**Document:** Options Appraisal Report **Application:** 07/01978/A — Approval in principle to erect a new probation, bail and after care hostel **Decision:** Application Withdrawn **Decision Date:** 2009-12-16 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/84066-braddan-ballakinnish-house/documents/1512660 --- # Options Appraisal Report ## Report ### 5.0 Design Brief 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. ## Report 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: - Care Standard requirement (Isle of Man) - Inspection and Registration requirements for residential services (Isle of Man) - Planning Regulations (Isle of Man) - The Fire Safety Act (Isle of Man) - The Building Act (Isle of Man) 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: - The Building Act (1984) - DETR Approved Document Part M (Building Regulations) - The Fire Act (1971) - The Disability and Discrimination Act (2005) 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. ### 6.0 Options Appraisal 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: - No assessment of the developer’s profit has been made. - No allowances for agency fees, legal and other due diligence have been made. - Finance costs have not been included. - No site surveys have been undertaken and therefore no site abnormal costs have been included. - No topographical information is available for the site. ### 6.1 Design 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. ### 6.2 Services/Drainage There is currently no sewer connection to the site and allowance has been made for on site management. ### 6.3 Access/egress 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. ### 6.4 Geotechnical and Topography ## Report 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. ### 6.5 Parking 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. ### 6.6 Landscaping A budget landscaping specification has been allowed for. This allowance makes provision for tarmac for the parking. ### 6.7 Waste collection Provision has been made for facility waste management on site. TSA will need to enter into a contract for waste collection. ### 6.8 Security 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. ### 6.9 Risks - Identification of potential risks with archaeology and ground conditions. - Planning objections form the local community. - Section 106 obligations in relation to Highways Department requirements - Servicing the site in relation to existing service capacity. - Level of construction cost uplift due to Isle of Man location. Estimated at 29%. ## Report [Table omitted in markdown export] ### Option 1 Option 1 has the following accommodation schedule located over both ground and first floors:- Report [Table omitted in markdown export] ### Option 2 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: - - The location of the structure has been moved up the hill to the east, towards the higher area of level ground on the site. - The parking is now located on the sloped area between the building and the refurbished barn/training centre. - The ground works associated with the parking (on the slope) is felt will be less expensive as opposed to the cut-and-fill that would be required if the building were located here. - The separation of the two facilities will allow the residents the opportunity to “leave” their home and attend training away from their residence. ### Report - The use of the training centre will be more attractive to outside interest. - The central parking access point allows for easier access/egress of the site for deliveries, etc. ### 7.0 Conclusion 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 - The interface and separation of the two facilities within the development is preferred. - This is less expensive than Option 1 by circa £160,000. - The costs and relative complexity in design and structure associated with the ground works are reduced as a result of the location of the structure on the eastern level area of the site. 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/84066-braddan-ballakinnish-house/documents/1512660*