Harlequin Theatre & Cinema

We have now received additional information about the condition of The Harlequin – including indicative costs for repair. 

The purpose of the recent intrusive survey was to identify the level of risk associated with the reinforced autoclaved aerated concrete (RAAC) panels and potential remedial works required. 

Unfortunately, the report has shown that almost every panel in the flat roof, pitched roof and areas of the internal floor have been classified as ‘red’, which is a critical risk. This means that without significant remediation or removal of the RAAC panelling, the Harlequin must remain closed. 

The survey, which was jointly commissioned with the head leaseholder, looked at the level of risk in relation to defects, deterioration, modification and water damage to the RAAC panels, as well as how well the panels are situated on their supporting steel structure. It was carried out in line with The Institution of Structural Engineers guidance.

Removal or rectification of RAAC will impact other elements of the building, such as the heating and ventilation systems, equipment and décor - meaning that we cannot consider the costs of the RAAC in isolation.

Indicative costs to remove and remediate the RAAC and refurbish the theatre to bring it back into use are estimated to be in the region of £10 million. We are waiting on further analysis and itemised costs.

We are continuing to be in dialogue with the head leaseholder to work through the implications of the RAAC survey findings and respective responsibilities. We need to use public money appropriately.

All the information – both on the theatre building and the interim options for arts and culture provision while the Harlequin is inaccessible – will form part of a report to the Council’s Executive in January 2025. At this meeting, all factors will be considered and next steps agreed.

RAAC survey background

The RAAC intrusive surveys were undertaken in line with The Institution of Structural Engineers Reinforced Autoclaved Aerated Concrete (RAAC) Investigation and Assessment Further Guidance (PDF), which looks at:

• Cracks, spalling (deterioration) or other defects to the soffit (ends) of the planks
• Possible water ingress coming from above the roof liner
• Penetrations through the planks (e.g. due to pipes)
• End bearing length (portion of the panels sitting on the steel beams)
• Presence of transverse (cross-ways) reinforcement over the bearings (steel beams)
• Any modifications or non-standard planks.