Hampshire County Council Buildings, Land and Procurement Panel Item 7 December 2005 Risk Management Strategy for the Built Estate - Annual Review 2005/06 Report by the Director of Property, Business and Regulatory Services

Contact: Paula Crompton Ext: 5454 email: [email protected]

How the conclusion in this report fits with the Corporate Strategy This scheme will impact on the delivery of the following Corporate Aims Aim 4 - Building strong and safe communities - by working with others to build strong, safe and sustainable communities Aim 5 - Improving services - by improving our performance to deliver services and manage resources

1	Summary
1.1	This report updates members on the risk management strategy for the Built Estate. In particular it: · highlights changes from the previous year's risk register 2004/05; · confirms the current strategic risks for 2005/06; · recommends actions and resources required to improve performance, · seeks approval to a risk based assessment to inform the structural fire precautions programme; and · recommends new contract arrangements to commence an asbestos survey programme.
1.2	The report also updates members on the Health and Safety Review Programme implemented in schools since 2002.

2	Resource Allocation
2.1	The risk profile informs the allocation of resources from the landlord's repairs and maintenance budgets and New Deal for School (NDS) Condition funding. At the meeting of 30 June 2005, members endorsed the budget allocation of £6.4m representing the optimum balance for meeting landlord's capital expenditure and statutory requirements. This level of funding enabled progress across the strategic risks providing statutory inspections and essential maintenance programmes while high priority maintenance programmes and other improvements have been deferred until the new financial year 2006/7. In addition £56m over the last 4 years was also directed at addressing the £250m condition liability across the Education estate.
2.2	Expenditure over the past 6 months has been carefully monitored and adjusted to deal with the highest priorities. For example resources have been redistributed to allocate £400,000 towards year 1 of a five year SCOLA wall tie repair programme, details of which were reported to the Panel on 30 June 2005. Table 1 illustrates the financial pressures, comparing capital expenditure in 2004/05 with the current budget allocation for 2005/06, and the value of work ordered against each budget to the end of September 2005.

		Table 1
			Risk Heading Expenditure 2004/5 Budget 2005/6 Value of work ordered against 2005/06 budget £000 £000 £000 Fire including arson 346* 470* 167 (36%) Asbestos disturbance 987 658 240 (36%) Condition of building fabric 6,634 2,261 1,411(62%) Failure to manage contractors 0 0 0 Swimming pool plant failure 193 228 153 (67%) Electrical services failure 604 376 182 (48%) Detection of Legionella 45 338#1 50 (15%) Glazing and window safety 424 94 94 (0%) Mechanical services failure 1,182 1,231 959 (78%) Structural collapse and temporary buildings 322 682#2 217(32%) Total 10,737 6,338 3,473 (55%)
			*Excludes expenditure on sprinklers providing a financial commitment of £4.02m since implementation of the revised sprinkler policy in January 2004. #1 Revised resource allocation to replace wet cooling towers at Three Minsters House. #2 revised resource allocation to address a first phase of defective wall ties to SCOLA buildings
	2.3		Commitments to date against the highest risk areas are at 55% with 50% of the financial year having lapsed.
	2.4		The NDS programme has delivered capital programmes to improve the condition of school buildings described by the risk `Condition of building fabric'. However, the liability in schools has risen from £231m in 1999 to £291m in 2005 as reported to the Panel in October 2005.

2.5	As indicated in the report to Members in April 2005, these pressures are most acute in the non-Education sector which does not benefit from NDS funding and where there is a further backlog of repairs estimated at around £200m. The increasing liability across the Built Estate and the reduced resources available during 2005/06 compared to previous years, has lead to the risk associated with condition of buildings to be increased from medium to high which illustrates the increasing risk to the Council in terms of resources, reputation and business continuity.
3	Risk Management Strategy 2004/5 to 2005/6
3.1	The strategic risk assessment and performance framework for the Built Estate for 2004/05 is attached at Appendix 1. Following the annual review this autumn, the register has been revised for 2005/06 and is attached at Appendix 2, with a commentary on the highest risks to confirm progress. The risk management framework requires annual review in October, hence the revised risk register is dated 2004/05, and most improvements will be funded by resources available during the financial year 2006/07.
3.2	Of the 19 strategic risks, one (Condition of building fabric) has been reclassified from medium to high to reflect the increasing liability associated with the built estate (as detailed in paragraphs 2.4). Risks associated with falls from height (Access for maintenance to plant and buildings) has been reclassified from low to medium following completion of surveys to quantify the risk. One other risk, (Professional Quality Assurance) has been reclassified from amber to green following significant improvements to working practice. Of the 19 strategic risks, there are 10 green and 9 amber performance ratings illustrating steady achievement over the past 12 months.
3.3	Key performance targets met in 2004/5 were: · installation of automatic fire detection to 18 secondary schools · partial implementation of agreed programmes of structural fire precautions work to residential buildings eg Older persons homes, outdoor activity centres and school accommodation buildings. · Asbestos inspection programme completed for year 1 and programme in progress for year 2, currently delivered to time and within cost. · Implementation of procurement initiatives to improve contract performance, measured in terms of speed, efficiency and costs compared to traditional tendering approaches. · A new post of Construction Health and Safety Manager has been appointed · Revised electrical test and inspection programmes have been implemented, increasing frequencies for community buildings, swimming pools and floodlighting to meet with best practice. · Risk assessments completed for medium and high risk buildings to quantify risks associated with Legionella bacteria. · Survey programme completed for special school and nursery education to identify hot surfaces that could provide risk of burns to building users.
3.4	Key actions for 2005/06 include:
	· Continue programme of structural fire precautions work to high priority residential buildings · Revise and reissue fire safety guidance to local managers following implementation of Fire Reform Order expected April 2006. · Implement annual action plan developed in partnership with Hampshire Fire and Rescue Service ( HFRS) under the joint working agreement. · Improve quality and reliability of asset management data for non-education buildings to inform programmes of work in 2006/7. · Revise and reissue working practice for managing contractors following implementation of new Construction, Design and Management Regulations expected April 2006. · Implement risk based asbestos reinspection programme subject to consultation and member approval · Implement asbestos survey programme through appointment of Asbestos Surveying Consultancy Partners. · Develop and pilot new health and safety services to schools as part of the Service Level Agreements implemented from April 2007 · Establish term contract for minor works · Replace wet cooling towers in Three Minsters House and Winchester Law Courts. · Feasibility work for relocation of computer suite with improved back up arrangement to prevent loss of IT2000 services. · Report to Members on the number and condition of swimming pools at schools as requested at the meeting on 30 June 2005.
4.	Fire Safety Strategy
4.1	A five year programme of fire surveys has been established, comprising two phases. The first phase covered high risk residential buildings which were all surveyed by April 2005, while the remaining estate was due for completion by 2008. However, it is now proposed not to complete this costly and time consuming survey process for the remainder of the estate but to introduce a simple risk based approach which will help to identify and direct survey resources to the highest priority buildings.
4.2	Successfully piloted in Secondary schools during autumn 2005, this innovative new risk based approach developed with the Hampshire Fire and Rescue Service (HFRS), will capture information about the building form, construction and vulnerability of buildings users. It will also help to identify the highest priorities for upgrading fire precautions and inform building users to improve the quality of local fire risk management.

4.3	Having identified the highest risk buildings through this risk assessment process, a limited number of technical fire precautions surveys will be undertaken each year to inform annual programmes of work. The Fire Reform Order (FRO) may impact on this proposed risk based approach which comes into force in April 2006. The implications of the FRO needs further consideration and will be the subject of a future report to members.
4.4	Phase 1 of the fire survey programme which covered 38 residential properties has revealed that around £1m is required to deal with identified defects. Key issues requiring improvement or upgrading are fire doors, compartmentation, fire alarms and emergency lighting. Removal of asbestos has been estimated, where appropriate, as part of the work, along with replacement of fire alarms where they cannot be extended or are at the end of their serviceable life. The surveys identified work necessary to bring premises to the benchmark standard and do not allow for provision of sprinklers, which would further enhance fire safety but at a significant cost. Outputs from the residential fire surveys have been prioritised into a programme of work to be implemented over at least 2 years, subject to funding being available. Funding for 2005/06 is presently fully committed as explained in earlier sections of this report, and implementation of fire precautions to residential buildings will remain a priority in 2005/6 and beyond until completion.
5.	Asbestos Survey Strategic Partnerships
5.1	To improve the accuracy of asbestos registers a Type 2 survey programme is proposed where trained asbestos surveyors will survey buildings, remove ceiling tiles and check loft spaces and take samples of materials to confirm the type and presence of asbestos. It is intended to complete these surveys using partnering organisations and due to the value of the commission, an OJEU procedure has been implemented. The estimated value of the commission is £200,000 per annum for 5 years, and may be extended by a further two years subject to satisfactory performance and mutual agreement. It is intended to commence the programme in January 2006 at secondary schools where capital schemes are planned in 2006/7. If tender returns exceed available resources, it is proposed the programme is extended to 6 years or more.
5.2	A risk based inspection programme which should enable efficiency savings of around £30,000 to £50,000 per annum is currently being developed. The programme uses data gathered over two years to identify buildings where asbestos is most likely to be disturbed by poorly planned maintenance work or vandalism. High risk buildings will remain subject to annual inspections of asbestos materials, while low risk buildings with limited public access, will move from annual inspections to visits every 3 - 5 years to fit with other strategies such as electrical test and inspection. The proposed programme will be subject to consultation with the industry and the Health and Safety Executive (HSE), following which a further report will be presented to members for consideration.
6		Health and Safety Review Programme in Schools
6.1		A health and safety review programme for secondary schools was launched in February 2002 following a successful pilot scheme. A primary schools review programme was launched in May 2003 following the completion of the programme in the secondary sector. Health and safety property issues were the primary focus for the secondary school reviews, whilst the content was extended for the primary sector to cover other issues including child protection and physical intervention procedures.
6.2		The review programme, now fully completed in the secondary phase and 92% complete for the primary phase, has been well-received by headteachers. A customer satisfaction survey completed by Miller Associates, identified the service as a valuable and professional service.
6.3		A common area for improvement for schools is the availability of written risk assessments, currently a legal requirement. Schools have carried out risk assessments and implemented controls to minimise risk to pupils, staff and visitors, but formal recording has not always been completed. Children's Services has provided schools with model risk assessments to assist them with the process. As reported to the Panel in October 2005, enhanced health and safety services are being developed for the new SLA with schools.
7		Construction Health and Safety Manager
7.1		An appointment has been made to a new post of Construction Health and Safety Manager, to provide in-house resources to review and monitor departmental performance. With the planned revision to the Construction, Design and Management Regulations 1994, expected in April 2006, the appointment is timely to help review working practice and implement the changes to the regulations.
8		Conclusions
8.1		The significant liability across the estate, estimated at £291 million, needs to be balanced with the many achievements described in this report. The risk covering condition of buildings is in second place, but is now defined as a high risk, while the top risk continues to be fire. This is consistent with previous years, and is likely to remain so when assessing the potential impact of a major fire to services and building users. Steady progress has been achieved during the past 12 months through focused management action and redistribution of resources. Enhanced capital investment is required in 2006/7 to significantly reduce risk and liability.
8.2		The revised risk profile will inform the allocation of resources in the new financial year 2006/07 and details of expenditure against the highest risks will be reported to the Panel in June 2006.
8.3		Subject to the outcomes of the strategic review regarding swimming pools at schools, a report will be prepared to confirm the condition of pools and upgrading programmes.
Recommendations: That the Buildings, Land and Procurement Panel advises the Executive Member for Policy and Resources that approval be given to: 1 the revised Property Services Strategy Risk Register for 2005/6 at Appendix 2 2 the redistribution of the capital repairs programme to accommodate the SCOLA repairs programme (£400,000 per annum) as detailed in paragraph 2.2. 3 the expenditure of £200,000 per annum to implement the Type 2 asbestos survey programme. 4 The development of a risk based asbestos inspection programme and a further report be presented to the Panel following consultation with the industry and the HSE. 5. The introduction of a risk based fire safety assessment programme to identify and direct survey resources to the highest priority buildings.

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

BLPP071205C

Appendix 1

Property Services Strategic Risk Register 2004/5

Summary of ten highest risks WITH controls in priority order also illustrating current performance

Level of risk	Area of risk	Risk Owner	Position	Traffic light to illustrate performance
High	Fire including arson	M Kent	1	Amber
Medium	Asbestos disturbance	P Crompton	2	Green
Medium	Condition of building fabric	M Fitch	3	Amber
Medium	Failure to manage contractors & supply chain	J Duggan	4	Green
Medium	Swimming pool plant failure	K Woodward	=5	Amber
Medium	Electrical services failure	K Woodward	=5	Green
Medium	Detection of Legionella	K Woodward	=7	Green
Medium	Glazing and window safety	M Fitch	=7	Amber
Medium	Mechanical Services failure	K Woodward	9	Amber
Low	Professional Quality Assurance	S Clow	10	Amber

Summary of performance criteria:

Red - reactive performance. Resources (people time or money) required to significantly improve risk management controls. Urgent action required.

Amber - proactive and reactive performance. Progress is being made but specific improvement required.

Green - Meeting best practice. Issues require little managerial attention until next review

Appendix 2

Property Services Strategic Risk Register 2005/6

Summary of ten highest risks WITH controls in priority order also illustrating current performance

Level of risk	Area of risk	Risk Owner	Position	Traffic light to illustrate performance
High	Fire including arson	M Kent	1	Amber
High	Condition of building fabric including vandalism	M Fitch	2	Amber
Med	Failure to manage contractors & supply chain	J Duggan	3	Green
Med	Asbestos disturbance	P Crompton	=4	Green
Med	Electrical services failure	S Hall	=4	Green
Med	Swimming pool plant failure	S Hall	=6	Amber
Med	Detection of Legionella	S Hall	=6	Green
Med	Glazing and window safety	M Fitch	=6	Amber
Med	Access for maintenance to plant or buildings	M Fitch	=6	Amber
Med	Mechanical engineering service failures	S Hall	10	Amber

Also providing a commentary on risk 13: Structural collapse and temporary buildings

Summary of performance criteria:

Red - reactive performance. Resources (people time or money) required to significantly improve risk management controls. Urgent action required.

Amber - proactive and reactive performance. Progress is being made but specific improvement required.

Green - Meeting best practice. Issues require little managerial attention until next review.

Fire including arson
Fire including arson has been ranked the top risk to the built estate over the past four years. Older buildings do not meet current benchmark standards and these must be considered in the local fire management plan. Improving fire safety is inextricably linked to the local management of fire, delegated to service departments and specifically each manager in control of the building. Current performance for the landlord is assessed as amber, since technical fire information has been provided to local managers for 38 residential building, representing just 3% of the estate. The new risk-based approach will assist with the gathering of technical fire information to inform landlord's annual programmes of work and local manager's fire plans. It is anticipated that a green performance will be achieved in 2 years, anticipated January 2008, subject to the current level of resources being made available.
	Agreed Actions 2004/05 Outcomes 2004/05 Implement agreed programmes of structural fire precautions work to residential buildings Installation of automatic fire detection to 18 secondary schools Structural fire precautions completed to highest priority older persons homes Appoint executive manager to provide leadership for fire safety Executive Manager appointed and take a bi-monthly meeting with senior managers Respond to HFRS enforcement notices Notices complied to on time but require significant funding (£200k from existing resources) to implement defects Revise and reissue Fire safety manual for local managers Deferred for 12 months due to delays in launch of Fire Reform Order. The proposed actions for 2005/06 are listed below:
	Proposed Improvements 2005/06 Bid for resources 2006/07 Implement agreed programmes of structural fire precautions work to residential buildings £500k additional * resources Publish strategic fire risk assessment for all buildings in priority order £100k additional * resources Develop and publish an arson reduction policy and good design guide Within existing resources Develop and publish new fire safety guidance for local managers Within existing resources

Condition of building fabric
	Ranked in second place, as a high risk, with an amber performance rating, this risk covers many issues relating to the maintenance and improvement to both internal and external parts of buildings. Where a separate heading features, for example electrical services, these risks are excluded from the assessment. The risk has increased to illustrate the increasing liability associated with the built estate, especially in offices and community buildings which have not benefited from NDS investment. Asset Management Plans (AMP) have been used to generate £56m NDS funding over the past 4 years, and the liability can be quantified. Equivalent data is not available for the non-education estate which means that annual programmes of work may not be directed at the highest priorities. Agreed Actions 2004/05 Outcomes 2004/05 Implement agreed programmes of work. Quinquiennial inspection programmes, redecorations programme currently 8 year programme. Commence asset management survey (20%) of non-education estate. Asset management data collected for limited number of community buildings eg Social Services Children's homes and Register Offices. Investment programmes for SCOLA recladding, external redecorations, reroofing etc all serve to reduce liabilities associated with condition of buildings. Condition of buildings (5,000 buildings across 1,000 sites) is an area of risk that requires significant capital investment if downward pressure on this risk is to be maintained. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Develop and implement asset management strategy for Community buildings (75%) £75,000 additional resource Continue delivery of asset management strategy for primary schools (20%) Within existing resources Biannual Report to members regarding AMP outputs Within existing resources Implement agreed programme of work to both schools and community buildings NDS funding and £1.2m additional resource from Capital Repairs Despite considerable investment in building condition, a green performance assessment is not anticipated until 2008, subject to the current level of resources being made available annually.

Contractor and supply chain
Failure of contractors and supply chains represents a significant risk and is ranked third (2nd in 2003/04& 4th in 2004/05) on the risk register for 2005/06. The construction industry encompasses a wide range of activities, hazards, materials, techniques, employment patterns and contractual arrangements. Nationally, many people are injured on construction sites or have their health damaged by construction work. Despite robust checks on the competence and resource of all approved contractors, the understanding of health and safety by construction workers is limited. This coupled with poor planning and communications with occupiers and sub-contractors, provides a potential liability for the County Council as client.
	Agreed Actions 2004/05 Outcomes 2004/05 Establish forum for feedback on health and safety working practice Forum established with first meeting in July 2005. Appointment of Construction Health and Safety Manager Recruitment completed and appointment made. Establish term contract for minor works Procurement process defined but not fully implemented. Complete health and safety files at end of project to time and to an acceptable standard Majority of files completed to meet working practice. Implement health and safety training in line with industry standards, e.g national card certification. ENHANCE Team accredited. Engineering Practice Unit registered for examination. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Revise and reissue working practice for managing contractors following implementation of new Construction , Design and Management Regulations expected April 2006. Within existing resources Review procurement arrangements to identify continuous improvements Within existing resources Develop key performance indicators to measure performance of contractors and key supply chains. Within existing resources Implement health and safety training in line with industry standards e.g national card certification. Within existing resources Significant improvements have been made over the past two years and emphasis is now being placed on consolidating arrangements to maintain current performance, and the identification of minor improvements.
	Asbestos disturbance
	Ranked in fourth place (4th in 2003/04 & 2nd in 2004/05) as a medium risk with a green performance rating for 2005/06. Significant achievement in the management of asbestos over the past 12 months has recommended a reduced risk score and rank order. Problems reported to Members in October 2004 have been resolved through recruitment and retention of competent staff to monitor asbestos repairs and removals and facilitate the asbestos surveys and inspection programmes. The table below summarises achievements and improvements to corporate performance: Agreed Actions 2004/05 Outcomes 2004/05 Implement annual inspection programme across the estate Year 1 completed to time & within budget. Year 2 of programme commenced in April 2005. Improve quality of survey information (commence year 1 of 5 year programme in April 2005) OJEU process implemented. Member approval to expenditure requested. Staff appointment to commence programme but slippage to anticipated start date eg Sept 05. Publish information to building users and occupiers Revised guidance published. Third party duty holders contacted to ensure compliance with law. Publish asbestos register in 100% of Council owned buildings Registers published annually in every building. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/7 Establish asbestos surveyor partners to facilitate removal, repair, survey and inspection arrangements £200k from existing resources Implement asbestos removal programmes £200k additional resource Improve monitoring of asbestos removal contractors Within existing resources Develop and implement risk based inspection programme commencing September 2006. Within existing resources. Potential to provide cost savings Despite reduced funding for 2005/06, progress has been made by recruitment of competent staff, bringing services in house, previous contracted to external consultants. Further efficiency saving are planned in 2006/07 with the implementation of a risk-based inspection programme, although these will not offset the additional expenditure required to support asbestos removal programmes eg Three Minsters House and Yateley Infants School.

Electrical Services Failure

Ranked as equal fourth on the register with a green traffic performance assessment and previously at equal fifth place for the past 2 years. The risk describes fixed electrical installations across the estate, where the greatest threat is associated with vandalism or accidental damage to sockets and fittings. Two fires have been reported to be due to electrical failure (Nightingale and Harriet Costello schools) amounting to more than £1m loss of asset for each fire.

	Agreed Actions 2004/05 Outcomes 2004/05 Establish revised test and inspection programmes to meet with best practice Revised electrical test and inspection programmes have been implemented, increasing frequencies for community buildings, swimming pools and floodlighting. Develop inventory of lightning protection systems Database completed. Implement annual inspection programme for electrical termination, breakers and switch fuse devices Programme piloted with high costs and minimal benefits and thus abandoned. Service improvements to meet with best practice and maintain current green performance assessment for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Develop database to provide scale plans with data for ease of use Within existing resources Relocation of computer suite with improved backup arrangements to prevent loss of IT2000 services. Ashburton Court redevelopment project There are limited opportunities to reduce expenditure and deliver statutory inspection programme and urgent repairs within existing resources. It is predicted that there will be over expenditure 2005/06 which is likely to continue into the future, associated with the new test and inspection contract valued at £350k compared to the annual budget of £200k. Unless additional resources of £150k pa can be found, test and inspection frequencies will have to slip back to an 8 year programme with an amber performance rating as reported in 2003/04.

Swimming Pool Plant Failure
	Limited resources allocated to repair and maintenance of swimming pools historically has seen an overall deterioration in condition illustrated by sixth position and amber performance assessment (moved from 9th position in 2003/04 to =5th position in 2004/05). Funding delegated to schools was part of the Education Committee's revenue budget. A recent review conducted by Education, estimated that minimum capital funding of £1.8m would be required to bring pools up to an adequate standard for health and safety. Further consideration is being given to the funding, safety and asset management to identify a way forward to improve performance. Agreed Actions 2004/05 Outcomes 2004/05 Implement capital programme subject to outcomes of strategic review Review not completed so programme not started. Survey indoor pools to quantify liability and inform future upgrading progammes Survey completed. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Introduce log books for each pool to provide active recording of maintenance activities Within existing resources Survey outdoor pools subject to approval of strategy by members and head teachers £80k additional resource Review resourcing of pool repairs and maintenance and find ways of charging back to establishment Within existing resources Implement annual programme of work £270k additional resource Subject to the review finding and approval of funding (yet to be determined), upgrading pools to an acceptable Hampshire standard will allow risks to pool users to be reduced. Until this time the Council remains vulnerable to accidents and liability from pool users, especially vulnerable people such as those with a disability, babies and young children, and older persons. Members requested a report to a future meeting on the number of swimming pools at schools and their condition. This is currently under development.

Detection of Legionella
	Assessed as a medium risk in equal sixth position, with a green performance rating, there has been significant achievement since Autumn 2003 to meet with best practice. This risk covers the growth of Legionella bacteria with the potential to cause ill health and infection to building users, especially the elderly, infirm, the very young or those with health problems. Capital programme works to older persons homes through ENHANCE and other projects have replaced hot and cold water systems to current bench mark standards, removing dead legs and reducing the risk. Agreed Actions 2004/05 Outcomes 2004/05 Publish risk assessment for operational buildings Risk assessments completed for medium and high risk buildings to quantify risks associated with Legionella bacteria. Replace wet cooling towers by 2005 Project completed for EII and in progress for Three Minsters House. Projects planned for Winchester law courts subject to funding by occupier. Revise and publish Corporate Policy and Managers Guide to Legionella Policy and Guidance published in Summer 2005. Wet cooling towers are being effectively managed at Hampshire Scientific Services building in Southsea pending a long term decision on the lease and relocation of services. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Complete replacement of wet cooling towers for Three Minsters House and Law Courts. Resource allocated for Three Minsters House (£260k in 2005/06) Implement specific risk controls improvements following survey and risk assessment £50k additional resources Publish web-based risk assessment form and Log book for local managers. Within existing resources Budget and professional resources have been identified and requested to support the replacement of the cooling towers in Three Minsters House. Discussion are advanced with the Hampshire Courts Management Committee to fund replacement of wet cooling towers to Winchester Law Courts.

Glazing and Window Safety
	Ranked in equal sixth position and amber performance rating, this risk describes window failure or damage to glazing which can create injury to building users or contractors. The following table confirms the key actions and performance during 2004/05: Agreed Actions 2004/05 Outcomes 2004/05 Revise guidance for local managers Guidance reviewed and still relevant. Reissued to local managers Implement agreed NDS programmes NDS programmes agreed to time and to cost. Implement agreed capital programme for community buildings Glazing surveys of office accommodation completed, but programmes of remedial glazing work outstanding
	The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Develop term contract with specialist glazing firms, window manufacturers and installers Within existing resources Facilitate local risk assessment for community buildings through communication strategies. Within existing resources Implement agreed programmes of work including upgrading glass and associated remedial work £60,000 additional resource
Civil claims within schools have raised awareness of the importance of risk assessment and associated repairs and maintenance to windows. Schools are performing better than in the remaining estate where communication strategies are planned to encourage improved performance among local managers occupying community buildings.

Mechanical Services Failure
	Ranked in tenth position (9th in 2004/05) with an amber performance rating, this risk describes mechanical engineering plant which has the potential for fire and explosions associated with failures, and bring about closure of operational buildings. Agreed Actions 2004/05 Outcomes 2004/05 Programme to service and replace safety values to pressure systems 46% of valves replaced Implement asset management surveys to ensure validity of plant records. AMP data partially updated for completion in 2005/6 Publish corporate policy and guidance for local managers. Issued October 2005. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for Resources 2006/07 Complete asset management survey programme to ensure validity of plant records. Within existing resources Confirm inspections made by supplier for LPG Within existing resources Complete replacement programme of safety valves Within existing resources Consideration is being given to the funding, safety and asset management of this risk to improve performance over the next 12 months.

Structural collapse and temporary buildings
Ranked in thirteenth position during the past 2 years(7th in 2003/04) with an amber performance rating, this risk delivers risk-based surveys of permanent and temporary buildings, ensuring buildings remain safe to occupy, reducing the risk of collapse and injury to building users.
	Agreed Actions 2004/05 Outcomes 2004/05 Continue inspection of buildings under 40m2 Inspection completed to time and within costs Implement annual capital repairs programme Programme implemented to time and to cost Agree duty holder and strategy for fixed equipment eg climbing wall and hoists etc. Pilot study completed. Revised programmes of works implemented. Strategy for lifting equipment requires approval by Officers. The proposed actions for 2005/06 are listed below: Proposed Improvements 2005/06 Bid for resources 2006/07 Deliver year 1 of 5 year programme - SCOLA repairs. Within existing resources Commence year 2 of SCOLA repairs programme in April 2006 Additional bid of £400k required Develop and implement strategy for removal of temporary buildings with non-education sector Within existing resources Review strategy for removal of temporary buildings in schools Within existing resources The use of capital resources to remove poor condition, temporary buildings in the next 4 years will reduce the cost of inspections and eliminate risk in the foreseeable future. Having made considerable improvements in the past eighteen months, it is proposed to maintain current performance at green using in-house resources.