HAMPSHIRE COUNTY COUNCIL

BUILDING DESIGN PROJECT APPRAISAL

EXECUTIVE MEMBER - POLICY & RESOURCES

12 DECEMBER 2001

PROJECT:	ST BEDE CE (C) PRIMARY SCHOOL, WINCHESTER
	EXTENSION, REORGANISTATION, REPAIR AND REFURBISHMENT OF EXISTING SCHOOL & REMOVAL OF TEMPORARY BUILDINGS.
COMMENCEMENT DATE:	APRIL 2002
COMPLETION DATE:	APRIL 2003
PLANNED YEAR OF START IN ACCORDANCE WITH CAPITAL PROGRAMME:		2002/ 03

RECOMMENDATION:

That the building design project appraisal for the St Bede CE (C) Primary School scheme be approved.

1. FINANCE

Capital Expenditure	Current Estimate (at Nov '00 prices) £'000	Capital Programme (at Nov '00 prices) £'000
Buildings	Tba	202
Fees	Tba	30
Land to be purchased	_	_
TOTAL	* Tba	232

* The means by which the difference between the Current Estimate and the Capital Programme allocation is to be met can be found in the table below.

Furniture and Equipment: subject to the County Education Officer's assessment of need with the Headteacher, together with the availability of funding, a furniture and equipment allocation will be made from the block vote in the Education Committee's Capital Programme in the appropriate financial year.

Financial Provision for Total Scheme	Buildings £'000	Fees £'000	Total Cost £'000
1. From Committee's own Resources:
a) Capital Programme 2002/03	202	30	232
2) From Other Resources
To be agreed by Director of PBRS, County Treasurer and County Education Officer.
TOTAL	tba	tba	tba

Anticipated Devolved Capital allocations

2000/01 6,500

2001/02 11,000

2002/03 11,000

TOTAL 28,500

NB: The school will not be making a contribution from their devolved capital allocations towards the proposals outlined in this design project appraisal.Landlord Funded Work connected with this Scheme

The funding for these proposals is currently being agreed.

Value of Land already acquired for this Project

The land forming the site of the development is an integral part of the school campus and is incapable of disposal in isolation. The land was acquired at historic cost and its current value to the County Council is as part of the ground of the establishment.

Building Cost: Net Cost = £ per m² To be updated.

Revenue Implications

	(a) Employees £'000	(b) Other £'000	(a+b) Net Current Expenditure £'000	(c) Capital Charges £'000	(a+b+c) Total Net Expenditure £'000
Revenue Implications Additional+ /Reductions	Nil	Nil	Nil	162	162
Unit cost (£) (e.g. per place)	-	-	-	-	-
% variation to Committee's budget	-				-
Number of additional Staff (fte)	-				-

(a) Energy Costs

The existing school comprises some 1,360 m² of accommodation (which excludes the caretakers house of some 80m²) and the annual fuel cost is approximately £7,100.

Upon completion of this project and demolition of the temporary buildings, it is anticipated that the annual fuel cost for the school will be in the order of £8,150.

(b) Maintenance Costs

The detailed design and choice of materials will minimise future maintenance liability.

2. STATEMENT OF NEED/JUSTIFICATION FOR PROJECT

Following the flooding of the school site in November 2000 a scheme has been designed that will allow the school to return to the site.

The works will include raising the floor levels and the replacement of 120 places, currently in temporary accommodation, into permanent buildings.

The proposed capacity of the school on completion of the work will be 315 places. Projected numbers for the school show this level being reached again in September 2004 following a small decline in numbers since the flooding took place.

3. DETAILS OF SITE

LOCATION

St Bede CE (C) Primary School is located at Gordon Road, Winchester.

ADJOINING LAND AND BUILDINGS

The site is bounded to the north by the River Park Leisure Centre and North Walls Recreation Ground. To the east is the Winchester School of Art. To the south is housing and a car park and to the west is Gordon Road and further housing.

AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS

The total site area is 1.98 acres (0.80 hectares). The DfES guideline for a school of this size is 3.18 acres (1.29 hectares).

PLANNING POSITION

Discussions are currently underway with Winchester City Council and it anticipated that a detailed formal Planning Application will be submitted to the County Planning Officer during December 2001 / January 2002.

SUITABILITY FOR PROJECT

The proposals outlined is this appraisal have been agreed by the Headteacher and Governors of the school as being the most appropriate way in repairing and refurbishing the school following the flood damage in the winter of 2000/01.

The proposals will encompass the replacement of temporary buildings with permanent accommodation along with major reorganisation and enhancement of the existing school facilities which will provide an improved environment for pupils.

RESULTS OF TRIAL BORE HOLES

Information from a previous site investigation to construct an extension at this school in 1999 has been used in the development of this project. Additional site surveys will be carried out, as necessary, for the proposals outlined in this design project appraisal.

ACCESS

The main vehicular and pedestrian access points to the school site are from Gordon Road to the north-west corner of the site and from Park Avenue to the north-east. Pedestrian access is also available from further south along Gordon Road.

As part of these proposals the access arrangements will be reconfigured to provide dedicated vehicular and pedestrian entrance points to the school, thus providing a safer environment for pupils, staff and visitors.

The existing vehicular entrance from Park Avenue to the north-east of the site will remain as a vehicular entrance for staff. The staff car parking facilities located along the eastern boundary adjacent to the entrance will also remain unchanged. A fence will be erected to separate vehicular traffic from pedestrians and a new lockable entrance gate will provide additional security.

The existing entrance to the north-west of the site will become a dedicated pedestrian entrance allowing direct access to the playground and new main entrance of the school. This entrance will also be fitted with a new lockable gate.

Further south along Gordon Road a new vehicular and pedestrian access will be created in place of the pedestrian only access that currently exists. Visitors to the site will use this entrance and appropriate car parking facilities and a secure pedestrian pathway will be created. Landscaping in this area will help define the main entrance.

COMMENTS ON SITE LAYOUT

This site is compact with the school buildings spanning across the site from the east to the western boundaries. The main entrance is currently located in the north-west corner of the school building. At present there are three temporary buildings on site, two of which are located to the north of the school building, the other is to the south, near to the southern boundary. The playground is to the south-east of the school buildings and the main school car park is to the north-east of the site.

The proposed new accommodation will adjoin the southern elevation of the main school building and the temporary building located in this area will be removed prior to construction. The extension will be `L' shaped, with the line of the new building extending south and then east along the southern boundary of the site. The new building will create a semi-enclosed grassed courtyard area, with buildings to the north, west and south, which will be appropriately landscaped. To the east a pond and conservation area is proposed.

The two temporary buildings to the north of the site will also be removed and this area will become the school playground with two netball courts marked out. Fencing will segregate the pupil play areas from the vehicular entrance and staff car park to the north-east.

The extension will accommodate the new entrance to the school and the new vehicular and pedestrian access from Gordon Road to the west will create a clear approach to the school.

MAINS SERVICES POSITION

The school was previously served by an oil heating system which will be replaced with a new gas system. This will require the removal of the existing oil tank from site, installation of a new gas main and diversion of underground gas pipes to serve the building.

A new electrical supply and a transformer will be required to serve the site and the building will be fitted with a complete new electrical distribution system to include new cabling, fire alarm, access control, telecom, TV, external and internal lighting, water pump and ICT conduit.

The principal of the design, for both the gas and electrical services, is to raise all distribution pipe work to ceiling level with pipes predominately running within ducting. The services will drop down from ceiling height to radiators and electrical equipment which would eliminate damage to the equipment in the event of further flooding.

MAINS SERVICES POSITION continued.....

Following a CCTV inspection of the existing foul water underground drainage system will be replaced.

Currently foul water is drained to two holding sumps and pumped to the public sewers in Gordon Road and Park Avenue. The drains allow the ingress of ground water causing the pumps to operate more frequently than necessary and in the event of a flood the foul water system would fill with surface water rendering the drains inoperable.

The new foul water system will include the provision of water tight inspection chambers and covers and will pump all of the foul water drainage to Gordon Road sewer, as this remained above the last flood level. In the event of a flood this would prevent the ingress of flood water until the flood level reached a cover off site thus preventing any further pumping from the school site.

MAINTENANCE IMPLICATIONS

Following the extensive repairs and refurbishment of the existing building the site will continue to be maintained in accordance with current County Council standards.

LANDSCAPE PROPOSALS

The final details of the external landscaping to be included as part of this project are yet to be agreed with the County Planning Officer and Environment Agency. The proposals are as follows:

- raising and resurfacing of northern part of site to provide replacement area of playground

- establishment of grassed courtyard with areas of raised timber decked platform

- fencing to northern part of site to segregate play areas from vehicles and staff car park

- erection of areas of new boundary fencing and security gates

- establishment of pond and conservation area

- paving to north and west elevations of existing building

- provision of external play area for reception aged pupils

4. THE PROPOSEDBUILDING/RATIONALISATION/CONVERSION

TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED

Repairs and future flood protection

Repairs to the damaged building will be undertaken along with major structural alterations which will form part of the overall flood protection strategy for the school.

This work will include raising the floor levels by some 600mm above the existing lowest point of the school and by 180mm above the existing highest point of the school. This will be achieved by mass filling the existing floors with a reinforced concrete foam, screed and floor finish to achieve the required levels. As a consequence of raising the floor levels some of the structural beams of the original school building, door sills and door heads will also need to be raised. A new damp proof course will be provided throughout the building.

Details relating to the engineering services and drainage systems can be found elsewhere in this appraisal.

Demolition and Site Preparation

Raising the floor levels will deem certain areas of the school that have a flat roof unsuitable for occupation and will require demolition. Part of the existing building at the northern end of the school, which currently accommodates the school kitchen and plant room, will be demolished along with a classroom, Nursery room and Infant's WCs to the west of the school. The existing oil tank located adjacent to the kitchen will be removed from site.

The three temporary buildings currently sited at this school will be demolished and removed from site prior to the commencement of the building works.

New Build

A single storey extension of some 491m² will be constructed to the southern elevation of the existing school building and will provide the following accommodation:

- school hall (150 m²)

- kitchen

- music room

- staff room

- special educational needs (SEN) room

- PE store

- plant room

- stock cupboard

- staff WC's

- assisted WC

Internal Alterations

The existing school entrance and classroom to the north of the school will be opened up and reconfigured to form a Reception classroom with two adjoining WCs and two large cloak areas. The existing male WCs adjacent to the new cloak areas will be refurbished and will be used by infant aged pupils. The Reception base has been designed to accommodate up to 45 pupils along with two teaching staff and appropriate support staff.

Adjacent to the Reception base the existing dining / music room will be divided to provide one classroom and a new IT Suite. The existing girl's toilets in this area will be refurbished.

At the far north-eastern corner of the school the existing hall will be divided to form two classrooms with a shared cloak area and to the south of this accommodation the existing Special Education Needs (SEN) room will be converted to boy's WCs.

To the west of the building and north of the proposed new extension the existing administration and disused plant room will be adapted to provide one new classroom. Adjacent to this the Headteacher's office and part of the existing corridor will be reorganised to create a new library.

PLACES PROVIDED

Upon completion of these works 120 replacement places will be provided.

PRESENT/REDUNDANT BUILDINGS AND FUTURE USE

The original school was constructed during 1912 and further extensions have since been constructed. The most recent addition being a front entrance extension completed in 1999 which will remain and form part of the new `Reception base' at the north of the school building.

TEMPORARY BUILDINGS

There are currently three temporary buildings on this school site, two of which are double temporary classrooms used by the school for general teaching. The third temporary building occupies a position to the north of the site and previous to the events of the winter of 2000/01 was occupied by the Music Service. Since that time the Music Service has been relocated, along with the school, to temporary buildings on the Berreweeke Road site. All of the temporary buildings will demolished and removed from site at the start of the proposed works.

SITUATION ON SITE AND ENVIRONMENTAL IMPACT

The site will benefit from the removal of temporary classrooms, better organised access arrangements and the provision of external play areas that are separate from all vehicular traffic on site. A new grassed courtyard will be provided along with a conservation area and pond.

Careful consideration has been given to the protection of the building from future flooding and the Environment Agency has taken a lead role in providing advice on flood issues and a suitable flood protection plan for the site.

TYPE OF CONSTRUCTION, FINISH AND APPEARANCE

The proposed new extension will be of a traditional design that will match the existing original school. The materials will comprise red brick walls, a slate covered pitched roof and timber framed double glazed windows.

The existing school buildings will undergo external redecoration.

FACILITIES FOR THE DISABLED

The proposed refurbished accommodation will enable the provision of level access throughout the existing building and the new extension where an assisted WC will be accommodated.

HEATING AND VENTILATION SYSTEMS

The school will be fitted with a new gas boiler serving a low pressure hot water system feeding radiators to the majority of the school, with under floor heating to the hall and drama room.

ENERGY EFFICIENCY OF BUILDING

The estimated annual energy consumption for the new building will meet that required by current Building Regulations.

ALTERNATIVE STANDARDS OF PROVISION CONSIDERED

These proposals have been agreed by the Headteacher and Governors of the school as being the most appropriate form of development to provide replacement permanent accommodation and an improved teaching environment for pupils.

The design has been developed to meet the strict criteria of the Environment Agency and expert advice has been taken regarding the flood mitigation strategy that has been developed for this site.

CAR PARKING

It is proposed to provide 10 new visitor car parking bays at the new entrance from Gordon Road. The staff car parking facilities to the north-east of the site will remain unchanged as the existing parking arrangements are sufficient to meet the school's requirements.

CONSULTATIONS

The following have been consulted during the development of the project: Headteacher and Governors of the school, County Education Officer, County Planning Officer, Winchester City Council, County Surveyor, Estates Practice, Building Control, Environment Agency, Southern Water Services, Local County Councillor, Executive Member - Education.

5. THE BUILDING DEVELOPMENT

Upon completion of these proposals the school will have the required amount of teaching accommodation in permanent buildings and all temporary buildings will be removed from site. The school will be better organised with much improved teaching, administration, hall and kitchen facilities and the site will benefit from improved security, access arrangements and external play areas.

The repairs to the existing building and the work undertaken to raise the floor levels and replace the foul drainage system will assist to manage the risk of future flooding and will minimise the impact of any future flooding on the property and its occupants.

The design will separate the teaching areas from the head teacher's office, administration, school hall, drama room and kitchen. This will enable the teaching areas to be locked leaving the remainder of the building to be available for after school lettings.

6. BUILDING MANAGEMENT

CLEANING

Existing arrangements will apply.

CATERING

Existing arrangements will apply.

7. FURNITURE AND EQUIPMENT

From the block vote in the Education Committee's Capital Programme.

8. STAFFING

No effect.

9. FEES

Architectural Services - Property, Business and

Regulatory Services Quantity Surveying - Grant Associates

Electrical and Mechanical Engineering } Peter Brett Associates

Structural Engineering } "

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