SOUTH RIDGE S HOOL MASTER PLAN REPORT - … · boiler house remediation 18 proposed roll growth classrooms 20 anchor buildings 22 ... southbridge school | master plan report 2016

SOUTHBRIDGE SCHOOL MASTER PLAN REPORT

JANUARY 2016

SOUTHBRIDGE SCHOOL | MASTER PLAN REPORT 2016


REPORT REVISION DATE AUTHOR

SOUTHBRIDGE SCHOOL – MASTER PLAN REPORT 001 22 January 2016 R Webb & K Brice

SOUTHBRIDGE SCHOOL – MASTER PLAN REPORT 002 16 February 2016 R Webb & K Brice

25 Lichfield Street Central City

Christchurch 8011 PO Box 1025

Christchurch 8140

CONTACT // RICHARD WEBB

M // 021 713 010 E // [email protected]

mailto:[email protected]


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CONTENTS

CONTENTS 4

INTRODUCTION 6

SCHOOL INFORMATION 8

SITE LOCATION & CONTEXT 10

EXISTING BUILDINGS & INFRASTRUCTURE 12

BOILER HOUSE REMEDIATION 18

PROPOSED ROLL GROWTH CLASSROOMS 20

ANCHOR BUILDINGS 22

PROPOSED MASTER PLAN 24

MASTER PLAN OPTION 1 26



ZONE MAPPING 32

DEVELOPMENT STAGING 34

APPENDIX A – ROUGH ORDER OF COST, BOILER REMEDIATION 37


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INTRODUCTION

Southbridge School have appointed Logic Group to undertake a review of their existing buildings and infrastructure

for the purposes of establishing a Master Plan, to identify a blue print for future development at the School over

the next 5 to 10 year horizon.

In preparing this Master Plan report, Logic Group have undertaken detailed consultation with the MoE Education

Infrastructure Service Group and Board of Trustees, to ensure the proposed Master Plan reflects the needs of the

School and is aligned with the Southbridge School vision, goals and educational principles.

This Master Plan report has been prepared on the basis that existing buildings will be retained where the use,

functionality and ongoing economic viability support retention.

One of the primary objectives of this Master Plan is to provide for future growth of the school on the existing site.

Also addressed in this Master Plan is the viability of repairing the earthquake damaged boiler house. While

reported to be functioning efficiently, the boiler only services three cloakroom areas, while the rest of the school is

heated utilising heat pumps. As a result, installation of heat pumps in lieu of repairing the boiler house must be

investigated.

In addition to the above, there are safety concerns around the placement of the carpark, which is frequently used

by students as a thoroughfare between the street and the administration building. The Master Plan also identifies

opportunities to implement the recommendations of the cultural narrative that has been provided to the school,

and outlines landscaping alterations to support the changes to school facilities.

The scope of this Master Plan report does not extend to consider alternative uses of buildings, such as use by

external organisations, though this could be a consideration for the Board as a means of enhancing community

involvement with the school.

Consideration has not been given to any land disposal strategies and it is assumed that all land will be retained by

the Ministry of Education for future education use.


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SCHOOL INFORMATION

BACKGROUND

Southbridge School was established in 1868 and currently operates as a decile 8 state primary school and caters for

students from years 1 to 6. The original roll in 1868 totalled 20 students, with a maximum roll in 1890 of 389

students. The primary school shared a site with Southbridge District High School across the road from the existing

site until 1924, though was relocated to 25 Hastings Street following a fire in the same year.

As a result of the long establishment of the school, in conjunction with occupation of sites across the road from

each other, the location of underground services are unconfirmed.

Unique to Southbridge School is their strong level of community involvement, including local iwi. Also of note is the

Southbridge School Seeds of Learning Programme, which offers context for learning through practical applications

such as development of edible gardens, rearing of salmon and care for chickens.

SCHOOL ROLL

Southbridge School have a fluctuating roll, due to variations in the resident township population, which is affected

by housing availability and changes made by local employers. Overall the roll is increasing however. As Selwyn

District is an area of growth, two new roll-growth classrooms have been designed and consented.

The school has an enrolment scheme in place, indicated by the catchment area shown in Figure 1 (outlined in

black).

The table below shows actual school roll as at July for the periods 2009 to 2015.

YEAR 2009 2010 2011 2012 2013 2014 2015

SCHOOL ROLL 161 169 168 167 173 160 159

CATCHMENT AREA AND POPULATION FORECASTS

Figure 1 identifies the potential catchment area for Southbridge School (area outlined in black).

Figure 2 shows the Statistics NZ (2013 base) age 0-14 population medium projections for Selwyn District. Note

these projections show all 0-14 year olds.

FIGURE 1 ENROLMENT HOME ZONE FOR SOUTHBRIDGE SCHOOL

FIGURE 2 STATISTICS NZ MEDIUM SELWYN DISTRICT POPULATION PROJECTION 0-14 YEAR OLDS


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SITE LOCATION & CONTEXT

SITE LOCATION

Southbridge School is located at 25 Hastings Street, Southbridge. The Site comprises approximately 4.9ha.

The site is bounded by Hastings Street to the south east. The school has one primary entrance off Hastings Street,

though there is also parking for buses further toward the west.

ORIENTATION & PREVAILING WEATHER

The classrooms are orientated in an arc around a central play area, a layout which is repeated to the south of the

classroom blocks, in the layout of the hall and library. The latter is frequently used as breakout space and as an

overflow classroom.

Centralised courtyards and play areas comprise the communal outdoor spaces, surrounded by extensive grounds

for sport.

The location and orientation of the administration building has been carefully considered to ensure that the school

has a strong street presence and focal entry. Each of the existing classroom buildings are integral to the operation

of the school, and have been orientated to take advantage of the sun. Selwyn District experiences prevailing north

to north easterly winds, and the site, being open, is frequently exposed to high winds.

ACCESS & CARPARKING

Access to the site is from Hastings Street to the South, with the Administration block directly visible from the street,

and accessed directly through the staff car park. It is noted that car parking space is sufficient for the needs of the

school, with approximately 19 carparks available. However, the carpark also raises health and safety concerns, as

students frequently use it as a direct thoroughfare to the street.

The carpark is also used as a special needs drop off area, though being uncovered, provides little in the way of

protection from the elements for special needs students and caregivers.

LANDSCAPE

The School grounds are extensive for the size of the school, and are comprised predominantly of grassed playing

fields. The mounded area over the former swimming pool is used by students as a scooter ramp, a playing element

which is held in high regard by students. Other play areas include barked playing frames, painted concrete games,

while edible gardens and animal compounds (e.g. for chickens and salmon) are also accommodated on the site.

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Prevailing Wind

SOUTHBRIDGE SCHOOL MASTER PLANNING SITE LOCATION & CONTEXT SK-01 A

Drawing No. Revision

25 Lichfield Street

PO Box 1025

Christchurch 8140

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Staff Car Park

Pedestrians

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Hazelnut Grove

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EXISTING BUILDINGS & INFRASTRUCTURE

EXISTING BUILDINGS

Each of the buildings located on the Southbridge School are of permanent materials, with most of the buildings on

the site constructed between 1926 and 1970. One newer block was added in 2009, with another two-classroom roll

growth block consented for construction during 2016.

Blocks 2, 3, 4, and 10 are low lying single storey brick buildings, while Block 1 is of weatherboard construction with

a high stud. The boiler house is concrete block, and all roofing is galvanised iron.

Further details relating to each of the buildings are summarised in Table 1 below

TABLE 1 PMIS DATA FOR EXISTING BUILDINGS


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INFRASTRUCTURE

ELECTRICAL Neil Pritchard Electrical Consultants prepared a report on the condition of the electrical system at

Southbridge School during January 2015. The school currently has three separate metered electrical

connections via overhead supply. The report identified the need to replace the non-compliant switchboard in

the hall prior to increasing the load on the electrical system. Furthermore, replacement of two of the existing

three metered electrical connections with a new 150-amp central supply to the side of the boiler house would

be required to increase the capacity of the existing system safely for future growth classrooms. The

replacement of two of the electrical mains would further benefit the school with savings in line charges in

excess of $1,000.00 per year.

STRUCTURAL GHD Engineering Consultants have completed a Detailed Engineering Evaluation (DEE Report) on

the boiler house, with NBS calculations as follows:

“The boiler house currently has a calculated seismic in-plane capacity of 5% NBS in the transverse direction,

100% NBS in longitudinal direction and 41% NBS out of plane. The chimney has a calculated seismic capacity of

34% NBS”

From a structural perspective, the chimney and brick walls of the boiler house are independent, so lateral

strengthening would connect these through the use of tie beams.

The chimney itself is not classed as earthquake prone, though the boiler house is classed as ‘earthquake prone’,

as it is considered brittle and therefore categorised as ‘likely to collapse’ in a moderate earthquake.

If retained, the boiler house will require strengthening to bring the building to 67% NBS, for which a conceptual

strengthening scheme has been proposed by GHD. Strengthening to 67% NBS would involve removing the

chimney, installing a steel portal frame along with tie beams and either additional columns or roof trusses.

Repair of the concrete foundation using mortar is also recommended by GHD to protect the reinforcing.

DEE Reports were not available for any of the other buildings on the site, though they are understood to be

structurally sound.

PLUMBING & DRAINAGE As the school was first established in 1868 and has occupied two sites across the road

from each other, much of layout of the underground infrastructure is unconfirmed.

The school had been reporting significant water use over and above the expected average for a school site, and

was being charged for excess water use. Investigative work to the plumbing system was carried out in January

2016 to determine the source of leaks and subsequent water charges for the site. As a result of this

investigation, a major leak near Block 2 was repaired, with a number of smaller alterations and repairs carried

out across the site, including replacement of the water meter. The pipe network was not replaced as part of the

repairs, and are understood to be the older style ceramic pipes. Following the leak repairs, underground

plumbing is in good working condition and operating effectively across the site.

The school have reported that there are no problems with the drainage currently, so no further investigation

was carried out prior to Master Planning. There are currently no accurate as-built plans available for either the

plumbing or drainage system at Southbridge School.


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BLOCK 1

Block 1 forms the junior and middle student classrooms.

The building is of permanent construction, of painted timber weatherboard cladding and a high stud.

Externally and internally, the building is in good condition.

The building is fully utilised for teaching, with two of the cloakroom areas being used as breakout spaces in addition

to bag storage. The two cloakroom areas are heated by radiators powered by the boiler, while the classroom

spaces are warmed by heat pumps.

Block 1 incorporates 4 allocated teaching spaces.

The building was originally constructed in 1926, was upgraded in 1983 and is crown education owned.

BLOCK 2

Block 2 houses senior students in rooms two and three, which are adjacent to the administration area and staff

facilities.

The teaching section of the building is of permanent construction with full height brick cladding and galvanised iron

roofing. A raised timber deck with in-built seating has been constructed to the front of the teaching area, with

concrete accessible ramps. The administration section is comprised of a mixture of brick and painted lightweight

cladding (timber and fibre cement board). Window and door joinery is a mixture of timber and aluminium across

the block.

The building is in good condition, and in continuous use for both teaching and administrative functions.

Block 2 incorporates 2 allocated teaching spaces.

The building was originally constructed in 1962 and is crown education owned.

BLOCK 3

Block 3 is nominated as the school hall.

The building is of permanent construction comprising full height brick cladding with a galvanised iron roof. The

building has recently undergone extensive structural strengthening and as a result is in near-perfect condition for

its age, both internally and externally. Timber panelling features extensively throughout the interior, forming the

lower wall linings, ceiling beams, joinery and flooring, as well as the raised stage area.

Accessible concrete stairs, ramps and handrails have been added to the exterior of the building.

Block 3 does not incorporate any allocated teaching spaces.



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BLOCK 4

Block 4 is the former dental clinic. It is currently used for storage, and ad-hoc lessons as required.

The building is of permanent construction comprising lower cladding, timber windows and lightweight upper

cladding with a galvanised iron roof. The building has been well maintained and is in good condition externally.

Block 4 does not incorporate any allocated teaching spaces.


BLOCK 10

Block 10 houses senior students.

The building is of permanent construction with full height brick cladding and galvanised iron roofing. The building is

in good condition, and is being fully utilised.

Block 10 incorporates 1 allocated teaching space.


OTHER BUILDINGS AND ANCILLARY STRUCTURES

In addition to the buildings identified above, Blocks 5, 6, 7, 8 and 9 have been identified as ancillary buildings on

PMIS.

These do not incorporate any allocated teaching space, and are generally comprised of light weight storage sheds

e.g. the garage, drive-through caretaker’s shed and tool shed.

The boiler at Southbridge School currently services three of the cloakrooms, which are also used as breakout

spaces. Two of the boiler-heated cloakrooms are located in Block 1, while the other is located in Block 2. Heating in

the classrooms has been switched from boiler heating to heat pumps. The boiler is reportedly operating at

approximately 95% efficiency, as a result of the boiler maintenance and servicing programme carried out by the

school.


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EXISTING TEACHING SPACE SUMMARY

In summary blocks 1, 2, & 10 incorporate all of the existing allocated teaching spaces for the School. The proposed

new Block 11 (roll growth classrooms) will add an additional two teaching spaces once constructed.

BLOCK TEACHING SPACE ALLOCATION

Block 1 4

Block 2 2

Block 10 1

TOTAL TEACHING SPACES 7

TEACHING SPACE ENTITLEMENT

Based on the current school roll of 159 students (July 2015 roll), Southbridge School has a space entitlement as

shown on the following page. Note that this calculation includes the planned roll-growth block, which has not yet

been constructed. The space entitlement inclusive of the additional two classroom spaces is in line with the

projected roll growth for the school, and therefore no net rationalisation or additional construction is required at

this stage beyond what is planned for 2016.


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BOILER HOUSE REMEDIATION

The boiler has been well maintained by the school, and as a result is reported to be operating at 95% efficiency. It

houses both the boiler unit itself, as well as providing storage for the school’s stage units. The boiler heating is

currently only servicing three cloakrooms however -two in Block 1, and one in Block 2, which are also used as

breakout spaces. Following the Detailed Engineering Evaluation (DEE Report) carried out as a result of the

Canterbury earthquakes, the boiler house requires strengthening and remediation to upgrade it to the minimum

required 67% NBS (Option A below). A Rough Order Cost Estimate of the repair strategy recommended by GHD

structural engineers has been carried out, demonstrating a rough order repair cost of $53,792.47 ex GST. A more

detailed breakdown of these costs is included in Appendix A.

As an alternative to repairing the boiler house, the boiler house could be demolished, with heat pumps installed to

the three classrooms that are currently heated by radiators (Option B below). The radiators would be capped off

and left in place. It is proposed that a new shed would be constructed to provide storage for the school’s stage

units and caretaker items. In order to install additional heat pumps, the switchboard to the hall will need to be

upgraded, as it is non-compliant and already at capacity. Replacing the switchboard would enable the additional

three heat pumps to be installed, though it is noted that on a long-term basis, installation of a new 150-amp central

electrical supply has been recommended by the electrician and would be required prior to the construction of the

2016 roll growth classrooms. Inclusive of the upgrade of the electrical switchboard, the rough order cost of Option

B would be $43,000.00 ex GST.

OPTION A: BOILER STRENGTHENING OPTION B: DEMOLISH BOILER

1. Enabling works & demolition $29,054.39 1. Demolish boiler & make good $8,000.00

2. Strengthening $7,853.61 2. Supply & install 3no. heat pumps $10,000.00

3. Reinstatement $5,117.36 3. Construct new storage garage $20,000.00

4. P&G, Margin & Contingency $11,767.54 4. Upgrade electrical switchboard $5,000.00

TOTAL $53,792.47 TOTAL* $43,000.00 * The above total for Option B does not take into account any return from the sale of the existing boiler unit. As the

boiler unit itself is in excellent condition, it is expected that the boiler unit could be sold to further offset the costs

of this option.

Based on the Rough Order of Costs above, Option B to demolish the boiler is the most cost effective option

currently available to the school, largely due to the use of heat pumps as a primary means of heating instead of

boiler heated radiators. It is further noted that the ongoing maintenance of a boiler to service only thee cloakrooms

is not an efficient use of maintenance funding on a long term basis.

Removal of the boiler house would open up the site entry, providing an inviting entry area and natural path toward

the hall and library. This could be further enhanced with feature planting, which would provide an ideal

opportunity for the selection of traditional species as described in the cultural narrative prepared for the school.


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Boiler House Remediation



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PROPOSED ROLL GROWTH CLASSROOMS

Two new classrooms have been proposed for construction, in order to ensure that there are sufficient facilities to

accommodate the predicted roll growth at Southbridge School.

The proposed roll growth classrooms have been designed with AP Design Ltd as the lead consultant, and consent

has been approved. The plans were issued for tender, and contractor pricing received. However, a contract for

construction of the classrooms has not yet been awarded, as the tender prices exceeded the budgeted allowance,

and therefore the classroom design and pricing must be reviewed by the MoE before the project can proceed.

It is understood that the architectural and structural design of the classrooms has been reviewed separately by the

school’s project manager and the MoE, and is beyond the scope of the Master Plan. In contrast, the location of all

buildings on the site is a primary focus of the Master Plan and it has been noted that the planned location of the

new roll growth classrooms over the former swimming pool would require additional foundation work compared to

other areas of the site, incurring added cost accordingly. Siting the classrooms between the hall and Block 1 isolates

these areas and limits the strategic locations available for future classrooms to support the community orientated

nature of the school. It is appreciated that much consideration has been taken in determining the proposed

location of the new classrooms, though a number of alternative locations have been identified for discussion which

may offer the school greater long term benefits that could be achieved with classrooms sited over the former

swimming pool. Further details of these options have been provided for consideration in the Master Plan section of

this report.

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Shed Juniors

Middle

Primary Entrance

Prevailing Wind

SOUTHBRIDGE SCHOOL MASTER PLANNING ROLL GROWTH CLASSROOMS 2016 SK-02 A


25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

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Block 3

Hall Library

Staff Car Park

Pedestrians

Vehicles

Proposed Roll Growth

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Hazelnut Grove

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Anchor Buildings

ANCHOR BUILDINGS

The majority of the buildings already on the school site will be retained, as they are fully utilised and in excellent

condition for their age; therefore there is no economic justification for their removal. These facilities will provide

anchor points to maximise connectivity opportunities. The two new roll growth classrooms that are scheduled for

construction during 2016 will also form anchor buildings for the site, and as such, their placement in relation to the

existing blocks is significant.

Key anchor buildings that have been identified following visual inspections of the school are summarised below:

BLOCK 1 (JUNIOR/MIDDLE STUDENT CLASSROOMS). Block 1 has a strong presence on the site, due to its high

stud and gabled roof. It has been well maintained and is ideally situated for connection of the junior students

with the rest of the school via the edible gardens and playing areas. ILE modifications are planned for Block 1 as

part of an upcoming 5YA project.

BLOCK 2 (ADMINISTRATION). The administration building provides a focal entrance point for the school from

Hastings Street. It is well located with a strong street presence due to highly visible signage and the extension in

parallel with Hastings Street. The building is in overall good condition and incorporates two teaching spaces,

which are currently used for senior students.

BLOCK 3 (HALL). The hall has recently undergone extensive structural strengthening, and has been preserved as

a community icon. The hall is extensively used by the school as a communal meeting area.

BLOCK 10 (SENIOR STUDENT CLASSROOMS). Block 10 houses the remaining senior students, and provides a key

teaching area for the school.

BLOCK 11 (PROPOSED CLASSROOMS). The roll growth experienced by Southbridge School necessitates the

addition of two new roll growth classrooms. The initial location of these roll growth classrooms was indicated to

the rear of Block 1, near the hall, above the site of the former swimming pool. This location was initially

selected in order to ensure the flow of teaching spaces and ensure connection of the junior students with the

rest of the school, while maintaining their own area. The initial location results in a divided school however,

providing a distinct segregation between the junior and senior schools, which given the low roll numbers in

relation to site area, would unnecessarily divide and isolate the school community. The alternative location of

the new roll-growth classrooms, as proposed in Master Plan Options 2 and 3 provides a centralised hub, around

which the school community is located. Each of the age groups are still able to have their own dedicated play

and work areas around the outer edge of the hub, while still retaining connection across the year levels through

the heart of the school.


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PROPOSED MASTER PLAN

The following section details three potential options for future development.

CARPARKING. A key health and safety concern arises from the frequent use of the main car park as a

thoroughfare by students. The Master Plan assumes that the existing entrance to the site will remain in its

current location along Hastings Street, as the administration building is well situated as a focal entrance for the

school. There are two options for addressing the health and safety concerns for the car park. Option A involves

installing a fence around the perimeter of the car park. This would make using the car park as a thoroughfare

more difficult, while still retaining direct access to the administration block for special needs students and their

carers. Option B involves remodelling the car park to provide a centralised pedestrian pathway from the street

to the administration building, with car parks relocated to either side of the path. Option B would also enable a

dedicated access for special needs vehicles, incorporating shelter for poor weather and enabling delivery of

these students directly to the administration area. Option A could be carried out during Stage 1 to quickly

address the key health and safety concerns around the car park, with Option B being implemented at a later

stage as funds permit.

SERVICE AREAS. The existing service buildings for the school (caretaker’s sheds, storage etc.) are spread across

the site. The former dental clinic and drive-through shed are currently located along the eastern boundary, with

storage sheds located to the west of Block 1 as well as the glasshouse and storage to the north of Block 3 and

garage to the west of Block 3. The Master Plan proposes the relocation of the shed near Block 1, along with the

storage near Block 3 to the southern site boundary alongside the garage. The pump shed and fence would be

demolished, while the glasshouse would be relocated to the East of the library and incorporated into a ‘living

garden’. Recycle bins, currently stored near the boiler could also be relocated here and screened in with a

combination of trellis and planting. The above would clear a key path from the Hastings Street entrance to the

library, hall and classrooms, which could further be developed with planting to enhance the school entrance.

The drive-through shed and former dental clinic would remain in their existing locations, as it would be

uneconomical to relocate them. Consolidating the location of storage and services along the southern boundary

provides a cohesive service compound and minimises unnecessary service traffic across the site, while leaving

core areas of the site free for student circulation and building placement.

EARTHQUAKE REMEDIATION OF BOILER HOUSE. Based on the Rough Order Cost estimates prepared for

Option A (repairing the boiler house in accordance with the recommendation made by GHD) and Option B

(demolishing the boiler house, installing heat pumps to the cloakrooms currently heated by the boiler as well as

constructing a new storage shed), the Master Plan indicates demolition of the boiler house as the most cost

effective option.

TEACHING SPACES AND FUTURE EXPANSION. The proposed 2-teaching-space classrooms that are planned for

2016 are in line with the projected roll growth for the school, and meet the Ministry’s requirements for space

entitlement. The Master Plan identifies the areas that would offer the optimal locations for future expansion on

the site, both with the roll growth classrooms that are anticipated for construction during 2016, as well as

future growth classrooms as the school roll expands further. These locations have been identified for the flow


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that they generate from one year level to the next within the school, representing the growth and development

of a student as they progress from one building to the next. In addition, the connectivity between the buildings

strengthens the school community through forming a central area, the ‘heart’ of the school where all of the

students congregate and interact. Separate areas for sporting, and for year-specific activities are provided for

each classroom to the outer edge of the core. Note that prior to the construction of the 2016 roll growth

classrooms, it is recommended that two of the existing electrical connections to the school are replaced with a

new 150-amp central supply, in order to increase the capacity of the electrical system safely as per the Neil

Pritchard Electrical Inspection Report 2015.

LANDSCAPING & CULTURAL NARRATIVE. Southbridge School have successfully utilised landscaping as a means

of coordinating flow between the buildings and creating distinct outdoor ‘rooms’ for students to learn,

congregate and play respectively. Strategic landscaping can be further extended across the additional future

classrooms to direct the flow of pedestrian traffic and to support the definition of communal areas and learning

areas. It is important to also apply the concepts detailed in the cultural narrative provided by the local iwi.

Applicable elements of the cultural narrative include selective planting in the landscaped areas, incorporating

traditional species of plants, or those with a traditional medicinal, or ecological values. Plantings can then be

used as part of the teaching programme to demonstrate the uses of naturally occurring species, as well as the

lifestyle differences and resourcefulness of previous generations. Planting can also be used to enhance storm

water filtering around buildings, which can in turn be used to teach students about water supply and disposal

both on a developed site and in the ecosystem as a whole.

STAFFROOM EXTENSION. The school have identified a lack of space in Block 2 for administrative use and

staffroom facilities. With roll growth and the associated additional teaching and support staff required, the

space in Block 2 for administration and staff break facilities is anticipated to become further stretched. An

extension above 40m2 has been indicated on the Master Plan options to address the needs of a growing staff.

MoE funding for these areas is based upon the combined ancillary space available to the school, to enable the

school to allocate function to ancillary spaces as required to support the unique needs of their school. The

proposed extension shows the demolition of the timber-clad wing on the western end of the block, which

would be replaced with a new extension. While the administration area on its own demonstrates a deficit of

space, the combined ancillary space for the school is well beyond the overall allocation, in large part due to the

presence of the hall. As a result, the roll growth would need to increase significantly to meet the Ministry’s

requirements for funding consideration on an extension of the administration block. Alternatively, funding

could be raised by the BoT and/or through fundraising opportunities.


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MASTER PLAN OPTION 1

Master Plan Option 1 shows positioning for four additional teaching spaces, in two-teaching-space blocks, with the

proposed 2016 roll growth classrooms located to the north west of Block 1. The glasshouse would be relocated to

the east of Block 3, around which a ‘living garden’ could be developed. This would also provide an ideal location for

recycle bins to be shifted to, as they would remain close to the courtyard area for use by students, while able to be

screened from view with trellis and planting. The boiler house, pump shed and fence would be demolished, making

way for an inviting entryway from the street toward the hall and library area. The existing sheds near the roll

growth classrooms would need to be demolished in order to make room for the new classrooms, though the

proposed new caretaker’s shed near the existing garage would provide ample storage space to compensate for this

shed as well as the demolished boiler house. Future roll growth classrooms are shown to the west of Block 10.

A full scale remodel of the car park is shown, creating a central pedestrian path from the street to the

administration block flanked by planters to create an inviting entrance while clearly directing pedestrian traffic.

Dedicated special needs parking is provided for close to the administration area, and additional room for

manoeuvring special needs vehicles. Note that this full-scale car park option can be developed in stages as funds

permit, with the carpark shown in the Master Plan targeted as the end result.

A staff room/administration extension for over 40m2 has been included to relieve the pressure of the cramped

facilities currently available to staff while a new breakout space between the cloakrooms of Block 1 has been

incorporated to optimise existing teaching space.

Pros:

Minimal alteration to existing landscaping

Dedicated entrance for special needs students, with ample room for manoeuvring transport vehicles.

Construction of new caretakers shed in the caretaker’s compound streamlines the location of services and limits

unnecessary services traffic across the site.

Cons:

Segregates the school into two sections physically, creating division between student in different classroom

blocks. No central hub for students to gather.

Classrooms exposed to wind

Students spread across the site, limiting the connectivity between buildings

Limited options for placement of future growth classrooms within the established footprint, and without

impacting the hazelnut grove/protected tree area, existing classrooms or developed play areas such as the fort.

Block 4

Former Dental Clinic

Block 10

1TS

Block 3

Caretaker’s

Drive-Through

Shed

Garage

Hall Library

4TS Block 1

Vehicles

Pedestrians

Vehicles

Pedestrians

Block 2

Stage 1

New Caretaker’s Shed

Future

Growth

Classroom

BH

1

2

3

4

5

6

7

8

9 10

11

12

13

14

15

16

17

18 19

Shed

Play Area

Glasshouse

Administration 2TS

Hazelnut Grove

& Protected

Trees

SOUTHBRIDGE SCHOOL MASTER PLANNING MASTER PLAN OPTION 1 SK-21 A


25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

NTS

N

Existing buildings

New classrooms

New fencing

Demolish boiler house, pump shed & fence

Administration extension >40m2

New caretaker’s shed

Indicative flow from classrooms

KEY

Special needs drop-off area

New break-out area

Relocate glass house

Living garden & utility area


MA

STER PLA

N O

PTIO

N 2

Master Plan

Option

2


Master Plan Option 2 shows positioning for four additional teaching spaces, in a combined block to the north west

of Block 10. Construction of this new block could be staged in two parts (of two teaching spaces each) to ensure

that the school has sufficient teaching space available for their roll at any given time. The new classrooms are

orientated around a new Astro-Turf playing area, which forms a centralised hub for the school. Additional future

teaching spaces could be installed in the existing location of Block 10 or Block 1. Based on roll growth predictions,

classrooms to replace Block 10/Block 1 would occur in a twenty-year timeframe rather than the ten-year timeframe

that the Master Plan is designed for, hence these classrooms have not been shown on the plans. It is likely at this

point in time, that Block 1 in particular may have reached the end of its useful economic life. The glasshouse would

be relocated to the east of the library/hall (Block 3). This would also provide an ideal location for recycle bins to be

shifted to, as they would remain close to the courtyard area for use by students, while able to be screened from

view with trellis and planting. The boiler house would be demolished, making way for an inviting entryway from the

street toward the hall and library area. The proposed new caretaker’s shed near the existing garage would provide

ample storage space to compensate for the demolished boiler house.

A simple modification to the existing car park is shown, with the installation of a fence around the perimeter to

discourage pedestrians from using the car park as a thoroughfare.




Pros:

Classrooms are sheltered from the wind

Car park modifications are straight forward and cost effective to implement

Classroom orientation formed around a centralised hub

Administration area looks out over the common area

Ample room for future classrooms development around the same footprint

Building connectivity provides a natural flow from one student group to the next

Hazelnut grove, protected trees and playing forts retained in existing locations

Cons:

Cost of landscaping to new classrooms and formation of an Astro Turf courtyard

No dedicated special needs entrance -existing car parking spaces must be used temporarily during pick-up and

drop-off times

N

Block 4


Block 10

1TS

4TS Block 1

BH

Block 3

Caretaker’s

Drive-Through

Shed

Garage

Shed

Hall Library



25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

NTS

Stage 1

Future Growth Classroom

Play Area


Pedestrians

Astro Turf

Or Asphalt

1 2

3

4 5

6

15

14

13

12

11 10

9

8

7

16

17

18

19

Vehicles

KEY

Existing buildings

New classrooms

New fencing



Artificial turf or asphalt



New break-out area



Glasshouse

Block 2

Administration 2TS

Hazelnut Grove

& Protected

Trees


MA

STER PLA

N O

PTIO

N 3

Master PLan

Option

3


Master Plan Option 3 shows positioning for four additional teaching spaces, in a combined block to the north west

of Block 10. Construction of this new block could be staged in two parts (of two teaching spaces each) to ensure

that the school has sufficient teaching space available for their roll at any given time. The new classrooms are

orientated around a central courtyard area. Additional future teaching spaces could be installed in the existing

location of Block 10 or Block 1. Based on roll growth predictions, classrooms to replace Block 10/Block 1 would

occur in a twenty-year timeframe rather than the ten-year timeframe that the Master Plan is designed for, hence

these classrooms have not been shown on the plans. It is likely at this point in time, that Block 1 in particular may

have reached the end of its useful economic life. The glasshouse would be relocated to the east of the library/hall

(Block 3). This would also provide an ideal location for recycle bins to be shifted to, as they would remain close to

the courtyard area for use by students, while able to be screened from view with trellis and planting. The boiler

house would be demolished, making way for an inviting entryway from the street toward the hall and library area.

The proposed new caretaker’s shed near the existing garage would provide ample storage space to compensate for

the demolished boiler house.

A simple modification to the existing car park is shown, with the installation of a fence around the perimeter to

discourage pedestrians from using the car park as a thoroughfare.




Pros:

Classrooms are sheltered from the wind

Car park modifications are straight forward and cost effective to implement

Classrooms orientation formed around a centralised hub

Administration area looks out over the common area

Ample room for future classrooms development around the same footprint

Building connectivity provides a natural flow from one student group to the next

Cons:

Cost of landscaping to new classrooms

One of the existing play areas would need to be re-established elsewhere to make way for the future growth

classrooms

No dedicated special needs entrance -existing car parking spaces must be used temporarily during pick-up and

drop-off times

N

Block 4


Block 10

1TS

4TS Block 1

Block 3

Caretaker’s

Drive-Through

Shed

Garage

Shed

Hall Library



25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

NTS

BH

Future

Growth Classroom Stage 1

Play Area

Block 2

Administration 2TS


Pedestrians

Existing buildings

New classrooms

New fencing




KEY


New break-out area



Glasshouse

1 2

3

4 5

6

15

14

13

12

11 10

9

8

7

16

17

18

19

Vehicles

Hazelnut Grove

& Protected

Trees


ZON

E MA

PPIN

G ZONE MAPPING

Placement of the anchor buildings on the site has a key impact on the function, flow and cohesiveness of the

school.

In the development of the Master Plan, priority has been made to form a central communal area bordered by the

anchor buildings, to act as the ‘heart’ of the school, shown in red on the following area map. With the relatively

small roll of the school, this central area is designed to strengthen the school community by facilitating regular

interaction across the year levels. While at play, students in a central courtyard space can be passively supervised

(in addition to structured supervision) by staff in the administration block, as windows from this building look

straight out into the communal area. Also, the principal’s office, situated on the perimeter of the courtyard is

approachable, with the option of creating an ‘open door’ policy for students during playtimes.

The entrance, car park & welcome area also represents an important interface between the school and the school

community, so has been a focus of the Master Plan. This has been achieved through providing options for

increasing the safety of the front car parking area within an achievable budget, as well as offering a means of

improving access for special needs students and their carers. Demolishing the boiler house, pump shed and fence,

as well as relocating the glasshouse opens up the entrance toward the community areas of the school, including the

hall and library. Not only does this facilitate community use of school facilities, but it directs traffic flow for visitors

into the school, and with carefully considered planting, provides an enhanced first impression of the school.

Other functions served by the school campus have been streamlined and grouped into activity areas for sporting,

adventure, animal care and services. Rugby fields have been retained on the “L-shaped” fields to the north of the

site. This area is currently unoccupied by buildings, though it is understood that the school anticipate gazing sheep

along the eastern boundary of the rugby fields. Additional sporting facilities are available to the east of Block 1,

which the school may wish to re-surface depending on which sports are accommodated there. Keeping sporting

activities in the nominated areas ensures that the central courtyard area can be a safe space for students to linger,

without the danger of disruption from balls, scooters or other play equipment. In addition to these sporting areas,

the field to the north east of the classrooms could be developed as an adventure playground, with a mixture of

forts, surfaces and built-in equipment to extend imagination and learning through creative play. Applied learning

and animal care to some extent is available throughout the campus, such as with the placement of the edible

gardens, though a dedicated area for animal compounds has been provided for in the Master Plan to assist with

development of the site.

The caretaker facilities have been streamlined next to the existing garage, in order to create a safer environment

for students, by reducing traffic across the site. Consolidating the service area also simplifies processes for the

caretaker, as items are predominantly stored in the same area, preventing excess travel from one storage location

to the next.

N

SOUTHBRIDGE SCHOOL MASTER PLANNING Site Map SK-03 A


25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

NTS

Entrance, car park & welcome area

Indoor & outdoor learning space

Library & community area

Sporting area/rugby fields

Caretaker’s compound

Adventure Playground

KEY

Applied learning/animal care


DEV

ELOPM

ENT STA

GIN

G

DEVELOPMENT STAGING

DEVELOPMENT STAGING

A principal consideration for the proposed Master Plan is to enable a solution that can be developed over stages to

allow the School to remain fully operational and functional while allowing an organic development of the site as roll

growth dictates. The diagram on the following page summarises the proposed development staging to allow the

Master Plan to be constructed in stages. The commentary below provides further clarification of the scope for each

stage. Note that projects listed under Stage 2 or Future Projects are able to be implemented at any stage during the

development, depending on the needs of the school and funding available:

STAGE ONE

Replace two electrical mains supplies with a new 150-amp central supply

Construct two new roll growth classrooms

Construct new break-out space between the existing cloakrooms in Block 1

Demolish the boiler house & install heat pumps to cloakroom/breakout spaces

Construct new caretaker’s shed

Install fencing around the existing staff car park or full development of front entrance

Stage 1

Construct new teaching spaces 2 Plus existing 7

Sub Total Teaching Spaces 9

Roll growth 57 Plus existing roll 159

Potential Maximum Roll 216


DEV

ELOPM

ENT STA

GIN

G

STAGE 2

Construct an additional two-teaching-space roll growth classroom unit

Stage 2 Teaching spaces





FUTURE STAGES

Develop pedestrian entranceway direct from the street to the administration building. Reconfigure parking

spaces to either side of the pathway and form dedicated special needs access (if not carried out prior)

Install artificial turf or asphalt court (BoT funded)

Extend administration area >40m2 to accommodate staff expansion

Future Roll Growth Teaching spaces





N

Block 4


Block 10

1TS

4TS

Block 3

Caretaker’s

Drive-Through

Shed

Garage

Glasshouse

SOUTHBRIDGE SCHOOL MASTER PLANNING STAGING PLAN SK-04 A


25 Lichfield Street

PO Box 1025

Christchurch 8140

Scale

NTS

Stage 1

New roll growth classrooms,

demolish boiler & pump shed,

relocate glasshouse, new

caretaker’s shed, fence car park &

ILE area to Block 1

Stage 2

Future growth classrooms

Future Projects

Redevelop car park & create

Astro Turf or asphalt court near

new classrooms. Extend

administration area

KEY

BH

Future

Growth Classroom Stage 1

Play Area

Block 2

Administration 2TS


Block 1

Hall Library

Shed

Relocated

Glasshouse

Hazelnut Grove

& Protected

Trees 1

2

3

4 5

6

15

14

13

12

11 10

9

8

7

16

17

18

19




APPEN

DIX

A – R

OU

GH

OR

DER

OF C

OST, B

OILER

REM

EDIA

TION

APPENDIX A – ROUGH ORDER OF COST,

BOILER REMEDIATION

Trade Summary

Code Description Unit Total User2

Project: Logic GroupBuilding: Southbridge School Boiler

Details: Boiler House Strengthening

BOILER HOUSE

A NOTES & PREAMBLE Notes 0 0

B ENABLING WORKS & DEMOLITION 1.00 sum 29,054.39 29,054.39

C STRENGTHENING SCHEME 1.00 sum 7,853.61 7,853.61

D REINSTATEMENT WORKS 1.00 sum 5,117.36 5,117.36

Sub-total 42,025.36

G P&G @ 8% 1.00 sum 3,362.03 3,362

H Builders Margin @ 10% 1.00 sum 4,202.54 4,203

Contingency @ 10% 1.00 sum 4,202.54 4,202.54

TOTAL VALUE (excl GST.) 53,792.47

CostX25/01/2016 5:22:41 p.m.

Logic Cost Consultancy Ltd BIM Enabled Page 1 of 1

Trade Breakup

Ref. Description Quantity Unit Rate Total User1 User2



NOTES & PREAMBLE

A.1 NOTES:

A.2 Please note the following is a budget quote for theStrengthening of an existing school boiler house to67% NBS

note

A.3 It is assumed that the walls are plumb and repairableand do not require full rebuilds

note

A.4 No allowance has been made for non-structural repairsor strengthening unless affected by the structuralstrengthening

note

A.5 PREAMBLES

A.6 Please note the following is a budget quote for theStrengthening of an existing school boiler house to67% NBS

note

A.7 It is assumed that the walls are plumb and repairableand do not require full rebuilds

note

A.8 No allowance has been made for non-structural repairsor strengthening unless affected by the structuralstrengthening

note

A.9 Please note that this quote is based on the followinginformation

note

A.10 - GHD Strengthening Options Appendix E4 - 67%NBS

A.11 - GHD Block 5 Boiler House Quantitative DEE

A.12 Please note that option B has been eliminated due tothe presence of external structures

note

A.13 Please note that no site visit was carried out as part ofthis assessment and as such the scope of works isrestricted to what is visible in the provided documents

note

A.14 Please note that it is assumed the property will beempty for the duration of the works and full access toall elevations will be available

note

A.15 EXCLUSIONS

A.16 Consultants Fees note

A.17 Building & Resource Consents note

A.18 General repairs note

A.19 Landscaping note

A.20 Removal of dangerous materials note

NOTES & PREAMBLE 0

To Collection 0

CostX25/01/2016 5:23:43 p.m.

BIM Enabled Page 1 of 5

Trade Breakup




ENABLING WORKS & DEMOLITION

B.1 ACCESS

B.2 Allow for installation, maintenance and removal of anaccess scaffold, including ladder access to twoelevations

38.40 m2 35.00 1,344.00

B.3 Allow for rental of the above 4.00 weeks 76.80 307.20

B.4 Ditto but edge protection 12.80 m 5.00 64.00

B.5 Ditto but mobile scaffold tower to internal 1.00 no. 250.00 250.00

B.6 ENABLING WORKS

B.7 Allow for completion of an asbestos test and reportprior to works beginning on site

1.00 sum 725.00 725.00

B.8 Allow for removal and storage of boiler house contents 1.00 sum 220.00 220.00

B.9 Ditto but fix shelving and benches 1.00 sum 220.00 220.00

B.10 Allow for an electrician to temporary remove theexisting electrical services, wiring and fittings inlocalised areas of strengthening

1.00 Psum 700.00 700.00

B.11 Allow for protection of the existing boiler plant andassociated flues

1.00 sum 132.50 132.50

B.12 Allow for protection of the existing roof coverings with12mm CD plywood, including securing in place forH&S

36.12 m2 26.94 973.23

B.13 DEMOLITION

B.14 Allow for removal and disposal of the existing timberscotia

25.60 m 1.10 28.16

B.15 Allow for removal and disposal of the existing ceilinglinings

36.12 m2 2.50 90.30

To Collection 5,054

CostX25/01/2016 5:23:43 p.m.


Trade Breakup




ENABLING WORKS & DEMOLITION (Continued)

B.16 Allow for demolition and removal of the existingconcrete flue structure to no less than 1m from rooflevel, including cranage and saw cutting

1.00 Psum 24,000.00 24,000.00

ENABLING WORKS & DEMOLITION 29,054

To Collection 24,000

CostX25/01/2016 5:23:43 p.m.


Trade Breakup




STRENGTHENING SCHEME

C.1 STRUCTURAL STEEL

C.2 Portal Frame

C.3 200 PFC Portal Frame, supplied and erected 1.00 no. 1,907.57 1,907.57

C.4 Allow for 2no. M12 anchor bolts to concrete floor slab 2.00 no. 13.75 27.50

C.5 Allow a provisional sum for fixing to vertical structure /roof structure (More Info required)

1.00 Psum 55.00 55.00

C.6 Tie Beam

C.7 200 PFC Fixed to brickwork, assumed @ 1.0m c/cwith M12x150mm anchors

2.00 no. 1,220.57 2,441.14 Assumed spec

C.8 Bracing Truss

C.9 150x18 UB Truss, fixed to bond beam with 2no.M12x150mm Bolts

4.00 no. 567.00 2,268.00 Assumed Sizes

C.10 100x15 Diagonal Struts, weld site weld fixed to truss &tie beam

8.00 no. 144.30 1,154.40 Assumed Sizes

STRENGTHENING SCHEME 7,854

To Collection 7,854

CostX25/01/2016 5:23:43 p.m.


Trade Breakup




REINSTATEMENT WORKS

D.1 CEILING LININGS

D.2 13mm Gib-board fixed to ceiling rafters 36.12 m2 32.00 1,155.84

D.3 40mm Radiata Scotia 25.60 m 12.94 331.16

D.4 PAINTING

D.5 2 Coats of a water based paint to walls 64.00 m2 18.00 1,152.00

D.6 Ditto but to ceilings 36.12 m2 18.00 650.16

D.7 Ditto but to scotia 25.60 m 9.50 243.20

D.8 ELECTRICAL

D.9 Allow for reinstatement of the removed electricalwiring, conduits and fittings

1.00 Psum 830.00 830.00

D.10 ROOF

D.11 Allow for removal of temporary protection boards 1.00 sum 55.00 55.00

D.12 Allow for supply and installation of a permanentpowder coated and sealed capping to the exposedchimney stack

1.00 Psum 350.00 350.00

D.13 SUNDRY

D.14 Allow for reinstallation of removed benches, shelvingand fixings

1.00 Psum 350.00 350.00

REINSTATEMENT WORKS 5,117

To Collection 5,117

CostX25/01/2016 5:23:43 p.m.


Documents

SOUTH RIDGE S HOOL MASTER PLAN REPORT - … · boiler house remediation 18 proposed roll growth classrooms 20 anchor buildings 22 ... southbridge school | master plan report 2016