Hampshire County Council Buildings, Land and Procurement Panel 4 April 2006 Highfield House, Bishopstoke 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 1 - maximising life opportunities: the proposal to provide new and improved specialist accommodation at this residential respite care unit will have an immediate benefit for the service users and the local community. Aim 5 - improving services: all users of the proposed new facilities will benefit from these proposals.

Contact: Alec Gillies Ext: 5186 e-mail: [email protected]

1	Summary
1.1	Highfield House is a residential respite unit that provides care for adults with a learning disability. The service is accommodated in a two-storey Victorian building located in Church Road, Bishopstoke and currently offers respite care for up to four adults.
1.2	Funding has been made available from the National Health Service (NHS) and Learning Disability Development Fund (LDDF), as a result of the proposed closure of Bishopstoke House, for a scheme to extend the existing service at Highfield House to provide facilities for those who may also have a physical disability as well as a learning disability, whilst increasing the available places from four to five. Financial contributions from the Adult Services 2005/06 Capital Programme and the Policy and Resources 2005/06 Capital Repairs budget have been added to the external funding to enable a scheme with an estimated value of £431,000, excluding fees.
1.3	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	It is proposed to construct a new extension to the existing building and undertake internal alterations and remodelling of the existing Victorian building, to include the installation of a new fire detection sprinkler system. The new extension will be of some 81sqm and will consist of a single storey building with a one and a half height glazed lobby link to the existing Victorian building.
2.2	The proposed new single storey extension will provide a new main entrance (with security controlled doors), reception, living area, kitchen / dining room. The ground floor of the existing building will be reorganised to provide two bedrooms (one with en suite), bathroom, staff bedroom and store. The first floor of the building will be redecorated throughout, to include new floor coverings and new ceilings in association with the installation of the fire sprinkler system and will provide three bedrooms, a bathroom and utility room.
2.3	The scheme will also provide a drop-off area to the front (west) elevation of the building on Church Road. The site does not currently offer car parking facilities and in order that visitors can be safely dropped off and picked up it is proposed to provide a designated area for this purpose. Landscaping to the west elevation will include new paving and planting to define the new entrance and generally enhance the approach to the building.
3	Funding and Timing
3.1	Funding for the proposals outlined in this design project appraisal is as follows, excluding fees: NHS 172,000 Learning Disability Development Fund (LDDF) 198,000 Adult Services Capital Programme 05/06 30,000 Policy and Resources Capital Repairs budget 05/06 31,000 431,000
3.2	Subject to the necessary approvals it is anticipated that tenders will be invited during March 2006 and work will commence on site during June 2006 and be completed during November 2006.
4	Consultation with Local Member
4.1	Councillor Angela Roling, the local Member for this area, has been consulted on the proposals in this appraisal and has confirmed her support for the scheme.
Conclusion
These proposals will provide a greatly enhanced respite care service for adults with a learning disability and be able to cater for those people whom may also have a physical disability.
Recommendation
That, the Buildings, Land and Procurement Panel advises the Executive Member for Policy and Resources that the design project appraisal for Highfield House scheme, at an estimated cost of £431,000, 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

Executive Member - Adult Social Care

31 March 2006

Buildings, Land and Procurement Panel

4 April 2006

Executive Member - Policy and Resources

6 April 2006

Project:	Highfield House, Bishopstoke
	Extension and Alterations
Commencement date:	June 2006
Completion date:	November 2006
Planned year of start in accordance with Capital Programme:		2005/06

Recommendation:

That the building design project appraisal for the Highfield House scheme be approved.

1 Finance

Capital Expenditure	Current Estimate £'000	Capital Programme £'000
Buildings	431	30
Fees	69	5
Land to be purchased	_	_
Total	* 500	35

* 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.

Financial Provision for Total Scheme	Buildings £'000	Fees £'000	Total cost £'000
1 From own Resources:
a) Capital Programme 05/06 (as above)	30	5	35
2 From Other Resources:
a) NHS	172	28	200
b) Learning Disability Development Fund (LDDF)	198	32	230
c) Policy and Resources Capital Repairs budget 05/06	31	4	35
Total	431	69	500

Building Cost - Net Cost = £ 1,968 per m² (excluding abnormals)

- Gross Cost = £4,653 per m²

Landlord funded work connected with this scheme

A contribution of £31,000, excluding fees, has been made available from the Policy and Resources 2005/06 Capital Repairs budget towards the installation of a fire detection sprinkler system within the existing building.

Value of land already acquired for this project

The land forming the site of the development is an integral part of the respite unit site 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 grounds 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	63	4	67	26	93
Unit cost (£) (e.g. per place)	-	-	51	5	56
% variation to Committee's budget			0.1%		0.1%
Number of additional Staff (fte)	-		-		-

The additional staffing costs to meet the needs of an additional place and for those adults who have higher support needs is being met from Hampshire Partnership NHS Trust and is to be transferred to the County Council in terms of a section 28a transfer.

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 will be in the order of £1,100 per year (£11 m²/year) for each m² of new accommodation. The additional CO² consumption will be 8.5 tonnes per year.

2 Details of site and existing infrastructure

Location/adjoining land and buildings

Highfield House is located at Church Road, Bishopstoke. To the north, east and south is residential accommodation. Church Road borders the west elevation of the building with fields and further housing beyond.

Area including comparison with local/national standards

The total site area is 0.17 acres (0.07 hectares). There are no local/national guidelines for buildings of this type.

Access

There is no vehicular access or parking at this site. Pedestrian access is made from Church Road to the west. The existing main entrance to the building will be relocated within the new extension, accessible via a new pathway with gated access from Church Road.

Existing buildings and temporary buildings

The existing Victorian detached building is positioned to the south west corner of the site and the building is considered to be in a good condition for its age.

There are no temporary buildings on this site and none are required for these proposals.

Results of trial boreholes

A site investigation was undertaken during December 2005 and the results have been incorporated into the project. Trench fill foundations will be used for the proposed new extension.

Mains services position

Existing mains services will be extended or adapted as necessary to serve the proposed new extension.

3 Scope of the Project

Type of project, layout and facilities provided

The proposed new single storey extension will provide the following accommodation:

· new main entrance (with security control)

· reception

· living area

· kitchen / dining room

The ground floor of the existing building will be reorganised to provide:

· two bedrooms (one with en suite shower room)

· bathroom

· staff bedroom

· store.

The first floor of the existing building will be redecorated, to include new floor coverings and new ceilings and will provide:

· three bedrooms

· bathroom (slightly reconfigured to allow better access)

· utility room.

Places provided

Five places will be provided, two of which will be bedrooms accommodated on the ground floor.

4 The Proposed Building

Type of construction, finish and appearance

The new extension will be steel-framed with cavity wall construction and brick finish. Windows will be powder-coated aluminium. The pitched roof areas will be covered in a metal standing seam. Other areas of roof will have a high-performance roof covering. The east elevation will have a glazed screen with views and access to the garden.

Accessible facilities

Level access of the ground floor will be maintained in the existing building and new extension. An accessible en-suite toilet room and a bathroom will be provided on the ground floor.

Heating and ventilation systems

The existing boiler will be replaced by a new gas fired condensing boiler to serve radiators in the existing building and under floor heating in the new extension. Mechanical extract ventilation will serve the bathrooms and toilets.

Fire risk assessment

A risk assessment undertaken in consultation with the Hampshire Fire and Rescue Service concluded this to be a building of high fire risk and it is recommended that a sprinkler system is installed. It is proposed to install a domestic-type sprinkler system suitable for the scale and use of this building. In addition, new sensors will be fitted to the ground floor fire exit doors and new fire compartmentation between the new and existing building will 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

There is no existing car parking provision on this site and staff currently parking on Church Road will continue with this arrangement. It is proposed to create a drop-off facility on Church Road, adjacent the main entrance to the building.

Landscape proposals

Hard landscaping will include the reconfiguration of the footpath on Church Road to allow for the proposed drop-off facility. A paved level access pathway will be created to the new main entrance along with a paved patio area to the east elevation of the new extension. New planting to the west elevation will help to improve and soften the frontage to the new main entrance, as well as providing privacy to those inside the building.

Situation on site and environmental impact

There are currently four yew trees to the eastern corner of the site. To allow the proposed construction it will be necessary for two of the trees to be removed. The two remaining large trees will still provide a visual barrier from the houses beyond the site boundary. Consultations with the Hampshire Arboriculturist have indicated agreement to this course of action.

6 Planning

A detailed planning application was submitted to Eastleigh Borough Council in November 2005 and a decision is expected during March 2006.

7 Building management

Existing arrangements will apply to cleaning, catering, local management and maintenance arrangements.

8 Furniture and equipment

The Director of Adult Services is currently assessing the exact level of requirement for the furniture and equipment which will be met from an Adult Services Capital Programme provision, subject to the approval of a future report.

9 Professional Resources

Architectural Services } Alexander Design

Quantity Surveying } Property, Business and Regulatory

Electrical and Mechanical Engineering } EDP

Structural Engineering } Giffords

10 Consultations

The following have been consulted during the development of the project: Director of Adult Services, Environment Department, Access Officer, local County Councillor, Hampshire Arboriculturist.

I/PB&R/Committees/BLPP/2006/April