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5.1 The proposed new build should provide accommodation for a total of 22 service users, using the core and cluster model comprising of $2 \times 5$ and $2 \times 4$ cluster type formation (each with en-suite facilities) and 4 self contained bedsits, in a semi independent unit to accommodate those who need to enhance and practice the necessary “life skills” before moving onto main stream independent accommodation.
5.2 The designer should bear in mind that this property will accommodate difficult and vulnerable people of mixed gender. For this reason, and for the safety and security of those working with the occupants, the site should be secure with access and egress to both the main building and the individual clusters being controlled through a single point monitored by reception. The design should also take account of the need to provide for closed-circuit television (CCTV) in appropriate areas both internally and externally.
5.3 David Gray House provides temporary accommodation with the duration of stay being determined by individual referral conditions. For this reason, the type of accommodation should not exceed that which clients may be expected to move into with the general stock of single person’s accommodation. The same principle should apply to the self contained bedsits.
5.4 The overall design of the building should maximise the amount of daylight to all areas, and notwithstanding this, all artificial lighting should have daylight standard bulbs/fluorescent tubes fitted as standard.
5.5 The philosophy of the centre is to encourage services users to maximise their potential through both individual working and collective support. The programme and recreational space provided within the centre should therefore promote interaction between service users and staff.
5.6 It is imperative, for funding, registration and operational reasons that the proposed new build becomes fully operational by the end of 2008 and that the existing service continues to be provided at the current locations until the new building is available. (It is recognised that the continuation of any programme in the current properties will be under difficult environmental circumstances which severely limits the overall service provided.)
5.7 Following presentation to the Balance Scorecard Group and subsequent approval, it is anticipated that capital funding for this project will be obtained from The Salvation Army Social Trust subject to SATCO approval. It should be noted that circa £400k 'could' be gained from the sale of the current properties, although this will be dependent upon interest in the property market at the time of sale. There is some ambiguity surrounding the legacy conditions used to purchase the current properties and further advice and guidance is currently being investigated by TSA Legal Department.
Furthermore, following discussions with representatives from the Isle of Man Home Affairs Department and Probation Service, it is expected that the identified site (Ballakinnish) will be leased to The Salvation Army for 99 years, with an appropriate 'peppercorn' levy and subject to legal compliance.
5.8 Those responsible for delivering the project must ensure that the total project cost takes into account (all associated costs and professional fees, VAT, Isle of Man Factor, contingencies, furnishings and equipment, including IT and telephone requirements.)
5.9 It is expected that the designer will have working knowledge of all relevant statutory codes and best practice guides and recommendations as pertaining to the Isle of Man. In particular the following codes and publications should be consulted:
Where appropriate reference will be made to the following UK Legislation as a guide to good practice and future proofing in line with other Salvation Army establishments:
Where these guides and codes provide conflicting information, the designer should in the first instance notify The Salvation Army. Notwithstanding this, the more onerous requirement should always be implemented.
5.10 Mechanical and electrical services are to be suitable for the room requirements, considering function of the room, equipment to be used, maintenance and cleaning and longer term flexibility. Low surface temperature water filled radiators are to be used to all residential, public and programme areas of the building. The hot and cold water supply must take into account the risks posed by legionella and scalding and where practical, these risks are either to be designed out, or sufficient safeguards to be put in place to ensure compliance with appropriate legislation. An induction loop system should be fitted to appropriate areas within the building under guidance from the Salvation Army. TV aerial points should be fitted to all communal lounges and bedrooms.
5.11 The overall building design should be able to incorporate an additional 8 beds to be used by people who are homeless and require supported housing accommodation. However, the capital funding for this particular facility may not be available when the development commences, and thus, it is expected that the construction will allow for the additional facilities to be 'bolted on as and when funding is available.
5.12 At all times the designer will ensure UK DDA requirements are adhered to unless the Isle of Man have greater requirements in place.
This appraisal has been undertaken in order to assess the sensitivity of the different development options on the site. This report should not be considered as a development appraisal. Many other considerations of a development appraisal have not been undertaken. In particular, please note the following:
The design has been developed to reflect the requirements of the briefing document. The layout shown is in no way final and is a representation of how the functional adjacencies could work. The building has been restricted to ground floor only to reduce costs for slabs, etc.
There is currently no sewer connection to the site and allowance has been made for on site management.
Allowance has been made within the cost plan to provide a deceleration lane leading up to the entrance of the site. This has been included as the stretch of road on which the site is located is notorious for road accidents as a result from vehicles entering and exiting similar sites.
There is currently no information available on the geotechnical conditions of the site and therefore no specific site abnormality costs have been considered.
There is no detailed information available form Ordinance Survey to provide accurate topographical layout. As a result the site levels have been estimated based on a site visit.
A parking allowance has been made to provide adequate parking for staff, residents, visitors and users of the training facilities. These may be both internal training and external training courses, which may provide the centre with a form of revenue.
A budget landscaping specification has been allowed for. This allowance makes provision for tarmac for the parking.
Provision has been made for facility waste management on site. TSA will need to enter into a contract for waste collection.
An allowance has been made for CCTV and security within the facility. This allowance will however need to be reviewed in detail to allow for this to be accurately budgeted for.
| Facility | Requirement | Area (sq. m) |
|---|---|---|
| Entrance | 1800w door and secure lobby | 5.0 |
| Foyer | Waiting area; wheelchair friendly | 12.0 |
| Admin office | 1 desk | 4.5 |
| Manager's office | 1 desk | 4.5 |
| Deputy manager | 1 desk | 4.5 |
| Project office | 3 desks | 15.0 |
| Training room | 20 people | 40.0 |
| Sleepover suite | Bed + en suite | 14.5 |
| Staff room | Seating and mini kitchen | 25.0 |
| Staff WC | WC + basin | 2.0 |
| Interview room | 7.5 | |
| Dining room | 20 people (separate kitchen) | 40.0 |
| Kitchen | Specialist design | 28.0 |
| Food stores | tba | 5.0 |
| Catering staff areas | WC and lockers | 8.0 |
| Boiler room | tba | tba |
| Laundry | Washer/ tumble dryer/ Belfast sink | 9.0 |
| Disabled WC | 4.5 | |
| Communal lounge | 20 people | 40.0 |
| Lift | Platform lift + circulation | 6.0 |
| Stairs | 9.0 | |
| Sub Total | 284.0 | |
| Cluster | 3 nr beds with en suite | 48.0 |
| + DDA bed with en suite | 20.0 | |
| lounge - 4 people | 12.5 | |
| Bathroom | bath | 3.0 |
| Total cluster #1 | 83.5 | |
| 2 nr required | 167.0 | |
| Cluster | 5 nr beds with en suite | 80.0 |
| lounge - 5 people | 15.0 | |
| Bathroom | bath | 3.0 |
| Total cluster #2 | 98.0 | |
| 2 nr required | 196.0 |
Option 1 has the following accommodation schedule located over both ground and first floors:-
Report
| Self contained flats | Single person | |
|---|---|---|
| Entrance lobby | 2.0 | |
| Kitchen/ living | 19.0 | |
| Bathroom | 6.5 | |
| Bedroom | 12.5 | |
| Total one bed flat | 40.0 | |
| 4 nr required | 160.0 | |
| Cleaner | 5.0 | |
| Secure store | 4.0 | |
| Circulation/ risers | Allow 20% | included below |
| Bins | 10.0 | |
| Sub-total | 19.0 | |
| Total Areas | ||
| Communal areas | 284.0 | |
| 2nr cluster #1 | 167.0 | |
| 2nr cluster #2 | 196.0 | |
| 4nr s/c flats | 160.0 | |
| Service areas | 19.0 | |
| Sub total | 826.0 | |
| Circulation | 165.0 | |
| Boiler house | 18.0 | |
| TOTAL ACCOMMODATION | 1009.0 |
Option 2 has the same accommodation schedule. It is felt that the costs associated with the placement of the building on the sloped area in the centre of the site will be considerable and therefore the following changes have been made: -
For the following reasons it is recommended that The Salvation Army proceed with option 2 as described above. The budget requirement for this is estimated at £4,215,306.00
In addition to the above it is also noted that careful consideration of materials and cost effective methods of construction could further reduce the budget requirement.
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