Archived decisions

HAMPSHIRE COUNTY COUNCIL

BUILDING DESIGN PROJECT APPRAISAL

EXECUTIVE MEMBER - RECREATION & HERITAGE

18 FEBRUARY 2004

BUILDINGS, LAND AND PROCUREMENT PANEL

24 MARCH 2004

EXECUTIVE MEMBER - POLICY AND RESOURCES

8 APRIL 2004

PROJECT:	CALSHOT ACTIVITIES CENTRE
	NEW RESIDENTIAL ACCOMMODATION BUILDING
COMMENCEMENT DATE:	SEPTEMBER 2004
COMPLETION DATE:	APRIL 2005
PLANNED YEAR OF START IN ACCORDANCE WITH CAPITAL PROGRAMME:		2004/ 05

RECOMMENDATION:

That the building design project appraisal for the new residential accommodation building at Calshot Activities Centre be approved.

1. FINANCE

Capital Expenditure	Current Estimate £'000	Capital Programme £'000
Buildings	1,043	310
Fees	167	50
Land to be purchased	_	_
TOTAL	*1,210	360

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

The above estimate does not include an allocation for furniture and equipment. This will be funded separately from this project by Calshot Activities Centre.

Financial Provision for Total Scheme	Buildings £'000	Fees £'000	Total Cost £'000
1. From own Resources:
a) Capital Programme (as above)	310	50	360
b) Calshot Activities Centre	310	50	360
2. From Other Resources:
a) Service financed unsupported borrowing	423	67	490
TOTAL	1,043	167	1,210

Landlord Funded Work connected with this Scheme

There are no Landlord funded works being undertaken as part of this project

Value of Land already acquired for this Project

The site lies within the large open area known as Calshot Spit which is owned by the Crown Estates and leased by the County Council for a term of 125 years from 1 May 1995 at a nominal rent.

Building Cost - Net Cost = £ 1,600 per m²

- Gross Cost = £ 1,982 per m²

Revenue Implications

Increased operational income of £51,000, will cover additional running costs of this building. There are no extra staff required.

	(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	63	63
Unit cost (£) (e.g. per place)	-	-	-	1	1
% variation to Committee's budget	-	-	-	0.2	0.2
Number of additional Staff (fte)	-	-	-	-	-

(a) Energy Costs

It is anticipated that the fuel cost for the new accommodation block will be in the order of £8.40 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 residential facilities at the Centre are provided currently by three existing blocks, giving 150 bed spaces in total. Much of the existing accommodation is in former barrack style blocks dating from the early 20^th Century. Whilst the County Council and Calshot have worked hard to maintain the functionality and decorative order of these buildings, it is the case that schools, teachers, young people, corporate clients and adults now have expectations which far exceed the standard that we can currently provide in the existing buildings. As a consequence, Calshot user evaluations regularly record dissatisfaction with the nature of the accommodation.

It is proposed that enhanced and additional accommodation be provided by the construction of a new purpose built block, creating 60 new bed spaces in 20 rooms, with associated individual toilet and shower facilities. The design of the new building will allow for good segregation of groups within it.

The new block forms part of the current three year strategy for the Outdoor Service. The strategy focused upon the contribution that the Outdoor Service could make to enabling the County Council to meet its corporate objectives, particularly as they apply to Maximising Life Opportunities for the whole community, particularly young people, and Improving Services. The project will enable the Centre to more effectively contribute to the policy of enabling access for all young people to challenging outdoor activity. It will also provide the flexibility required to meet the accommodation expectations of adult and corporate clients which are key to the financial sustainability of the Centre.

3. DETAILS OF SITE

LOCATION

Calshot Activities Centre is located at Calshot Spit which extends from the south bank of Southampton Water and meets The Solent.

ADJOINING LAND AND BUILDINGS

Calshot Castle is positioned at the head of the spit, adjacent to the HM Coastguard station and tower and RNLI building. The Schneider and Sopwith hangers lie to the north west of the spit with the main (and largest) hanger to the east. Further south from these buildings are three dormitory accommodation buildings and a dining building. The proposed new building will be positioned between Lawrence House (dormitory building) and the dining building.

AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS

The total site area of Calshot Spit leased by the County Council is 18.3 acres (7.4 hectares). There are no local/national standards for a site of this type.

PLANNING POSITION

A formal detailed Planning Application will be submitted to the Director of Environment during March 2004.

SUITABILITY FOR PROJECT

The construction of a new residential accommodation building will provide the much needed additional facilities for the Activities Centre. These proposals form part of the current five year strategy for the Outdoor Service which aims to enable the County Council to meet its corporate objectives by improving services to the community, particularly to young people.

RESULTS OF TRIAL BORE HOLES

Following a detailed site investigation it has been concluded that conventional concrete strip foundations will be used in the construction of the new building. The ground floor level will be set at a level to protect the building against occasional flooding of the site.

ACCESS

Vehicular access to the buildings located at Calshot Spit is via a single road. The proposed new residential accommodation building will be positioned between existing buildings and visitors will continue to use the existing access and parking facilities.

A coach drop-off lay by is proposed adjacent to the new building to allow groups to be easily dropped off and picked up at the beginning and end of their stay.

COMMENTS ON SITE LAYOUT

The site of the proposed new residential accommodation building is currently occupied by a car park and an open grassed area. The area was originally occupied by a single storey workshop which was demolished in 1994. The new building is designed to compliment the scale of the surrounding buildings and be suitably robust in its exposed setting.

MAINS SERVICES POSITION

There is no mains gas supply to Calshot Spit and heating to the new accommodation will be via oil fired boilers.

The main electrical supply to the spit is at its capacity. It will therefore be necessary to up-grade the incoming supply by fitting a new transformer to serve the new building.

There is sufficient spare capacity in the existing mains water supply for this to be extended to serve the new building.

As there is no main foul sewer connection to the Spit a packaged sewerage treatment plant will be provided. Surface water drainage will continue to be via soakaways.

MAINTENANCE IMPLICATIONS

The site will continue to be maintained in accordance with current County Council standards.

LANDSCAPE PROPOSALS

Some hard and soft landscaping will be provided to the perimeter of the new building.

4. THE PROPOSED BUILDING/RATIONALISATION/CONVERSION

TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED

The proposed new residential building will be a two storey construction and will offer the following accommodation:

Ground Floor:

- ten bedrooms (two accessible) (sleeping up to three in each room)

- ten shower rooms (two accessible)

- meeting area / foyer

- lobby

- 2 drying rooms

- cleaner's / linen store

First Floor:

- ten bedrooms (sleeping up to three in each room)

- ten shower rooms

- cleaner's / linen store

- plant and water stores.

To the north and western elevation of the building a timber deck and ramp will be constructed. A canopy over the deck will provide a sheltered waiting area. A second ramp will be constructed to the southern elevation of the building which provides a second emergency exit from the building.

PLACES PROVIDED

60 new bed spaces will be provided in 20 rooms.

PRESENT/REDUNDANT BUILDINGS AND FUTURE USE

The three existing accommodation buildings are of traditional brick construction and date from 1927 - 1935. The three aircraft hanger buildings, constructed from 1911 - 1913, are Grade II listed and have been extensively modernised and improved in recent years.

TEMPORARY BUILDINGS

There are no temporary buildings at the Centre and none will be required for these proposals.


SITUATION ON SITE AND ENVIRONMENTAL IMPACT

The site is very prominent from the Solent and so the building has been designed to fit with the scale of the existing residential buildings. Its form and materials will compliment the existing buildings on site.

TYPE OF CONSTRUCTION, FINISH AND APPEARANCE

The two storey building will be of a traditional design with load bearing walls with a brick finish. The pitched roof will be covered with slates. The entrance area to the northern elevation will have vertical timber cladding to the walls and a slate roof.

ACCESSIBLE FACILITIES

The new accommodation will have level access throughout the ground floor. Two of the ground floor bedrooms will be accessible for wheelchair users, along with two of the shower rooms.

HEATING AND VENTILATION SYSTEMS

A new oil fired boiler will serve radiators to heat the new building. Ventilation will be by natural means via opening windows with additional mechanical ventilation to the shower rooms.

SPRINKLER SYSTEM

A detailed risk assessment now concludes that the risk to life is low, but the risk to the property is medium. On balance, it is recommended that a sprinkler system be included. Funding will now be identified to cover the cost of the sprinkler installation, which will be in addition to the current estimate detailed in section 1 of this project appraisal. This will be confirmed prior to a contract being let.

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

Consideration has been given to refurbishing the existing residential facilities in the existing buildings, however, they severely inhibit the possibility of creating modern accommodation. A purpose designed building will enhance the facilities on offer at the centre, thus attracting greater numbers.

CAR PARKING

A new drop-off bay will be created to the front of the proposed new building as the majority of users are school children who are brought to the site by coach or mini bus.

Two accessible parking spaces will be allocated from within the parking area adjacent to the new building. No additional car parking will be provided as part of these proposals and car users will continue to use the existing car parking facilities.

CONSULTATIONS

The following have been consulted during the development of the project: Director of Environment, HCC - Access Officer, The Environment Agency, New Forest District Council, English Nature, Crown Estates, Fire and Rescue Service.

5. THE BUILDING DEVELOPMENT

The proposals outlined in this appraisal will provide new residential facilities to meet the needs of the Centre.

6. BUILDING MANAGEMENT

CLEANING

Existing arrangements will apply.

CATERING

Existing arrangements will apply.

7. FURNITURE AND EQUIPMENT

To be funded separately from this contract from the Activities Centre budgets.

8. STAFFING

There will be no implications for staffing.

9. FEES

Architectural Services } Property, Business

Quantity Surveying } and Regulatory

Electrical and Mechanical Engineering } Services

Structural Engineering } RJ Watkinson

Drainage Consultant } Giffords