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					OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                                                               COST FORM OB1 - OPTION 2 Appendix B2
                                    Sunderland Teaching Primary Care Trust
        TRUST/ORGANISATION:                                                                 ORGANISATIONAL CODE:

                        SCHEME: Washington PCC                                                        DIRECTORATE:
                STRATEGIC HA: Sunderland Teaching Primary Care Trust
                          PHASE: N/A
           PROJECT DIRECTOR: Stephen Naylor
CAPITAL COSTS SUMMARY

                                                                                                  Cost Excl.             VAT                        Cost Incl.
                                                                                                  VAT    £                £                         VAT     £
   1        Departmental Costs (from Form OB2)                                                               1,888,728                330,527             2,219,256
   2        On Costs (from Form OB3)
                        (164.05% of Departmental Cost)                                                       3,098,441                542,227             3,640,669
   3        Works Cost Total     (1+2) at                     MIPS 360                                       4,987,170                872,755             5,859,924
            (Tender Price index level 1975 = 100 base)
   4        Provisional location adjustment (if applicable)
                                    % of Works Cost)          (b)
   5        Sub Total (3+4)                                                                                  4,987,170                872,755             5,859,924
   6        Fees                    (c)                                                                                                   (d)
                         (13.27% of sub-total 5)                                                               661,915                115,835              777,750
   7        Non-Works Costs (from Form FB4) (e)
                                                              LAND                                             500,000                 87,500              587,500
                                                              OTHER                                             20,000                   3,500              23,500
   8        Equipment Costs (from Form OB2)
                                    of Departmental Cost)
   9A       Planning Contingency 5%                                                                            308,454                 53,979              362,434
   9B       Optimism Bias 11.4%                                                                                703,276                123,073              826,349
  10A       SUB-TOTAL (5+6+7+8+9)                                                                            7,180,814             1,256,642              8,437,456
  10B       Deduct for reclaimable VAT (20%)                                                                                          (251,328)           (251,328)
  10C       TOTAL (for approval purposes) (5+6+7+8+9)                                                        7,180,814             1,005,314              8,186,128
   11       Inflation adjustments (f)                         MIPS 360 to 455                                  394,350                 69,011              463,361
                                            Inflation on Other works as BCIS 5.1%                              254,664                 44,566              299,230
   12       FORECAST OUTTURN BUSINESS CASE
            TOTAL (10+11)                                                                                    7,829,828             1,118,891              8,948,719

       Proposed start on site (g)               31 Mar 2007                              Proposed completion date (g)              31 Mar 2008


              Cash Flow:- Year                                        SOURCE                                                      £
                  yy/yy                       EFL             OTHER GOVERNMENT                    PRIVATE                      TOTAL
                       2005/2006
                       2006/2007                                             1,752,100                                             1,752,100              1,752,100
                       2007/2008                                             7,051,934                                             7,051,934              7,051,934
                       2008/2009                                               144,685                                               144,685                144,685




                                                                       Total Cost (as 10 above)                                    8,948,719




                                                       Total (for approval purposes) match against Cashflow                      OK


          Please note that VAT has been applied to professional fees and subsequently omitted as part of the adjustment for reclaimable VAT
Notes :
* Delete as appropriate
(a) On-costs should be supported by a breakdown of the percentage or a brief description of their scope ( form OB3 may be used if appropriate )
(b) Adjustments of national average DCA price levels & on-costs for local market conditions
(c) Fees include all resource costs associated with the scheme e.g. project sponsorship, clerk of works, building regulation & planning fees etc.
(d) Non-works costs should be supported by a breakdown & include such items as contributions to statutory & local
    authorities ; land costs & associated legal fees
(e) Estimate of tender price inflation up to proposed tender date ( plus construction cost for VOP contracts only )
(f) Overall timescale including any preliminary works

                   Name (capitals) PHIL KELLY                                                     Authorised for issue
                          Position SENIOR COST MANAGER                                                                         Project Director
                         Address CHRISTINE HOUSE
                                    SORBONNE CLOSE
                                    THORNABY
                                    STOCKTON-ON-TEES                                                              Date
                       Telephone 01642 611 116
OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                                     COST FORM OB2



     TRUST/ORGANISATION: Sunderland Teaching Primary Care Trust

                    SCHEME: Washington PCC
                     PHASE: N/A
        PROJECT DIRECTOR: Stephen Naylor
           CAPITAL COSTS: DEPARTMENTAL COSTS AND EQUIPMENT COSTS

          Functional Content           Functional Units/Space   N/A/C (2)   Cost Allowance      Equipment Cost
                                         Requirements (1)                      Version              Version


Ground Floor
Store                                   15.3   m2                  N                  14,489
Consulting / interview                  18.0   m2                  N                  17,910
Consulting / interview                  18.0   m2                  N                  17,910
Recovery                                48.3   m2                  N                  45,654
Nurse Base                              14.0   m2                  N                  12,530
Treatment / Endoscopy                   25.0   m2                  N                  32,975
Beverage Bay                             6.4   m2                  N                   7,419
Patient Change rooms                     5.6   m2                  N                  10,500
Patient Change rooms                     5.6   m2                  N                  10,500
Male Changing + WC                       8.1   m2                  N                   7,966
Female Changing + WC                     8.1   m2                  N                   7,966
Clean Utility                           13.8   m2                  N                  16,074
Dirty Utility                           13.8   m2                  N                  16,651
Treatment / Endoscopy                   25.5   m2                  N                  33,635
Subwait area - Endoscopy                22.2   m2                  N                  19,536
Store                                    2.9   m2                  N                   2,727
Disabled WC                              4.3   m2                  N                   7,452
Playroom / Therapy                      34.2   m2                  N                  32,832
External play area                      15.3   m2                  N                  12,852
Staff Base                              15.1   m2                  N                  13,497
Subwait area                            19.1   m2                  N                  16,767
Renal Store                             15.1   m2                  N                  14,252
Lift                                           Item                N                  25,257
Lift                                           Item                N                  25,257
Kitchen                                 15.1   m2                  N                  25,976
Equipment Store                          7.5   m2                  N                   7,103
Therapy / Group treatment               43.9   m2                  N                  44,636
Consulting 1                            18.2   m2                  N                  18,149
Consulting 2                            18.2   m2                  N                  18,149
Consulting 3                            18.2   m2                  N                  18,149
Consulting 4                            18.2   m2                  N                  18,149
Consulting 5                            18.2   m2                  N                  18,149
Consulting 6                            18.2   m2                  N                  18,149



Departmental Costs and Equipment Costs Carried Forward £                             609,214

OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                           COST FORM OB2 (CONT)
CAPITAL COSTS : DEPARTMENTAL COSTS AND EQUIPMENT COSTS

 Functional Content                  Functional Units/Space   N/A/C (2)   Cost Allowance     Equipment Cost
                                     Requirements (1)
             Brought Forward                                                       609,214

Ground Floor (cont)
Interview                                 11.0   m2              N                  10,282
Interview                                 10.6   m2              N                   9,927
Sluice                                    16.2   m2              N                  19,630
Records Store                              8.1   m2              N                  10,924
Ultrasound                                24.2   m2              N                  24,271
Patient Change rooms                      21.6   m2              N                  40,425
X - Ray room (incl Image viewing room)    46.6   m2              N                  49,809
Equipment Store                            9.0   m2              N                   8,523
Children Waiting / Play Area              17.6   m2              N                  17,339
Image Development                         10.8   m2              N                  11,556
Store                                      5.3   m2              N                   5,000
Dental Treatment 1                        20.1   m2              N                  26,700
Dental Utility                            10.8   m2              N                  14,327
Dental Recovery                           13.2   m2              N                  12,516
Dental Treatment 2                        26.5   m2              N                  35,165
Diagnostics Suite                         28.4   m2              N                  35,809
Staff WC                                   4.1   m2              N                   8,392
Disabled WC                                4.3   m2              N                   7,331
Baby Feed                                  4.4   m2              N                   4,739
Baby Change                                4.4   m2              N                   4,880
Main waiting area                        106.4   m2              N                  93,198
Staff WC                                   3.7   m2              N                   7,581
Reception                                 16.7   m2              N                  17,166
Medical Records                           17.3   m2              N                  23,449
Staff Office                              22.1   m2              N                  21,548
Patient WC                                 4.1   m2              N                   5,908
Staff Base                                12.2   m2              N                  10,901
Subwait Dental / Urgent Care              15.7   m2              N                  13,718
Equipment store                           14.2   m2              N                  13,438
Resus Trolley                              2.4   m2              N                   2,385
Clean Utility                             13.2   m2              N                  15,384
Dirty Utility                             13.2   m2              N                  15,937
Cleaners Cupboard                          6.2   m2              N                   4,712




Departmental Costs and Equipment Costs Carried Forward £                         1,212,082
OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                        COST FORM OB2 (CONT)

CAPITAL COSTS : DEPARTMENTAL COSTS AND EQUIPMENT COSTS

 Functional Content                 Functional Units/Space   N/A/C (2)   Cost Allowance     Equipment Cost
                                    Requirements (1)
            Brought Forward                                                     1,212,082

Ground Floor (cont)
Disposal Hold                            6.2   m2               N                   7,694
Female Patient WC                       17.6   m2               N                  25,172
Male Patient WC                         18.1   m2               N                  25,872
Disabled WC                              5.1   m2               N                   8,729
Interview                               13.0   m2               N                  12,092
Consulting Treatment Room   1           18.2   m2               N                  18,149
Consulting Treatment Room   2           18.2   m2               N                  18,149
Consulting Treatment Room   3           18.2   m2               N                  18,149
Consulting Treatment Room   4           18.2   m2               N                  18,149
Treatment Plaster room                  18.2   m2               N                  18,550
Staff WC                                 4.4   m2               N                   8,939
Beverage Bay                            13.8   m2               N                  15,932




Departmental Costs and Equipment Costs Carried Forward £                        1,407,656

OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                        COST FORM OB2 (CONT)
CAPITAL COSTS : DEPARTMENTAL COSTS AND EQUIPMENT COSTS

  Functional Content               Functional Units/Space   N/A/C (2)   Cost Allowance     Equipment Cost
                                   Requirements (1)
              Brought Forward                                                  1,407,656

First floor
Seminar Room / library                 35.3   m2               N                  34,469
Office                                 37.3   m2               N                  33,646
Office                                 37.3   m2               N                  33,646
Male Changing                          16.3   m2               N                  15,951
Male Shower                             1.6   m2               N                   1,787
Female Changing                        16.3   m2               N                  15,951
Female Shower                           1.6   m2               N                   1,787
Male WC                                 2.8   m2               N                   3,939
Female WC                               2.8   m2               N                   3,939
Disabled Shower / changing              5.0   m2               N                   8,280
Disabled WC                             4.3   m2               N                   7,331
Seminar Room / library                 26.0   m2               N                  25,441
Cleaners Cupboard                       8.0   m2               N                   6,105
Water treatment                        12.7   m2               N                  15,392
Prep / Dry Store                       12.1   m2               N                  11,449
15 Bay Dialysis Unit                  153.5   m2               N                 160,530
Single Bay                             10.8   m2               N                  11,297
Single Bay                             10.8   m2               N                  11,297
Staff Base                              9.4   m2               N                   8,440
Workshop                               10.9   m2               N                   9,548
Sluice                                  7.8   m2               N                   9,385
Patient WC                              3.3   m2               N                   4,638
Patient WC                              3.3   m2               N                   4,638
Renal Dialysis waiting                 39.8   m2               N                  34,989
Beverage Bay                            6.3   m2               N                   7,200

Second Floor
Plantroom - incl in OB3




 Less abatement for transferred
 equipment if applicable

Departmental Costs and Equipment Costs To Summary   £                          1,888,728
                                                                                                                      COST FORM OB2 (CONT)




Cost allowances should be based on Departmental Cost Allowances where appropriate and include
allowances for essential complementary accommodation and optional accommodation and services
where details not available.
Identify separately any proposed adjustment (over or under cost allowances) justifiable in value for
money terms (details to be provided).

    * Delete as appropriate
   1. State area and rate if departmental cost allowance not available.
   2. Insert:
       N for new build.
       A for adaptions for alternative use or
       C for upgrading existing building retaining current use.
    3. Insert relevant version number of HCI listing of Departmental Cost Allowances and
       Equipment Cost allowances.
    4. Provide details where appropriate.



Completed by
      Name (capitals) PHIL KELLY                                           Authorised for issue
             Position SENIOR COST MANAGER                                                          Project Director
             Address CHRISTINE HOUSE
                          SORBONNE CLOSE
                          THORNABY
                          STOCKTON-ON-TEES                                                 Date
              Telephone   01642 611 116
OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                                                                                                             COST FORM OFB3

                              TRUST/ORGANISATION: Sunderland Teaching Primary Care Trust
                                               SCHEME: Washington PCC
                                                PHASE: N/A
                                   CAPITAL COSTS: ON COSTS

                                                                                                                                                            Estimated                     Percentage of

                                                                                                                                                              Cost                        Departmental

                                                                                                                                                            (exc. VAT)                        Cost
     1                 Communications                                                                                             £                               £                            %

                       a.   Space - 603 m2 @ £980 / m2                                                                       590,940

                       b.   Plant Space - 180 m2 @ 1300 / m2                                                                 234,000

                       c.   Balcony - slabs 71.3m2 @ £30 / m2                                                                  2,139

                       d.   Balcony - handrails 24m @ £250 / m                                                                 6,000                                   833,079                            44.11


     2                 ''External'' Building Works (1)

                       a.   Piling - e/o for piled foundations 1,285.6m2 x £105 / m2                                         134,988

                       b.   Excavate 500dp across site and dispose                                                           127,900

                       c.   Infill with type 2 across site (excl building)                                                    93,300

                       d.   Geotextile membrane across site (excl bldg)                                                       66,600                                     422,788                          22.38


     3                 'External'' Building Works (2)

                       a.   Drainage                                                                                         103,300

                       b.   Roads, paths, parking                                                                            185,600                                     288,900                          15.30


     4                 'External'' Engineering Works (3)

                       a.   Exteral lighting and BWIC                                                                         35,000

                       b.   Stat Services                                                                                     45,000

                       c.   External CCTV                                                                                      5,000

                       d.   Artwork                                                                                           25,000                                   110,000                             5.82


     5                 Other on-costs and abnormals (4)

                       a.   Landscaping                                                                                       19,100

                       b.   External surveys                                                                                  15,000

                       c.   Prelims on the above @12.5%                                                                      107,991                                     122,991                           6.51



                                                                                                              carried forward                  £                      1,777,758                           94.12




Notes:                                                   Must be based on scheme specific assessments/measurements; attach details to define scope of works as appropriate.

                                                         Identify separately any proposed additional capital expenditure justifiable in value for money terms (details to be provided).


         *                                               Delete as appropriate.
     (1)                                                 ''External'' to Departments
     (2)                                                 Identify any enabling or preliminary works to prepare the site in advance e.g. demolitions; service diversions; decanting

                                                         costs; site investigation and other exploratory works.




Completed by
  Name (capitals) PHIL KELLY                                                                                      Authorised for issue
         Position SENIOR COST MANAGER                                                                                                    Project Director
        Address CHRISTINE HOUSE
                       SORBONNE CLOSE
                       THORNABY
                       STOCKTON-ON-TEES                                                                                          Date
             Telephone 01642 611 116
OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                                                                                                            COST FORM OFB3

                             TRUST/ORGANISATION: Sunderland Teaching Primary Care Trust
                                             SCHEME: Washington PCC
                                               PHASE: Sunderland Teaching Primary Care Trust
                                    CAPITAL COSTS: ON COSTS

                                                                                                                                                             Estimated                   Percentage of

                                                                                                                                                               Cost                      Departmental

                                                                                                                                                             (exc. VAT)                      Cost

                                                                                                                                 £                               £                            %

                                                                                                                        brought forward                               1,777,757.88                        94.12



                       Other fees

                       Furniture, fittings and equipment (Group 1,2,3) - 2245m2 x £352.20 / m2 (excludes Renal area)                                                   790,689.00                         41.86

                       Furniture, fittings and equipment (Group 4)                                                                                                     420,000.00                         22.24

                       Part L bldg regulations / Sustainability - allow 1.5%                                                                                              54,997.29                        2.91

                       Inflation on MIPS 455 to midpoint - allow 1.5%                                                                                                     54,997.29                        2.91




Total On-Costs to Summary FB1                                                                                                                   £                       3,098,441                        164.05




Notes:                                                  Must be based on scheme specific assessments/measurements; attach details to define scope of works as appropriate.

                                                        Identify separately any proposed additional capital expenditure justifiable in value for money terms (details to be provided).


         *                                              Delete as appropriate.
     (1)                                                ''External'' to Departments
     (2)                                                Identify any enabling or preliminary works to prepare the site in advance e.g. demolitions; service diversions; decanting

                                                        costs; site investigation and other exploratory works.




Completed by
  Name (capitals) PHIL KELLY                                                                                     Authorised for issue
         Position SENIOR COST MANAGER                                                                                                     Project Director
        Address CHRISTINE HOUSE
                       SORBONNE CLOSE
                       THORNABY
                       STOCKTON-ON-TEES                                                                                         Date
             Telephone 01642 611 116
OUTLINE BUSINESS CASE FOR PREFERRED OPTION                                                          COST FORM OB4

   TRUST/ORGANISATION: Sunderland Teaching Primary Care Trust
                         SCHEME: Washington PCC
                           PHASE:

             CAPITAL COSTS: FEES AND NON-WORKS COSTS

                                                                                 £                    Percentage of
                                                                                                      Works Cost %


         1              Fees (including "in-house" resource costs)
                        a. Pre-Construction Fees                              90,000                                 1.80
                        b. Design Fees @ 12.16% as Sandhill                  445,845                                 8.94
                        c. Trusts Consultants Fees @ 3%                      126,070                                 2.53




                        Total Fees to Summary (OB1)                  £               661,915                        13.27




                                                                                                             £


         2              Non-Works Costs


                        a. Land Purchase                                                                         500,000
                        b. Building Regulation and Planning Fees                                                   20,000




                        Non-Works Costs to Summary (OB1)                                        £                520,000




Notes:
   *          Delete as appropriate.


Completed by
Name (capitals)         PHIL KELLY                                       Authorised for issue
             Position   SENIOR COST MANAGER                                                     Project Director
             Address    CHRISTINE HOUSE
                        SORBONNE CLOSE
                        THORNABY
                        STOCKTON-ON-TEES                                                Date
       Telephone        01642 611 116
Drawings utilised
     -        1616/02 rev -             Existing site layout         June   06
     -        1616/04 rev B             Proposed site layout         June   06
     -        1616/22/03 rev B          Proposed Ground Floor plan   June   06
     -        1616/22/06 rev -          Proposed First Floor plan    June   06

Assumptions
     -         Diagnostics Suite taken as Radiodiagnostics
     -         Dental Utility costed as Dental services, same as Dental Treatment rooms
     -         Therapy / Group Treatment costed as consulting room
     -         Staff Bases costed as staff room
     -         Plantroom included in Other space
     -         Prep / Dry store costed as Prep Store
     -         Consulting / interview room taken as Consulting / examination room
     -         Nurse Base costed as Staff base
     -         Dental Recovery costed as Recovery
     -         Treatment / Endoscopy costed as Endoscopy Unit
     -         Image development costed as part of xray room
     -         Playroom / Therapy costed as Child Assessment room
     -         Main waiting area - costed as subwait
     -         Renal Dialysis unit - waiting, costed as subwait
     -         Water treatment costed as Dirty Utility
     -         Sluice room costed as Dirty Utility
     -         Hoist bay - included in space calculations

     -         Balcony taken as 71m2 - re: Joe Biggs 4 Sept
     -         Second floor plant room - 12m x 12m re: Joe Biggs 4 Sept
     -         Piling
     -         Assumed site area needs to be vibrocompacted
     -
Group 1, 2 &   3 Equipment
               Based on Sandhill m2 costs: deducting £150k (Re: Steve Naylor 6 Sept)
     -         Sandhill                                  £751,953
     -         Sandhill area                                 2135
     -         Sandhill cost / m2                         £352.20

Re: Steve Naylor 6 Sept
      -     Miss out renal complete for Group 1,2,3:
            15 Bay Dialysis Unit                             153.5   m2
            Single Bay                                        10.8   m2
            Single Bay                                        10.8   m2
            Staff Base                                         9.4   m2
            Workshop                                          10.9   m2
            Sluice                                             7.8   m2
            Patient WC                                         3.3   m2
            Patient WC                                         3.3   m2
            Renal Dialysis waiting                            39.8   m2
            Beverage Bay                                       6.3   m2
                                                            255.61   m2

Therefore take area as 2501 - 255.61:                        2,245




Group 4 Equipment
               Figures from Steve Naylor 4 Sept:
     -         X Ray                                  £100,000.00
     -         Dental Treatment 1                      £50,000.00
     -         Dental Treatment 2                      £50,000.00
     -         Ultrasound                              £50,000.00
     -         Endoscopy 1                             £60,000.00
     -         Endoscopy 2                             £60,000.00
     -         Other                                   £50,000.00
                                                      £420,000.00
Floor calculations

               Ground Floor
                                               Net Functional Space            1243.1     m2
                                                        Plant Room              36.42     m2
                                                      Corridors, etc           414.48     m2
                                                         Gross Area              1694     m2
                                                  Gross Check Area            OK

               First Floor (excl Balcony taken separately)
                                                Net Functional Space            474.8     m2
                                                          Plant Room                0     m2
                                                       Corridors, etc           188.2     m2
                                                           Gross Area             663     m2
                                                   Gross Check Area           OK
                                                                                    0
               Second Floor
                                               Net Functional Space                  0    m2
                                                        Plant Room                 144    m2
                                                      Corridors, etc                 0    m2
                                                         Gross Area                 144   m2
                                                  Gross Check Area            OK
                                                                                      0
               TOTAL (Excl balcony)
                                               Net Functional Space       1717.9 m2
                                                        Plant Room        180.42 m2
                                                      Corridors, etc      602.68 m2
                                                         Gross Area         2501 m2
                                                  Gross Check Area       OK
                                                                               0
      -        Costs calculated by Healthcare Invesment Manual 2.1 based on MIPs 360
      -        Inflation taken as MIPS 360 to MIPS 455

               ie.                                            20.9% Increase


      -        Start on site: 31 March 2007                                                             3/31/2007
      -        Say 52 week programme, therefore completion:                                             3/31/2008
      -        Midpoint for inflation:                                                                  9/30/2007

               BCIS                     3Q06                                         235
                                        3Q07                                         247
                                                                                   5.1% Inflation

Cash Flow
               Construction             Equipment                       Client Fees                                              TOTAL
2005/2006                                                                                                                                £0
2006/2007                    £723,426                                      £1,028,673 Say 10% of const costs say 60% of          £1,752,100
2007/2008                  £6,366,152                             £0         £685,782 Say 98% of construction costs, 100% of     £7,051,934
                                                                                      Client Fees, 100% equipment
2008/2009                    £144,685                                                 Say 100% of construction costs, 100%        £144,685
                          £7,234,263                             £0       £1,714,456                                           £8,948,719
                                                                                   £0

                                        Prorata Planning                Prorata Opt       Prorata      MIPS         Inflation    TOTAL
                                                                        Bias              deductable
                                                                                          VAT
Construction               £5,859,924                      £292,996          £668,031       -£203,177     £374,587      £241,902 £7,234,263
Fees                       £1,388,750                       £69,437          £158,317         -£48,151      £88,774      £57,329 £1,714,456
Equipment                          0                             £0                £0               £0           £0           £0         £0
                           £7,248,674                      £362,434          £826,349       -£251,328     £463,361      £299,230 £8,948,719
                                                                                                                    Check                 0

				
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