Samaritans property report2
- 1. Review of Location for HalifaxBranch of Samaritans Review Team: Andrew 808 Linda 768 Liz 578 Samaritans Property Report June 2013 Andrew 808
- 2. Outline Brief Witha budget of £200,000 explore options to improve the environment in which our volunteers work and visitors experience. Without bias toward staying or moving following surprising mix of comments Major requirements voiced: Secure Parking for at least 4 vehicles Safe Area to work, train or visit Disabled Access for all Facilities with capacity for regional meetings Samaritans Property Report June 2013 Andrew 808
- 3. Our Options Refurbishment ofcurrent branch Purchase of land and commissioning of new, purpose built office Purchase of new premises Samaritans Property Report June 2013 Andrew 808
- 4. Refurbishment of Existing Most affordable option Have already invested in new heating and double glazing People know where we are The building itself is in good condition Facilities are as required in most areas It’s the 2nd Home for our Volunteers! Samaritans Property Report June 2013 Andrew 808
- 5. Refurbishment of Existingcont. Does not address serious car parking issue Branch would need to close for refurb. Steepness of staircase not compliant Would leave significant cash in reserve – uncertain future re claw-back by G.O. Building currently needs some TLC Many volunteers want to move Area is not good for attracting new NS’s Samaritans Property Report June 2013 Andrew 808
- 6. Newly Built Building Many land searches done around current location both existing buildings and land alike, very cost effective Site between Hopwood Lane and King Cross Lane looked very promising Bespoke building and car parking arrangements to suit opportunity Possibility of adding rental accommodation to generate income Could continue to operate out of current branch while construction completed Samaritans Property Report June 2013 Andrew 808
- 7. Newly Built Buildingcont. Most expensive and complicated option Likely to need a bridging loan until present building was sold Trustee exposure to financial liability if rental accommodation mis-managed Most suitable building plot ‘works’ already sold at auction - £100,000 Remaining plot £200,000 Too large and too expensive Land owner not willing to sell any land off car park or offices opposite branch Samaritans Property Report June 2013 Andrew 808
- 8. Purchase of Building– Proposed Solution Looked at the primary professional areas in HX1 – best fit with surrounding businesses and support organisations or charities considered to be the area bordered by Clare Road, Prescott Street and Harrison Road. Samaritans Property Report June 2013 Andrew 808
- 9. Available Properties Found Clare Road: 3,100 sq ft 1 garage 1 parking space to rear, £265,000 Ideal location, new heating, high spec Would still need conversion to office premises, too expensive – outside budget and inadequate car parking 46 Prescott Street. 1,839 sq ft. 2 parking spaces to rear £160,000+ VAT – already under offer, so not considered Prescott Street opp swimming pool – was for sale, now only for lease 31 Harrison Road. 2,573 sq ft. 4 car parking spaces at rear. On market at £150,000 plus VAT (agent informs would take £135K) – Viewed 25 Harrison Road. 2,320 sq ft. 4 car parking spaces at rear. Auction 20th June, reserve of £90 – £100,000 – expects minimum £115k 29 Harrison Road. 1,932 sq ft. 6 parking spaces at rear. Auction 20th June with reserve of £90 – £100k – expects minimum £115k Viewed Conclusion: Most flexibility and 6 parking spaces: 29 Harrison Road Samaritans Property Report June 2013 Andrew 808
- 10. 29 Harrison Road SamaritansProperty Report June 2013 Andrew 808
- 11. Access Samaritans Property ReportJune 2013 Andrew 808
- 12. What is it? Victorian stone built terrace on 4 floors. Conservation area. Established office use (Class A2) consent under The Town & Country Planning Requires B1, under new planning law should be no problem Sizes (our existing building is 1,543 sq ft) Ground Floor: 46.79sq m 504 sq ft First Floor: 53.15sq m 572 sq ft Second Floor: 33.65sq m 362 sq ft Lower Ground Floor: 45.85sq m 494 sq ft Total Gross Internal Floor Area: 179.44sq m (1,932sq ft) Car Parking for 6 Cars – ‘feels like a very safe area’ Viewed by A808, L768, M725 Samaritans Property Report June 2013 Andrew 808
- 13. Rear of Building SamaritansProperty Report June 2013 Andrew 808
- 14. Lower Ground Samaritans PropertyReport June 2013 Andrew 808
- 15. Ground Floor Hall SamaritansProperty Report June 2013 Andrew 808
- 16. Ground Floor Rear Samaritans PropertyReport June 2013 Andrew 808
- 17. Ground Floor Front Samaritans PropertyReport June 2013 Andrew 808
- 18. First Floor Rear Samaritans PropertyReport June 2013 Andrew 808
- 19. First Floor Front Samaritans PropertyReport June 2013 Andrew 808
- 20. Private Office, FirstFloor Front Samaritans Property Report June 2013 Andrew 808
- 21. Professionals Consulted Architect:Guy Brown (husband of ex-Sam Liza) Builder: Gareth Pearson Electrician: Steve McStraffick Joiner: Mark Gledhill (Hutton & Cawood) Plumber: Paul Gilroy Roofer: Ben Hulme Solicitor: Chris Waddingham (Blacks) Stairlift Specialist: Adrian Westbrook Structural Engineer: Paul Rose Telecoms, IT & Security: Andrew Foster Samaritans Property Report June 2013 Andrew 808
- 22. Overview Near toCAB and solicitor’s offices Wheelchair access ramp to front External Lift Access to rear and internal Lift option Lower ground floor is all one room – would make large training / regional meeting room Blank canvas to configure and decorate to suit Large rear car park – and potential to access numerous adjacent spaces at evenings/weekends Very spacious Modern electrical system Fire alarm and emergency lighting installed Samaritans Property Report June 2013 Andrew 808
- 23. Issues Needs changeof use to B2 General Offices – but new planning laws may obviate Central heating, uPVC and Int./Ext. Lifts required Lower ground floor potentially needs tanking Matthew knows adjacent buildings that had issues with roof and a spring runs underground behind buildings – foundations of Building Society have caused damp problems – being investigated by surveyor/architect Extension to rear needs foundations and tying in Roof needs felting and turning Windows should be replaced with uPVC Samaritans Property Report June 2013 Andrew 808
- 24. Budget Costs Buildingand Legal Costs: £117,600 Roof Repairs: £ 6,500 Building Repairs: £ 8,000 Central Heating etc: £ 8,000 Lifts: £ 7,500* Internal Works / uPVC: £ 19,000 Security CCTV & Lights: £ 5,500 Other, incl. carpets etc. £ 6,600 Contingency £ 10,000 Total £188,700 *Various options available, needs a separate review Samaritans Property Report June 2013 Andrew 808
- 25. Current Position Anoffer of £115,000 has been accepted by vendors (a board of owners) and the property has been removed from auction There are no commitments to buy, and no costs have been incurred to date If the committee wishes to proceed then we will need to sign a contract on Wednesday 13th, and could complete in June, to make a quick start on works Samaritans Property Report June 2013 Andrew 808
- 26. Existing Building Valuationfrom 2 agents show Expected sale value should be £85,000 but it would be advisable to strongly consider any offers in excess of £70,000 Likely change of use to flats for buyer No work worth doing which would aid sale speed due to likely full redesign To begin marketing a month before new building ready Samaritans Property Report June 2013 Andrew 808
- 27. What is theconsensus? Proposal strongly advised, and if agreed: Whatever happens we should involve everyone in the process with good communication throughout Valuable input is needed from all volunteers, but buy-in is essential Visit to Wakefield and 2 other branches with architect prior to finalising design Samaritans Property Report June 2013 Andrew 808
- 28. Timescales If approvedby the committee I would estimate that we could realistically complete on the purchase before the end of June Building works would most likely take about eight weeks to complete Decorating and final touches may take another four weeks then arrange move date once completely ready I hope this presentation has helped, please ask any of the working party if you have any queries. Thanks, Andrew. Samaritans Property Report June 2013 Andrew 808