A HEALTH CENTRE DEVELOPMENT SERVICES COLLABORATION

SERVICES OFFERED BY OLDHEAD BUILDING CONSULTANCY

• Identification of accommodation needs for intended service provision and production of functional content requirement schedule.



• Liaison with PCT in seeking agreement of appropriate floor area requirement.



• Advice on appointment of architect and appointment of other professional advisers and contractor for self build schemes.



• Assist Starkeys in selection of developer (with specific reference to developer's standard specification and assessing technical abilities of proposed architect and developer).



• Assist in detailed design of building layout (Bill Baker of Oldhead has often significantly improved designs prepared by architects with extensive health centre experience).



• Agreement of detailed specification and production of detailed Room Data Sheets (a document detailing every item within a room down to number of power and data outlets, drawer units, waste bin etc). Oldhead would liaise with practice manager and other appropriate staff to assess requirements to a level of detail down to extent (in linear meters) of shelving required within administration areas etc.



• Liaison with architect and Police Authority to achieve suitable security measures.



• Liaison with Infection Control and PCT generally to obtain approval to plans.



• Attendance at routine site meetings and building inspections to ensure adequate standards and use of appropriate materials (30 wash basins were recently thrown out of a scheme by Oldhead as not meeting current infection control standards).



• Assistance with any variations required during the construction process. Note that the period from signing an agreement to lease until completion of the development can (in a larger development) exceed eighteen months and certain minor amendments can be required during this period.



• Attendance at inspection for practical completion purposes and agreement of "snagging list".

SERVICES OFFERED BY STARKEYS

• Liaison with funders in the case of self build schemes.



• Site search and acquisition (including assisting developer on developer led schemes).



• Preparation of invitation to bid for preferred developer status. Note that we recommend this document is submitted to selected developers and not (as often advised by District Valuer) advertised in National Press. We are interested in appointing experienced, quality developers, preferably who intend to retain the development rather than sell it on as an investment. We do not advise selecting a developer based upon lowest cost. Ultimately it will be the developer's responsibility to seek approval of the required rental level with the District Valuer.



• Interview, further investigation and lead of developer selection process, including agreement of very detailed Heads of Terms for development agreement and lease.



• Negotiation and agreement of incentives prior to selection of developer. This might include significant relocation and equipment expenses or dealing with negative equity issues for existing health centres, often funded by pharmacy "super-profit".



• Liaison with PCT to seek assistance on negative equity or property disposal problems (always subject to PCT funds being available!).



• Peripheral assistance to Oldhead with agreement of specification and design including consideration of expansion capacity.



• Negotiation of terms for occupation of part premises by PCT.



• Liaison with solicitor on negotiation of detailed agreement for lease and lease terms. Note that there are a number of detailed drafting issues that are peculiar to health centre leases that may be unfamiliar to most Solicitors. Many but not all of those issues are picked up by the initial preparation of detailed Heads of Terms.



• Availability for general advice during and post construction, however Starkeys involvement is largely at an end once the development agreement is signed. Oldhead will, however, be involved throughout the construction process until final snagging, twelve months after completion of the building.

FEE SCALE

• Fees are charged on an hourly basis. Our combined fees have generally fallen within the PCT's reimbursable limit of 1% of development costs with the exception of one small but complex branch surgery development, however this was accepted and reimbursed by the PCT. We would always advise that confirmation of reimbursement of our and other costs is obtained from the PCT in writing at an early stage.

NOTE Starkeys and Oldhead act as independent but complementary consultants, each carrying professional indemnity insurance covering their respective functions.

CONTACT DETAILS:

PAUL LINGARD STARKEYS 01274 307910 07889 605317 pl@starkeys.co.uk

BILL BAKER OLDHEAD LTD 01535 216132 07501 472391 oldheadltd@btconnect.com