Copley School Feasibility Report - WhatDoTheyKnow

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Copley School Feasibility Report

Feasibility Report for Copley School

Contents 1.0 Introduction

1.1 The Brief 1.2 Feasibility Study Team

2.0 Existing Building Structural Appraisal

3.0 Existing Building Drainage Appraisal

4.0 Services Appraisal

4.1 Introduction 4.2 Existing Primary School

5.0 Appraisal of all surveys completed

5.1 Summary of Ecological Survey 5.2 Summary of Arboricultural Survey 5.3 Flood Risk Assessment

6.0 Option 1 Refurbishment and Extension 6.1 Design Rationale 6.2 Structure 6.3 Drainage 6.4 Planning, Highways & Sport England 6.5 Mechanical & Electrical 6.6 BREEAM 6.7 Compliance with EFA Standards 6.8 Detailed Cost Plan Estimates with associated brief specification 6.9 Programme

7.0 Option 2 New Build on Existing School Site 7.1 Design Rationale 7.2 Structure 7.3 Drainage 7.4 Planning, Highways & Sport England 7.5 Servicing Proposals for Refurbished/Extended School 7.6 BREEAM 7.7 Compliance with EFA Standards 7.8 Detailed Cost Plan Estimates with associated brief specification 7.9 Programme

8.0 Option 3 New Build on Adjacent Park 8.1 Design Rationale 8.2 Structure 8.3 Drainage 8.4 Planning, Highways & Sports England 8.5 Mechanical & Electrical 8.6 BREEAM 8.7 Compliance with EFA Standards 8.8 Detailed Cost Plan Estimates with associated brief specification 8.9 Programme.

9.0 Executive Summary

9.1 Procurement 10.0 Appendix

Turner and Townsend Feasibility Report BREEAM Option1 BREEAM Option 2 & 3 Arboricutural Report Ecological Report Programme Option 1 Programme Option 2 Programme Option3 Topographical Survey


1.0 Introduction

1.1 The Brief

The Consultancy Team was appointed by Calderdale Council to carry out a feasibility study on Copley Primary School to RIBA Stage 2. The Feasibility Study provides details of three options to redevelop the school for approval by Cabinet/Full Council.

The current school is situated in Copley in Calderdale and it currently caters for a one form entry, with over 30 pupils in each of the 7 classes from reception to year 6. The intention is to increase this to a 1.5 form entry. The feasibility study investigates options to provide a 1.5 year entry primary school which is legislatively compliant and fit for the 21st Century Learning Environment.

Nursery There is an existing private nursery situated to the rear of the site which is a private establishment and will remain in situ. A safeguarding fence must be provided around the nursery building and pedestrian access provided.

The existing school is a traditional stone and slate roof construction with steeply pitched roofs and valley gutters. There are a number of structural and drainage issues associated with the existing school building which are covered in sections 2.0 & 3.0 of this report in more detail. Due to the school’s age and associated history the planning officer has advised that the building would be considered to be an undesignated heritage asset. As such the NPPF states;

“The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non-designated heritage assets, a balanced judgment will be required having regard to the scale of any harm or loss and the significance of the heritage asset.” Any proposal will therefore need to be justified to gain planning approval. The Options considered were: Option 1 Refurbishment and Extension To provide a total refurbishment to address the current structural issues with the existing building and extend the building to form the additional accommodation required. The option will refurbish and extend the existing school to include:

a solution to the water ingress issues replace floors where deteriorated and deemed unsafe a complete internal refurbishment and remodelling to extend the school to 1.5 form

entry, therefore requiring new extensions to accommodate the additional number of pupils

Option 2 New Build on MUGA Area: To provide a compliant new 1.5 form entry school to current EFA standards on the existing school site. Works to include the demolition of the existing school building and re-landscaping the external play space. Option 3 New Build on Adjacent Park: To provide a compliant new 1.5 form entry school school and associated external play space to current EFA standards on the adjacent public park site. The works are to include re-locating the play park to the existing school site and reinstating the existing park equipment. The Multi Use Games Area (MUGA) and trim trail will remain part of the school grounds.


1.2 Feasibility Study Team

The Consultancy Team appointed to undertake the production of the feasibility study have extensive experience in the schools sector working with clients throughout West Yorkshire and the UK. The team comprises of:

Turner & Townsend as Lead Consultant who provided cost advice.

Rance Booth Smith Architects as lead designer.

Preston Barber to provide building services advice.

Bland & Swift to provide engineering input covering geotechnical, civil and structural engineering matters.


2.0 Existing Building Structural Appraisal Existing Building: A structural appraisal of the existing building has been carried out based on site inspections and observations together with studying the many previous reports published on the roof condition, ground floor, external drainage and general condition of the building and external areas. The roof structure comprises of traditional timber construction over the classroom areas with feature exposed steel trusses over the higher main hall area. Typically ornate ventilation shafts are located above the rooms which are assumed to be also constructed in timber. The loadbearing walls are of substantial solid masonry with stone facing to all external walls, providing support to both the traditional roof structure and suspended ground floor. The existing ground floor is of a “filler joist” type construction, which comprises of small steel R.S.J’s of approximately 400 mm centres with concrete infill, and spans between main loadbearing external and internal walls and across masonry sleeper walls. With reference to the previous reports and confirmed by our site observations, the condition of the steel joists have deteriorated to the extent that a number of classroom areas have been strengthened by the introduction of timber joists and boarding on top of the existing floor spanning between the main loadbearing walls and over the intermediate sleeper walls, should the existing floor structure fail. Reference is also made in the reports to the degree of standing water observed in the floor voids and damp humid environment which will have contributed to the corrosion of the structure.

3.0 Existing Site Drainage Appraisal

Foundations are assumed to be traditional strip footings founded into natural bearing strata. No signs of significant movement or settlement of the foundations were noted during our inspections. In an attempt to control/prevent the water seepage into the floor voids, a recent cut-off land drain has been installed across the rear of the building, in the play area adjacent to the nursery building, which has reduced but not stopped the ingress of water into the voids. The existing combined drain system is in poor condition, with a number of defects according to the various surveys and reports available. The existing site is cut into the rising landscape and it is considered that the surface water issues are connected with surface run off down the hill side and collecting in the sump created by the below ground voids beneath the building. The MUGA pitch is a recent construction which by the profile of the original stone boundary walls and contours of the banking around the fenced pitch, would suggest that fill materials have been laid to form the plateau above original levels. Surface water catchment drainage has been installed to the lower edge of the pitch. Some re-profiling of the original contours has been carried out to form the play area beyond the MUGA pitch, including the construction of the access steps and ramp.


4.0 Services Appraisal 4.1 Introduction

The following feasibility study relates to the Mechanical and Electrical Servicing implications when considering the major refurbishment of the existing Copley Primary School against the provision of a new build replacement primary school for Calderdale Council.

The information has been based on the information made available to the team with regard the condition of the existing school along with the design teams knowledge and experience of major refurbishments and new build of a ‘template’ primary school.

It should be noted that no specific calculations have been undertaken to try and size plant loads at this stage; all information is based on industry proven rule of thumb guidance.

4.2 Existing Primary School

Generally, all the existing Mechanical and Electrical services within the school are considered to be at the end of their anticipated life expectancy and are not suitable for retention to serve the proposed extended and refurbished school. The exception to this is the heating pipework distribution, which appears to have been installed circa 20 years ago. However whilst this distribution would ordinarily be satisfactory for another 20-30 years, it is installed within the existing floor voids which are likely to be filled with concrete as part of the proposed scheme to stabilise the floor constriction. As such it is very unlikely that this pipework could be practically re-used and it is anticipated that to suit the major re-configuration of the internal spaces, a new pipework distribution for hot and cold domestic water services along with a new heating system, would be required throughout the existing and extended building.

The gas fire boilers are circa 15 years old and would now be considered as being

inefficient in terms of modern aspirations for energy usage. The associated pump set and control panel are generally of the same age and now considered nearing the end of their life expectancy. It is recommended that a new boiler installation be installed for the refurbished school.

It has been reported that the existing incoming electrical supply is at its maximum in

terms of load capacity. The installed metering indicates that the supply has a capacity no greater than 55kVA. This capacity would not be sufficient for an enlarged, modern primary school. In addition, the current incoming supply location is restricted in terms of space allocation and this same space would no longer be adequate or in compliance with current Health and Safety requirements for Northern Powergrid.


5.0 Appraisal of all surveys completed

As part of the feasibility study the following information provided by Calderdale Council has been reviewed and the information provided has been incorporated within this report: Calderdale Council MBC Asset Management Plan DFES reference:2006 UPPN:0037 AEDAS floor void infilling report Nov 2013

Asbestos Survey Documentation including: Copley Primary School Asbestos Survey 18/03/2013 Re-inspection & Reassessment of Asbestos Asbestos re-inspection report Dec 2010 Calderdale Council Premise Asbestos Management Plan

Report from Building Control, Calderdale Council

Notes from CDMC on Roof, Calderdale Council

Asbestos was a widely used material within buildings and machinery until 1999, when it was banned. This means that asbestos is common in the general environment and is highly likely to be within undiscovered areas of Copley Primary School.

The Design Team were handed over the above asbestos surveys relating to Copley Primary School which locate as far as reasonably practicable, the presence and extent of any suspect asbestos within the building, which might be damaged or disturbed during normal occupancy.

However prior to either refurbishment or demolition a full intrusive asbestos survey must be carried out. The refurbishment or demolition survey is used to locate and describe, as far as reasonably practicable, all asbestos in the area where the refurbishment work will take place or in the whole building if demolition is planned.

The survey will be need to be fully intrusive and involve destructive inspection to gain access to areas that are difficult to reach. It was therefore not considered appropriate that this was carried out at this stage.

The T&T estimates included within appendix clarify the position regarding asbestos under the ‘exclusions’ within each cost option but the full extent of asbestos containing materials cannot be established until full refurbishment & demolition surveys are undertaken to the entire building. Report from Building Control, Calderdale Council

Notes from CDMC on Roof, Calderdale Council In addition to this in order to carry out the feasibility study a topographical survey, an arboricultural and an ecological survey have been carried out. The full reports are attached in the appendix.

5.1 Summary of Ecological Survey

An ecological report compiled in accordance with the Joint Nature Conservation Committee’s (JNCC’s) Handbook for Phase 1 habitat survey - A technique for environmental audit (Revised reprint 2010) has been carried out to assess the ecological value of the site by documenting the habitat types present and the site’s potential for supporting rare and protected species. The full report is attached in the Appendix. The report concludes that after conducting a thorough site investigation and a detailed Desktop Study the site contains habitats of low ecological value. The habitats featured within the site include: amenity grassland, bare ground, buildings, hard standing, hedgerow (intact, species-poor), introduced shrubs, scattered broad-leaved trees, scrub (dense/continuous) and standing water. The report however does recommend that a bat scoping survey is carried out. No nature conservation designations will be impacted upon although the scattered broad-leaved trees, introduced shrubs, hedgerows and scrub within the site have the potential to support nesting birds. The site also has a small potential to support amphibians.

5.2 Summary of Arboricultural Survey An arboricultural report has been carried out on the whole site in accordance with BS 5837:2012 Trees in relation to design, demolition and construction. The report which is attached in the Appendix provides detailed, independent, arboricultural advice on the trees present, in the context of potential development.

The trees surveyed were generally found to be in good to fair condition and are not protected by a Tree Preservation Order or by virtue of them being in a Conservation Area. One tree has been recommended for removal for arboricultural reasons and three trees require pruning works for reasons of public safety.

All development work carried out in close proximity to trees must be executed in a manner sympathetic to their needs. Otherwise, the condition of the trees may deteriorate in the months and years following development, leading to a loss of amenity and resulting in potentially hazardous trees. Care must therefore be taken at the construction stage to ensure that the retaining trees are suitably protected.


Arboricultural Root Protection Drawing


5.3 Flood Risk Assessment

Flood mapping is a complex, detailed and extensive process which can never be completely accurate, however the Environment Agency maintains a flood risk map based upon the best currently available information. The Flood Map gives a good indication of the areas at risk of flooding in England and Wales. The likelihood of flooding has been calculated using predicted water levels and taking the location, type and condition of any flood defense.

It is an assessment of flood risk based on information last updated in 2008 and it shows the likelihood and consequences of flooding that could happen now. It currently does consider climate changes that have already happened but it does not show how the risks will increase in the future due to climate change. It is worth bearing in mind that the potential extent of an extreme flood shown on the Flood Map might in future become more 'normal' as a result of climate change.

The attached map shows the Flood Risk Assessment for the Copley School Site which is highlighted in red. The risk assessment includes flooding from all rivers with a catchment size greater than 3 km2, and all flooding from the sea (both along the open coast and tidal estuaries). Smaller rivers are included in the assessment where they fall within the area that could be affected by an extreme flood (0.1% chance in any year). It does not include other forms of flooding such as from highway drains, sewers, overland flow or rising groundwater.

The area highlighted in dark blue is the area which has a probability of flooding from with 1 per cent (1 in 100) or greater chance of happening each year. This is classed for planning and development purposes as Flood Zone 3.

The area shown in light blue shows the additional extent of an extreme flood from rivers or the sea. These outlying areas are likely to be affected by a major flood, with up to a 0.1 per cent (1 in 1000) chance of occurring each year. This is classed for planning and development purposes as a Flood Zone 2.

The school site is outside these areas and therefore is assessed to be very unlikely to suffer from flooding from rivers and the sea. It is considered to have a less than a 0.1 per cent (1 in 1000) chance of flooding occurring each year and for planning and development purposes, this is the same as Flood Zone 1.

Although the school lies outside the flood risk zone it currently suffers from water ingress which is believed to occur from the water run-off from the surrounding hills and playground. All three options within the proposal therefore include an allowance to improve the surface water drainage collection to minimise this risk.



6.0 Option 1 Refurbishment and Extension 6.1 Design Rationale Option 1 is to refurbish and extend the existing building. As well as the structural and services issues highlighted previously the existing school building also struggles with room and overall size and circulation routes. These issues will be exasperated when the school is increased to a 1.5 year entry. The existing Assembly Hall is currently too small for the current school size and the location of this restricts the circulation routes around the school. This is because the hall currently needs to be used to gain access from one side of the school to the other. This then forms a cause of disruption when teaching is taking place in the hall. There are currently 8 general teaching rooms within the school of which five class bases are below the recommended area and seven of the class bases have no stores.

Internally the whole building will be refurbished to address the structural issues and the proposal includes the construction of a new hall, 3 new classrooms and a staff room to accommodate the increase in pupil numbers.

The scheme relocates the main entrance to the car park side of the school and a new ramp will be constructed to form a Part M compliant access into the school. A new circulation route is provided to ensure that no teaching spaces need to be passed through to access other areas of the school. Externally a separate level access will be created into the hall so that this can be operated as a separate facility. The toilet facilities and kitchen have been modified to facilitate this. It is proposed that a new hall will be constructed in accordance with EFA space guidelines and the existing hall is adapted to provide a new circulation route, Key Stage 2 Classroom and specialist practical area/ICT space. These new facilities will be top lit double height spaces. To increase the school to a 1.5 form entry an additional 3 classrooms will be required. The 3 additional classrooms will be constructed to the recommended EFA area. The reconfiguration will mean that 3 of the existing class bases will be increased to recommended areas and that direct access to the playground is achieved from the infant classrooms. A sick bay and medical room is provided near the new main entrance and a reprographics room has been provided. It should be noted that although the cost estimates allow for improvements to significant elements the building will still retain significant elements of its fabric which will not achieve current building standards and is therefore likely to attract higher maintenance costs than a new build option.



6.2 Structure

Option I opens up large floor areas requiring the removal of extensive sections of existing loadbearing masonry walls, however where existing main walls are to be removed, the introduction of new steel framework and foundations will be required. The main refurbishment element will be the total removal of the existing concrete and steel filler joist ground floor and replacement.

To the single storey section to the rear, opening up the external walls may be required in order to achieve the necessary access to break up and remove the material arisings from the floor, above the existing floor voids and to construct the new floors. Making good to the loadbearing walls will be required, the extent dependent how far the existing slab is embedded into their structure. The replacement floor could be to either infill the floor voids with compacted hardcore then to cast a ground bearing concrete floor slab with steel fabric reinforcement, insulation and D.P.M or to install a precast concrete beam and block type suspended floor type construction with insulated s/c screed, spanning into the existing prepared wall bearings and across the existing sleeper walls, incorporating improved ventilation to the remaining void.

The suspended floor to the two storey section of the road frontage of the building, may also have to be replaced, which could be achieved by the introduction of new steel beams spanning across the width of this section of the building and composite concrete and metal deck type construction. New internal walls, if loadbearing, will require new foundations, however new non-loadbearing partitions can be constructed off the new replacement floor structures.

The construction of the new extensions can be of a steel framework with infill masonry external walls and masonry or non-loadbearing internal partition wall systems, all to provide speed of construction and flexibility of open floor areas.

Due to the condition of the existing site drainage and profile of the new extensions, complete new separate foul water and surface water drainage systems will be required, and then connected to the existing sewer.

6.3 Drainage

Due to the condition of the existing site drainage and profile of the new extensions, complete new separate foul water and surface water drainage systems will be required, and then connected to the existing sewer.

6.4 Planning, Highways & Sport England

An informal initial pre planning application meeting was held on the 15/04/2015 with Claire Marshall from the Planning Department and Brian Sutcliffe from the Highway’s Department. As no works are to be carried out to either the park or the MUGA there are likely to be no restrictions imposed by Sports England on this option. In terms of extending the existing school the preliminary advice was that because this would be a single storey extension to the rear of the site and subservient to the existing building this was unlikely to give grounds for objection. It was suggested by the Planning Officer that Ward Members were notified in advance of the planning application to judge their reaction. The Highway’s Officer advised that the car park would need to be increased by a minimum of two spaces to cater for the additional 4 members of staff. The proposal has minimal impact on the existing trees although tree protection will be required. The ecological value of the site is considered low although the ecological report advises that some bat scoping may be required.


6.5 Servicing for Refurbished/Extended School Given the timescales of the feasibility study, it has not been practically possible to obtain budget quotations for the provision of any new gas and or water supplies to the proposed new build schools. Quotations for such new connections typical take on average 2-3 months to obtain. Budget quotations for new electrical supplies take on average 4 weeks. It has been reported that the existing electrical supply to the school is currently undersized and operating at its maximum capacity; and our site inspections of the existing service head would lead us to concur with this suggestion. There is no doubt that a new electrical supply would be required for all the different school options presented within this report. We have therefore obtained a budget quotation from Northern Power Grid for a new electricity supply, the costs of which would be applicable to either a new build school or for an extension and refurbishment of the existing school.

Based on the Design Team’s previous experience of similar projects, it is not envisaged that the extended and refurbished school will require an upgrade to either the existing water or gas connection. It is intended that the external envelope (windows, roof and floors) of the existing building are to be thermally upgraded and hence any apparent increase in required gas load for the new extension would be offset by the increased thermal performance of the existing building and new energy efficient boilers. As such at this stage of the project we are assuming that the local gas infrastructure network is adequate to support the proposed new school based on the fact that there will be spare capacity in the network once the gas supply to the existing school has been isolated and removed from the network. There will be will be connection charges for the new gas supply and given the timescales we can only base these connections charges on those received for similar projects. In terms of a water connection, again it is good assumption that, based on similar projects, the existing water connection and capacity within the local network will be adequate for the extended and refurbished school. As with the gas supply, given that the local network supplies that existing school there will be spare capacity once the water supply to the existing school has been isolated and removed from the network. Again there will be will be connection and infrastructure charges for any new water supply to a new build school and given the timescales we can only base these connections and infrastructure charges on those received for similar projects and from costs guidance published by Yorkshire Water. A complete new mechanical and electrical services installation solution would be necessary to meet statutory Building Regulations and British Standards for the provision of Primary School Accommodation. It is proposed that heating will be provided throughout the school by means of traditional radiators and the heat source being high efficiency gas fired boilers. This will be subject to ensuring that the required BREEAM target is met. It is not proposed to install any cooling systems within the refurbished school although this could only be determined through detailed design. The proposed accommodation layout would result in a reliance on mechanical ventilation to provide fresh air to the occupied internal rooms for compliance with Building Regulations.

It is proposed that general and emergency lighting throughout the refurbished school would be by means of LED and T5 fluorescent luminaries. The ability to reduce the reliance of artificial lighting by the use of natural day lighting would also be limited given the proposed (but inevitable) layout. It is suggested that a remotely monitored analogue addressable fire alarm system to BS 5839: 2011 to afford level L2/L3 would be installed throughout the refurbished and extended school. These provisions, along with physical 60/120minutes fire compartmentation, will be proposed to the Council as alternative means of fire protection rather than installing a sprinkler system. It has been suggested that a solid case is made to provide reasoning for NOT installing a sprinkler system within the refurbished school. There would be limited scope within the refurbished building to incorporate renewable energy generators other than solar or PV panels mounted on the roof. 6.6 BREEAM

A BREEAM Pre Assessment for the new Build/ Refurbishment option has been carried out on the latest feasibility scheme based on a New Build Area of 466m2 and a refurbishment area of 1016m2. This is attached in the Appendix. The BREEAM Rating targets scrape Very Good rating at present. It is possible to improve on this but there will be additional costs. Many of the targets would necessitate the inclusion of a Building Management System being installed within the building. An allowance for this and the other items highlighted within the BREEAM pre assessment are included within the feasibility cost estimate. Other targets will require the client to take direct responsibility. Care must be taken throughout the design and specification process to ensure that any targets that are presumed awarded can be achieved. Although due care has been taken at present to predict those targets which can most efficiently be achieved it may be found that as the design process progresses some of these credits may require substituting with others to achieve the desired rating.


6.7 Compliance with EFA Standards The Education Funding Agency sets out base line designs which include both design and specification. The baseline designs provide a schedule of area but cater for some flexibility The EFA guidance covers both the internal area of the building and the external site area. Under EFA guidance the Net Site Area which is classified as the space which will be available for pupils should be between 11,700m2 and 12,989m2. There is no requirement under EFA guidance for soft outdoor spaces for physical education. On Option 1 the external the play area will be reduced by the addition of the 2 car park spaces and the new extension. The total useable external play area left over after the development will include: MUGA 650m2 Soft Informal Play Area 495m2 Hard paved area including covered play area shared with the nursery 710m2 This total area is therefore only 1,855m2 which is well below the recommended net area under EFA standards. Non Net Site Area No parking is provided for the adjacent nursery either currently or within the proposed scheme. The Suitability Statement prepared for Calderdale Council considered that the current car park is too small for the current size of the school. The current layout allows for 9 sub-standard spaces (these do not have adequate aisle width for turning). Based on the Highway recommendation a school of this size should have 15 staff spaces + 5 visitors spaces = 20 spaces (of which 2No. should be disabled). There is therefore a deficit of 9 spaces currently without expanding the school. The current proposal only includes for the additional 2 spaces required to meet the anticipated increase in staff numbers as set out by the Highway Officer and does not address the existing deficit. To do so would significantly cut into the net site area reducing the children’s play area further. The Refurbished and Extended Buildings Compliance: The following table highlights the key areas where the refurbished building will still fall short of the EFA standards:


Room Type Area as EFA recommendations

Shape Facilities/ Comments

Lower Floor

Classroom 1 Class base 59.8m2 meets requirement for Key Stage 2 In the existing building therefore poor thermal performance/acoustics No level access or lift Has storage

Classroom 2 Class base 66.1m2 meets requirement for Key Stage 2 In the existing building therefore poor thermal performance/acoustics No level access or lift Additional storage formed in adjacent circulation area

Upper Floor

Hall Assembly 200m2 meets minimum EFA Standards

Direct access from the outside. Adjacent to Kitchen with servery Separate wc so can be operated in isolation New construction therefore compliant in terms of energy performance U values/acoustics

Classroom 3 Class base 51.8m2

does not meet requirement for Key Stage 2 New store created within existing circulation area.

In the existing building therefore poor thermal performance/acoustics

Classroom 4 Class base 58m2

Meets requirement for Key Stage 2 Demolition to create space compliant classroom

No store. In the existing building therefore poor thermal performance/acoustics


Meets requirement for Key Stage 2 Demolition to create space compliant classroom

No store. In the existing building therefore poor thermal performance/acoustics


Meets requirement for Key Stage 2 In the existing building therefore poor thermal performance/acoustics

Top lit only, No store Classroom 7 Class base 55m2

Meets requirement for Key Stage 2 In the existing building therefore poor thermal performance/acoustics

Has direct access to wc and cloakroom Direct Access to be formed from cloakroom to external play area No store

Classroom 8 Class base 62m Meets requirement Key Stage 1

New construction therefore compliant in terms of energy performance U values/acoustics Has direct access to wc and cloakroom Direct Access to be formed from cloakroom to external play area.

Classroom 9

Class base 62m2

Meets requirement Key Stage 1 In existing building therefore poor thermal performance/acoustics

Has direct access to wc and cloakroom Direct Access to be formed from cloakroom to external play area No store

Classroom 10 Class base 62m Meets requirement Key Stage 1

New construction therefore compliant in terms of energy performance U values/acoustics Has direct access to wc and cloakroom Direct Access to be formed from cloakroom to external play area

Classroom 11

Class base 62m Meets requirement Key Stage 1

New construction therefore compliant in terms of energy performance U values/acoustics Direct Access to external play area No direct access to WC

Staffroom 36m2 Total Staff area under EFA guidelines

Specialist Practical/ Resource Area/ library/ICT

55m2 ICT room to be 62m2 to meet EFA standards Learning resources min 43m2

Internal double height space top light In existing building therefore poor thermal performance/acoustics.

Kitchen Is to remain as existing with food being prepared off site

WC’s In line with EFA standards 1no.Staff WC is provided per every full time equivalent member (not including catering staff) and the overall no. of WCs is provided 1 No. for every 20 pupils. Direct access is improved from Infant classrooms. Facilities provided so that Assembly Hall can be operated separately.


6.8 Detailed Cost Plan Estimates with associated brief specification.

In summary the total cost for this option is estimated at is estimated to be the cost of 12 months temporary hire for the school. If alternate provision for the school can be found this could be omitted from the estimate. The full details of this are included within Turner and Townsend Feasibility Estimate Report included within the Appendix.

6.9 Programme 6.9.1 The remedial works to the school which have been carried out have an anticipated life

span of 2 years. At the end of this time the structure will not be considered safe. 6.9.2 Due to the extensive structural works required to rectify the existing school structure and

drainage it will not be possible to retain the operation of the school whilst these works are carried out.

6.9.3 Calderdale Council is currently investigating whether the school can be relocated

elsewhere or whether a separate village could be created temporarily on the adjacent park.

A programme for Option 1 is attached in the Appendix



7.0 Option 2 New Build on Existing School Site Option 2 investigated creating a new build EFA compliant school on the existing school site. Initially for cost reasons Calderdale Council did not wish to replace the MUGA unless necessary and therefore 3 proposals were put forward to develop a new school on the site of the existing school whilst retaining the existing MUGA area. Due to the areas involved it was not found possible to build a new building on the existing school site whilst maintaining the operation of the school. The high costs associated with temporarily relocating the school has meant these options were discarded in preference of building on the MUGA Area which would enable the existing school to be kept in operation during construction.

7.1 Design Rationale

The construction of a new build 2 storey 1.5 form entry school is proposed on the site of the existing MUGA.

The site access would be retained off Wakefield Road in the current location. New parking would be created adjacent to the road screening the school playground . The scheme will enable the existing nursery which is privately run to be access from Copley lane. The main entrance and a separate hall entrance would be created from Wakefield Road. This would enable the hall to be operated independently.


All the reception and infant classrooms would be sited at ground floor level to enable these to have level direct access into to the external play area. All junior classrooms and specialist teaching facilities are located on the first floor and accessed with a lift.



7.2 Structure This option has the new building on the site of the existing MUGA pitch. Extensive reduced level excavations will be required in order to achieve relatively level access from the road/ car park/main entrance area which will incur costs. This in turn will require substantial retaining walls to the sides and rear of the new building. The structure to the new building is to be a steel framework supporting pitched roof and external wall panels with stone facings. Internal walls can be masonry or non-loadbearing partition systems to provide the required degree of durability fire and sound resistance. Ground bearing ground floor slabs could be adopted incorporating insulation and D.P.M., onto compacted hardcore. It is envisaged that concrete pad bases and strip foundations, tied together with steel fabric founded into the natural bearing strata. A Phase 1 Desk Top study was not instructed as part of the appointment for the feasibility study; however Bland & Swift made contact with site investigation specialists who have experience in the local geology and reference to available geological records, and advised that no adverse natural ground conditions exist on the current and adjacent site. However a full Phase 1 and Phase II site investigation report including contamination screening etc. will be required for the chosen scheme to confirm the prevailing ground conditions. Re-shaping and grading of the existing site area will be required after the demolition of the existing building incorporating grubbing up and sealing existing drainage systems.

New tarmac surfacing required incorporating surface water drainage, together with new highway cross-over to Highway standard. 7.3 Drainage New separate foul and surface water drainage systems will be required for the new building, and Play Area with new highway connections to Local Authority sewer. Allowance should be made for surface water attenuation subject to Planning/Water Authority conditions and grey water harvesting tanks if required for BREEAM credits. 7.4 Planning, Highways & Sport England An informal initial pre planning application meeting was held on the 15/04/2015 with Claire Marshall from the Planning Department and Brian Sutcliffe from the Highway’s Department. Due to the school’s age and associated history the planning officer considers it to be an undesignated heritage asset. This would mean that a Heritage Statement would need to be submitted with the planning application to justify adequate grounds for demolition. This would need to contain thorough research into the historic significance of the building and a strong case for demolishing the building which must outweigh the building’s historic significance.

At detail design stage the proposed scheme would need to be designed to consider street scape and costs have allowed for some panels of stone to match the locality. The Planner supported the intention to remove the mound the MUGA sits to create level access as the 2 storey building would therefore not be significantly higher than the existing school and respect the street scape. The Highway’s Officer expressed no concerns over this option as the access on to the site was kept in the current location. The car parking which would need to be provided would be 1 No. per 2 staff + 5 additional spaces for visitors. Based on 29 staff this would require a minimum of 20 spaces (of which 2 would be disabled) which is easily achieved on this option. The Highway’s Officer did suggest that a new bus drop off point could be provided on Wakefield Road to enhance safety for school trips etc. At present an allowance for this is contained within the cost estimate. Sport England have been contacted over this proposal and have advised that the loss of the MUGA would need to be justified by reference to a robust and up to date assessment that shows it is surplus to requirement. If this cannot be justified a new MUGA must be provided on the site of the demolished school. The costs for this have been incorporated within the feasibility cost estimate. This option has the largest impact on the existing trees on the site. The proposal will impact on the trees surrounding the existing MUGA which are largely classified as having ‘retention desirable’. These will need to be removed and the Planning Authority may insist on replacement trees being planted as part of the landscape proposals.


7.5 Mechanical & Electrical The provision of a new build school would create the ideal opportunity for the Council and the design team to provide a 21st Century energy efficient, innovate primary school. A new build structure could be designed to maximise natural ventilation and day lighting to all areas along with free cooling as required. New incoming gas, water, electric and communications supplies would be required to serve the new school. The costs received for the provision of a new 120kVA supply would provide good budget guidance although this is not a guarantee that the same capacity will be available when the school get refurbished or built from new. The use of renewable technologies could be incorporated early with the design to maximise energy generation (South/East facing panels and possible use of ground source heat pumps). This would be necessary to comply with Building Regulation Part L2a and BREEAM ‘excellent’ targets. Increased thermal performance of the overall building structure would result in greatly reduced running costs. Heating throughout the school could be provided by various means which would ultimately be independent on compliance with Building Regulations and BREAAM targets. Under floor heating is an option with new, highly insulated floors. Mechanical ventilation would be limited to statutory areas only for compliance with Building Regulations – i.e. toilets and kitchens etc. It is proposed that general internal, external and emergency lighting would be provided throughout the school by means of LED and T5 fluorescent lamps. It is proposed that a remotely monitored analogue addressable fire alarm system to BS 5839:2011 to afford L2/L3 protection is installed throughout the school. Whilst this is to be installed in conjunction with physical 120/60 minutes fire walls and barriers etc, it is likely that a full sprinkler protection system would still be required to meet Calderdale Council Guidance Notes. . It has been assumed that the required risk / protection level of sprinklers would be such that, it is assumed a mains pressure sprinkler system would be adequate and therefore there has been no consideration of external sprinklers tanks at this stage. 7.6 BREEAM A BREEAM Pre Assessment for the new options has been carried out and this is attached in the Appendix. The BREEAM Rating targets score an Excellent Rating at present. It is possible to improve on this but there will be additional costs. Many of the targets would necessitate the inclusion of a Building Management System being installed within the building. An allowance for this and the other items highlighted within the BREEAM pre assessment are included within the feasibility cost estimate Other targets will be the direct responsibility of the client. Care must be taken throughout the design and specification process to ensure that any targets are achieved. Although due care has been taken to predict targets which can most efficiently

be achieved it may be found that as the design process progresses some of these targets may require substituting with others. 7.7 Compliance with EFA Standards

The Education Funding Agency sets out base line designs which include both design and specification. The baseline designs provide a schedule of area but cater for some flexibility. The EFA guidance covers both the internal area of the building and the external site area. Under EFA guidance the Net Site Area which is classified as the space which will be available for pupils should be between 11,700m2 and 12,989m2. There is no requirement under EFA guidance for soft outdoor spaces for physical education.


The total useable external play area left over after the development will include: Soft Informal Play Area 470m2 Hard paved area including shared covered play area 2050m2 This total area is therefore only 2520m2 which is well below the recommended net area under EFA standards. As the building will be a new construction it has been designed and costed to comply with EFA standards although the baseline design has been amended to respond to the site constraints and the requirement for the Assembly Hall to function as a separate entity. 7.8 Detailed Cost Plan Estimates with associated brief specification In summary the total cost for this option is estimated at

The full details of this are included within Turner and Townsend Feasibility Estimate Report included within the Appendix. 7.9 Programme The scheme has developed so that construction can take place whilst the current school is in operation. Adequate site protection will have to be in place and emergency egress retained at all times. During the construction phase car parking will be lost on site. The remedial works to the school which have been carried out have an anticipated life span of 2 years. At the end of this time the structure will not be considered safe. The proposed new school will have to be up and running prior to this. Works to demolish the existing school will be carried out once the new school is constructed. Pedestrian access to the nursery will need to be maintained at all times during this work. The works to demolish the existing building, provide the surface water drainage and landscaping to this area will ideally occur in the summer vacation to minimise the disturbance to the school. This will necessitate a phased construction programme. A programme for Option 2 is attached in the Appendix .



8.0 Option 3 New Build on adjacent park. Option 3 has investigated creating a new build EFA compliant school on the adjacent public park. This will involve a land swap.. At present this is a largely grassed area with play equipment that was funded jointly by the BIG Lottery and the Play Builder Scheme. There was a time stipulation by the Grant provider of 5 years when the equipment was installed.

As part of the re-development the play equipment will be re-instated on the existing school site after the existing drainage problem has been resolved. Preliminary discussions have taken place with the Safer Greener Team who have advised that they have no objection ‘in principle’ to this. They accept that there will be a time period during construction that there will be no facility and have requested that this is kept to a minimum. Any re-installation would need to be carried out by a fully compliant installation contractor with all the original installation instructions and meet BS EN 1176 standards. The play area will need re-designing within the new space to ensure that it is suitable for users and will depend on the space available. Some of the equipment may not survive the extraction and cost within the feasibility cover both relocation and replacement as required.

They have requested that the school consider opening up the MUGA area for Community use outside school hours. This may attract external funding for any future maintenance costs. They have requested consultation throughout all stages of the project. The remainder of the park has a grassed area and goal post and is used as a recreational football pitch.


8.1 Design Rationale

The construction of a new build 2 storey 1.5 form entry school is proposed on the site of the existing park. This will enable the MUGA to be retained for both school and possibly community use. The park will then be relocated to the existing school site.

Part of the existing parking will be retained for both the nursery and park use and the remainder of the park landscaped to provide a five a side football pitch and play area incorporating the existing play equipment. The access to the school is to be located in the location of the current park entrance off Wakefield Road. New parking would be created adjacent to the road. The main entrance and a separate hall entrance would be created on the Wakefield Road Elevation which would enable the hall to be operated independently. This proposal enables the school to retain both the existing MUGA and Trim Trail.

All the reception and infant classrooms would be sited at ground floor level to enable these to have level direct access into to the external play area. The layout provides a wrap around play area to two sides enables it to easily be subdivided for different year groups.

All junior classrooms and specialist teaching facilities are located on the first floor and lift access provided.



8.2 Structure Option 3 has the classrooms arranged with the hall at the end of the building adjacent to the adjoining boundary. As with Option 2 this will involve reduced level excavations into the existing ground contours in order to achieve relative level access to the main entrance and hall of the new building. Retaining walls will be required along the rear and ends of the new building, together with re-grading to achieve safe play areas within acceptable gradient limits. The superstructure and foundation design to be steel framework onto concrete pad bases and tied strip footings with masonry external wall panels, internal walls and ground bearing insulated ground floor slab, as described in 7.2. Re-shaping and grading of the existing site area will be required after the demolition of the existing building incorporating grubbing up and sealing existing drainage systems. A Phase 1 Desk Top study was not instructed as part of the appointment for the feasibility study; however Bland & Swift made contact with site investigation specialists who have experience in the local geology and reference to available geological records, and advised that no adverse natural ground conditions exist on the current and adjacent site. However a full Phase 1 and Phase II site investigation report including contamination screening etc. will be required for the chosen scheme to confirm the prevailing ground conditions. 8.3 Drainage New external surfacing, drainage, new entrance, and allowance for attenuation and grey water harvesting as described in 7.3 for Option 2. The feasibility scheme includes with providing adequate surface water draining for the site of the existing school to ensure that the new park does not suffer from ponding 8.4 Planning, Highways &Sport England An informal initial pre planning application meeting was held on the 15/04/2015 with Claire Marshall from the Planning Department and Brian Sutcliffe from the Highway’s Department. Due to the school’s age and associated history the Planning Officer considers it to be an undesignated heritage asset. This would mean that a Heritage Statement would need to be submitted with the planning application to justify adequate grounds for demolition. This would need to contain thorough research into the historic significance of the building and a strong case for demolishing the building which must outweigh the building’s historic significance. At detail design stage the proposed scheme would need to be designed to consider street scape and costs have allowed for some panels of stone to match the locality. The intention is that the MUGA and trim trail would remain as existing. The level in the park however would be re-graded to form level access from Wakefield Road. The 2 storey building would therefore not be significantly higher than the existing school. This had the Planning Officer’s support as the scale would respect the street scape.

The Highway’s Officer expressed a preference for Options 1 & 2 as these were closer to the crossing for pedestrians, however he felt Option 3 would be acceptable. Option 3 would need to move the school zig zags and possibly provide a bus drop off on the main road for school trips. The cost estimate includes an allowance for carrying out this. The car parking which would need to be provided would be 1 per 2 staff + 5 additional for visitors. Based on 29 staff this would require a minimum of 20 spaces which is easily achieved with this option. Sport England has been consulted over this proposal. The current football pitch is unmarked with an approximate area of 734m2 including run off which is under the 0.2 hectares de-lineated space which is classified as a Playing Field under National Planning Policy Framework. This option therefore should not come under Sport England’s normal position to oppose development. Even if the area involved meant that the pitch was within Sport England’s remit the advice given is that an exception can be made to this under E4 if an equivalent or better playing field is provided. At present the cost estimate provides for a replacement 5 a side pitch on the new park which will be built to Sport England’s desired specification and will therefore improve the current facility. Sport England has advised that any community users of the football pitch will need to be provided with alternate facilities during construction. This option will require that 3 no. trees are removed at the proposed new site entrance to improve visibility splays as well as some bushes within the park.

All these trees are category 3 which are classified as ‘could be retained’ The Planning Authority may insist on replacement trees being planted as part of the landscape proposals. The ecological value of the site is considered low.


8.5 Mechanical & Electrical The provision of a new build school would create the ideal opportunity for the Council and the design team to provide a 21st Century energy efficient, innovate primary school. A new build structure could be designed to maximise natural ventilation and day lighting to all areas along with free cooling as required. New incoming gas, water, electric and communications supplies would be required to serve the new school. The costs received for the provision of a new 120kVA supply would provide a good budget guidance although this is not a guarantee that the same capacity will be available when the school get refurbished or built from new. The use of renewable technologies could be incorporated early with the design to maximise energy generation (South/East facing panels and possible use of ground source heat pumps). This would be necessary to comply with Building Regulation Part L2a and BREEAM ‘excellent’ targets. Increased thermal performance of the overall building structure would result in greatly reduced running costs. Heating throughout the school could be provided by various means which would ultimately be dependent on compliance with Building Regulations and BREAAM targets. Underfloor heating is an option with new, highly insulated floors. Mechanical ventilation would be limited to statutory areas only for compliance with Building Regulations – i.e. toilets and kitchens etc. It is proposed that general internal, external and emergency lighting would be provided throughout the school by means of LED and T5 fluorescent lamps. It is proposed that a remotely monitored analogue addressable fire alarm system to BS 5839:2011 to afford L2/L3 protection is installed throughout the school. Whilst this is to be installed in conjunction with physical 120/60 minutes fire walls and barriers etc, it is likely that a full sprinkler protection system would still be required to meet Calderdale Council Guidance Notes. It has been assumed that the required risk / protection level of sprinklers would be such that, it is assumed a mains pressure sprinkler system would be adequate and therefore there has been no consideration of external sprinklers tanks at this stage. 8.6 BREEAM A BREEAM Pre Assessment for the new options has been carried out and this is attached in the Appendix. The BREEAM Rating targets score an Excellent Rating at present. It is possible to improve on this but there will be additional costs. Many of the targets would necessitate the inclusion of a Building Management System being installed within the building. An allowance for this and the other items highlighted within the BREEAM pre assessment are included within the feasibility cost estimate. Other items will be the direct responsibility of the client.

Care must be taken throughout the design and specification process to ensure that targets that are achieved. Although due care has been taken at present to predict targets efficiently it may be found that as the design process progresses some of these credits may require substituting with others. As the park is classified as having low ecological value it is assumed that the overall development will enhance the ecology of the site. This will need to be considered at detailed design stage. 8.7 Compliance with EFA Standards The Education Funding Agency sets out base line designs which include both design and specification. The baseline designs provide a schedule of area but cater for some flexibility. The EFA guidance covers both the internal area of the building and the external site area. Under EFA guidance the Net Site Area which is classified as the space which will be available for pupils should be between 11,700m2 and 12,989m2. There is no requirement under EFA guidance for soft outdoor spaces for physical education. The total useable external play area left over after the development will include: The Soft Informal Play Area 667m2 The hard paved area 1370m2 MUGA 650m2 This total is only 2687m2 which is well below the recommended net area under EFA standards. As the building will be a new construction it has been designed and costed to comply with EFA standards although the baseline design has been amended to respond to the site constraints and the requirement for the Assembly Hall to function as a separate entity. 8.8 Detailed Cost Plan Estimates with associated brief specification In summary the total cost for this option is estimated at

The full details of this are included within Turner and Townsend Feasibility Estimate Report included within the Appendix.


8.9 Programme The scheme has developed so that construction can take place whilst the current school is in operation. This will however mean that the community looses it’s play area and football pitch during the construction phase. This could be compensated by opening up the MUGA area for community use. This Option will enable school car parking to be maintained throughout the construction phase and keep construction traffic away from the school minimising any risks and disturbance to the school. The remedial works to the school which have been carried out have an anticipated life span of 2 years. At the end of this time the structure will not be considered safe. The proposed new school will have to be up and running prior to this. Works to demolish the existing school will be carried out once the new school is constructed. Pedestrian access to the nursery will need to be maintained at all times during this work. The works to demolish the existing building, provide the surface water drainage and landscaping to this area will have minimal impact on the school so can be programmed for construction as soon as the new school is operational. This will necessitate a phased construction programme. A programme for Option 3 is attached in the Appendix.


9.0 Executive Summary The following summary table sets out the pros and cons to enable Calderdale Council to review the various options contained within the study and identify the preferred option. Option 1: New Build & Refurbishment Option 2: New Build on MUGA Option 3: New Build on Park Notes

Cost

Building meets EFA Standards

No see section 6.7 for details Yes new building designed and specified to EFA Standards

Yes new building designed and specified to EFA Standards

Site provides adequate parking

No Yes Yes

Net Site Area for Play

No 1855m2 No 2520m2 No 2687m2 should be between 11,700m2 and 12,989m2

BREEAM Very Good Excellent Excellent Building Regulations

Only the new build elements will conform to current standards in terms of energy efficiency, thermal heat loss & acoustics etc.

Yes- low running cost after construction Yes- low running cost after construction

Ecological Impact

Minimal Loss of trees to frontage Redevelopment of park provides potential to improve

Impact during construction

Most disruption to school as the school will have to be decanted

Additional pressures with parking as staff car park lost. Noise disturbance to school and reduction in play area

Loss of community facility during construction could be alleviated by making MUGA available for community use

Planning Least likely to be objected Risk as scheme will need justification as to why existing building is to be demolished

Risk as scheme will need justification as to why existing building is to be demolished

Highways Still have issues with parking Resolves parking issues and keeps entrance in the same location

Least favourite but can be made to work

Sport England No issues Will require replacement MUGA

Existing pitch under SE jurisdiction area (replacement to be similar or improved standard and therefore would be exempt under E4)


Impact on Nursery

No significant change except during construction No significant change except during construction

Improved parking and access after construction. Minimal impact during construction. Costs include safe guarding fence

Programme Work to be started on existing school within 2 years

Works to new school to be complete within 2 years

Works to new school to be complete within 2 years

Mobility Issues Lower floor will not be accessible. Ramped Access to main Entrance

All areas accessible

All areas accessible

Long term maintenance

Although the scheme includes providing additional/new drainage and replacing the floors the remainder of the structure will require ongoing maintenance and there is no 100% guarantee that the works will address all the issues.

Low Low

OJEU No, If temporary school base separately tendered or not required as this option would fall outside threshold.

Yes Yes

In conclusion once a preferred option has been concluded the next stage would be to appoint a design team to develop the scheme further. This would include further site investigations as at present the ground conditions are unknown. This would allow a more accurate cost estimate to be provided. 9.1 Procurement The Feasibility Report predicts project cost in excess of the OJEU procurement thresholds and therefore this would leave Calderdale Council the options of either: Following the OJEU procedures for the selection of contractors which will mean advertising the contract and possibly increasing the programme by up to 52 days. Or Using the YorBuild or SCAPE framework which would reduce the programme by choosing a contractor who has already gone through a Tender Process but restrict the options of contractor. If there were circumstances which necessitate works being split this may result in the projects falling under the threshold e.g.

Option 1: the temporary school base Option 2: the demolition and works to create the new park

However the contract is tendered the project could go down either a Traditional Contract route where Calderdale Council will appoint the consultants to design the preferred option. The contractor will then be appointed under a lump sum construction contract which will have penalties for late completion. This form of contract would suit circumstances where changes may be required as a result of unforeseen works.

Alternatively the contract could be awarded through one of the many variations of Design and Build Contracts in which the main contractor will be appointed to design and construct the works. This would give Calderdale Council a single point of responsibility for delivering the project however this form of contract is generally not seen appropriate for more complex projects or projects where design quality is seen as a key consideration. In particular Option 1 is a complex scheme with a lot of variables and unknowns. Using this form of contract may well result in higher tenders as the Contractor needs to ensure that all eventualities are covered. If Calderdale Council opts for this form of Contract a design team would normally be appointed to take the scheme up to either planning or Building Regulations Stage. 10.0 Appendix

Documents

Copley School Feasibility Report - WhatDoTheyKnow