Bateman's Tower Cafe Development Brochure

A proposal for

Bateman’s Tower CafÊ Part of a bright future for many generations to come.

40 Years of Bateman’s Café 40 years of sun and rain, 40 years of smiles, greeting customers by the beach as they stop a little while 40 years serving local folk who need tea and a welcome rest, banks of children on the park who want an ice cream ‘fest’.

Sun creamed babies in their prams, and for those a little frail... a blanket to keep them snug and warm as they watch the bobbing sails.

Bateman’s Tower Café has filled the ‘tums’ of many it is true, holiday makers with buckets and spades, and in winter ...a hardier few.

Through storms and floods they’re undeterred, staff and griddles soldier on, so hot fresh chips can once more be shared, when passing clouds have gone The noise of Car Boots’ and Fun Fair days often fills the salted air, the sound of Sax on New Years Day.... a ‘By the Beach’ fanfare!

Festival goers have queued for cake,

and bikers, helmets spread, have licked their lips for bacon baps…. while children tussle for Grandads’ lap..... and sailors’ study racing handicaps.

Shouts of “no 42!” can be heard across the bay.

“Two cheeseburgers, chips on side!”

“Ice cream or cream with your apple slice?”

“Where’s the sauce??”....“Please, use mine” It’s a community hub; a local lifeline.

“Who’s for crabbing?” “Could I have a spade?”

“Oh look that cake is so beautifully made!”

Yes!.... 40 years of ‘Bateman’s Tower Café’ is for everyone to share.

Dad Robert, then Lisa; Jo, Ellie and Josh, make it a warm family affair.

Young staff visit who’ve now grown and gone And customers fondly remembered who’ve passed life’s mantle on.

Yes 40 years of ‘Bateman’s Tower Café’ should be celebrated in style!

So pull up a chair, have some tea....and rest a little while.

Contents Section 1: History and Introduction History. ............................................................................................................................................................ 4-10 Introduction to New Proposal........................................................................................................... 11 Regeneration and The Local Economy - Meeting Strategic Criteria. ......... 12-13 Environmentally Conscious and Sustainable Design...................................................... 14 Proposed Ground Floor Plan.............................................................................................................. 15 Proposed 1st Floor Plan......................................................................................................................... 16

Section 2: Design and Access Statement Use........................................................................................................................................................................... 18 Amount................................................................................................................................................................ 18 Layout.................................................................................................................................................................... 19 Scale. .............................................................................................................................................................. 20-21 Landscaping. .................................................................................................................................................... 22 Appearance...................................................................................................................................................... 23

Section 1: Bateman’s Tower Café Introduction and History

4

A Proposal for Bateman’s Tower Café - Introduction and History

Brightlingsea is a Vibrant Sailing Town and Cinque Port with Considerable History Being a myriad of different architectural styles and periods with a close community tightly packed in, the town spills out into the estuary edge of the River Colne and out to Brightlingsea Creek. The town has wide open spaces recouped from historic railway, boatyards, oyster beds and saltings transformed from around the 1960’s at the close of the railway which once served the town.

This sea front space, mainly for free public use, is sheltered by a sea wall defence, protected with regions of landscaping on a raised flat terrace above concrete sea steps. This edge of the town has one road in, Promenade Way, which now contains small parks, walks, camp-site, a boating lake, outdoor swimming pool, playing fields, playground, skate park, numerous beach-huts, promenade walk, beaches and mudflats which end westward at Bateman’s Tower.

This uniquely, is a peculiar part of the coastal geography, facing West, yet part of the East coast of Essex that enjoys sunsets. Along with the view of the headland of Point Clear and North Mersey Island over the natural bay. This expanse opens out to a larger bay and then the open sea to arrays of wind farms, numerous treacherous sandbanks, the North Sea and not but a few days sail from Holland.

A Proposal for Bateman’s Tower Café - Introduction and History

5

A Well Loved ‘Place to Be’

Children’s Meals served in bucket and spade at Bateman’s Café

Amongst this idyllic ‘one road in - one road out’ island community’s playground, sits a well known and well loved ‘place to be’. This is the social hub of many, the meeting place and the focal point of numerous animated conversations. Of all the charming little eateries and pubs in the town this place is on the furthest arm, buffeted by high winds and wintry temperatures at times but always full of locals and visitors alike. Especially in the summer when the visitors arrive in their thousands. Even in February there are folk there, all wrapped up.

With its two squished tables inside and the alfresco wind swept dining kept in check by a polycarbonate wind screen. Shared blankets for the knees, a cuppa and a spare chip for the dog. This is where the town and visitors go on any dog walk or beach trip. Serving hot tea and coffee, breakfast, lunch, snacks and ice cream; with novelty items such as balls, rubber dingies, bucket and spades.

Yummy homemade cakes at Bateman’s Café

6

A Proposal for Bateman’s Tower Café - Introduction and History

It is a small corrugated tin shed 12.42m long and 4.83m deep with an extension at the rear of 4.5m long and 1.84m deep, with all manner of paraphernalia packed inside. The Tin roof is pitched at roughly 45° with cat slide roof to the rear extension and clad with tin and plywood over the old timber frame all painted a buff sky blue to soft grey.

This ‘place to be’ is situated inside the danger zone of a 50 year flood cycle, inside the protective rise of the sea wall and perched on a little terrace 3.2m above sea level, looking straight out to sea. Suffering at least three major flood events in it’s known life, this is Bateman’s Tower Cafe or ‘Bateman’s Caff’ as locally known.

View from Bateman’s café as it is today

Without question a big part of the Cafés success is due to the immense effort of up to 10 staff in less that 50 Square Meters of restricted space and access, baking heat, brimming with racks of snacks and mementos. These folk beaver away at providing everyone with what they need for sustenance and have done so for many years.

Lisa Brown and her team are all exacting in serving and coping with the harsh environment

outside and in. Fast is their key, providing you remember to pick up your wooden spoon with a number on it or before the wind gets your lunch, and spills it to passing gulls.

This is a wonderful place, a special place that everyone enjoys and as a town we are so proud of having, especially when the sun shines which inevitably here it does.

Circa 1938, Taken from the uncovered top of Bateman’s Tower, you can clearly see a sail cloth stretched out over the external dining area. This is recalled by Lisa as being removed by her father, it was a permanent structure with wooden posts.

Pre 1938 showing no known structure present at this site.

Although there are stories of there being a military canteen or billet.

Photographs kindly provided by the Brightlingsea Museum and local photographer

Circa 1940s, showing the canopy viewed from across and from within the tidal paddling pool and beach. This arrangement is unchanged to date.

Circa 1940’s, from the seawall, at high tide, at the end of the long sweep of the Promenade walk westwards over the tidal paddling pool.

A Proposal for Bateman’s Tower Café - Introduction and History

7

There isn’t much information on record about the Café prior to Lisa’s family owning it, however there are unconfirmed stories about two women from the town who made ice cream and sold it here along with other snacks and beverages for quite some years.

The damage post 1950’s big flood event, the shack still stands to the far right.

In 1976 Lisa Brown’s Father Mr Parlett took over and re-developed the building. He made some repairs by adding a new tin roof and plywood cladding and modernised the services. He also added an extension which is now the prep area.

50/60’s Ariel view of the Café and Bateman’s Tower on the headland.

8

A Proposal for Bateman’s Tower Café - Introduction and History

Lisa grew up around the café with her father running it and worked there as a teenager to then become proprietor.

Today – 2017, the only change is the volume of users. Up in their thousands and this summer, growth at record levels due to the extended warm weather. There is little space for the staff to perform their work safely, the building is crumbling and ready for a renewal in line with the vision of business growth by Lisa and the potential to employ more local people.

Bateman’s café in the 80’s

Bateman’s café today (front view)

Bateman’s café today (view across the paddling pool) Bateman’s café today (side view) The layout today is illustrated in the existing plan below.

sea

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HASL +4000 H 1800

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dirt track and access way along sea wall defences

HASL +3500

HASL +3500

Hancock Architecture Ltd first floor offices, unit 47 the shipyard estate brightlingsea, essex CO7 0AR

H 0 35 H 0 50

bank of sea defences

Stuart Hancock H 0 65

t: 07742 644587 e: stuart@hancockarchitecture.co.uk w: www.hancockarchitecture.co.uk

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Mr Terry Bambridge

lisa brown - brightlingsea town council

orientation

SECOND FLOOR electrical, lighting and heating

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for client approval / building control / main contractor

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67.97m² 17.96m² 19.5m² 56.27m² 31.80m² 20.866m² 297.88m²

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areas building footprint: usable work/access area: usable internal dining & serving area: external dining space - front: external dining space -side: rear garden area plot size:

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Stuart Hancock RIBA BSc (Hons) Architecture 1:100@A3

date

0/A100/EX/001

12 Aug 2016 rev

A Proposal for Bateman’s Tower Café - Introduction and History

9

A Previous Proposal

A proposal was put forward in 13th Feb 2001 01/00245/FUL designed by Chris Morris Drawing Services of Great Bentley. This achieved planning approval on 8th Aug 2001.

10 A Proposal for Bateman’s Tower CafÊ - Introduction and History

Realising its Full Potential Hancock Architecture Ltd was approached by the proprietor February 2016 to realise more of Lisa’s vision and growth to the business, all the while maintaining the use characteristics and feel of this special social hub.

The new proposal now extends the building, rotating it into view of the vistas but maintains the alfresco dining and user experience. This allows for a larger free flowing kitchen and servery, keeping up to date with current Health and Safety standards. Improved access for disability and ambulant persons to the building and within the site.

It is proposed to improve access for staff moving to and from the kitchen to diners, all the while maintaining clear point of sale, shop and separate ice cream parlour. A second storey is also proposed with flexible space for different uses but is primarily set out as a restaurant with licensed bar, dining and balcony dining sheltering some of the dining areas on the ground floor exterior. It includes disabled toilets with baby change facilities, staff shower, utilities and stores.

For more drawings please go to the Tendring Planning Authority Website : https://idox.tendringdc.gov.uk/online-applications//

A Proposal for Bateman’s Tower CafÊ - Introduction and History

11

Regeneration and The Local Economy Meeting Strategic Criteria The proposed project is set in line with central and local government strategic goals to increase rural business activity and boost rural tourism.

The Tendring District Council Local Plan Part 1 2013 -2033 and Beyond, Preferred Options Consultation Document, sets out the Councils vision that seeks to: ‘ensure that sufficient high quality sites are identified to support the delivery of job targets; gives priority to the enhancement of existing employment sites and regeneration of previously developed land; safeguarding existing and committed sites; supports initiatives which promote skills and training and safeguards and enhances tourism and cultural assets of the District’.

(2016: 6:59)

By developing high quality visitor products and services that encourage tourists to stay longer and extend the tourist season, the proposed project will also form a strategic information point to further increase access to local heritage and cultural activities by expanding its relationships with the Tourist Information Board, RSPB, Natural England and the Essex Wildlife Trust, benefiting the local tourism economy as a whole. It is hoped that the new project will be central to the development of wider innovative technologies through the above networks utilising social media and web based tools to increase tourist information to the area as a whole.

As an employer, Bateman’s Tower Cafe has provided continual summer employment over the course of its 40 year history, offering

10 A Proposal for Bateman’s Tower Café - Introduction and History 12

skills training and valuable work experience to young people, who have gone on to secure full employment. In addition it provides employment to more mature employees who seek local work. and, in the past two years, has extended its season to be open for a 12 month period which will be further enhanced under the proposed project. In addition, the build phase of the project will utilise local expertise and companies where possible, directly promoting economic generation and participation within the local business sector.

As a proven rural enterprise the redevelopment of Bateman’s Tower Cafe exemplifies the aim of ‘regenerating a small business with a big impact’ to further increase its social capital - being the connections betweens individuals and entities it expands that can be economically valuable.

Compliant with the strategic aims of the LEADER programme for part funding under the Governments Rural Development Programme for England 2014 – 2020 the proposed project meets the following criteria: • supporting shops, catering servicesrestaurants and cafes where there are wider benefits to the local tourism economy; • developing high quality visitor products and services that encourage tourists to stay longer, link tourism providers together and extend the tourism season; • developing and associated marketing and signposting of culture, leisure, heritage, visitor activities or attractions; • developing innovative technology that enhance collaboration between businesses and provides information to attract visitors.

Combined with an innovative and environmentally conscious design that blends the proposed building into a natural land and seascape, the overall project boasts a significant economic generation factor in both its build phase, and in the longer term, compliant with all strategic development requirements.

A view along the coastal path towards Bateman’s Tower which is part of Brightlingsea’s popular Circular Nature Trail amongst tourists and local’s alike. This path also goes past Bateman’s Café, where walkers stop for refreshments along the way or use as a starting or finishing point for the trail.

Funding Funding for the project will be made up of private and public funded components estimated to be 55%/45% ratio. A funding application to the LEADER Programme is in its initial stage and a qualified funding consultant has been engaged to manage the public funding programme in line with the planing and project start timeline.

A Proposal for Bateman’s Tower Café - Introduction and History

13

Environmentally Conscious and Sustainable Design Designed with environmentally conscious materials and sustainability with the anticipated long and weathered life cycle of the building in mind. Also attempting to include systems of ambient and natural power generation through internal solar gain, natural ventilation heating, wind and sun power. It proposes cost effective design through minimalisation and simplification.

The design utilisises basic concepts of engineering and an attractive modern aesthetic, blended into historic Essex fishing huts and mimicking large beach huts, in three connected modules over the building envelope. Large structural openings are proposed as sliding glazed doors, glazed gables, skylights and windows to enjoy the sea vistas and fields and receive clean sea air, looking over the beach huts and the

water front. All the while being able to shutter off the glazing to protect against vandalism and harsh weather.

Most importantly and uniquely, this proposal will attempt design of a structure which has a light connection to the ground and floats on a system of water displacing floor modules guided vertically. This allows the finished floor level to rise to the height of the top of the sea wall, some 4.5m from sea level on dolphins, similar to that of a jetty, all with flexible services under.

This whole project will be driven by local people and local companies where possible,

14 A Proposal for Bateman’s Tower CafÊ - Introduction and History

built as an engineered designed kit, easy and low maintenance with a simple pallet of materials which are all minimised through intensive research in clever design and simplistic building methodologies.

It certainly is an ambitious project. Designed and planned well, it has the potential to deliver under tight cost constraints. This opportunity

Proposed Ground Floor Plan HASL +4000 H 1800

ll

aining wa

sea wall

lid ret m thick so ces 320m

HASL +4000

defen

HASL +3500

dirt track and access way along sea wall defences

HASL +3500

HASL +3500

for improving a great town asset has never been 19475 better timed.

H 0 50

bank of sea defences

2200

Stuart Hancock H 0 65

17275

900

refrigeration unit security window top opener security window top opener

900

fire exit

1030

900

security shutter inset window fixed

fixed timber structure

kitchen 6.2m²

counter and servery

2.65m²

prep ice cream servery slushies snacks 2.65m²

bin

bin

lolly fridge

gate HASL +3500

access 6.98m²

990 half size saloon doors

full height display shelves

beach shop area 4.28m²

stainless covered timber security door fire exit

internal dining and circulation space 42.71m²

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project / site

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batemans tower cafe, brightlingsea

storage menu boards

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desert planting / grassed on flint chip

stores 2.60m²

990

work top & shelves

1300

beverage fridges and stock under counter

fire extinguishers under counter both sides

900

heated prep table serving hatch

fire exit propane

flint chip

7000

propane RCD's consumer unit

kitchen 20.69m²

2.65m²

bike park

full height storage shelves

walk in freezer

900

900

walk in cold store

dishwashers washing up counter level

prep

1200

prep

extract hood over

hot plates/grill

floating steel and timber structure

1643

up

range cooker

959

900

fryers x 2

1000

3500

bin stores propane store electrical services (flood recoverable) 6.08m²

refrigeration unit

bin

flint chip

fire exit

shelving over

security window top opener

timber security door

fire exit

e: stuart@hancockarchitecture.co.uk w: www.hancockarchitecture.co.uk

900

extractor unit

stainless covered timber security door

t: 07742 644587

900

900

Hancock Architecture Ltd first floor offices, unit 47 the shipyard estate brightlingsea, essex CO7 0AR

H 0 35

HASL +3000 client

disabled wc & baby change 3.75m²

lisa brown - brightlingsea town council

disability lift fire exit

fire exit

security shutter / inset bifold

security shutter / inset bifold

4000

bin

orientation

security shutter / inset window

4000

2500 PROMENADE WAY

disability ramp 1:12 as part of path

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balcony over

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external dining and circulation space 90.01m²

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rainwater drainage inverts unknown foul drainage unknown at present

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130.98m² 42.05m² 42.71m² 90.01m² 32.5m² 34.08m² 297.88m²

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areas building footprint: usable work/access area inc. stores: usable internal dining & serving area: external dining space - front: external dining space -side: rear garden area bike store: plot size:

ed service cable to be buri

pe

de

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type

proposed plan - GND floor

status

for client approval / planning / building control / main contractor

revisions

ss

drawn by beach huts scale

dwg no

for more drawings please go to the Tendring Planning Authority Website : https://idox.tendringdc.gov.uk/online-applications//

Stuart Hancock RIBA BSc (Hons) Architecture 1:100@A3

date

0/A100/PR/001

30 Aug 2016 rev

A Proposal for Bateman’s Tower Café - Introduction and History

15

Proposed First Floor Plan

ing wall

sea wall

lid retain m thick so ces 320m

HASL +4000 H 1800

HASL +4000

defen

HASL +3500

dirt track and access way along sea wall defences

HASL +3500

HASL +3500

Hancock Architecture Ltd first floor offices, unit 47 the shipyard estate brightlingsea, essex CO7 0AR

H 0 35 H 0 50

bank of sea defences

Stuart Hancock

19475

17275

3.13m²

900

access 5.23m²

internal restaurant dining and circulation space 73.03m²

900

project / site

disabled wc & baby change 3.75m²

fixed timber structure security shutter inset window fixed

HASL +3500

wc 1.95m² security window top opener

600 down

e: stuart@hancockarchitecture.co.uk w: www.hancockarchitecture.co.uk

opaque security window top opener

walk in shower room key coded door

office 2.65m²

t: 07742 644587

900

900 opaque security window top opener

security window top opener

flexible space table store

3500

7000

security window top openers full panel one way privacy glass

security window top opener

bin stores propane store electrical services (flood recoverable) 6.08m²

900

900

extractor unit

stainless covered timber security door

floating steel and timber structure

2700

900

H 0 65

1254

2200

batemans tower cafe, brightlingsea HASL +3000

landing

client

stores

bar / servery 8.22m²

disability lift

bin security shutter / inset bifold

security shutter / inset bifold

4000

lisa brown - brightlingsea town council stores

orientation

security shutter / inset window

4000

2500 PROMENADE WAY

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glass balustrade

free standing steel and timber structure

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external dining and circulation space on balcony 28.46m²

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rainwater drainage inverts unknown foul drainage unknown at present

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plan | proposed FIRST floor : batemans tower cafe

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H 0 2 11

HASL +3000

H 2 70

130.98m² 19.23m² 73.03m² 28.56m² 297.88m²

HASL +3000

s nd ces y a ac r nc ce we rge inan s to e n em ainta ma nt m bate afro to d se an

areas building footprint: usable work/access area inc. stores: usable internal dining & serving area: external dining space - front balcony: plot size:

en op

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proposed plan - FIRST floor

status

for client approval / planning / building control / main contractor

revisions

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type

drawn by HASL +3500

beach huts scale

dwg no

16 A Proposal for Bateman’s Tower Café - Introduction and History

Stuart Hancock RIBA BSc (Hons) Architecture 1:100@A3

date

0/A100/PR/002

30 Aug 2016 rev

for more drawings please go to the Tendring Planning Authority Website : https://idox.tendringdc.gov.uk/online-applications//

Section 2: Design and Access Statement

A Proposal for Bateman’s Tower CafÊ - Design and Access Statement

17

Use The proposal is for the site to be transformed into a two-storey building that will incorporate a larger servery, seating area and fit-for-purpose kitchen, thus providing more seats and reducing wait times for customers. This will allow improved workflow for staff, resulting in better quality meals and bringing operations in line with modern health and safety practices.

The second storey is to be a flexible use space that will provide more seating for the restaurant, a licensed bar, and office space and toilet facilities.

In creating a sustainable development that can withstand the degeneration of sea weather, the project aims to spearhead the regeneration of the Brightlingsea seafront, and expand the existing business while providing a continuation of a popular local experience. The project will also provide contractual opportunities to local businesses and tradepeople, thus benefitting the town’s local economy.

18 A Proposal for Bateman’s Tower CafÊ - Design and Access Statement

Amount The development aims to maximise the use of the plot by building close to the boundary and utilising the space efficiently. The proposal calls for a two-storey building, which provides the required expansion of kitchen and dining facilities as well as offering attractive views over the surrounding waterscape.

The building mass is split into 3 distinct elements, mimicking the surrounding beach huts.

Layout Please see plans and drawings for more detail on proposed layout.

The change of orientation from the existing building brings light in and makes the most of the surrounding views. The lighting is aided by large structural openings - sliding glazed doors, glazed gables, skylights and windows. The balcony, constructed from light steel, provides an extended open-air dining area as well as sheltering a portion of the outside dining area on the ground floor.

The development will cause minimal disturbance to the surrounding sea defences. The proposed structure has a light connection to the ground and floats on a system of water-displacing floor modules, similar to a jetty and guided vertically, so that in the event of severe flooding the finished floor level rises to a maximum height of the top of the sea wall, 4.5m above sea level.

The building will be constructed with a steel frame on light and deep pile foundations.

Structural elements will be constructed from steel, timber and cladding, to be as lightweight as possible to aid in flotation.

In order to achieve the desired level of disability access without losing any exterior dining space, the ramping from the road would have to be raised to the existing ground floor level. This would mean changing part of the access land which is not within the site boundary, and permission from the town council needs to be sought before this can be achieved.

Additionally, in order to create better access to the front sea wall (aligned with the beach huts), the proposal is to change the steep sloping gradient leading up to the wall so that it consists of two lesser slopes with a flat area in the middle.

This area needs to be dug up anyway to install the new drainage and underground power routing, and can be finished in a uniform manner with good access to the sea wall and a clean gully to take rain and flood water away.

Due to risk of damage to the structure of the sea defenses during flooding, there is usually an Environment Agency requirement for a 3 metre space at the base of any sea wall structure, to allow access to a digger for any required repairs.

In extending the site to the rear boundary, this gap will be closed.

A number of solutions are outlined below: • It can be observed countrywide that there are many hundreds of miles of sea defences without sea-facing access for a digger. In the case of this site, there is ample room for a digger to drive over the bank and carry out works from the top of the bank, with space for the bucket to move up and down the side of the bank. It can be also be argued that the proposal for deep piling foundations may actually reinforce the old estuary land underneath the mainly clay bank.

• If the Environment Agency does not agree with the above, a civil engineering grade sea defence retaining wall could be built behind the proposed building, extending either half way up or to the full height.

• In the case of objection to both solutions above, the building would have to be redesigned or re-sited, resulting in siginificant loss to the amount of exterior dining space.

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Scale

front elevation - south east facing - with a height of 7.290 metres

front elevation with surrounding context viewed from the beach

20 A Proposal for Bateman’s Tower CafÊ - Design and Access Statement

rear elevation - north west facing

rear elevation with context of sea wall defense obscuring view of building

for more drawings please go to the Tendring Planning Authority Website : https://idox.tendringdc.gov.uk/online-applications//

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Landscaping The proposed development increases the amount of outdoor seating, as well as improving access to the site for disabled users by changing the slope of the surrounding concrete.

the rear of the building, also set in aggregate.

In the far west corner of the development, the areas adjacent to the existing pavement will be filled in with aggregate.

A natural drainage system will be created underground, constructed in a locally sourced flint aggregate. A French drain will be installed at

In the far eastern corner of the development, a strip of garden on an aggregate base will be created, which will extend to behind the

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easternmost part of the dining area. Adjacent to this area, bike racks on a hard standing will be installed as well as a timber enclosure for bins.

Wildlife habitats will be affixed to the outside of each gable. Initial plans are for two bat boxes on each rear gable and three swift boxes on each front gable.

Appearance

The building aims to bring a style of ecoarchitecture to the seafront, with cues taken from Scandinavian design blended with historic Essex fishing sheds. The design mimics and continues the pattern of the surrounding

beach huts in a larger scale, with three connected modules within the envelope of the building.

The visual impact of the building is reduced by setting the height as low as possible to minimise disruption of the sea view from the town, as well

for more drawings please go to the Tendring Planning Authority Website : https://idox.tendringdc.gov.uk/online-applications//

as by using timber cladding painted into stained and utraviolet light inhibitors which retain the timbers colour over time.

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email: stuart@hancockarchitecture.co.uk A Proposal for Bateman’s Tower Café, Copyright ©2017 Hancock Architecture Limited. Document designed by KTB Solutions (UK) Limited. www.ktbsolutions.co.uk