Hampshire County Council Item 12 Education Buildings Advisory Group 27 April 2004 Executive Member - Education 13 May 2004 John Hunt of Everest Community School, Basingstoke Report by the Director of Property, Business and Regulatory Services

Contact: Steve Clow Ext: 7858 email:[email protected]

How the conclusion in this report fits with the Corporate Strategy This scheme will impact on the delivery of all Corporate Aims, focusing most immediately on: Aim 1 - maximising life opportunities: the proposal to provide a new school will have an immediate benefit for all users Aim 5 - improving services: all users of the proposed new school will benefit from these proposals.

1	Summary
1.1	The proposed site for the replacement John Hunt of Everest School forms part of the County Council owned North Popley site in Basingstoke, which in turn forms part of a larger Urban Extension Development proposal set out in the North Basingstoke Action Plan (NBAP). An outline planning application for the North Popley site has been submitted to include mixed land use (residential, employment, retail, education and community), landscape, recreation and play areas, access, movement and density guidance, and an urban design strategy in accordance with PPG3 policies and principles.
1.2	The funding for this scheme will come exclusively from capital receipts and external financial contributions which are the subject of a separate report to the Executive Member for Policy and Resources.
1.3	It is proposed to relocate the John Hunt of Everest School to the north of the North Popley site within a swathe of open space, which buffers the development from the adjacent residential properties, farmland and the village of Sherborne St John further to the north. The proposed school building is located within the area of the neighbourhood centre which will provide the main focus of the entire development and contain a mixture of uses including retail development and community facilities.
1.4	The school site comprises two tranches of land of approximately 6.42 ha and 5.15 ha located to the west and east respectively of an existing highway known as Sherborne Road. In an effort to avoid the replacement school site being bisected by Sherbourne Road, it is proposed to make an application for road closure under the provisions of the Town and Country Planning Act following the grant of outline planning consent for the North Popley site. The school campus building, together with a proposed youth provision building, are located on the eastern tranche of land, adjacent and overlooking a proposed public square bounded by future residential development.
1.5	This appraisal deals only with the development of the new school. Following the decision of the Executive Member for Education on the appraisal, a separate report on funding for the school and the wider development of Popley will be considered by the Executive Member for Policy and Resources. Early indications are that the funding arrangements agreed in July 2003 will be sufficient to meet the full cost of the new school project, to which this appraisal refers
1.6	The Director of Property, Business and Regulatory Services has progressed the design of the proposed new school and the purpose of this report is to outline the design proposals and seek approval to the attached design project appraisal.
2	Scope of the Works
2.1	A requirement has been established for a community school with the capacity for 750 pupils with enhanced sport and community facilities, providing an amenity for both existing Popley community and the new urban extension. The brief for the school requires an environment that is flexible for future usage and allows for possible extension up to 900 pupils with primary circulation under cover. A separate youth provision building is required to provide an independent facility for those of school and above-school leaving age.
2.2	The current design includes an enhanced youth provision with additional first floor accommodation. It is intended to submit this larger building as part of the detailed planning application, should the appraisal be approved. The additional costs for this work are not included in the current costs below. The overall costs will be reviewed at tender stage, to include an assessment of the future flow of capital receipts at that stage. The enhanced youth provision building will only proceed if there is sufficient funding to do so.
2.3	It will be necessary to provide new construction access for the school and pupil, staff and community access following completion. This will be provided by the construction of the first phase of the urban extension spine road.

3	Procurement
3.1	As outlined in the Buildings, Land and Contracts Panel of 24 October 2003 it is proposed to procure these works through a framework contractor under a partnership arrangement that will be linked to the Major Projects Framework Agreement.
4	Funding and Timing
4.1	The new school contains three main elements to the facilities. (i) The base school scheme, (ii) The enhanced community provision, (iii) Youth provision (single storey option). The estimated costs of these elements, excluding fees and furniture and equipment, at 4Q03 is as follows: £ Base School scheme 15.545m Community Provision 2.009m Youth Provision 1.054m TOTAL 18.608m The estimated costs are at November 2003 prices. Inflation to the construction date will be fully covered by the future flow of capital receipts, together with necessary contributions already agreed by Basingstoke and Deane and the neighbouring developer.
4.2	The school is part of a wider development and has attracted funding contributions from other partners. Funding will be provided by capital receipts from the sale of the existing John Hunt of Everest School site, voluntary developer contribution (David Wilson Homes), Basingstoke and Deane Borough Council (for enhanced dual use sport and community elements), together with funding from the County Council as landowner from the first receipts from the disposal of land at North Popley.
4.3	The net cost of the proposed building is £1,291 per m2 which is in line with the recently completed secondary school at John Hanson and current published DfES guidelines.
4.4	Subject to the necessary approvals, including (if required) the School Organisation Committee, it is anticipated that tenders will be invited during the autumn of 2004, that work will commence on site during May/June 2005, with completion in December 2006.
5	Consultation with Local Member
5.1	Councillor Mrs J K Frankum, local Member for this area, has been consulted on the proposals within this project appraisal.

Conclusion
The school project has been one of the principal catalysts in obtaining the planning consents for the whole North Popley development. This will secure a significant flow of capital receipts to the County Council for future investment. The relocation of the school provides a focal point for the regeneration of the Popley area. The inclusion of the school in the wider development has recently been endorsed by the Government Office for the South East (GOSE) in response to the outline planning resolution. The relocated John Hunt of Everest School will provide a major opportunity to provide modern teaching facilities, enhanced sport and community facilities and a school development within an important area of proposed urban extension. It is intended that, through attractive and suitable learning, social, recreational and circulation areas, pupils will be encouraged to stay at school longer, staff and pupil motivation will improve, those with special needs will have greater support, more flexible working practices will be possible and enhanced community and business use of the school will be achieved.
Recommendation
That the Executive Member for Education advises the Executive Member for Policy and Resources that the project appraisal for the John Hunt of Everest Community School, at an estimated cost of £18.608m excluding fees, furniture and equipment and infrastructure costs, be approved. The funding arrangement for the scheme will be subject to agreement by the Executive Member - Policy and Resources.

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.

NB the list excludes:

1 Published works

2 Documents which disclose exempt or confidential information as defined in the Act.

TITLE LOCATION

Architect's plans PMIS file

Building Profile Reports TMH

Executive Member reports 2003

HAMPSHIRE COUNTY COUNCIL

BUILDING DESIGN PROJECT APPRAISAL

EDUCATION BUILDINGS ADVISORY GROUP

27 APRIL 2004

EXECUTIVE MEMBER - EDUCATION

13 MAY 2004

BUILDINGS, LAND AND CONTRACTS PANEL

25 MAY 2004

EXECUTIVE MEMBER - POLICY AND RESOURCES

10 JUNE 2004

PROJECT:	JOHN HUNT OF EVEREST COMMUNITY SCHOOL, BASINGSTOKE
	EXISTING SCHOOL RELOCATION TO NEW PREMISES AND NEW YOUTH FACILITY
COMMENCEMENT DATE:	JUNE 2005
COMPLETION DATE:	DECEMBER 2006
PLANNED YEAR OF START IN ACCORDANCE WITH CAPITAL PROGRAMME:		2005/ 06

RECOMMENDATION:

That the building design project appraisal for the John Hunt of Everest Community School scheme be approved.

1. FINANCE

Capital Expenditure	Current Estimate At 4Q03 £'000
Buildings	18,608
Fees	2,271
Land to be purchased	_
TOTAL	20,879

Furniture and Equipment: subject to the County Education Officer's assessment of need with the Headteacher, costs for the furniture and equipment have been included in the assessment of funding of the total project.

Financial Provision for Total Scheme at 4Q03	Buildings £'000	Fees £'000	Total Cost £'000
1. From own Resources:
a) Capital Receipts contribution	14,188	1,732	15,920
2. From Other Resources:
a) Developer's Contribution	2,382	290	2,672
b) Basingstoke and Deane Borough Council	2,038	249	2,287
TOTAL	18,608	2,271	20,879

Anticipated Devolved Capital allocations £'000

2002/03 22

2003/04 36

2004/05 42

2005/06 42 (estimate)

TOTAL 142

Landlord Funded Work connected with this Scheme

This scheme consists of all new-build and therefore there is no landlord funded work.

Value of Land already acquired for this Project

The land identified for the replacement school forms part of a wider County Council owned County Farms Estate comprising Wellfield Farm and Greatfield Farm. The land was acquired in 1919 and 1957 and has been managed as part of the Farm Estate since. The proposed school site has limited value because of its location in a Local Gap Area designated in the Borough Local Plan. As a consequence of development there will be a loss of farm rental income of £3,400 per annum.

Building Cost - Net Cost = £ 1,291 per m² @4Q03

- Gross Cost = £ 1,692 per m² @4Q03

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	1,200	1,200
Unit cost (£) (e.g. per place)	-	-	-	-	-
% variation to Committee's budget	-				-
Number of additional Staff (fte)	-				-

(a) Energy Costs

It is anticipated that the fuel cost for the new school will be in the order of £5.30 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 existing John Hunt of Everest School suffers from both an ageing campus and falling school roll which could have an impact on the school's long-term viability. The school has been judged by OFSTED to have serious weaknesses. Through relocation within the North Popley Urban Extension it is anticipated that the secondary school will be provided with 21^st century facilities including enhanced sport and community facilities, which will allow community access outside of school hours. The important place of the school within the community has necessitated the partnership with Basingstoke and Deane Borough Council.

3. DETAILS OF SITE

LOCATION

The proposed site for the replacement school lies to the north of the proposed mixed use Urban Extension land at North Popley, within a swathe of open space which buffers the development from the adjacent residential properties, farmland and Sherborne St John further to the north. The site slopes gently from west to east and south, with a high point in the northwest. It is currently bisected by an existing highway known as Sherborne Road. A second road, Chineham Lane, forms the eastern boundary of the proposed site.

ADJOINING LAND AND BUILDINGS

The location of the school abutting the swathe of open space to the north allows for the school playing fields to be located in close proximity and to provide a buffer between the school campus buildings and the existing residential development. The land for the site is currently wholly under agricultural use and contains the existing farm buildings of Wellfield Farm, which includes single and two-storey buildings. These buildings will need to be demolished prior to commencement of construction. The field boundaries are generally post and wire fences, with existing hedge boundaries to Chineham Lane and Sherborne Road and a mature tree shelter belt running north-south across the land to form the far western boundary.

AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS

The school site comprises two tranches of land of approximately 6.42 ha to the west and 5.15 hectares to the east of Sherborne Road. The DfES guideline for a school of 900 places is 15.91 - 17.29 acres (6.44 - 7.0 hectares).

PLANNING POSITION

An outline planning application for a mixed use urban extension on the North Popley site, to include a replacement secondary school, was submitted to Basingstoke and Deane Borough Council as Local Planning Authority in August 2003. Resolution to grant the outline planning application for the Urban Extension was achieved on 10 March 2004 and outline planning consent will be issued following completion of a complex Section 106 Legal Agreement. It is anticipated that a detailed application for the school, youth provision, playing fields, school square and first phase of spine road construction will be made to the Environment Department following Executive Member Policy & Resources decision in June 2004.

SUITABILITY FOR PROJECT

The proposed scheme will provide a community school with a capacity for 750 pupils (extendable to 900), with enhanced dual use sport and community facilities, providing a much-needed facility for both the existing Popley community and the new Urban Extension. A separate youth provision building will provide an independent facility for pupils at the school, for children within the community, and possibly for district youth offices.

RESULTS OF TRIAL BORE HOLES

It is anticipated that the substructure will be formed of concrete footings bearing on the chalk substrata with varying depths of fill under ground-bearing slabs to suit the existing slope of the ground. Trial excavations have taken place to verify the design of the substructure.

ACCESS

It is proposed to construct an access to the east of the school site from Chineham Lane, with a contractor's compound located on the proposed car park and coach-turning area.

Access to the school campus and youth provision buildings will be via a single entrance point, both overlooked by reception areas.

Access is separated for pedestrian, vehicular and services. Emergency access is provided from the public square to the south and via dual use of the pedestrian footpath system to the north of the campus.

In an effort to avoid the replacement school site being bisected by Sherborne Road, it is proposed to make an application for road closure under the provisions of the Town and Country Planning Act following the grant of outline planning consent for the North Popley site.

COMMENTS ON SITE LAYOUT

The proposed new community school is located to the south of the eastern tranche of the school site adjoining the proposed development of the North Popley urban extension. This location provides the opportunity for the school to create a physical edge to the master plan with a strongly defined public face, together with a private side to the building to the north. Access to the main school and community spaces is gained from an internal street which is revealed at the entrance to create a glazed elevation under a deep overhang which provides both shade, shelter and a civic presence for the building. On the more open north side, three wings of classroom accommodation link together with landscaped courtyards parallel to and stepped down with the contours of the site. Each wing contains suited curricular areas located to create proximity of complementary uses and these fingers of development embrace the open space beyond.

The most intensively used of the sports facilities - the floodlit synthetic turf pitch and multi-use games area - are located in close proximity to the northern edge of the school on the lowest part of the school site.

MAINS SERVICES POSITION

Permanent service connections will be provided by the servicing strategy identified for the wider North Popley Urban Extension development. Temporary services for construction purposes will be provided by diversion of existing adjacent services.

MAINTENANCE IMPLICATIONS

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

LANDSCAPE PROPOSALS

The landscape design responds to the natural contours of the existing landscape in the creation of social, recreational and external teaching spaces. Curriculum gardens are created on the north side of the building, which are directly linked to the subject areas defined in the curriculum wings. Care has been taken in the design of these gardens to provide both sunny and shady areas for the maximum flexibility of use. It is anticipated that the landscape design will provide a wealth of teaching opportunities.

Access for all levels of mobility throughout the landscape has been included in the design, with any ramps at gradients of 1:20 or less.

Tree and shrub planting will be carried out to provide visual screening for adjacent residential properties from the playing fields, illuminated synthetic turf pitch (STP) and multi-use games area (MUGA). Acoustic barrier fencing is also included for the northern boundary of the school site.

Aspirations for sustainability and environmental performance will be carried through to the landscape design in the sourcing of materials, the re-use of spoil, topsoil and subsoil on site and the selection of vegetation to integrate the school with the adjacent landscape and to minimise the need for irrigation and ongoing maintenance.

4. THE PROPOSED BUILDING/RATIONALISATION/CONVERSION

TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED

School


· 40 x classrooms suited into subject areas within three curriculum wings:

science/technology wing; languages/ICT wing; maths/humanities wing

· workroom, staff accommodation and storage

· assembly hall located adjacent to the drama/teaching space - the combination of the two areas to provide a proscenium theatre space

· administration, conference and office facilities

· learning resource centre

· dining and associated catering facilities

· learning support and study support areas

· internal street circulation with associated campus forum space

· boys/girls/staff toilet provision

· caretaker's, medical and other support and office facilities.

· community meeting rooms with possible provision for pre-school activities

Games/sports provision


· 4 badminton court sports hall

· gymnasium

· internal/external and community changing facilities with associated wc's/showers

· floodlit synthetic turf pitch

· floodlit multi-use games area

· 2 small grass pitches

· 1 large grass pitch

· cricket square/pitch

· cricket nets

· 400m six-lane running track

· 1 high jump

· 1 long jump

· 1 pole vault area

· enhanced community provision funded by Basingstoke & Deane Borough Council, including a health and fitness suite

Youth provision building (750m² net internal area)


· dance/drama area

· cyber café

· sound recording room

· steel band percussion space

· kitchen/social area

· toilets

With possible provision for:


· district youth office

· connexions office

· shared conference room

PLACES PROVIDED

The relocated school would have a 750 pupil capacity, with flexibility to allow for possible expansion up to 900 pupils.

PRESENT/REDUNDANT BUILDINGS AND FUTURE USE

The existing farm buildings on this site will be demolished to make way for the proposed new school.

TEMPORARY BUILDINGS

No temporary buildings are required for scheme.

SITUATION ON SITE AND ENVIRONMENTAL IMPACT

An Environmental Impact Assessment was prepared for and submitted as part of the outline planning application for the North Popley site. This assessment is required to consider the existing or baseline conditions, identify the impacts arising from the proposed development and to set out a mitigation strategy to deal with the impacts identified. In respect of the proposed replacement school, the following issues were raised:

· Visibilty issues from Sherborne St John

The site of the proposed replacement school lies on the highest part of the North Popley site and is on the edge of a development control line. The school buildings have been sited to minimise the visual impact. In addition, structural planting is proposed along the northern boundary, which once matured will protect the long distant view.


· Light pollution from MUGA/STP floodlighting

These facilities are to be positioned on the lowest part of the site and will use lighting levels that seek to minimise light pollution as far as possible.


· Noise arising from the use of external areas

An acoustic fence is proposed along the northern boundary of the eastern part of the site to reduce noise pollution for adjoining properties.


· Quality of education, leisure, sport and community facilities

The proposed replacement school will provide modern, bespoke facilities replacing existing outdated school accommodation and also providing enhanced sport and community facilities.

TYPE OF CONSTRUCTION, FINISH AND APPEARANCE

Basingstoke and Deane Borough Council planning guidance confines the massing of the proposed school to two storeys and the extent of development broadly to an area bordering the master plan residential development to the south.

It is proposed to construct the new community campus of traditional facing materials to provide an appropriate and robust enclosure for the community nature of the building and to complement the future surrounding residential development. External walls will be of facing brickwork to the curriculum blocks and front block, with feature areas of render. Windows and doors will be colour-coated aluminium. The roof will be pitched with a profiled metal covering with areas of high performance roofing.

ACCESSIBLE FACILITIES

The proposed school has been designed with level access throughout and will provide the following accessible facilities:


· ramped internal circulation of 1:20 gradient

· accessible lift provision within the circulation cores at regular centres adjacent to the three curriculum wings and health and fitness suite

· accessible wc's located within three circulation cores

· hygiene room

· accessible changing facilities within sport and community area

· accessible car parking provision within the closest car parking area to the main school entrance

HEATING AND VENTILATION SYSTEMS

Main school building and community use

Primary heating will be by gas fired boilers serving radiators and underfloor heating systems.

Ventilation will generally be natural via opening windows. Specialist areas will be provided with mechanical extract and in some cases mechanical supply ventilation to supplement natural ventilation (to include kitchens, technology areas and toilets).

Youth Wing

This building will be served independently with heating and domestic water services. Heating will be by independent gas fired boilers serving zoned underfloor heating systems.

The building will generally be naturally ventilated by opening windows, but with extract to the toilets. A mechanical supply and extract system will be provided to the Music Room to allow acoustic treatment to limit the passage of sound to the outside.

SPRINKLER SYSTEM

A sprinkler system risk assessment has been undertaken. The assessment concludes that the risk of loss or damage to property from fire is high/medium. Therefore it is recommended that a property protection sprinkler system is installed to BS5306 Part 2. This has been included as a financial allocation in the cost plan.

ENERGY EFFICIENCY OF BUILDING

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

ALTERNATIVE STANDARDS OF PROVISION CONSIDERED

The brief for the Community Campus with a capacity of 750 pupils, enhanced sport and community facilities, a separate youth provision and an environment that is flexible for future usage/allows for possible expansion up to 900 pupils, is met by the scheme outlined in this design project appraisal. The brief has evolved through consultation with John Hunt of Everest Secondary School, Basingstoke and Deane Borough Council and Hampshire County Council.

CAR PARKING

A travel plan is currently being developed by the school. Proposed car parking spaces are:

750 pupil space scheme - 102 parking spaces

900 pupil space scheme - 109 parking spaces

It is proposed that the full 900 pupil provision is constructed from the outset in order to allow for future expansion and some modest additional capacity during construction of the infrastructure.

CONSULTATIONS

The following have been consulted during the development of the project:

Headteacher and Governors of the school

County Education Officer

Hampshire County Council Environment Department

Hampshire County Council Access Officer

Hampshire Fire and Rescue Service Liaison Officer

Local County Councillor

Butler & Young (Building Control)

Arup Acoustics

Basingstoke and Deane Borough Council Youth Work Team

Basingstoke and Deane Borough Council Development Control

Basingstoke and Deane Borough Council Sports and Leisure

5. THE BUILDING DEVELOPMENT

Relocation of the John Hunt of Everest School provides an opportunity to provide modern teaching facilities, enhanced sport and community facilities and a school development within an important area of proposed urban extension. It is intended that, through attractive and suitable learning, social, recreational and circulation areas, pupils will be encouraged to stay at school longer, staff and pupil motivation will improve, those with special needs will have greater support, more flexible working practices will be possible and greater community and business use of the school will be achieved.

6. BUILDING MANAGEMENT

CLEANING

Existing arrangements will apply.

CATERING

Existing arrangements will apply.

7. FURNITURE AND EQUIPMENT

Subject to the County Education Officer's assessment of need with the Headteacher, costs for the furniture and equipment have been included in the assessment of funding of the total project.

8. STAFFING

Existing arrangements will apply.

9. FEES

Architectural Services } Property, Business & Regulatory

Quantity Surveying } Currie and Brown

Electrical and Mechanical Engineering } Giffords and Partners

Structural Engineering } Price and Myers