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11 0 CHP Estate Condition Survey Ver 3 151107

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11 0 CHP Estate Condition Survey Ver 3 151107 Argyll and Bute CHP Committee 29 November 2007 Item: 11.0 ARGYLL AND BUTE CHP Estate Condition Survey 2007/08 Report by the Head of Planning, Contracting and Performance The CHP Committee is asked to: Note the findings of the estate condition survey conducted on its properties ‹ Note and endorse the action plan drawn up ‹ Note that the CHP Capital planning group has been remitted to performance manage and monitor progress against the action plan 1 INTRODUCTION Each NHS Board has to approve a 5-Year Capital Investment Programme and a key element within this is ensuring that the Boards estate is fit for purpose in terms of statutory compliance, function and effectiveness to inform its property strategy and requirements. The CHP commissioned consultants to undertake an Estate condition survey on all the NHS Board owned premises. This appraisal of condition and performance of the estate follows well established guidance described in NHS Estatecode. These appraisals are a high level assessment of condition and performance aimed at providing a baseline from which property strategies can be developed. This Estate condition report is based on a detailed survey of the property condition & the other facets listed below. Full technical details are retained within a property database, which will be regularly updated. Information is gathered from both physical surveys and historic information gathered & retained by Estate Officers. Copies of the Estate Condition Database are retained by the operational Estate Officers and additional detailed information which is summarised in the main reports can be extracted for each individual building or site owned by Argyll & Bute CHP. The report identify “black spots”, investment priorities and opportunities for rationalisation of the estate and are a key stage in the development of capital investment programmes and estate maintenance programmes. The appraisal covers the following facets: • Physical condition • Energy Efficiency • Compliance with fire, DDA and other statutory standards • Functional suitability • Space utilisation Working with you to make Highland the healthy place to be 2 FINDINGS 2.1 Estate Profile: The pie chart overleaf summarises the CHP owned estate profile: Analysis of the Estate by Building Type & % of Other -GP Health Houses, flats, oTfotal Area Centres, GP & fices etc Dental Surgeries 7% 7% General Hospitals (1) 17% A&B Hospital 24% Community Hospitals (6) 45% 2.2 Physical Condition Appraisal This facet of the appraisal examined 19 elements of the building (structure, roof, external fabric, heating system, electrical systems etc.) and identified the expenditure required to ensure that these elements remain operational with an acceptable level of risk in terms of failed elements/services. 2 Physical Condition Expenditure Req'ment % of Total Hospital/Building £000 Expenditure Argyll & Bute Hospital 8277 56% Campbeltown Hospital 94 1% Islay Hospital 386 3% Dunoon Hospital 2141 15% Victoria Hospital, Rothesay 589 4% Rothesay Health Centre 128 1% Victoria Annex, Rothesay 767 5% Victoria Infirmary (Helensburgh) 699 5% Lorn & Islands 65 0% Aros 797 5% Aros & Duncuan flats 225 2% All other properties 524 4% Total: 14692 100% 2.3 Energy Performance and Expenditure The table below shows the energy performance indicators for the CHP’s hospitals and compares these with the current “All Scotland” and NHS Highland performance indicators. 2005/06 Climatically Adjusted Current Total Hospital Total Hospital Energy Fuel Expenditure GJ/100cu.m £ All Scotland (current) 68 NHS Highland 85 Argyll & Bute Hospital 44 471,381 Campbeltown Hospital 91 114,573 Dunoon Hospital 58 113,073 Islay Hospital 81 48,441 Lorn & Islands Hospital 73 234,978 Victoria Hospital,Rothesay 103 40,833 Victoria Annex, Rothesay 90 31,744 Victoria Hospital (Helensburgh) 76 50,005 New Mid Argyll 84 206,447 CHP Total 1,311,475 CHP Average 78 Savings @2% per annum to 2010 £101,812 Savings if target 65GJ/100cu.m met £214,989 3 The table shows that the CHP’s overall performance (78 GJ/100 cu.m) is worse than the average for Scotland (68 GJ/100 cu.m) but better than the average for NHS Highland (which has the poorest energy performance indicator of NHS Boards in Scotland). 2.4 Fire Risk Assessment From 1 October 2006, the CHP are required to undertake a fire safety risk assessment in respect of the premises, consider the outcome of this assessment and take appropriate action as necessary. The fire safety risk assessment must be reviewed regularly and updated it if required. At the time of the exercise described in this report (May 07), fire safety risk assessments had not been completed. This is serious matter for the CHP and will need to be addressed as a matter of urgency. Without the results from fire safety risk assessments, it is difficult to accurately assess the expenditure requirement for this facet. However, a broad assessment has been made and this indicates an expenditure requirement of at least £1 million. Examples of significant items of expenditure are: • All the main sites require greater coverage of “life rated” (L1) fire detection and early warning system. • Argyll & Bute Hospital – serious non-compliance in terms of compartmentation, travel distances, structural integrity etc • Rothesay Victoria Hospital – similar issues to Argyll & Bute Hospital • Dunoon Hospital – excessive travel distances with no fire doors, lack of staircase protection, hazard rooms not enclosed. (i) • Islay Hospital – Fire doors, smoke control in corridors • Vic Infirmary (Helensburgh) – 1st floor unusable due to lack of fire escape. Note: (i) Many fire compliance issues at Dunoon will be resolved as part of the new development & upgrading works, currently in progress. 2.5 Disability Discrimination Act A full survey of the CHP’s properties for compliance with the Disability Discrimination Act was completed in 2004 and identified £2.8 million of expenditure required to bring the buildings to full compliance. A summary of this is shown in the table that follows. (ii) Expenditure Required £000 A&B Hospital 837 Campbeltown & Kintyre 345 Rothesay 281 Dunoon & Cowal 527 Islay 153 Jura 5 Lorn & Islands 325 North Argyll 348 Total: 2821 4 Note: (ii) A phased programme of DDA compliance works is currently being implemented, with an on-going annual funding allocation provided to achieve compliance across Argyll & Bute CHP following an agreed prioritisation strategy and programme by the CHP capital planning group. 2.6 Health & Safety A wide range of health and safety legislation applies to the CHP’s estate including: • The Management of Health & Safety at Work Regulations 1999 • Control of Substances Hazardous to Health (COSHH) 2002 • Electricity at Work Regulations 1989 • The Provision and use of Work Equipment Regulations 1998. Health and safety is managed by the CHP’s risk management group and is outside the scope of this exercise. However, the following concerns in relation to the estate were identified during the appraisals and are provided in order to provide a complete “picture” of the current condition and performance of the estate. The list should not be taken as a comprehensive schedule of risks that the CHP needs to manage. • Control of legionaella • Safe hot water and surface temperatures • Safe work in confined spaces • Asbestos Regulations • Healthcare Acquired Infection • Slips & Trips – A survey of flooring in 2006 identified 86% of floors in the main hospital sites to be medium or above slip risk as shown in the table below. Percentage of rooms with Slip Risk Hospital Number Classification: of rooms Total surveyed Medium Significant High Medium & above Lorn & Islands DGH 102 20% 33% 11% 64% Argyll & Bute 65 51% 29% 15% 95% Rothesay 22 36% 32% 18% 86% Campbeltown 59 34% 44% 20% 98% Islay 43 14% 19% 67% 100% Dunoon 41 7% 34% 51% 93% All sites 332 27% 33% 26% 86% Whilst in some cases this risk can be managed by measures other than flooring replacement, these results do highlight another area of potentially significant expenditure required on the estate. 2.7 Functional Suitabiltiy This facet of the appraisal aims to identify how well the buildings support the delivery of operational services and focuses on three key questions: • Are the buildings the right size, design and layout to enable modern, best practice healthcare services to be delivered? 5 • Are there sufficient support facilities and amenities in the building (toilets, bathrooms, storage space, waiting areas etc)? • Is the location of the building right in terms of enabling access by public and private transport, proximity of car parking, travel distances between key linked departments etc? Findings identified the following sites as “unsatisfactory & needing major change” in relation to: – Argyll & Bute Hospital – Dunoon – Victoria Rothesay & Annex – Islay – Victoria Infirmary, Helensburgh 2.8 Space Utilisation This facet of the appraisal focused on two key questions: • Is the space provided being used? • How intensively is the space used over time? The table overleaf summarises the key findings of the survey Hospital/Site Percentage of space that Percentage of space is in use but unused/empty Underutilised Argyll & Bute Hospital 85% 30% Mid Argyll Community Hospital 10% 13% Lorne & Islands DGH 10% 10% Helensburgh Victoria Hospital 40% 20% Campbeltown Hospital 20% 10% Islay Hospital 20% 10% Victoria Hospital, Rothesay 25% 15% Dunoon Hospital 15% 15% How much of this under utilised space can be turned into empty space that can be used for alternative use (or declared available for disposal) can only be determined through detailed estate redevelopment planning. However, the assessment does indicate that there is considerable potential for improving the utilisation of space through a combination of: • Better allocation and planning of space use • Increasing activity in the smaller, currently under utilised GP/Dental surgeries and health centres through the use of 3 session days, evening and week-end sessions. • Continued Improved performance through developing new working practices in relation to clinical activity i.e.
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