Archived decisions
HAMPSHIRE COUNTY COUNCIL
BUILDING DESIGN PROJECT APPRAISAL |
EXECUTIVE MEMBER - SOCIAL CARE
20 SEPTEMBER 2002
PROJECT: |
SOLENT MEAD, LYMINGTON | |
EXTENSION AND REFURBISHMENT OF EXISTING DAY CENTRE | ||
COMMENCEMENT DATE: |
OCTOBER 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 extension and alteration of the Solent Mead Day Centre scheme be approved.
1. FINANCE
Capital Expenditure |
Current Estimate (at Nov `01 prices) £'000 |
Capital Programme (at Nov '01 prices) £'000 |
Buildings |
295 |
295 |
Fees |
47 |
47 |
Land to be purchased |
_ |
_ |
TOTAL |
342 |
342 |
Furniture and Equipment: subject to the Director of Social Services assessment of need with the Service Manager, together with the availability of funding, a furniture and equipment allocation will be made from the block vote in the Social Services Committee's Capital Programme in the appropriate financial year, subject to the approval of a future report to the Executive Member - Social Care.
Financial Provision for Total Scheme |
Buildings £'000 |
Fees £'000 |
Total Cost £'000 |
1. From overall financial provision for Reinvestment Strategy in Older Persons Homes: |
295 |
47 |
342 |
TOTAL |
295 |
47 |
342 |
Landlord Funded Work connected with this Scheme - A contribution of £400,000 was added to the overall funding for the Older Persons Reinvestment Strategy from the Policy and Resources Committee's 2001/02 Capital Repairs budget for items of capital repair and maintenance associated with the improvement works included in the strategy.
Value of Land already acquired for this Project - The land forming the site of the development is within an integral part of the site containing the home's existing buildings 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 grounds of the establishment.
Building Cost - Net Cost = £ 1,186 per m2.
The above net cost relates to the new build elements of the scheme only. It would be misleading to provide a gross cost per m2 owing to the alterations elements of the scheme.
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 |
4.5 |
0.5 |
5 |
26 |
31 |
Unit cost (£) (e.g. per place |
22.31 |
- |
- |
- |
22.31 |
% variation to Committee's budget |
- |
- | |||
Number of additional Staff (fte) |
- |
- |
The existing revenue resources will be transferred to the Solent Mead budget in order to fund the Day Centre. The proposal is to extend the existing service to 20 places, five days a week. In order to fund this development funding of approximately £40,000 would be required. This would be met from the commissioning budget for older people or jointly with health.
Energy Costs
It is anticipated that the additional fuel cost for the Day Centre will be in the order of £600 per annum (£4.72 per m2.)
(b) Maintenance Costs
The detailed design and choice of materials will minimise future maintenance liability.
2. STATEMENT OF NEED/JUSTIFICATION FOR PROJECT
The New Forest area has a high proportion of older people over the age of 85 and an above average number of people with dementia. Day care is critical to enable those people to live longer within the community before their needs increase to the level requiring residential care.
The current in-house day care is based in the Linden Centre (part of Linden House) which is a quarter of a mile from Solent Mead and offers 16 day care places for four days a week with insufficient capacity to develop higher numbers. In discussion with local commissioners and with health colleagues it was believed a new purpose built property would be better able to meet the growing local needs, with a particular focus for those older people with dementia.
The new facility would be for 20 people for five days a week (and possibly up to seven days per week) and offer an improved facility than the current facility at the Linden Centre.
The Linden Centre has potential to be used by Age Concern Hampshire Day Centre for the physically frail which is currently located at Solent Mead and continued use by the local Stroke Club.
In addition the improved facilities will benefit the home who will be able to utilise the accommodation for evening/weekend use. The lounge/dining area being particularly suitable for large gatherings and celebrations.
3. DETAILS OF SITE
LOCATION
Solent Mead Day Centre and Home for Older People are located at Church Lane, Lymington.
ADJOINING LAND AND BUILDINGS
The site is bounded to the north, east and west by residential accommodation comprising detached properties in large plots. A doctors surgery and Church Lane borders the site to the south with further residential accommodation beyond.
AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS
The total site area is 2.11 acres (0.85 hectares). There are no local/national standards applicable to a site of this nature.
PLANNING POSITION
A detailed formal Planning Application for this scheme was submitted to the County Planning Officer during July 2002.
SUITABILITY FOR PROJECT
These proposals will form part of the third phase of work in the Older Persons Homes Reinvestment Strategy which seeks to improve residential and Day Centre facilities for elderly residents in Hampshire.
These proposals have been agreed by the Director of Social Services and the Service Manager as being the most suitable for providing much improved facilities for the Day Centre.
RESULTS OF TRIAL BORE HOLES
A site investigation with the excavation of four trial pits in the area of the proposed new extension was undertaken during November 2000. The ground conditions were reported to be made ground to a depth of 450mm overlying silty sand to a depth of approximately 1.0m. Underlying this was grey clay to a depth of 1.5m.
RESULTS OF TRIAL BORE HOLES continued........
Conventional strip or pad foundations will be taken to a depth of 900mm and in the area where a tree must be removed prior to construction, deep trench foundations to a depth of 2.5m will be used to eliminate ground movements.
ACCESS
Pedestrian and vehicular access will continue to be made from Church Lane to the south of the site.
A dedicated entrance will be created for the Day Centre with an external canopy over. This will be used for the pick up and drop off of the Service users and adjacent to the new entrance a bus parking/turning area will be created. One new area of car park will be created to the south of the Day Centre building to re-provide existing parking levels, which will adequately serve the extended accommodation.
It is proposed to establish a contractors compound to the rear of the site, adjacent to the existing Day Centre accommodation. Access to the existing residential unit will not be affected by these proposals.
COMMENTS ON SITE LAYOUT
The site is accessed from Church Lane to the south with a long entrance road leading to the main building to the north. Two residential properties to the north have right of access to use this road to access to their properties and this arrangement will remain unaltered. The majority of the rest of the site is laid to grass with planting to the boundaries.
The residential home occupies the majority of the existing building on site with the Day Centre located to the northern end. Sheltered housing is located in a wing to the south eastern end of the building and this part of the building is owned by New Forest District Council.
Three garages are located to the north of the building and these will be demolished prior to any construction works and to make way for the proposed new extension.
It is proposed to construct a single storey extension to the north west elevation to provide additional accommodation for the Day Centre.
MAINS SERVICES POSITION
Existing mains services on site are of sufficient capacity to be extended or adapted as necessary to serve the proposed adaptations to the building.
MAINTENANCE IMPLICATIONS
The site will continue to be maintained in accordance with current County Council standards.
LANDSCAPE PROPOSALS
A glazed canopy will be erected over the new main entrance to the Day Centre to provide protection from the weather upon entrance/exit of the building.
Screening will be erected around an existing generator located adjacent to the new Day Centre entrance to minimise the visual impact on approach to the building.
A secure enclosure will be created to the very north of the building by extending the existing paving in this area and adding 1m high larch retaining posts. This will allow planting beds to be created at an accessible height. Further planting beds will be established around the new building.
5. THE PROPOSED BUILDING/RATIONALISATION/CONVERSION
TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED
The proposals are to provide improved Day Centre facilities which will be achieved by extending and reorganising existing accommodation.
A single storey extension to the north west elevation of the building will provide the following accommodation:
- lounge
- dining / craft room (with hot trolley and craft storage areas)
- smoking room
- WCs
- lobby/waiting area (with link through to residential home for access to main kitchen)
- office
- cloaks / store room
A flat roof link will be constructed to join the new extension to the building and the existing accommodation will be reconfigured to provide:
- kitchen
- quiet room
- bathroom
- WCs
- Cleaners store
PLACES PROVIDED
Twenty places will be provided in the day Centre.
PRESENT/REDUNDANT BUILDINGS AND FUTURE USE
The existing buildings are structurally sound and generally in a good state of repair.
TEMPORARY BUILDINGS
There are no temporary buildings on site and none will be required upon completion of this project.
SITUATION ON SITE AND ENVIRONMENTAL IMPACT
Any visual change to the existing building will be minimal as the extension will be constructed to the rear of the site and the remainder of the work will comprise internal alterations and modifications.
It will be necessary to remove one small tree to the north of the site in order to make way for the proposed extension.
The design of the Day Centre extension will include, where practicable, energy saving and environmentally appropriate materials and construction techniques, in accordance with the recommendations of the Hampshire County Council Sustainable Development Strategy. It will also comply with the recently-improved Building Regulations, which now set higher standards for energy and water efficiency.
TYPE OF CONSTRUCTION, FINISH AND APPEARANCE
The proposed new extension will be constructed from traditional materials that will compliment the existing building and define the Day Centre as a separate unit.
The extension will have a multi red brickwork plinth at lower level with buff facing brickwork above. The pitched roof will be covered with dark grey interlocking clay tiles and an area of flat roof will be covered with a high performance felt. Windows and doors, including the double automated entrance doors and feature circular window to the front elevation will have aluminium frames and will be double glazed. A glazed entrance canopy will be provided to the new Day Centre.
All internal decorations will be carefully chosen to maximise light and enhance interior spaces within the existing accommodation. Lighting will utilise high efficiency compact fluorescent lamps, with high frequency control gear where appropriate to further reduce energy consumption Lighting to WCs will be controlled by occupancy sensors so that it only operates when necessary.
Consultations with service users will take place as appropriate in terms of colour schemes and furnishings etc.
FACILITIES FOR THE DISABLED
Due to the slope on this site areas of existing tarmac will be re-graded to provide a level threshold at the main entrance.
All doorways and corridors in the Day Centre will be of the correct width to allow easy access by wheelchair users and the building will have level access throughout. All fittings will be located at an appropriate level.
HEATING AND VENTILATION SYSTEMS
The existing gas fired boiler feeding a low pressure hot water system feeding radiators will be extended to serve the new accommodation. The new extension will be provided with a zone controller enabling the heating level to be reduced during non-occupied periods, thereby reducing energy consumption. All radiators will be fitted with thermostatic radiator valves to provide accurate control of heating levels. Insulation to piped services will be specified as being made from materials with zero ozone depletion potentials.
Ventilation will be by natural means via opening windows with mechanical assistance to the toilets, bathroom, kitchen and smoking room. The fans in the WCs will be controlled by occupancy sensors with run-on timers, and to the smoking room by air-quality sensors to ensure that the systems only run when required.
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
The proposals outlined in this appraisal have been approved by the Director of Social Services and the Service Manager as being the most appropriate in providing this Day Centre with the required standard of accommodation.
Users of the Service will benefit from accommodation and facilities that have been carefully developed with the specific needs of this group in mind.
CAR PARKING
It is proposed as part of this scheme to create five new car parking bays. Seven existing bays are provided adjacent to the main entrance of the Day Service with a five new spaces being created further south next to five existing car parking bays. This provides a total of seventeen spaces suitable for the residential unit and Day Centre.
CONSULTATIONS
The following have been consulted during the development of the project: Director of Social Services, Service Manager, County Planning Officer, New Forest District Council, Estates Practice, Executive Member - Social Care, Local County Councillor.
6. THE BUILDING DEVELOPMENT
The extension and reorganisation of the Day Centre will provide improved accommodation and facilities for the elderly users. The scheme will also enable the Day Centre and the residential unit to have their own dedicated entrance.
7. BUILDING MANAGEMENT
CLEANING
Existing arrangements will apply.
CATERING
Existing arrangements will apply.
8. FURNITURE AND EQUIPMENT
From the block vote in the Social Services Committee's Capital Programme, subject to approval.
9. STAFFING
Staffing provision would transfer from the Linden Centre and be increased as required to meet the standard set out in "Quality Days".
10. FEES
Architectural Services - Director of Property, Business & Regulatory Services
Quantity Surveying - Grant Associates
Electrical and Mechanical Engineering - Engineering Design Partnership
Structural Engineering - Barron & Partners.
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