19 Mon 09/09/19
18 Project Board 1 day? Mon 09/09/19 Mon 09/09/19
19 Wider SMR Update / Public
Consultation
5 days? Tue 10/09/19 Sun 15/09/19
20 Engagement with DAC 4 days Tue 10/09/19 Fri 13/09/19
21 Scheme Update 5 days Mon 16/09/19 Fri 20/09/19
22 Pre‐App Consultations ‐ Stat &
Non‐Stat
5 days Mon 23/09/19 Fri 27/09/19
23 RIBA 3 113 days? Mon 30/09/19 Fri 28/02/20
31 Planning / Faculty Scheme
Drawings
25 days Mon 30/09/19 Thu 31/10/19
32 Wider SMR Update 6 days? Mon 14/10/19 Sun 20/10/19
35 Project Board 1 day? Mon 14/10/19 Mon 14/10/19
33 First Draft Visuals 15 days Mon 28/10/19 Fri 15/11/19
30 Planning / Faculty Details 15 days Mon 04/11/19 Thu 21/11/19
34 Client Presentation 1 day? Mon 04/11/19 Mon 04/11/19
36 Wider SMR Update 6 days? Mon 11/11/19 Sun 17/11/19
37 Project Board 1 day? Mon 11/11/19 Mon 11/11/19
29 First Draft of Drawings Issued 1 day? Mon 25/11/19 Mon 25/11/19
2020
Q2 Q3 Q4 Q1 Q2
38 Client Review of First Draft 4 days Tue 26/11/19 Fri 29/11/19
39 1:20s / New Details 25 days Mon 02/12/19 Thu 02/01/20
40 Wider SMR Update 5 days? Tue 10/12/19 Sun 15/12/19
41 Project Board 1 day? Mon 09/12/19 Mon 09/12/19
28 DAS / HIA 30 days? Mon 06/01/20 Fri 14/02/20
27 Final Draft of Documentation
Issued
1 day? Fri 14/02/20 Fri 14/02/20
26 Client Review of Final Draft 5 days Mon 17/02/20 Fri 21/02/20
24 Meeting of PCC 1 day? Mon 24/02/20 Mon 24/02/20
25 Finalising Documentation 4 days Mon 24/02/20 Thu 27/02/20
42 Planning / Faculty Submissions 1 day? Fri 28/02/20 Fri 28/02/20
Task
Project Summary
Manual Task
Start-only
Deadline
Project: SMR
Date: Thu 01/08/19
Split
Milestone
Inactive Task
Inactive Milestone
Duration-only
Manual Summary Rollup
Finish-only
External Tasks
Progress
Manual Progress
Summary
Inactive Summary
Manual Summary
External Milestone
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