Archived decisions
Hampshire County Council
Education Buildings Advisory Group Item 11 29 June 2004 Executive Member - Education 21 July 2004 Lakeside School, Chandler's Ford
Report by the Director of Property, Business and Regulatory Services |
Contact: Steve Clow Ext: 7858 e-mail: [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 5 - improving services: all users of the proposed new facilities will benefit from these proposals. |
1 |
Summary |
1.1 |
Lakeside School is a residential and day special school (formerly known as Pitmore School), located at Winchester Road, Chandler's Ford. The school caters for boys from 11-16 years of age, with emotional and behavioural difficulties (EBD). There are currently 56 pupils on roll. |
1.2 |
The main school is of traditional construction, built around 1970, with various extensions being made over the years, including a recent reorganisation and refurbishment of the staff and administration areas in 2002. Since 1970 there has been a significant change to both the curriculum needs and the amount of boarding accommodation required, resulting in a number of inadequacies and shortfalls in the accommodation. |
1.3 |
A package of enabling works was approved by the Executive Member for Education on 13 May 2004. These works are due to commence on site during July/August 2004 and comprise a contractor's haul road (to be retained as an emergency access road on completion of the scheme), refurbished toilets within the main school building, new doors and windows to the corridor area and refurbished design technology room. |
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
HAMPSHIRE COUNTY COUNCIL
BUILDING DESIGN PROJECT APPRAISAL |
EDUCATION BUILDINGS ADVISORY GROUP
29 JUNE 2004
BUILDINGS, LAND AND CONTRACTS PANEL
16 JULY 2004
EXECUTIVE MEMBER - EDUCATION
21 JULY 2004
EXECUTIVE MEMBER - POLICY AND RESOURCES
23 JULY 2004
PROJECT: |
LAKESIDE SCHOOL, CHANDLER'S FORD | |
ENABLING WORKS: PROVISION OF HAUL ROAD, TOILET & DESIGN TECHNOLOGY ROOM REFURBISHMENT DURING AUGUST 2004 PHASE 1: REFURBISHMENT OF BOARDING ACCOMMODATION PHASE 2: DEMOLITION OF SURPLUS BOARDING HOUSE; CONSTRUCTION OF SPECIALIST TEACHING BLOCK; REFURBISHMENT OF EXISTING TEACHING ACCOMMODATION | ||
COMMENCEMENT DATE: |
JANUARY 2005 | |
COMPLETION DATE: |
APRIL 2006 | |
PLANNED YEAR OF START IN ACCORDANCE WITH CAPITAL PROGRAMME: |
2004/05 | |
RECOMMENDATION:
That the building design project appraisal for the scheme at Lakeside School be approved.
1. FINANCE
Capital Expenditure |
Current Estimate £'000 |
Capital Programme £'000 |
Buildings |
2,065 |
1,565 |
Fees |
304 |
235 |
Land to be purchased |
_ | |
TOTAL |
*2,369 |
1,800 |
* 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.
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 Education's Capital Programme in the appropriate financial year.
Financial Provision for Total Scheme |
Buildings £'000 |
Fees £'000 |
Total Cost £'000 |
1. From own Resources: |
|||
a) Capital Programme 04/05 Modernisation (as above) |
1,565 |
235 |
1,800 |
b) Capital Programme contribution 04/05 |
261 |
39 |
300 |
c) P&R Fire Precautions 04/05 |
190 |
23 |
213 |
2. From Other Resources: |
|||
a) Policy & Resource NDS Condition 04/05 |
49 |
7 |
56 |
TOTAL |
2,065 |
304 |
2,369 |
Anticipated Devolved Capital allocations £'000
2003/04 16,600
2004/05 20,000
2005/06 20,000 (est)
TOTAL 56,600
Landlord Funded Work connected with this Scheme
Landlord funded works comprise:
· sprinklers to pupils' residential accommodation
· replacement of windows and doors to the main pupil entrances
· replacement fencing to the central ball-court
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 = £1,690 per m2
- Gross Cost = it would be misleading to quote a gross cost because it is not possible to accurately apportion the external works for this phase of the project since they have been calculated for the overall 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 |
- |
- |
- |
37 |
37 |
Unit cost (£) (e.g. per place) |
- |
- |
- |
- |
- |
% variation to Committee's budget |
- |
- | |||
Number of additional Staff (fte) |
- |
- |
(a) Energy Costs
The current energy use of this school is £3.80 per m². It is anticipated that this will be significantly improved as a result of the reconfiguration of the heating services, included within the proposed works.
(b) Maintenance Costs
The detailed design and choice of materials will minimise future maintenance liability.
2. STATEMENT OF NEED/JUSTIFICATION FOR PROJECT
Both the educational and residential accommodation at this school requires improvement. The proposed works will upgrade the residential provision whilst at the same time allowing one of the residential blocks to be demolished. Following the demolition, a purpose-built specialist classroom block will be constructed to provide an art room, food technology space, science laboratory and new shower and changing facilities.
The new building will allow the National Curriculum to be delivered in appropriate accommodation.3. DETAILS OF SITE
LOCATION
Lakeside School (formerly known as Pitmore Special School) is situated at Winchester Road, Chandler's Ford.
ADJOINING LAND AND BUILDINGS
The school is bounded to the northwest of the site by Winchester Road. Thornden School lies to the northeast, with housing to the southwest and playing fields to the southeast.
AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS
The total site area is 6.87 acres (2.78 hectares). The DfES guideline for a school of this size is 4.32-4.89 acres (1.75-1.98 hectares).
PLANNING POSITION
Whilst the Enabling Works do not require planning permission, a Planning Application for the main works will be submitted later this year.
SUITABILITY FOR PROJECT
The reorganisation, refurbishment and selective demolition of the existing boarding accommodation will provide the residential accommodation required by the school and will facilitate the erection of a purpose-built teaching block within the existing footprint of the campus.
Together with the refurbishment of the existing teaching block, these proposals will provide much-improved educational and residential facilities for the school.
RESULTS OF TRIAL BORE HOLES
The site investigation data consisted of four trial pits (approx 1m deep) in the landscaped area to the north of the main school buildings. The trial pits revealed a 100-150mm layer of topsoil underlain by 'Type 2' granular fill. This material is a compacted, well-graded granular fill that may be reused as the foundation of the new haul road, this will be dependent on further inspection following topsoil strip. Three further sample pits were situated surrounding the residential blocks in the area of the proposed new building.
RESULTS OF TRIAL BORE HOLES continued....
The investigation suggests the use of strip foundations founding at a level 0.9m below existing ground level. The trial holes show the soils in this area to be of a clay substance. Current guidance on the construction of foundations on clay soils recommend that ground floor slabs are to be suspended.
ACCESS
The main vehicular and pedestrian access is from Winchester Road. As a part of the Enabling Works, a separate contractor's haul road will be formed from the school drive to the rear of the site. On completion of the scheme, this road will be reinstated with reinforced grass paving to form a permanent emergency access from the school drive to the rear of the school site, to bring fire appliance access in line with current standards.
COMMENTS ON SITE LAYOUT
The site is rectangular in shape with the buildings situated close to Winchester Road. The three boarding houses are located to the rear of the site. The proposed new classroom block will be located on the site of the two boarding houses to be demolished. An enclosed corridor will link the new teaching block to the existing on the ground and first floor level.
MAINS SERVICES POSITION
The existing mains services are considered to be of sufficient capacity to be extended and adapted as required to serve the proposed additional accommodation.
MAINTENANCE IMPLICATIONS
The site will continue to be maintained in accordance with current County Council standards.
LANDSCAPE PROPOSALS
Landscaping associated with these works will comprise:
· the emergency access road, finished in a reinforced grass paving system
· new steps connecting the central playcourt with the playing field to the south via a new paved area between the new classroom block and the residential accommodation
· a new 2m fence line with planting to establish a more definite boundary between Lakeside and Thornden Schools.
4. THE PROPOSED BUILDING/RATIONALISATION/CONVERSION
TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED
The following works have been approved by the Executive Member for Education on 13 May 2004, as a `minor works' enabling phase scheduled to take place in July/August 2004:
· contractor's haul road, to be retained at end of contract as emergency access road to rear of school site
· refurbished toilets within main school building
· new doors and windows to corridor
· refurbished design technology room
Phase 1 of the scheme will provide:
· refurbishment of boarding accommodation to provide:
o 20 pupil bedrooms
o 2 common rooms
o 4 bathrooms
o 2 staff bedrooms
o new plant room for decentralised heating plant and sprinklers plant
· demolition of remaining boarding accommodation
Phase 2 of the scheme will provide:
· construction of new specialist teaching block with
o art room
o science room
o food technology room
o leavers' base
o store
o group teaching room
o new shower and changing facilities
· refurbishment of existing teaching block
· refurbishment of existing corridor within main school building
PLACES PROVIDED
On completion of the building works the school will be able to accommodate 63 pupils.
PRESENT/REDUNDANT BUILDINGS AND FUTURE USE
As part of the first phase it is proposed to demolish some of the boarding accommodation to clear the site for construction of a teaching block as part of the second phase of the scheme.
The two former staff houses on site are currently unused; these have been identified as having structural liabilities and may be demolished in the longer term.
The other buildings on the site are of traditional build and are considered to be in fair condition for their age and type.
TEMPORARY BUILDINGS
There is currently one temporary building on site which will remain during the contract. It will also be necessary to provide four double temporary classrooms to facilitate the implementation of the scheme; these will be removed once works are complete.
SITUATION ON SITE AND ENVIRONMENTAL IMPACT
The scheme has been designed to make a significant and positive contribution to the existing school environment. The existing buildings are somewhat dated and aggressive in appearance and the new building's curved form and use of timber cladding at first floor and roof level is intended to create a more welcoming addition to the school. The opening created between the new classroom block and the residential accommodation also opens up the central courtyard to longer views over the playing fields to the south.
TYPE OF CONSTRUCTION, FINISH AND APPEARANCE
The new-build teaching block will be of load-bearing masonry construction, with external walls finished in painted render, with some areas of timber cladding at first floor level. Windows and doors will be natural finish timber. The monopitch roof will be profiled metal, other areas of roof will be covered in a high-performance roofing membrane.
ACCESSIBLE FACILITIES
This is a school for boys with behavioural and emotional difficulties. School policy recognises that it would not be a suitable environment for pupils with physical or sensory disabilities. Nevertheless, a toilet has been included within the new pupils' changing accommodation large enough to be suitable for upgrading to a fully accessible toilet in the future (for either pupil or staff use) if the need arises.
Accessible facilities in the entrance building can be used by visitors and further meeting room accommodation has been identified as a future development in this building.
HEATING AND VENTILATION SYSTEMS
Existing services will be modified to suit the refurbished accommodation, with a new ventilation system for pupil wc's. The main services distribution around the site will be modified to serve the new building, whilst the remaining boarding accommodation will be equipped with a new separate heating system. This should deliver significant improvements in energy efficiency. The new classroom will be mostly naturally ventilated, except in the ground floor science and food technology rooms where supplementary mechanical ventilation will be provided.
FIRE PRECAUTIONS/SPRINKLER SYSTEM
A detailed fire risk assessment has been carried out in consultation with Hampshire Fire and Rescue Service for this project. This assessment concluded that there is medium risk to both life and property. A number of options were investigated and the following improvements in fire safety precautions are now proposed:
· provision of a new fire appliance access path to rear of school
· upgrade to comprehensive fire detection system throughout school
· improved means of escape from second floor teaching areas
· provision of secure bin store away from school buildings
· new-build elements to latest constructional standards
· enhancements in fire compartmentation in existing buildings to latest constructional standards
· provision of sprinkler installation to pupils' residential accommodation
HEALTH AND SAFETY
A designer's risk assessment and a design health and safety plan, in accordance with Regulation 15 of the Construction Design and Management Regulations 1994, have been undertaken for the proposed scheme.
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 approved by the Headteacher and Governors of the School as meeting the accommodation requirements of the School.
CAR PARKING
There are no changes to the parking provision as a result of this scheme.
CONSULTATIONS
The following have been consulted during the development of the project: Headteacher and Governors of the school, Headteacher of Thornden School, County Education Officer, Environment Department, Access Officer, local County Councillor, HFRS Liaison Officer.
5. THE BUILDING DEVELOPMENT
The scheme comprises a series of phased works as follows:
Enabling works (Summer holiday 2004)
· provision of new haul road
· refurbishment of pupils' toilets
· refurbishment of design technology suite
Phase 1 (commencing January 2005)
· refurbishment of existing boarding accommodation
Phase 2 (commencing April/May 2005)
· demolition of surplus boarding accommodation
· construction of new classroom block
· provision of temporary classrooms to enable refurbishment of existing classroom block.
6. BUILDING MANAGEMENT
CLEANING
Existing arrangements will apply.
CATERING
Existing arrangements will apply.
7. FURNITURE AND EQUIPMENT
From the block vote in Education's Capital Programme.
8. STAFFING
No change.
9. FEES
Architectural Services } Studio Four Architects
Quantity Surveying } Davis Langdon & Everest
Electrical and Mechanical Engineering } Giffords
Structural Engineering } Giffords