2. St Peter’s Church- Options Appraisal
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1 Purpose
This report reviews the proposed development of St Peter’s Church in the context of
making a capital funding application to the Heritage Lottery Fund (HLF) for
conservation and restoration work, interpretation, and a learning and community
programme. The report reviews the elements of the Development Project
programme and makes recommendations taking account of HLF funding
requirements; heritage need; conservation and restoration outline costs; and
capacity to deliver. Visitor and participant use and demand is not considered at this
stage. This would need to be considered in the context of Bournemouth’s existing
museum, music, performing arts, library and festival provision.
2 The Development Project
The project aims to:
1. “build‐up community in our town centre; and
2. make our building fit for purpose to serve both the Church community and
those with whom it shares partnership. The church building needs to be a
safe space in which the building of community can thrive.”
(St Peter’s Development Project Minutes 29 April 2013)
There are four aspects to the Development Project:
1. Arts and Music;
2. Community and Health;
3. Heritage and Conservation; and
4. SACRE and Churches together;
(St Peter’s Development Project Minutes 29 April 2013)
Achieving this includes:
• expanding the Church’s role and engagement with the community and
visitors to Bournemouth;
• conservation and restoration the historic fabric of St Peter’s Church, designed
by the eminent Victorian architect George Edmund Street and Grade I listed;
and
• creating a vibrant and active place that has events and activities throughout
the year.
(Ken Mantock pers comm July 2014)
Studies and reports by the Diocesan architect in 2008, 2013 and 2014 considered
possible extensions to the church for new public facilities; work required to
conserve, restore and maintain the historic fabric of St Peter’s and the Chapel of the
Resurrection; to restore the organ, and a improve heating, lighting and acoustics.
The St Peter’s Development Group resolved (minutes 9 June 2014) to focus on:
• conservation and restoration of St Peter’s church;
• building works, including improving access and potential use, to the Chapel of
the Resurrection;
• developing a café for visitors within the church;
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• creating a new build Literary and Music Centre. Celebrating St Peter’s and
Bournemouth’s music and literary heritage in an extension to the north side
of the church ‐ the ‘shopfront’extension;
• building a separate single storey building for music, learning, events and
public use at the east end of the church; and
• ground clearance and improvement works to the Churchyard grounds
including remodeling the entrance.
The building works to the Chapel of the Resurrection are underway and due to be
completed in 2015. Volunteer work has cleared and improved the churchyard
grounds. Café development is underway and due to open in 2015. A fundraising
campaign, activities, appropriate governance and management are in development.
Music development is being pursued in partnership with Bournemouth University.
St Peter’s Church and the Chapel of the Resurrection were venues during the 2014
Bournemouth Arts Festival by the Sea. There are plans for a Shelley Festival in 2016
linked to the bicentennial of Mary Shelley’s Frankenstein, started in 1816 and
published in 1818.
St Peter’s has and is developing its social role at the centre of the town’s diverse
community. This includes the well‐regarded nightclub chaplaincy, interfaith
conferences and events, and supporting work with homeless people. HLF
acknowledges these strengths, which can form core elements of delivering HLF
People and Community outcomes (see below).
3 Heritage Lottery Fund
An application for substantial capital and programme funding is central to achieving
the development ambitions. Therefore considering HLF priorities and availability of
funding is critical.
At the core of the HLF assessment process is how a project delivers a range of
defined outcomes. HLF weight these and expect more outcomes to be delivered the
larger the grant request. There are outcomes for Heritage, People and Communities
(Heritage Lottery Fund 2013a).
Heritage‐ with HLF investment heritage will be:
• better managed‐ weighted for Heritage Grants
• in better condition‐ weighted for Heritage Grants
• better interpreted and explained
• identified/recorded
People‐ with HLF investment, people will have:
• developed skills‐ weighted for Heritage Grants
• learnt about heritage ‐weighted for Our Heritage and Heritage Grants
• changed their attitudes and/or behaviour
• had an enjoyable experience
• volunteered time
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Communities‐ with HLF investment:
• negative environmental impacts will be reduced‐ weighted for Heritage
Grants
• more people and a wider range of people will have engaged with heritage‐
weighted for Heritage Grants
• your local area/community will be a better place to live, work or visit
• your local economy will be boosted
Public benefit as expressed in the People, Communities and Heritage interpretation
outcomes are vital to HLF. They also seek value for money.
Bournemouth is currently a SW HLF priority area and following initial discussions
with HLF they acknowledge:
• St Peter’s heritage value, central location in the town and wider role; and
• the interest at senior Bournemouth Borough Council level in the role and
place of St Peter’s in the town.
HLF referred to:
• demonstrating need for the project. St Peter’s fulfilling a social role in the
Town centre as well as being a place of worship;
• the need to have an appropriate scale project. HLF noted the overall
Development Project;
• the need to have an affordable scheme in the context of the budget;
• that enough of the grant needs to be spent on the heritage in need;
Conservation is a priority, as is securing and engaging with heritage. New
build needs to be proportionate within the overall proposal to HLF; and
• there may be a need to prioritise work and proceed in stages.
Competition for funding is high and the SW Regional Committee has around £1.8 to
£1.9 million to allocate each quarter. The committee allocates around £750,000 to
£1 million per project; resources make it difficult to allocate more. While 5% is the
minimum matched funding required in practice this is closer to 30% of total project
value.
Two grant schemes are of relevance to St Peter’s Heritage Grants and Our Heritage.
Heritage Grants for grants over £100,000. Grant application under £2 million are
decided by the regional HLF committee and grants over £2 million by the national
committee. To achieve an award of over £2 million requires heritage of substantive
national significance. St Peter’s has significant heritage value and is more likely to
compete successfully at a regional level.
The consultant has suggested that as the Chapel of Resurrection building work is
underway and there is the ambition to increase use and access to the chapel an
application to the HLF Our Heritage grants could fund a learning and community
programme in the chapel. This provides an opportunity to demonstrate to HLF
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successful project delivery and test St Peter’s capacity to deliver an HLF funded
project albeit it at a significantly smaller scale than the Church.
4 Heritage significance, risk and need
St Peter’s Church and churchyard includes six listed buildings and monuments (see
Appendix One):
• St Peter’s Church‐ Grade I listed and one of three Grade I listed buildings in
Bournemouth;
• The Chapel of the Resurrection‐ Grade II listed. War Memorial and mortuary
chapel;
• Gravestones and tombs of the Shelley, Tregonwell and Campbell families
and vicars of St Peter’s‐ Grade II listed monuments;
• Terrace gravestones to the east of St Peter’s Church‐ Grade II listed tomb
chests and cross headstones;
• The Churchyard Cross ‐ Grade II listed; and
• The Church Lychgate ‐ Grade II listed.
The 2013 Feasibility Study identifies heritage significance, risk, need and works
required to address St Peter’s Church and the Chapel of the Resurrection.
St Peter’s Church heritage significance is based on design, architecture, interior wall
paintings, stained glass, wood, metal and stonework and role in Bournemouth’s
history. There is significant building fabric deterioration. The organ, south clerestory
windows and wall paintings are in greatest need of work. The window stonework is
deteriorating and will become unsafe and there is continuing deterioration to the
wall paintings.
The Chapel of the Resurrection was built as a mortuary chapel and WW1 war
memorial. The interior is in a poor state of repair and the building is underused.
Music and literary connections form the more ‘intangible’ and less well known
aspects of St Peter’s heritage. HLF have an increasing focus on Intangible Cultural
Heritage (UNESCO nd) and consequently St Peter’s ‘intangible’ heritage is of interest
to them.
5 Costs
The Feasibility Study (2013:29) indicates approximate gross conservation and
building costs. These costs do not include all proposed or suggested building works.
5.1 St Peter’s Church
Conservation and building costs
Fabric repair and conservation £405,000
Wallpainting conservation £181,500
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Organ restoration £850,000
Lighting and sound installation £152,250
Heating £421,250
Sub‐ division of the Church costs unknown
Total £2,010,000
These costs include professional fees, contigencies and VAT. Builders work in
conjunction with electrical and sound installations are not included. Work to the
electrical infrastructure is not included. The organ costings are an estimate and do
not include transportation. VAT on approved alterations to a listed building may be
recoverable through the Listed Places of Worship Grant. This would reduce the total
gross costs by about 20%.
Other costs
The above costs do not include delivering interpretation, learning and community
programmes that are essential in any HLF application. HLF expect that a minimum of
10% of overall project costs be allocated to delivering learning and community
outcomes. Usually this is a programme over three years including the building works
period.
These costs do not include project management and administration costs that St
Peter’s will incur to develop and deliver the two stage HLF application process and
project delivery.
HLF seek to secure the long term future of their investment of what is essentially
‘public money’. They require a costed future management and maintenance plan for
both building and programme aspects of the project. The value of increased
management and maintenance costs for up to five years after the building works are
completed can be included as a partnership funding contribution.
Churchyard grounds costs may be incurred as part of the building works.
5.2 Chapel of the Resurrection
Conservation and building costs
Fabric repair and alterations £185,772
These costs include professional fees, contigencies and VAT. Final costs depend on a
detailed brief and requirements VAT on approved alterations to a listed may be
recoverable through the Listed Places of Worship Grant. This would reduce the total
gross costs by about 20%.
Other costs
Costs associated with developing and delivering increased use of the building have
not been identified.
As suggested above these costs would be eligible for the HLF Our Heritage
programme.
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5.3 Literature and Music Centre
Building and running costs are currently not known. It is suggested volunteers would
staff the centre. However, there will be management, building and programme
costs.
HLF has indicated a reluctance to fund new build as they prioritise existing heritage
at risk. For St Peter’s, the conservation and building needs present the strongest
priority. A clear and strong case for visitor demand and use of the Centre would be
required for the Centre to be included as part of an HLF proposal. It is assumed this
would also underpin a viable business plan for the centre. At this time visitor use and
demand has not been investigated. This would need to take account of existing
museum, music, performing arts, library and festival provision and use. The potential
for more events in the Church and Chapel of the Resurrection and links to existing
cultural provision should be explored e.g. the concert and use of the Chapel for a
visual art and media installation as part of the 2014 Arts Festival by the Sea.
5.4 East end new building
Building and running costs are currently not known, but are likely to be in the region
of £2 million (Ken Mantock pers comm January 2015). As the heritage need being
met by the new building is not defined HLF are not likely to consider funding
support.
5.5 Churchyard grounds
Improvements to the grounds and remodeling the entrance costs are currently not
known. As noted above the Churchyard and grounds include five listed buildings,
monuments and structures. Apart from the Chapel it is not clear whether there are
condition assessments the listed monuments.
6 Project delivery capacity
Governance, legal identity and accountabilities are structured and delivered through
the Parish Church Council. St Peter’s has small paid team and a small and active
volunteer team. The St Peter’s Development Group comprises paid and volunteer
members and is reliant primarily on volunteer time and commitment to drive the
delivery of the development ambitions.
Additional capacity that is essential for delivering any conservation and building
work, interpretation, learning and community programmes, and project
management and administration can be costed as part of an HLF proposal. However,
additional staff require management, workspace and integration with the daily work
of St Peter’s. An extensive conservation and building work project will inevitably
disrupt the daily work of St Peter’s and access to the Church and Churchyard. This
will require active management and communication.
The need for a major fundraising campaign is recognised and work is underway to
develop fundraising capacity and raise monies. HLF commented on the risk of
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underestimating the time needed to fundraise. They do not expect all partnership
funding (HLF’s term for matched funding) to be in place when a Round One
application is submitted. Partnership funding needs to be in place at Round Two.
HLF allow up to two years between Round One and submission of Round Two.
The scale of work to be delivered at any one time should take account of capacity to
successfully deliver a project. HLF have commented on the importance of this and
take account of it in their assessment.
7 Options and conclusions
In the context of HLF’s focus on heritage the options consider St Peter’s Church and
the Literature and Music Centre in relation to HLF funding requirements and scale of
funding; known costs and St Peter’s delivery capacity. The Chapel of Resurrection is
not included as building work is underway in a separate project.
Option 1 St Peter’s Church
The heritage significance of St Peter’s building and interior are recognised through
Grade I listed status and the 2013 Feasibility Study identifies the heritage risk and
needs of the building. HLF have indicated that they prioritise heritage at risk. There
are approximate gross costings. However, not all building costs are known e.g.
building sub division and electrical works.
Interpretation, learning and community programme costs are yet to be identified,
but can be anticipated to be around £200,000 over three years as HLF expect these
elements to account for about 10% of total project costs. Project management and
administration costs are yet to be identified.
There are likely to be costs associated with generating the plans and documentation
required for an HLF Round One application. In particular conservation and building
plans and documentation to RIBA Stage 1, which will involve architects and other
building professionals time. Grant funding for Round Two development costs form
part of the Round One application.
Current approximate total project costs £2,210,000 of which HLF may fund
£750,000‐ £1,000,000 of eligible costs. The funding gap based on the lower HLF grant
is £1,460,000.
Option 2 St Peter’s Church and the Literature and Music Centre
The St Peter’s elements are as in option 1. The Literature and Music Centre does not
specifically have elements of heritage at risk. While awareness and understanding of
the significance of Bournemouth’s literary and music heritage, including St Peter’s
Shelley family connections, are not as well known as they could be, visitor demand
and use of a centre has to be tested.
Known approximate project costs are those for option 1 above as the Centre
building, running and programme costs have not yet been identified.
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The table below summarises the two options.
Option Approx
Building
Costs
Approx
prog costs
HLF
priority
yes
uncertain
no
Total Likely HLF
grant
Funding
gap based
on £750K
grant
Issues with
potential costs
to be addressed
1 St
Peter’s
£2,010,000 £200,000 yes £2,210,00 £750,00‐
£1,000,000
£1,460,000 Updated
conservation
and building
works plans.
Project
management
and
Administration.
Round One and
Two application
costs.
Churchyard
ground works
may also be
needed
Disruption to
use of the
Church.
2 St
Peter’s
and the
Lit and
Music
centre
£2 million
plus as costs
not known
for the new
build
Min
£200,000
St Peter’s
yes
Centre
uncertain/
no
Min
£2,210,00
£750,000‐
£1,000,000
Min
£1,460,000
Centre
unknown
As above for St
Peter’s.
Time and
possible cost
implications for
St Peter’s work
as Centre design
and planning
work is
undertaken.
Centre design,
build and run
costs.
Additional
project
management
and admin costs.
Churchyard
ground works
related to the
Centre may be
needed
Disruption to
use of the
Church from
Centre building
works.
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Conclusions
Option 1 is the most achievable option. Based on current understanding of
conservation and building costs; HLF priorities and likely grant funds available;
capacity to develop fundraising and deliver projects. This suggests a phased
approach to the overall Development Project plans.
Phase 1‐ Improvement works to the Chapel of the Resurrection and application to
HLF Our Heritage for a one year interpretation, learning and community programme.
Start HLF Heritage Grants Round One application development for St Peter’s Church.
Start five year fundraising campaign.
Phase 2‐ Review the need for and cost improvements works to the Churchyard and
determine whether these form part of Phase 2 or are a separate project. Submit HLF
Heritage Grants Round One and Two applications for St Peter’s. Deliver the
conservation and restoration of St Peter’s Church including a three year
interpretation, learning and community programme. This could include elements
relating to St Peter’s literary and music heritage.
Phase 3‐ Based on delivery of the Phase 1 and 2 programmes review likely visitor
demand and use of a Literature and Music Centre, and review St Peter’s needs for
additional public space for events. Determine the scale, cost, and running costs of
any new build.
Below is an outline timetable. Issues that will impact on this are:
• fundraising;
• HLF application development and assessment;
• procurement;
• interdependencies of the conservation and building works e.g. the organ;
“Waiting lists from the moment of contract signing are typically two years.
Thereafter the work might be expected to be achieved within perhaps nine or
ten months.” (2013 Feasibility Study:6)
Phase Action 2015 2016 2017 2018 2019 2020
1 Chapel of Resurrection building works
HLF Our Heritage bid and programme
HLF Heritage Grants Round 1 bid development
Fundraising
2 Review need for and cost Churchyard grounds
work as part of the Heritage Grants bid or
separate project.
HLF Heritage Grants Round 1 submission and
assessment.
HLF Heritage Grants Round 2 development and
submission
St Peter’s Conservation Project
3 Review visitor demand/use of a Literature and
Music Centre. Review St Peter’s needs for
additional public space
11. St Peter’s Church- Options Appraisal
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Sources
English Heritage The National Heritage List for England
http://list.english‐heritage.org.uk/results.aspx
Heritage Lottery Fund (December 2013a) Heritage Grants Application guidance
http://www.hlf.org.uk/looking‐funding/our‐grant‐programmes/heritage‐grants
Heritage Lottery Fund (December 2013b) Our Heritage Application guidance
http://www.hlf.org.uk/looking‐funding/our‐grant‐programmes/our‐heritage
Ken Mantock July 2014 email correspondence
Michael Drury Architects (May 2008) Bournemouth St Peter: Church Amenities
Michael Drury (March 2014) The Chapel of the Resurrection at the Church of St Peter,
Bournemouth, Dorset Condition Report.
St Anne’s Gate Architects (March 2013) Feasibility Study The Church of St Peter
Bournemouth 2013 Appeal.
St Peter’s Development Project Minutes 29 April 2013
St Peter’s Development Group Minutes 9 June 2014
UNESCO (nd) What is Intangible Cultural Heritage? UNESCO
http://www.unesco.org/culture/ich/doc/src/01851‐EN.pdf
12. St Peter’s Church- Options Appraisal
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Appendix One
Heritage Significance
St Peter’s Church and churchyard includes six listed buildings and monuments:
St Peter’s Church1
a Grade I listed church is one of only three Grade I listed buildings
in Bournemouth. The other two, also churches, are St Stephen’s and St Clement’s.
The eminent architect George Edmund Street2
designed St Peter’s. He was known for
his use of Gothic style and famous for designing the Royal Courts of Justice in The
Strand, London.
The church was built between 1856 and 1879 replacing an earlier building. The south
aisle of which was retained as it was only built in 1853. The spire is an important
landmark and the highly decorated interior has fine stained glass, wall painting,
wood, metal and stone work by the notable craft workshops of the day including
Clayton and Bell3
, and Morris, Marshal, Faulkner and Co. The vestry buildings and
crypt by the eminent late Victorian architect Sir T.G. Jackson are later.
The Chapel of the Resurrection4
is Grade II listed. Built in 1925‐26 the chapel was
designed by the noted late Victorian/early twentieth century architect Sir Ninian
Comper5
. Originally a mortuary chapel for the church it is now used once a week for
Holy Communion.
Gravestones and tombs of the Shelley, Tregonwell and Campbell families and
vicars of St Peter’s6
. Grade II listed monuments. The Shelley monument erected by
Percy Bysshe Shelley contains the poet’s heart and bodies of his parents‐ in‐law
William and Mary Godwin and his wife Mary Wollstonecraft Shelley. The Tregonwell
tomb commemorates Lewis Tregonwell the founder of Bournemouth.
Terrace gravestones to the east of St Peter’s Church7
. Grade II listed tomb chests
and cross headstones.
The Churchyard Cross8
is Grade II listed. Designed by George Edmund Street and
carved by TW Earp.
The Lychgate9
is Grade II listed and was designed by George Edmund Street.
1
http://list.english‐heritage.org.uk/resultsingle.aspx?uid=1153014
2 http://www.architecture.com/Explore/Architects/GeorgeEdmundStreet.aspx
3
Alfred Bell was born at Silton, Dorset http://stainedglass.llgc.org.uk/person/18
4
http://list.english‐heritage.org.uk/resultsingle.aspx?uid=1324705
5
http://www.scottisharchitects.org.uk/architect_full.php?id=200370
6 http://list.english‐heritage.org.uk/resultsingle.aspx?uid=1108868
7 http://list.english‐heritage.org.uk/resultsingle.aspx?uid=1304485
8
http://list.english‐heritage.org.uk/resultsingle.aspx?uid=1108867
9 http://list.english‐heritage.org.uk/results.aspx?index=151
