Email proposal from Councillor Mick Cox
Before I put forward my suggestions to “Future Proof” the centre to ensure it’s continued use for groups that use the facility and future users, I would like to address the list of priorities raised by Mr Hough in his Chartered Surveyors report. I have only commented on those listed as category 1
It should be noted that in the intervening period since the report was generated, a lot of maintenance work has been carried out by the Management Committee on the building which negates many of the comments made in the report.
1) Rain Water Goods
Due to a Health and Safety issue being raised recently by St Peters Academy with the Management Committee, arrangements are in hand to address the issues by a specialist Company, during February half term, when safe access can be had to the school site.
The guttering and down pipes on that side of the building will be removed to facilitate the work and will be replaced with new guttering and down pipes on completion of the work.
It should be noted that when Mr Hough stated that rainwater was discharging on to the ground surfaces, this was incorrect. All rainwater discharges into the underground drainage system and pipes and gutters are regularly checked and cleared when necessary.
2) Hard Standing/Landscaped areas
This has been listed as a category 1 priority, but in my view this is a relatively minor issue that does not affect the integrity of the building, Mr Hough has stated that there is an issue with blocked gullies, this was resolved some time ago
3) The Support Pillar
Mr Hough has reported that this will need major works to remove and replace the pillar which has tilted slightly, He has suggested that removal of a section of flooring will be needed to allow access to the pillar. By the very nature of the remedy proposed by Mr Hough the building itself will need to be supported whilst the pillar is being replaced,
In light of Mr Hough’s opinion, the Management Committee have sought the opinion of a Chartered Structural Engineer, with considerable experience of such matters. He has advised that the building may have been subject to slight movement in the past but does not appeared to have done so for many years, the structure is now in equilibrium. Therefore there is no need to carry out the works described by Mr Hough
4) Statutory Obligations
There have been two Asbestos surveys carried out by the County Council Properties Services on the building during the last 8 years and I am informed that the building does not contain any asbestos.
Although not listed as a priority a comprehensive Fire Risk assessment was carried out recently with the assistance of Staffordshire Fire Service, The assessment is reviewed annually to ensure that the Centre continues to conform.
Inspections are carried out on Fire extinguishers and Portable Electrical Appliances annually, while fixed electrical circuits are checked every 5 years (the next inspection is due in 2023) Inspection relevant to H&S matters are carried out monthly. All inspections are recorded and are available for inspection by the appropriate authorities.
I have not considered items graded 2-3, however the Management Committee consider some of these replacement/repairs to be unnecessary.
“Future Proofing” the building
The first thing that the Council must agree on is the purchase of the land and building, if the status quo continues and the building is merely leased there is no point in spending money that will extend the life of the building beyond the expiry of the lease.
If the land and building were transferred to the ownership of the Parish Council, further improvements could be made to the fabric of the building which would extend it’s use for the foreseeable future
From my own observations I think that we have a Community building which is in generally good order and which fulfils a genuine need in the community.
I have carried out a visual inspection of the building with the assistance of some Management Committee members, I have concluded that the structure would benefit from modern insulation to the walls and recladding with an eco friendly sustainably sourced wooden cladding. The product I have in mind is “Accoya” and is guaranteed for 50 years when used above ground. This is likely to greatly improve the visual impact of the building, and has been used by retailers such as Mark and Spencer in their new stores.
Internally there are a number of things that could be updated which will ensure future usage.
Kitchen
The Kitchen area at the moment is perfectly serviceable and meets the need of users of the building, however better facilities are available and should be considered at an appropriate time of change.
Comparisons should not be made with the replacement kitchen at Shenstone Village Hall, I am not proposing that a professional food preparation facility be installed merely new kitchen cupboards and sink for beverages etc to be prepared
The SYCA is currently planning to replace the and improve the hot water system to ensure that it continues to conform to H & S Requirements and is in the process of obtaining quotations to proceed as soon as possible. hot water system is in need of replacement, this will have to be done in the next few months, but the type and quality of a replacement will depend on future use of the building.
Toilets
The building would greatly benefit from updating the toilet facilities. The extent of any refurbishment could be decided upon at the appropriate time.
Lighting
The Florescent lighting is safe and could continue to be used for some time, however there are better products available and would show a considerable saving in cost and energy usage.
Solar Panel
Subject to a structural Engineers report on the strength of the roof structure, it may be possible for solar panels to be installed, this would help with future running costs and in all likelihood the Centre would be a net contributor to the National Grid.
Other matters
There are plans already in place to improve the building.
The curtains and rails have been removed and new made to measure blackout blinds have been ordered and are to be fitted shortly.
The heating system is only 3 years old and should not need replacement in the foreseeable future,
The floor which is of Maple construction has recently been stripped and treated with a hard wax oil, this will ensure it’s longevity.
The security of the building was recently improve with the installation of upgraded door locks
The exterior of the building is due to have be treated with Barratine Wood Preservative in the spring. This is done every 2-3 years
In comparison to the cost of a new build solution the changes detailed above would be easily achievable within the Parish Council’s ring fenced budget. There has already been a lot of improvements since Mr Hough’s report, future projects could be carried out over a period of time, they do not all have to be dome immediately.
Michael Cox