Alerts

ER Newsline

More ...

Surveys
Forum

Search this site....

Home Forum
Welcome, Guest
Username Password: Remember me

Eastwood Park Masterplan
(1 viewing) (1) Guest

TOPIC: Eastwood Park Masterplan

Re: Eastwood Park Masterplan 4 years, 3 months ago #31

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
9.1 Access Improvement Strategy

Existing: Approach Dominated by Parking
The approach to the buildings is dominated by parking.

The drop off points to each building result in buses and cars dominating the park environment.

The main entrances to each building are not very obvious.


Option 1:
Generous Pedestrian Friendly Approach (HQ Retained)
Around 50% of the parking is relocated to the allotments allowing a generous new arrival space in front of the buildings.

Bus drop off is made significantly more efficient within the existing car park.


Option 2:
Generous Pedestrian Friendly Approach (HQ Removed)
Allows further improvement in the bus and car drop off.

It also gives the option to relocate parking without using the allotments.

Pedestrian and cycle routes around the park are further enhanced.

Re: Eastwood Park Masterplan 4 years, 3 months ago #32

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
9.2 Parking Strategy

Relocation of Allotments
Eastwood allotments were developed with the support of East Renfrewshire Council and have been actively used since 2012.

Although providing a valuable community facility they do not add value to the vision for the park.

The relocation of the allotments would significantly improve the parking challenges in Eastwood park currently and through further development.

The pitch to the north west corner of the Eastwood Park would be a good option for the relocation of the allotments.

Access could be gained via the new car park or alternatively from the Woodfarm Pavilion car park with a suitable parking management strategy.

This approach is subject to consultation of the loss of a pitch and how this provision could be substituted elsewhere

Reduction of Allotment
An alternative proposal that would not impact the pitches would be a reduction in allotment numbers by around 50% and construction of a parking deck on the remaining half of the site.

Option 1 + 2 :
Parking re-provided in Allotments
In this option the existing HQ and main existing leisure centre parking areas are retained.

The school staff parking is relocated to part of all of the allotments site to allow a generous landscaped arrival space.

A strip of land to the north of the burn could create a connection to Wood Farm Road allowing direct access to this car park,

if this proves to be infeasible suitable upgrades would be required to the existing access route which would improve the connection to the new nursery facility which is to be delivered in advance of this proposal

Option 2
Alternative: Parking re-provided to South of Building
In this option the existing HQ and main existing leisure centre parking areas are retained.

The existing school staff parking is removed and new parking is provided to the south of the leisure centre allowing a generous landscaped arrival space to the school and parking in closer proximity to Eastwood House.

This allows the allotments to be retained.

Option 3:
Parking Re-provision Flexible
In this option the existing HQ is demolished which gives more flexibility to rearrange the parking and drop off.

The diagram above indicates that use of the allotments allows the park space to be optimised, however, parking could be delivered on the HQ site which could allow the allotments to be retained

Re: Eastwood Park Masterplan 4 years, 3 months ago #33

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
10.0 Socio - Economic Assessment

A high-level socio-economic assessment of emerging proposals for Eastwood Park has been undertaken.

A logic model has been developed to show the relationships between the issues which need to be addressed and the opportunities which present themselves, the related Vision & Masterplan objectives for the Park’s future, the general actions proposed and the range of outcomes and impacts which flow from these.

Potential economic outputs are discussed and have culminated in the preparation of a Logic Model, but not quantified in the absence of detailed option definition.

As options are developed and formalised, these will be subject to more detailed analysis and financial assessment.

The emerging vision & masterplan document identifies the need to create a clear identity for Eastwood Park.

Three high level components of development have been developed to illustrate what this may involve:

•Baseline improvements: progressing planned interventions including the upgrade of the Eastwood Leisure Centre (committed funding) and associated access and amenity improvements.

•Education and lifelong learning cluster: building on Eastwood Park’s existing educational facilities by extending provision to include pop-up work spaces co-sponsored and used by Further Education (FE) organisations; and

•Civic centre: reinforcing Eastwood Park’s civic focus by removing the existing ERC offices and constructing an improved Council Chamber, potentially at either Eastwood House or in the new community linked building.

These components aim to reinforce the existing identity and functions of the site.

They are designed to build on each other, Outputs will be maximised by delivering all three.

Figure 1 presents a Logic Model which illustrates how each deliverable will generate outcomes and benefits consistent with ERC objectives.

The logic model illustrates the value of individual deliverables and their potential uses



Issues and Objectives
What needs to be addressed?

Need for clear identity of Eastwood Park
Congestion at the AM peak instills perceptions of inaccessibility
Dominance of buildings and parking disconnect and obscure facilities and limits greenspace
Insufficient capacity at Eastwood Leisure Centre limits take-up of sports and theatre
The existing park layout , pedestrian paths, and entrance, isolates facilities from one and other and the council area

Deliverables
What will be delivered?

Baseline Improvements
Redevelopment of Eastwood Leisure Centre
Reconfiguration of parking and arrival arrangements
Improved path network and landscaping
Lowering of external walls on Rouken Glen Road
Artwork installed at park entrance

Education and lifelong learning
New dedicated school entrance
Multi-purpose gym hall
Provision of outdoor and indoor breakout and collaboration space
Pop-up working and business spaces

Civic Centre
Removal of existing ERC offices
Relocation of council chambers, potentially to Eastwood House
Public civic space including outdoor square


Outcomes
What will be the outcomes?

Sufficient capacity and offering of facilities
Efficient drop-off arrangements lead to a reduction in congestion
Greater visibility of park
Less dominent parking
Safer pedestrian environment with reduced conflicts with road users
Improved placemaking
Promoted wealth and well-being
Improved linkage between facilities
Expansion of extracurricular sports and cultural offerings
Involvement of Further Education bodies in working spaces
Removal of inefficiencies caused by use of existing ERC offices
Reduction of AM peak traffic
Increase in developable are of Eastwood Park
Integration of Eastwood House to wider park

Wider Deliverables
What will result from the outcomes?

Increased uptake of culture and leisure facilities from East Renfrewshire residents
Improved perception of accessibility
Greater awareness of facilities
Visual amenity benefits
Establishment of Eastwood Park as an educational cluster
Increased enrolment in skills development programmes and FE
Attractive civic space for public services including weddings
Improved perceptions of accessibility
Enhancement of existing cultural heritage

Benefits
What are the benefits?

Better quality of life to East Renfrewshire residents
Increase in sustainable trips
Improved connectivity between adjacent communities
Muli-purpose outdoor event space
Outdoor cafe and cycle hub
Consolidation of high attainment rates and skills profile
Encouraged transitions into the workplace
Higher business start-up rates
Greater civic involvement in local government
Revenue and savings to ERC

Combined Benefits
Increase in visitor numbers to Eastwood Park
Clear identity based on combined education and civic functioning

Re: Eastwood Park Masterplan 4 years, 3 months ago #34

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
The following is not an exact transcript of the tables on these pages, but THE FIGURES ARE ACCURATE


Eastwood Park Masterplan

11.0 Strategic Investment

11.1 Optional Construction Costs

Option 1 - Retain Existing HQ Building / New Leisure Centre with Landscaping
£31,200,000 Total Construction Cost - Option 1
£7,500,000 Allowance for Loose Furniture, fixtures, and equipment(FF&E), Risk, Fees & Development Costs
£?,???,??? Running Costs
£?,???,??? Maintenance Costs

Option 1A - Retain Existing HQ Building / New Leisure Centre with Civic Hub
£39,100,000 Construction Cost Total -Option 1A
£9,500,000 Allowance for Loose FF&E, Risk, Fees & Development Costs
£?,???,??? Running Costs
£?,???,??? Maintenance Costs

Option 2-Demolish Existing HQ Building with Car Park / New Leisure Centre with Civic Hub
£40,000,000 Construction Cost Total-Option 2
£9,700,000 Allowance for Loose FF&E, Risk, Fees & Development Costs
£?,???,??? Running Costs
£?,???,??? Maintenance Costs

Option 2A-Retain Existing HQ Building Demolish Existing HQ Building replace with 5-aside Pitch with Rooftop Car Park & Leisure Centre with Civic Hub
£42,000,000 Construction Cost Total-Option 2A
£10,200,000 Allowance for Loose FF&E, Risk, Fees & Development Costs
£?,???,??? Running Costs
£?,???,??? Maintenance Costs


Breakdown of Cost

£31,200,000 Option 1 – Retain Existing HQ Building / New Leisure Centre with Landscaping

£27,900,000 New Build Leisure Centre and Theatre (8,000m2 GIFA)

£300,000 Reconfigure Existing Leisure Centre Car Park to Incorporate Drop Off

£1,700,000 New School Staff Car Park in Existing Allotment Area

£600,000 Demolish Existing Leisure Centre and Theatre Building

£ 700,000 New Central Public Realm on Site of Existing Leisure and Theatre Building

£31,200,000 Total Construction Cost - Option 1

£7,500,000 Allowance for Loose Furniture, fixtures, and equipment(FF&E), Risk, Fees & Development Costs



£39,100,000 Option 1A –Retain Existing HQ Building / New Leisure Centre with Civic Hub(£)

£27,900,000 New Build Leisure Centre and Theatre (8,000m2 GIFA)

£300,000 Reconfigure Existing Leisure Centre Car Park to Incorporate Drop Off

£1,700,000 New School Staff Car Park in Existing Allotment Area

£800,000 Demolish Existing Leisure Centre and Theatre Building and School Sports Halls

£700,000 Build New Central Public Realm on Site of Existing Leisure and Theatre Building

£7,700,000 New Civic Hub between School and Leisure Centre (3,200m2GIFA)

£39,100,000 Construction Cost Total -Option 1A

£9,500,000 Allowance for Loose FF&E, Risk, Fees & Development Costs



£40,000,000 Option 2–Demolish Existing HQ Buildingwith Car Park / New Leisure Centre with Civic Hub

£27,900,000 New Build Leisure Centre and Theatre (8,000m2 GIFA)

£1,700,000 New School Staff Car Park in Existing Allotment Area

£1,400,000 Demolish Existing HQ Office, Leisure Centre, Theatre & School Sports Halls

£ 600,000 New Drop Off and Car Park Area on Existing HQ Site

£700,000 New Central Public Realm on Site of Existing Leisure and Theatre Building

£7,700,000 New Civic Hub between School and Leisure Centre (3,200m2GIFA)

£40,000,000 Construction Cost Total-Option 2

£9,700,000 Allowance for Loose FF&E, Risk, Fees & Development Costs




£42,000,000 Option 2A–Retain Existing HQ Building Demolish Existing HQ Building replace with 5-aside Pitch with Rooftop Car Park & Leisure Centre with Civic Hub

£27,900,000 New Build Leisure Centre and Theatre (8,000m2 GIFA)

£1,700,000 New School Staff Car Park in Existing Allotment Area

£ 1,400,000 Demolish Existing HQ Office, Leisure Centre, Theatre & School Sports Halls

£2 ,600,000 New covered 5-a-side pitches with rooftop parking

£700,000 New Central Public Realm on Site of Existing Leisure and Theatre Building

£7,700,000 New Civic Hub between School and Leisure Centre (3,200m2GIFA)

£42,000,000 Construction Cost Total-Option 2A

£10,200,000 Allowance for Loose FF&E, Risk, Fees & Development Costs



Potential Additional Items(£)

£200,000 Demolish Existing School Sports Halls

£600,000 New Public Realm between School and Leisure Centre (For Option 1 only)

£ 2,000,000 Refurbish and Extend Eastwood House

£900,000 Convert Existing Age Concern facility to Cycle Hub and Café*

£400,000 Upgrade woodland paths, pedestrian access routes, surfacing, lighting and signage

£200,000 Extend promenade from central public space to proposed new nursery building

£200,000 Form new pedestrian gateway access to South West corner of park

£100,000 Lower stone wall along full length of Roukenglen Road by 1m

£1,300,000 New car park south of community campus (in lieu of allotments)

*Potential current Age Concern Building could be sold to an external café operator to generate a capital receipt

Notes on Costs
•Construction Costs are inclusive of External Works, Fixed Furniture, Preliminaries and Overheads and Profit.
•Total Development Costs are inclusive of Loose Fittings and Furnishings, Risk, Professional Fees and Developer / Finance Costs. We have excluded the following items which will be required for the total Project costs;
Value Added Tax
Inflation beyond Q2 2019 pricing levels(see table in section 10.5)
Land acquisition costs and fees


£?,???,??? Running Costs
£?,???,??? Maintenance Costs

Re: Eastwood Park Masterplan 4 years, 3 months ago #35

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
Back to Text Transcript -

11.0 Strategic Investment

11.2 Benchmarking
We have benchmarked the prime cost for the proposed 8,000m2 new build leisure centre and theatre as proposed in the Masterplan Vision.

In our benchmarking exercise we have utilised projects completed within the last 5 years and of similar size and scope.

All costs have been adjusted to reflect current 2nd Quarter 2019 prices using the BCIS All-In Tender Price Index.

Proposed Eastwood Park Development
Total Construction Cost £27.9m
GIFA 8,000m2
Base Date 2ndQuarter 2019
Adjusted Construction Cost to Q2 2019 £27.9m
Total Adjusted Construction Cost per m2 3,488

Clydebank Leisure Centre
Total Construction Cost £22.0m
GIFA 8,892m2
Base Date 3rd Quarter 2015
Adjusted Construction Cost to Q2 2019 £26.7m
Total Adjusted Construction Cost per m2 3,002

Helensburgh Waterfront Development
Total Construction Cost £13.1m
GIFA 3,346m2
Base Date 2ndQuarter 2019
Adjusted Construction Cost to Q2 2019 £13.1m
Total Adjusted Construction Cost per m2 3,915


Bridlington Leisure World
Total Construction Cost £19.6m
GIFA 7,015m2
Base Date 1st Quarter 2015
Adjusted Construction Cost to Q2 2019 £23.8m
Total Adjusted Construction Cost per m2 3,392

Allander Sports Centre
Total Construction Cost £27.6m
GIFA 7,650m2
Base Date 1st Quarter 2020
Adjusted Construction Cost to Q2 2019 £26.8m
Total Adjusted Construction Cost per m2 3,608


We would note that the costs presented for Allander Sports Centre are based on early feasibility costs and are for the Leisure Centre works only and are not inclusive of supplementary Leisure provisions.

We understand there is provision for external covered football facilities and other public-sector service provisions taking the total cost to circa £33m.

We also understand that the newly constructed Peak Building in Stirling was built at a cost of £26m in 2009 but excluded the cost of the supplementary Curling rink and climbing wall taken the total construction spend to over £30m.

Based on the benchmarking exercise undertaken, consideration of the site constraints and proposed level of scope and specification, we would consider the Construction Cost for the new Eastwood park to be £27.9m based on a cost/m2 of £3,488/m2 at 2nd quarter 2019 pricing levels.

11.3 New Leisure Centre & Theatre Costs – Assumptions & Exclusions

Assumptions
•New building based on 8,000m2 GIFA with a 6,500m2 building footprint

•New build to accommodate 6 lane 50m swimming pool, small teaching pool, 140 station gym, 3 group fitness spaces and a 6 court games hall

•No contamination within the existing ground with no abnormal cut and fill requirements

•Building will be similar in structure and level of finish to Clydebank Leisure Centre

Exclusions
•Value Added Tax

•Inflation beyond current day prices (see table in section 10.5)•Professional Fees & Hubco Development Fees

•Loose Fittings and Furnishings

•Land acquisition costs and fees•Works to existing access roads and works outwith the site boundary

•Enhancement beyond Building Regulation compliance for zero carbon technologies

•Market fluctuation, tariffs or impact as a result of Brexit.


11.4 Other Works - Assumptions
•Car Park to allotments based on 9,400m2 area incorporating all surfacing, drainage and lighting.

•New Central Public Realm based on proposed area of 3,400m2

•New Public Realm between School and Leisure Centre based on proposed area of 2,700m2

•Eastwood House refurbishment based on 1,600m2 and allowance for 260m2 extension

.•We have allowed a GIFA of 1,000m2 for the cycle hub and café refurbishment.

•We allowed a 1-mile length on new pathways, utilising existing site topography.

•We have allowed a length of 450m for taking down the wall height by 1m.

•We have allowed an area of 7,000m2 for the new car park south of Civic Hub.

•Civic Hub in Option 1A, 2 and 2A is based on single storey building of GIFA on 3,200m

Re: Eastwood Park Masterplan 4 years, 3 months ago #36

  • RM64
  • OFFLINE
  • Platinum Boarder
  • Posts: 3164
  • Karma: 19
12.0 Next Steps
A project of this nature takes several years to deliver.

Target Completion Date

Aspiration
The Council wish to deliver a new leisure and theatre facility as soon as is reasonably practical whilst understanding the importance of consultation and approval processes along with the importance of minimising disruption during implementation.

Target Completion Date
A date of 2024 is a target for completion.

Design
Overall Time-scale
A project of this nature involves significant time-scales for design and procurement.

A key aspect of the programme is allowing time for consultation and approvals.

Design Phase
An indicative time-scale for developing a masterplan through to commencing works on site is around 2 years.

Pre Planning Public Consultation
A new Leisure and Centre and Theatre would constitute a major planning application.

This would require a formal process for public consultation over a minimum of three months leading up to a Detailed Planning Application.

Planning Approval
An indicative time-scale for approval of a planning application of this scale is 4 months.
During this period there is an opportunity for the proposals to be viewed by the public and comments to be made.

EIA Screening Opinion
There would also be a requirement for an Environmental Impact Screening Opinion.
This would identify the extent of studies required to support the planning application including transportation, ecology, noise, light pollution, landscape and visual impact and tree surveys.

Listed Building Approval
Eastwood House is a Listed Building.
Any proposals impacting on the building would require Listed Building Consent.

Building Warrants
The proposals would require building warrants.

ConstructionTandem Build
The masterplan proposals demonstrate potential for a tandem build. i.e. the existing buildings can remain in operation while the new building is being constructed.

New Building Construction
An indicative time-scale for construction of a Leisure Centre and Theatre of this scale is around 18 months - 2 years.

Demolition of Existing Buildings and Landscaping
Following on from this there would be a requirement for demolition of the existing building and new landscaping.
This is likely to take around 6 - 9 months.

Other Key Considerations
On projects of this scale and in settings of this nature there are many aspects to consider to minimise disruption and meet statutory requirements.
Seasonal considerations such as school term times and exam periods may influence aspects such as the construction programme and restrictions along with traffic and environmental aspects.

Impact of Inflation
The table below indicates the inflation impact on the Option 1 construction costs.
•Costs assume 24-month design period followed by 24-month Construction period.
•Based on current day price Construction Cost of £31.2m as detailed in Option 1 in section 10.1
•All as per BCIS All-in Tender Price Index forecasts with RLF projections beyond 2024

Inflation Impact - Option 1

Commence Design
Proposed Start on Site Date
Proposed Completion Date
Inflation Uplift
Inflation Uplift (£)
Total Construction Cost (£)

Now – June 2019
3rd Quarter 2021
3rd Quarter 2023
16.4%
5,100,000
36,300,000

6 months – Dec 2020
1st Quarter 2022
1st Quarter 2024
20.6%
6,400,000
37,600,000

12 months – June 2020
3rd Quarter 2022
3rd Quarter 2024
23.6%
7,400,000
38,600,000

18 months – Dec 2020
1st Quarter 2023
1st Quarter 2025
27.6%
8,600,000
39,800,000

24 months – June 2021
3rd Quarter 2023
3rd Quarter 2025
31.2%
9,700,000
40,900,00
Time to create page: 0.79 seconds