Archived decisions

Hampshire County Council Buildings, Land and Procurement Panel 26 June 2007 Bay House School, Alverstoke, Gosport Report of the Director of Property, Business and Regulatory Services

Contact: Steve Clow Ext: 7858 e-mail: [email protected]

1	Summary
1.1	Bay House School is a Foundation School and is located at Gomer Lane in Alverstoke, Gosport. The school campus is situated in the grounds of Bay House, a Grade II listed building dating from the late 1830s. The school capacity is currently 2,111.
1.2	The school has been working in conjunction with the Learning Skills Council (LSC) and local educational groups, which identified a long-term need for a more coherent 16-19 vocational provision and a strategic increase to provide an additional 116 spaces at the school. It is therefore now proposed to provide a purpose-built, three-storey building for sixth-form use.
1.3	The Director of Property, Business and Regulatory Services has progressed the design of the proposed extension and the purpose of this report is to outline the design proposals and seek approval to the attached design project appraisal.
1.4	The proposed scheme will maximise wellbeing and enhance the quality of place for all users of the additional sixth form accommodation.
2	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 Bay House, Gosport, at an estimated total cost of £2.5m, excluding fees, is approved.
3	Scope of the Works
3.1	Due to the level of existing development on the site, the proposed new building will be sited on an existing sunken car park area adjacent to the recently completed sixth form centre. The form and shape of the building has been determined by the statutory requirements for fire separation between the existing and proposed buildings and space standards for schools. The classrooms are orientated to benefit from natural daylight and ventilation.
3.2	The new building will provide classroom and workshop spaces on three floors and the accommodation provided is listed in the attached design project appraisal.
3.3	All materials have been selected to complement the adjacent sixth form building and landscaping proposals include the provision of benches and seating to create an external social space between the new building and the existing Arts block.
4	Funding and Timing
4.1	The Learning Skills Council has approved in principle an allocation of £2,500,000, excluding fees, to fund the proposed scheme.
4.2	Subject to the necessary approvals it is anticipated that tenders will be invited during September 2007, work will commence on site during January 2008 and be completed during September 2008.
5	Consultation with Local Member
5.1	Councillors Peter Edgar and Keith Gill, the local Members for this area, have been consulted on the proposals in this report and have both confirmed that they are supportive of the scheme.
Conclusion
The proposed scheme will improve facilities for sixth formers in the Gosport area by providing a dedicated centre for vocational and technological courses.

LINK(S) TO CORPORATE STRATEGY
	Yes	No
Hampshire safer and more secure for all		_
Maximising well-being	_
Enhancing our quality of place	_

This proposal does not link to the Corporate Strategy but, nevertheless, requires a decision because:

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 Draft

Building Design Project Appraisal

Buildings, Land and Procurement Panel

26 June 2007

Executive Member for Policy and Resources

29 June 2007

Project:	Bay House School, Alverstoke, Gosport
	New Sixth-Form building
Commencement date:	January 2008
Completion date:	September 2008
Planned year of start in accordance with Capital Programme:		2007/08

Recommendation:

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

1 Finance

Capital Expenditure	Estimate @ 4Q06 £'000	Capital Programme £'000
Buildings	2,500	-
Fees	400	-
Land to be purchased	_	_
Total	2,900	-

Financial Provision for Total Scheme	Buildings £'000	Fees £'000	Total cost £'000
1 From own Resources:
a) Capital Programme (as above)	-	-	-
2 From Other Resources:
a) Learning Skills Council	2,500	400	2,900
Total	2,500	400	2,900

Building Cost - Net Cost = £1,774 per m² excluding abnormals

- Gross Cost = £2,441 per m²

Devolved Capital allocations £'000

2004/05 156

2005/06 165

2006/07 213

2007/08 220

Total 754

Landlord funded work connected with this scheme

Not applicable - Foundation School.

Value of land already acquired for this project

Not applicable - Foundation School.

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	0	15	15	152	167
Unit cost (£) (e.g. per place)	-	-	-	-	-
% variation to Committee's budget	-				-
Number of additional Staff (fte)	-				-

The overall level of the revenue budget for funding schools will (from April 2006) be prescribed by central government, and capital projects have no bearing on the level of this budget. Therefore, this proposed project will have no bearing on the overall level of the Children's Services budget, extra costs and savings being met from the same overall schools' funding level.

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 £7,350 per year (£6.20 for each m² of new accommodation). The additional CO² consumption will be 44 tonnes per year.

2 Details of site and existing infrastructure

Location/adjoining land and buildings

The school campus is located in the grounds of Bay House, a grade II listed building, at Gomer Lane, Alverstoke, Gosport. The site is bounded to the north by an existing stone wall which runs parallel to Gomer Lane and an area of woodland to the south.

Area including comparison with local/national standards

The total site area is 33.268 acres (13.463 hectares). The DfES guideline for a school of this size is 29.65 acres (12.0 hectares).

Access

The existing access is from Gomer Lane and leads directly to the proposed new building. There are local and school bus services which drop students outside this entrance.

For the duration of the building works, the contractor will access the site via Gomer Lane. Once within the school boundaries, pupils and staff will be clearly separated from construction traffic and activities. Deliveries and movement of plant will be restricted during the school day to ensure the safety of all those involved.

Existing buildings and temporary buildings

There are a variety of buildings on the site, the main building being a Grade II Listed Building (originally built in the 1830s). These buildings were extended in the 1950s to create a new site for Gosport Grammar School and several extensions have been made over the years, the most recent being the sixth form extension which was completed in 2004.


There are several temporary buildings currently on the site and these will be unaffected by the proposals within this report.

Results of trial boreholes

A site investigation for an adjacent building showed subsoils comprising clay overlying sand and gravels. Pad and trench fill foundations are therefore proposed with suspended concrete ground floors. The foundations will be locally deepened to allow for adjacent trees.

Mains services position

It may be necessary to upgrade the incoming electricity supply. Other mains services are considered to be of sufficient capacity to be extended and adapted as required to serve the proposed additional accommodation.

3 Scope of the Project

Type of project, layout and facilities provided

The proposed new building will be arranged on three storeys and will provide the following accommodation:

Ground Floor


· CDT laboratory

· store and office space

· display area

· toilets (to include one accessible)

First Floor


· two IT/graphics studios

· office space

· locker storage and toilets

Second Floor


· two IT/graphics studios

· office space

· locker storage and plant room

A lift will serve this three-storey building and will be located in the stair core. Two staircases will be included in this area to comply with Building Regulations, providing alternative means of escape from every floor.

Places provided

This scheme will provide an additional 116 sixth-form spaces.

4 The Proposed Building

Type of construction, finish and appearance

The building will be of concrete frame construction with external walls of facing bricks. The roof will consist of a high-performance roofing system laid to falls, to complement the recently completed sixth form building. Windows, louvres and glazed screens will be of powder-coated aluminium.

Impact Assessment

The proposed new building has been designed with level access throughout. The three floors are served by a lift. An accessible toilet is provided on the ground floor. Drop-off areas for disabled users are located adjacent to the building and accessible parking provision is provided on the school site.

Assessment of the Race Relations (Amendment) Act has been considered in the development of this proposal. No adverse impact has been identified in terms of race, creed or gender.

Heating and ventilation systems

The ground floor CDT room will be heated by ceiling level radiant panels. The remainder of the proposed new building will have underfloor heating served by new gas-fired condensing boilers. Ventilation to teaching spaces will be natural by means of opening windows and roof level vents. The toilets will mechanically ventilated.

Fire risk assessment

The Governors of the School have full responsibility for the land and buildings, and therefore do not have to comply with the Council's Sprinkler Policy. In any event, a fire risk assessment concludes that this is a low fire risk category building and sprinklers would not be necessary.

Health and safety

A designer's risk assessment and a design health and safety plan, in accordance with the Construction Design and Management Regulations 2007, have been undertaken for the proposed scheme

5 External Works

Car parking

The proposed development will generate two staff parking places, and up to 12 additional student parking spaces. These have all been agreed in conjunction with Gosport Borough Council. A traffic appraisal report has been undertaken.

Landscape proposals

The space between the new building and the existing Arts Block will be landscaped with paviours and enhanced with benches and lighting to create a multi-use external space for students and staff.

Situation on site and environmental impact

The site is relatively densely developed and the siting of the proposed extension on the existing sunken car park is not anticipated to have any negative environmental impact.

6 Planning

A detailed planning application was submitted during May 2007.

7 Building management

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

8 Furniture and equipment

There will not be an allocation of funding for furniture and equipment.

9 Professional resources

Architectural Services } Property, Business & Regulatory

Quantity Surveying } Property, Business & Regulatory

Electrical and Mechanical Engineering } Property, Business & Regulatory

Structural Engineering } R J Watkinson

10 Consultations

The following have been consulted during the development of the project: Headteacher and Governors of the school, Gosport Borough Council, Children's Services Department, Environment Department, Fire Officer, Access Officer, local County Councillor.