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1. |
Summary |
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1.1 |
At the September 2001 meeting of the Cabinet, Members considered a detailed report outlining the history of events following the flood of November 2000 at St Bede CE (C) Primary School. The report also examined the options of repairing the existing building at Gordon Road or rebuilding the school on an alternative site. Members approved the refurbishment of the Gordon Road site as the preferred option. |
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1.2 |
The problems associated with this site are unusual and complex and the design work for the new accommodation and repairs to the existing building have been developed in conjunction with a Flood Risk Management Strategy. This will ensure the building is protected in the future, continued access to the buildings is maintained and its occupants are safe. The flood protection work is subject to the requirements of DTLR Planning Policy Guidance Note 25: Development and Flood Risk and all of the proposals are subject to the usual planning process. |
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1.3 |
The Director of Property, Business and Regulatory Services has entered into discussions with the Environment Agency and Winchester City Council, appointed specialist consultants to assist in the development of this project and has agreed the proposals with the Headteacher and Governors of the school. The purpose of this report is to outline the proposals and seek approval to the attached design project appraisal. |
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2. |
Scope of the Works |
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2.1 |
The extent of the work to enable this school to re-open will be varied and convoluted. The works can be defined into four main areas as follows: |
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2.2 |
Repairs and Future Flood Protection |
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2.2.1 |
The problems encountered on the school site were complicated and can be attributed to various sources including above average rainfall, consistently high river levels, high ground water levels and soil saturation in the surrounding area. The existing foul water underground drainage system and the storm (surface) water system could not cope with these additional external pressures and as part of the future flood protection measures it is proposed to replace the foul water system on this site. |
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2.2.2 |
The repairs required to the flood damaged building are extensive and encompass major structural alterations to the fabric of the building. The requirement to ensure, as best as is possible, the prevention of future flooding of this school has resulted in the need to raise the existing floor level by some 600mm above the existing lowest point of the school and by 180mm above the existing highest point of the school and this course of action has been agreed by the Environment Agency. Raising of the floor levels will be achieved by mass filling the existing floors with reinforced concrete foam, a screed covering and suitable floor finishes. |
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2.2.3 |
Raising the floor levels will necessitate dramatic alterations to the building, to include raising some of the structural beams of the original school building, door sills and door heads. A new damp proof course will be provided throughout the building. |
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2.2.4 |
The engineering services were severely damaged during the flood and it is intended to replace the existing oil heating system with a new gas system. This conversion will require the installation of a new gas main and diversion of underground gas pipes to serve the building. A plant room has been included in the design of the new extension to house the plant equipment which will provide heat via radiators to the majority of the school with under floor heating to the hall and music room. |
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2.2.5 |
A new electrical supply and transformer will be installed and the building will be fitted with a complete new electrical system. The principal of the design for the electrical and gas services is to minimise damage to equipment in the event of future flooding by raising all distribution pipe work to ceiling level with the services dropping down to radiators and electrical equipment. The opportunity will be taken at this time to introduce lighting and light fittings that are in keeping with the original school building. |
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2.3 |
Demolition and Site Preparation |
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2.3.1 |
As a consequence of raising the floor levels certain areas of the existing building will become untenable and will require demolition. These primarily comprise accommodation that has a flat roof, most of which are currently in a poor condition, which cannot easily or economically be altered to accommodate the new floor levels. This work will include the demolition of the existing kitchen and plant room to the north of the building and a classroom, Nursery room and Infant's WCs to the west of the building. |
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2.3.2 |
There are currently three temporary buildings on site, two of which were used by the school for general teaching. The third was previously occupied by the Hampshire Music Service which following the floods was relocated, along with the school, to temporary buildings at Berreweeke Road. All three of the temporary buildings at the St Bede site are considered to be in a poor condition and will be removed at the start of the contract along with the existing oil tank located adjacent to the kitchen. |
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2.3.3 |
At a time when the school is unoccupied and the site subject to major reorganisation, the opportunity has been taken to address the security arrangements of the school. This will comprise the establishment of a vehicular and pedestrian entrance from Gordon Road which will lead visitors to a new main reception and administration facilities to be located on the western elevation of the proposed new extension. The existing vehicular entrance from Park Avenue at the north-east of the site will remain and staff will use this entrance and the adjacent staff car park. The existing vehicular and pedestrian entrance from Gordon Road to the north-west of the site will become a dedicated pedestrian entrance which will lead pupils directly to the school play areas. Both this and the staff entrance to the north-east will have gates which will be locked at 9:00am to ensure all visitors to the site are directed to the new main entrance of the school, via Gordon Road. A visitor car park will be established in this area. |
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2.3.4 |
The landscaping element of the external works are currently being agreed with the Environment Agency. Further details of these proposals can be found in the attached project appraisal. |
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2.4 |
New Build |
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2.4.1 |
It is proposed to construct a single storey extension to the southern elevation of the existing school building. The extension will be of a traditional design with a pitched roof to match the existing original school and will provide a school hall, kitchen, music room, staff room, Special Educational Needs (SEN) room, staff WCs, an Assisted WC, plant room and stores. The design will separate the teaching areas of the school from the administration, hall, drama and kitchen facilities which will enable the teaching areas to be locked and the remainder of the school to be available for after school lettings. |
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2.5 |
Internal Alterations |
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2.5.1 |
As a result of the structural alterations the school will undergo major reorganisation and remodelling, which will provide a better organised teaching environment. The height of the existing school hall located at the north of the building will become substandard upon raising the floor level and it is proposed that the hall be divided to form two general teaching classrooms with a shared cloak area. To the south of these new classrooms the existing SEN room will be converted to boy's WCs. |
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2.5.2 |
A new entrance extension constructed during 1999 and an adjoining classroom will be reconfigured to form a `Reception base' with adjoining WCs, which has been designed to accommodate up to 45 pupils. Two new large cloak areas will be formed and the existing boy's WCs adjacent to the Reception base will be refurbished and converted to Infant WCs. |
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2.5.3 |
Adjacent to the Reception base the double space dining / music room will be divided to form one classroom and an IT Suite. The existing girl's WCs in this area will also be refurbished. |
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2.5.4 |
The existing administration office and disused plant room will be adapted to provide one general teaching classroom. The Headteacher's office and part of the existing corridor will be reorganised to create a new library. |
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3. |
Funding and Timing |
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3.1 |
The funding for this scheme is £1.8m, excluding fees. Following receipt of a New Deal for Schools (NDS) allocation for the removal of the temporary buildings, £202,000, excluding fees, has been included in the Education Committee's 2002/03 Capital Programme. The remainder of the funding for these proposals is currently being agreed by the Director of Property, Business and Regulatory Services, the County Treasurer and the County Education Officer and will be factored into the revised programme later this financial year. This allows technical and construction work to begin at an early date. |
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3.2 |
At the September meeting of the Cabinet it was agreed that the Director of Property, Business and Regulatory Services be permitted to use existing delegations to seek suitable contractors in order that the earliest possible start date could be achieved. Consideration is currently being given to the most appropriate procurement method for this project, which is likely to involve negotiations with a preferred contractor at an early stage in the process. It may then be possible to achieve a phased approach to the scheme with site preparations and demolition being undertaken as a first phase/enabling package. |
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3.3 |
Negotiations will commence with a preferred contractor at the earliest opportunity and it is anticipated that a detailed planning application will be submitted to the County Planning Officer during December 2001/January 2002. Subject to all necessary approvals the first phase enabling/preparatory works will commence on site during April 2002 and will complete during May 2002. The main contract will follow on from this, with works commencing during May 2002 and completing during April 2003. |
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Conclusion |
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The proposed extension and alteration scheme will result in the repair and refurbishment of the school following the flood damage, the provision of replacement permanent accommodation and the removal of temporary buildings from site, providing an improved environment for pupils. Approval is accordingly sought to the attached building design appraisal. |
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Section 100 D - Local Government Act 1972 - background papers The following documents disclose facts or matters on which this report, or an important part of it, is based and has been relied upon to a material extent in the preparation of this report and attached appraisal. NB the list excludes: 1. Published works. 2. Documents which disclose exempt or confidential information as defined in the Act. TITLE FILE Building Management System reports, Property, Management & Site surveys and investigations, Information File - PB&R Architect's plans, Consultant Engineers Report, Planning Policy Guidelines. EMP&R1201i |
