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Professional support
Schools can choose from one of three professional consultant partners who have been carefully selected by
Asset Management and who have entered into a framework agreement to deliver professional property services:
Schools may use one of these three property professionals without having to obtain three quotations, as they have been selected, in competition, in accordance with EU procurement regulations.
Through these three consultants schools can also access the framework established with three leading building contractors.
The framework contractors have also been selected in accordance with EU procurement regulations.
Together these frameworks offer schools the opportunity to appoint the complete building team right at the start of a project without the need for separate tendering exercises.
All the above consultants and contractors have satisfactorily demonstrated their experience and knowledge of schools building work and proven their ability to comply with stringent Health & Safety requirements as part of the selection process.
Schools may choose to appoint their own consultants or contractors but must be mindful of the potential risks this can bring.
Why Use a Property Professional?
Even the most minor works may require detailed knowledge and understanding of issues such as safety implications, regulations, British Standards as well as building regulations and planning approvals for which professional help should be sought. A document summarising the roles and responsibilities of
Property Professionals is available.
There are many reasons for seeking specialist advice. For instance:
SUSTAINABILITY : property consultants can provide advice on whole life project costs and can offer advice on the long term implications of building work being considered.
DESIGN QUALITY: property consultants can also provide advice on the best ways of maximising the effectiveness of any proposed development by the use of good design principles
- Would you recognise asbestos?
Where do you stand if you instruct a contractor to break through ceiling tiles, which turn out to be asbestos? If proper precautions were not taken beforehand and the workplace becomes contaminated then the person ordering the work is likely to be prosecuted!
- Computer purchases
Somebody competent must check the loading to ensure that the power supply can cope. Also, what about lighting?
IT has special requirements - if they are not checked then what happens if a pupil has a sight problem?
- Disputes with builders
What if you are not happy with work done, or dispute the workmanship? You cannot just refuse to pay.
- Health and Safety
Health and Safety legislation applies to all schemes. Construction (Design and Management) Regulations (CDM) also apply:
- where any demolition is to take place
- to all projects of 30 working days or more, or where more than five operatives will be working.
For CDM, you must have a planning supervisor appointed. It is not sufficient to put the responsibility for Health and Safety on the builder.
You must have a planning supervisor who prepares a health and safety plan covering design stages up to the appointment of a principal contractor; keep the Health and Safety file up to date during construction and present this to you on completion of the scheme.
You appoint and pay for both these (Planning Supervisor & Contractor) and are responsible for ensuring they are competent to perform their duties
Statutory Approvals
Work carried out needs to meet the requirements of Building regulations and Planning Permission. Voluntary Aided schools will need to secure building regulations approval from APRIL 2001.
Applications for approval of work subject to the Building Regulations are administered within Birmingham City Council by the Building Consultancy division of the Development Directorate.
Jim Goddard is the Technical Manager and can give advice on the changes to the regulations, while Richard Cymler is the lead officer in respect all Building Regulation applications for school buildings.
Building Consultancy are more than happy to give advice on any aspect of the Building Regulations prior to formal applications for approval being submitted. Building Consultancy can be contacted on 0121-303-6345.
Building Regulations will deal with issues such as:
Examples of these:
- Acoustics
Recent amendments to the Building Regulations have for the first time included requirements relating to acoustic conditions in schools. The new regulations are not retrospective but will apply to extensions and alterations as well as new buildings.
The new requirements can be found in Building Bulletin 93 (Acoustic Design of Schools), which was published at the end of April this year. It gives guidance on noise control, sound insulation, the design of rooms for speech, the design of rooms for music and hearing requirements. Much of the guidance is based on current good practice in terms of acoustic design. Building Bulletin 93 can be purchased from the stationary office or downloaded from the DfES website
www.dfes.co.uk.
- Means of escape
Providing means of escape includes not just adding things (creating a library or office in a foyer) and taking away (removing doors) but can also include subtle things such as the way in which a door opens, or redecoration of a corridor where walls have been painted with flame retarding paint - perhaps as a part of an earlier scheme.
- Structural alterations
Structural alterations may include just adding a doorway by knocking a hole in the wall. But, most important, where this is a structural wall it may also affect the means of escape!
- Drainage
There may be special considerations when installing a sink in a classroom and connecting to nearby storm drain (foul and storm should not mix), or creating a science laboratory which has special requirements for drainage, as well as for water intake.
- Disabled access
New developments, including small extensions, must incorporate access for the disabled. If a ramp is installed on its own, it must comply with building regulation requirements for the disabled (e.g. width and gradient) even if there are no disabled people at the school.
Planning Approval
The prime role of planning approval is to seek to improve and protect the quality of the environment. It is not just about building extensions but more subtle things.
For example, a proposed change to the façade such as window replacement may also include installing external security shutters.
Other issues such as new or replacement fencing in excess of 1.8m high (eg security fencing) will probably require a green powder coating and a planting scheme.
Other Permissions
- Listed Building - consent is needed for any work that may affect the character of a building. This may include internal and external works.
- Conservation Area - may need conservation area consent.
- Other - requirements for consultation, for example if located in Bournville Village Trust or if the site or buildings have been donated and have restrictive covenants.
- Building owner - ownership and scheme approval is dealt with in our
Scheme Development pages.
- Asset Management Plan - must identify works and their priority.
- DfES - some works will require Statutory Approval by the Secretary of State - this doesn’t relate to the bricks and mortar but to the function of the building. For example, establishing a nursery needs permission of the Secretary of State - normally via the LEA School Organisation Committee. This process is managed by the
LEA.
These approvals should not be ignored - ignorance is no excuse! If mistakes are made they will need to be paid for to put right.
For example, removing work and reinstating, or bringing up to Building Regulation standard.
There may also be a liability if someone is injured as a result of work not being to the approved standard.
Appointing a consultant
Governors will wish to secure maximum value for building works and may well be tempted not to appoint a consultant on the grounds of cost For the reasons set out above, a consultant should be appointed for anything other than the simplest work. Another factor is the amount of time that developing and managing projects can take up - your own time will also have a cost.
When appointing a consultant it is important to consider:
- the relevant educational experience of the consultant
- their ability to produce a cost effective solution
- knowledge of Health & Safety particularly in schools
- knowledge of LEA and DfES procedures for approval (including financial regulations imposed on the
Governing Body which will also apply when appointing a consultant).
- qualification of consultant, membership of appropriate professional body and insurance.
- will the consultant provide value for money
- will the consultant provide value for money
You should establish what level of service will be required, formulate a written brief and interview prospective Lead consultants. They should be able to provide you with:
- the likely cost of building works
- advice on any likely phasing requirements and other logistical considerations
- state and provide evidence of their public liability insurance which must be at an appropriate level. It is not exceptional for a minimum level of cover of £5 million to be required although this will increase for larger more complex projects. Consultants must also have
professional indemnity
insurance, which will normally be a requirement of the Consultants own professional body.
- give advice about any other consultants required.
- give an indication of the likely level of project fees
- give advice on the need for any preliminary works or specialist surveys
Further advice about the appointment of consultants is available in a number of documents including:
- RIBA publication “A Guide for School Governors: Developing School Buildings” details of which is referred to on the
RIBA website.
- School Works publication “School Works Tool Kit” available free to schools (a copy has been issued to all Secondary Schools) or may be purchased by others from School Works Ltd, The Mezzanine, Elizabeth House, 39 York Road, London SE1 7NQ Tel 0207401 5333, Fax 0207401 5331, Email
mail@school-works.org, web site
www.school-works.org.
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