Archived decisions
Hampshire County Council Buildings Land and Procurement Panel Item 30 June 2005 Executive Member - Education 13 July 2005
Waterside Primary School, Hythe
Report by the Director of Property, Business and Regulatory Services |
| 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. |
Contact: Steve Clow Ext: 7858 e-mail: [email protected]
1 |
Summary |
1.1 |
The scheme outlined in this report forms part of the East New Forest Review of Primary Education approved by the Executive Member for Education on 9 March 2004 and extends the former Langdown Infant School to form a new one-form entry (1FE) through primary (Waterside Primary School) on the site of the former Langdown Junior School. The scheme also provides a 24 place Early Years Unit. |
1.2 |
The schools are located on separate sites in Hythe, the former Junior School at Ashford Crescent and the former Infant School at Lytton Road. The former Junior School site is in the centre of a 1950s residential estate, close to the centre of Hythe and the Solent. The existing two-storey Junior School building is of system construction dating from 1957. The Waterside Primary School has been operating on both sites since January 2005. |
1.3 |
In order to facilitate the works, and in the interests of health and safety, it is intended to decant the children from the former Junior School site into temporary buildings on the former Infant School site for one year while the existing building is remodelled, refurbished and extended. The former Infant School site is then to be sold to part fund the project costs. |
1.4 1.5 |
The total estimated cost of the scheme to provide a 1FE school and Early Years Unit is £2,023,000, excluding fees. Funding of £1,408,000 is anticipated from the Education Capital Programme together with significant contributions from both the Landlord's Policy and Resources Capital Repairs and NDS Condition Budgets and the School. There is currently a shortfall of around 5% between the estimated cost of the project and the anticipated funding. A strategy to make cost reductions during the tender process, together with a final reconciliation of costs again the capital receipt from the sale of the infant school site, will be used to ensure costs and funding can be match appropriately. | |
1.6 |
A significant proportion of the building funding is coming from the sale of the infant school site and the building contract may not be let until outline planning permission is secured for its disposal to give confidence of the future cash-flow from the receipt. The County Education Officer is currently awaiting a decision from the DfES for a Section 77 agreement. | |
1.7 |
The Director of Property, Business and Regulatory Services has progressed the design of the proposed additional accommodation 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 |
The existing layout and condition of the school is poor and it is therefore proposed to remodel and refurbish the existing accommodation and to extend to the east of the site adjacent the existing library. A new public entrance will be formed to provide a welcoming and clearly identified entrance for visitors. Ancillary accommodation such as the main school office, reception and head teacher's office will also be located beyond the foyer. A 24-place Early Years Unit will be accommodated within the new-build. | |
2.2 |
The school's existing windows are single glazed steel `Crittal' type, leading to excessive heat gain during the summer and heat loss during the winter. In addition to the main scheme, it is proposed to replace all windows with a suitable and appropriate glazed system to current building regulation standards. This is to be funded by an additional contribution from the Policy and Resources NDS Condition Budget. | |
2.3 |
It is intended that an element of the proposed work be undertaken during the summer holidays whilst the school is vacant. The existing accommodation will be re-roofed by a Re-roofing Framework Contractor and approval to this course of action is being sought in the Procurement Initiatives report elsewhere on this agenda. It is estimated that this element of the works will cost in the region of £130,000, excluding fees. | |
2.4 |
The accommodation provided within the proposed scheme is detailed fully in the attached project appraisal. | |
2.5 |
Landscape proposals include new stepped and ramped approaches to the main school entrance and around the proposed extension. | |
3 |
Funding, Procurement and Timing | |
3.1 |
The main works are being procured through Mansell, a Framework Contractor, under the Framework Agreement Major Schemes, and they have been appointed to assist with the design development of the scheme for the pre-contract stage of the project. | |
3.2 |
The re-roofing element of the work is proposed to be undertaken during the 2005 summer holiday period with Survey and Construct (Roofing) Ltd, a Re-roofing Framework Contractor. Approval to procure the work has been included in the Construction Procurement and Efficiencies report elsewhere on the agenda. | |
3.3 |
Subject to the necessary approvals it is anticipated that tenders will be invited during the summer, work will commence on site during November 2005 and be completed during August 2006. | |
4 |
Consultation with Local Member | |
4.1 |
Councillor Lee Dunsdon, the local Member for this area, has been consulted on this scheme and his comments will be reported at the meeting. | |
Conclusion |
||
This scheme will provide a refurbished and extended Primary School and early years unit as part of the East New Forest Review of Primary Education. | ||
Recommendation | ||
That the Buildings Land and Procurement Panel advises the Executive Member for Policy and Resources that the design project appraisal for the scheme at Waterside Primary School, Hythe, at a cost of £2,023,000, excluding fees, be approved; | ||
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 |
Buildings, Land and Procurement Panel
30 June 2005
Executive Member - Education
13 July 2005
Executive Member - Policy and Resources
14 July 2005
Project: |
Waterside Primary School, Hythe | |
Remodelling and refurbishment of existing school building and new build classroom block/early years unit | ||
Commencement date: |
November 2005 | |
Completion date: |
August 2006 | |
Planned year of start in accordance with Capital Programme: |
2005/06 | |
Recommendation:
That the building design project appraisal for the Waterside Primary School scheme
be approved.
1 Finance
Capital Expenditure |
Current Estimate £'000 |
Capital Programme £'000 |
Buildings |
2,023 |
1,408 |
Fees |
300 |
225 |
Land to be purchased |
_ |
_ |
Total |
*2,323 |
1,633 |
* The means by which the majority of the difference between the Current Estimate and the
Capital Programme allocation is to be met is shown in the table below. The balance of the shortfall
will be designed and/or value engineered out with the assistance of the framework contractor.
Financial Provision for Total Scheme |
Buildings £'000 |
Fees £'000 |
Total cost £'000 |
1 From own Resources: |
|||
a) Capital Programme (as above) |
1,408 |
225 |
1,633 |
b) School |
125 |
12 |
137 |
2 From Other Resources: |
|||
a) Policy and Resources Capital Repairs budget |
178 |
22 |
200 |
b) Policy and Resources P&R NDS Condition 05/06 |
224 |
27 |
251 |
Total |
1,935 |
286 |
2,221 |
Building Cost - Net Cost = £1,625 per m2 (excluding abnormals)
- Gross Cost = £1,852 per m2
Devolved Capital allocations £'000
2004/05 *37
2005/06 *23
2006/07 27
2007/08 29
Total 116
* total for Langdown Infant and Junior Schools
Landlord funded work connected with this scheme
Landlord funded works associated with this scheme include:
· re-roofing with a high-performance to meet current regulations
· replacement of hot and cold water supply and heating system to meet current Regulations
· complete window replacement
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.
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 |
- 82 |
- 36 |
- 118 |
103 |
-15 |
Unit cost (£) (e.g. per place) |
- |
- |
- |
- |
- |
% variation to Committee's budget |
- |
- | |||
Number of additional Staff (fte) |
- |
- |
Energy costs
The estimated annual energy consumption for the new accommodation will meet that required by current Building Regulations. It is anticipated that the increase in fuel cost for the school will be in the order of £2,213 per year, £5.00 for each m² of new accommodation, an additional 21 tonnes of CO2.
2 Details of site and existing infrastructure
Location/adjoining land and buildings
The former Langdown Junior School is located in a residential area of Hythe and is bounded by Langdown Road and Ashford Crescent, with housing beyond.
Area including comparison with local/national standards
The total site area is 3.95 acres (1.599 hectares). The DfES guideline for a school of this size is 2.73acres (1.105 hectares).
Access
The existing vehicular and pedestrian entrance to the school is from Ashford Crescent. It is proposed to form a new pedestrian access from Langdown Road, giving more direct access to the north side of the site. This will also enable a better separation between pedestrian and vehicular traffic within the site and alleviate congestion caused by traffic at peak times.
A separate contractor's access will be provided from Ashford Crescent
Existing buildings and temporary buildings
The existing school building was constructed in 1957 using the Hills System, a prototype of SCOLA. It is a flat-roofed, steel-framed construction with four classrooms on the first floor. The building was reclad in brick in 1987. The glazing is the original Crittal steel system throughout. Many of the elements of the building fabric and services are nearing the end of their useful life and are in need of replacement.
In order to facilitate the works to the former Junior School, two temporary classroom units will be located on the former Infant School site for decanting purposes. These temporary classrooms will be removed on completion of the scheme and the Infant School site will be disposed of.
Results of trial boreholes
Ground investigations reveal shrinkable clay and previously excavated ground. It is proposed to use piled concrete foundations for the proposed extension.
Mains services position
The mains electricity supply is to be upgraded to serve the proposed extension. A mains sewer runs underneath the existing building and across the footprint of the new-build. This is to be diverted as part of the scheme.
3 Scope of the Project
Type of project, layout and facilities provided
This project involves the modification, refurbishment and extension of the former Junior School building.
The extension will provide the following accommodation:
· two classrooms, ancillary storage and shared unisex wc
· food technology space
· hygiene room
· crafts room
· break-out teaching space/corridor
Early Years Unit
· play room
· office
· foyer/parent meeting room
· toilets
· store room
The remodelling and refurbishment of the existing accommodation will provide:
Ground floor
· hall
· music/drama room
· work room
· IT room
· one classroom
· library
· staff room
· deputy headteacher's office
· caretaker's room
· boys'/girls' toilets
· staff toilets
· games store
· gym store
· boiler room
· kitchen
· entrance foyer
· headteacher's office
· staff office/reception area
· main store
· senco/meeting room
· resources room
First floor
· four classrooms
· lobby areas
Places provided
Following the amalgamation of the infant and junior schools the net capacity assessment for the primary school will be 210 places.
4 The Proposed Building
Type of construction, finish and appearance
The new-build extension is of steel-frame construction and has been designed to complement the original school building. The roof is extended to provide shelter and to provide an external covered play area to the reception classroom. The southern elevation is brick clad, with aluminium framed windows. Elsewhere the external elevations are either render or full-height aluminium glazed screens.
Accessible facilities
The new plan ensures level access throughout the ground floor, including new ramped accesses to the principal entrances. The new main school entrance will have automatic opening doors. Ambulant toilet cubicles are provided in the refurbished pupil toilets. The new extension has been designed to be fully accessible, with a hygiene room with fully accessible wc and shower, and an adjustable changing bed. A dedicated accessible parking bay is provided adjacent to the staff entrance.
Heating and ventilation systems
The new heating system will be extended to serve the proposed extension. The new-build areas will be provided with a new underfloor heating system. Natural ventilation will be used throughout the school, although mechanical ventilation will be provided to the new Food Technology and toilet areas.
Fire risk assessment
In consultation with the Hampshire Fire and Rescue Service, a fire risk assessment concludes that this is a low fire risk category building. Therefore a sprinkler system will not be installed.
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
5 External Works
Car parking
The school currently has 15 parking spaces, including one disabled parking bay. It is not intended to increase this provision, although there may be some minor amendments to the position of the bays to allow for fire access.
Landscape proposals
New stepped and ramped approaches are to be formed from Ashford Crescent both to the new main school entrance and also to and around the new extension. The play court to the east of the main school building, which is lost due to the extension works, will be re-provided to the north of the main building. The external covered play areas for early years and reception are to be developed in response to curriculum needs.
In addition, issues regarding safe footpath routes, parking, bin storage and service vehicle access will be improved, and a fully co-ordinated planting scheme will complement the new facilities.
Situation on site and environmental impact
The proposed extension is situated to the east of the main building and enables a more coherent internal layout to the whole school building, creating a welcoming and clearly identified new entrance for visitors.
The site is very green and well-planted with many mature trees, offering an excellent setting as well as a valuable natural resource to the school.
6 Planning
A detailed planning application was submitted during February 2005 and is to be taken to committee on 8 June 2005.
7 Building management
Existing arrangements will apply to cleaning, catering, local management and maintenance arrangements.
8 Furniture and equipment
Any furniture and equipment requirements to be identified will be funded from the block vote in the Education Capital Programme.
9 Professional resources
Architectural Services } Property, Business and Regulatory
Quantity Surveying } Faithfull & Gould
Electrical and Mechanical Engineering } Property, Business and Regulatory
Structural Engineering } WSP
10 Consultations
The following have been consulted during the development of the project: Headteacher and Governors of the school, County Education Officer, Environment Department, Access Officer, local County Councillor.