Holland Park School - frequently asked questions

• the redevelopment
• financing
• adequacy of outdoor space
• the new school
• temporary accommodation
• proposals for affordable housing
• proposals for private residential scheme
• relationship of the builsing to the park
• construction and disruption
• project timetable
• support and consultation
• miscellaneous

The new school

 

The redevelopment

Why is the Council redeveloping Holland Park School?

Holland Park School was designed in the 1950s and the old buildings are no longer suitable for the delivery of a 21st century national curriculum. The ways in successful schools operate has changed, with schools today needing better facilities and a more flexible layout.

In addition, the old school buildings have a number of operational and infrastructural problems, including

• mechanical and electrical systems which are beyond their useful lives and increasingly difficult and expensive to operate and maintain
• difficulties with ventilation and temperature control
• a rigid and inflexible building with many small classrooms
• narrow corridors resulting in inefficient circulation
• an inefficient configuration of play space which makes much of it unusable
• inflexible configuration of classrooms and departments which results in long travelling time between lessons for students and staff
• inaccessibility for disabled pupils, staff, parents and visitors
• the absence of dedicated sixth form facilities and insufficient space for the planned expansion of the sixth form
• poor quality facilities in certain curriculum areas, including PE and sports
• specialist subjects taught in ‘modified’ standard classrooms, such as dance and IT

These combined to make the school inappropriate for contemporary curriculum and teaching requirements, with a consequent increasing impact on teaching and learning and the recruitment and retention of staff.

Surely the buildings are not the most important part of the school. Isn’t it leadership and staff that count?

Holland Park is an outstanding school.

Holland Park's valued added scores place it in the top 10 per cent of all schools nationally. For the past two years it has appeared in the Good Schools Guide. As a result of the substantial improvement in standards, the school’s popularity has been transformed. For the 2011 student intake, 476 out of 1022 total applicants living in the Royal Borough applied for Holland Park School. Of the 240 places, 195 were offered to Royal Borough residents. Students offered a place based on proximity had to live no more than approximately 1.2 miles from the school.

In May 20111 Ofsted said, “Holland Park provides an inspirational climate for learning within a safe environment. Exceptional leadership and a dedicated staff have secured key improvements since the last inspection, such that it is now an outstanding school.” It concluded that: “Senior leadership at Holland Park is highly cohesive and focused on excellence. There is an unrelenting drive for outstanding learning and achievement.”

So it is true to say that excellent leadership and staff are essential. It is the view of the Governing Body, school leadership and the local authority that, whilst the school has made the most it can of its old buildings, continuing improvement depends on a new school. This would overcome the problems of the old school and provide flexibility and facilities needed for the 21st century. This would benefit teaching and learning and assist the school in recruiting and retaining good teachers.

Did the Council consider refurbishing the school?

Yes, the Council has looked several times at the option of refurbishing the school. Reports commissioned by the Council in 1999 and 2005, concluded the best means of tackling these issues was through a redevelopment rather than refurbishment, because:

• it would be better value for money
• it would produce a far better educational environment
• it would be less disruptive to the school

What is the timescale for the project?

The southern site has been sold. Construction is in progress.

The key dates are as follows:

• temporary school building opened Autumn 2010
• construction of new school building September 2010 - August 2012
• new school building opens September 2012
• landscaping and development of new external sports areas September 2012 - May 2013
• handover of southern site to developer G.C. Campden Hill LLP September 2013

Progress on construction of the new school

Financing

How is the project being funded?

The new school and associated costs are being fully funded from the proceeds of the sale of the school’s southern site.

How much will the new school cost?

The total cost of the new school will be £80 million.

What will the Council do with the proceeds of the sale of the southern site?

The sale proceeds are at least £105 million. The first call on the proceeds of the sale is the construction of the new school and associated planning conditions, so there will be no call on the Council taxpayers to contribute to the costs. The surplus will be reinvested in new or improved schools or services for children/young people and/or new or improved sports or leisure provision, so there will be a wider benefit to the residents of the Royal Borough.

Why didn’t the Council use Government funding for Holland Park?

The Royal Borough seeks and uses Government funding wherever possible and appropriate. This has included government funding for the Chelsea Academy and the proposed new Kensington Academy in the north of the Borough. Building Schools for the Future (BSF) funding was planned to be used for the Borough’s voluntary aided secondary schools, Parkwood Hall Special School, the Pupil Referral Unit and Chelsea Children’s Hospital. The possibility of using BSF funding for the new school at Holland Park was investigated thoroughly with Partnerships for Schools, the Government agency responsible for the delivery of the BSF programme. It was agreed by both parties that BSF funding was inappropriate for this particular project. It was planned to use BSF funding for the ICT element of the project. However, the BSF programme was cancelled nationally before any funding was released to the Royal Borough.

 

Adequacy of outdoor space

Has the Government approved the sale of school land?

Local Authorities need consent from the Government to sell school playing field land. The Government has issued a ‘general consent’ which means that, if the disposal meets conditions set out in the consent, the Local Authority does not need specific consent. In this case, the disposal meets the conditions in the general consent.

Is it acceptable for the school to be on a smaller site? Won’t students be too cramped?

The school will be on a smaller site, but the space available for student use will be greater for two reasons:

• the new school building will be built on a much smaller footprint than the current building
• much of the play space in the current school is unusable because of the difficult configuration, with some small unusable spaces

The gross floor area of the building is increased because it will be slightly higher than the existing building.

The school building is designed to have an open feel with a large amount of circulation space.

What about outdoor space. Will it decrease?

There will be more play space for sports use and informal and social space for play in the new school. ‘Habitat’ space will be reduced, but it is being designed so that all space is usable with areas available for outdoor teaching and learning. All external space will be better designed and configured than that in the current school.

Has the Council sold playing fields?

Part of the southern site is a playing field under the Department of Education definitions. But it is important to be clear that this is a tarmac surface rather than a grassed playing area. The school has never had such areas. What the Council has sold is a site which contains a hard surface which can be used for games in drier weather, a sports hall and a swimming pool.

Will the Council make a profit from selling the play fields?

The aim of the project is to invest in a new school, not to profit from the sale of land.

A substantial surplus is expected, although the exact size of this is not yet known. The Council has made a commitment that any surplus will be re-invested in capital expenditure on new or improved schools or services for children or young people and/or new or improved sports or leisure provision. An Advisory Trust will be established to advise on distribution of any surplus.

 

The new school

How is the old school set out?

The old school is spread across two sites, a northern and southern site, connected by a footbridge across Campden Hill Walk. The northern site includes classrooms, dining facilities, the hall, library and Thorpe Lodge. A sports hall, indoor swimming pool and some outdoor hard play space are located on the southern site. The disjointed layout of the school means that staff and students waste valuable time moving between classes.

What will the new school consist of?

The new school will consist of approximately 15,000 m2 flexible classroom and teaching space to cater for up to 1,500 pupils and associated servicing facilities such as dining hall, underground car parking and servicing and plant. Pupils, staff and visitors will enter and leave from Airlie Gardens and servicing will be from Campden Hill. The new school will be flexible, allowing it to adapt to changes in educational policy and practice. Key features of the school include:-

• full access for disabled pupils, staff, parents and visitors
• large, well designed and flexible classrooms
• enhanced ICT provision across the curriculum
• individual classrooms for teachers
• an improved configuration of buildings, easier to supervise and better suited to strict control of bullying and improved informal spaces for social interaction
• facilities enabling staff to vary teaching styles in order to improve achievement and behaviour especially among hard to reach groups
• break out spaces to facilitate better behaviour and development of personalised learning
• a learning resource centre
• improved facilities for the sixth form
• high quality dance, drama, arts, science and technology facilities
• improved facilities for community use and extended services
• a safe and secure learning environment

And specifically on sport and play:-

• a 25m swimming pool
• a four court sports hall
• a fitness suite
• a synthetic turf all weather sports pitch
• retention of the existing tennis courts
• a four tennis court sized multi-use games area (‘MUGA’)
• improved landscaping across the site
• sports lighting
• informal covered play/teaching areas in addition to informal, social and habitat areas

What is the programme for the new school?

Redevelopment is being done in three phases:

Phase One. This consists of piling work and the construction of a new energy centre, EDF substation, temporary school building and reception. This has been completed and the school has been occupying the temporary accommodation since September 2010.

Phase Two. Demolition of part of the existing school, excavating and piling the new basement and construction of the new school. This is currently in progress. Excavation of the basement is largely complete and construction of the new school has started. This phase is due for completion in summer 2012, with the school able to occupy its new building from September 2012.

Progress on construction of the new school

Phase Three. Demolition of the remainder of the existing school, removal of the temporary accommodation, construction of the underground car park, landscaping and development of sports and play areas. This is due to take place between summer 2012 and June 2013. The school will then take full occupation of the new school and the southern site will be handed over to G.C. Campden Hill LLP.

What will the new school look like?

The school will be slightly taller but smaller in terms of the building footprint – a six storey building with a lower ground floor.

The new school will be divided in to two distinct halves, separated by a central atrium stretching the full length of the building, linked by a series of walkways on each level.

Inside the school building the internal layout is as follows:

Basement level

• four-court sports hall
• 25 metre four lane swimming pool
• fitness suite
• dance studios
• food technology workshop
• dining area
• changing and showering facilities

Ground floor

• main school entrance
• school reception
• facilities for visitors
• meeting rooms
• assembly hall
• administrative and teacher support rooms
• community entrance and office

First floor

• learning resource centre with information and communication technology (ICT) facilities
• flexible classrooms with dedicated storage
• science laboratories with preparation areas
• ICT rooms
• sixth form area

Second to fourth floor

The second to fourth floors are for dedicated teaching spaces including:

• general classrooms on the eastern side of the building
• specialist teaching areas including science laboratories, art, drama, design and technology, ICT and music areas on the western side of the building
• informal and social student areas

Fifth floor

The fifth floor is the top floor located on the western side of the building. It would house the staff room with an outdoor terrace.

Side view of new school

So it’s a six storey school building. How does this fit in with the heights of the surrounding buildings?

It is of a similar height to the neighbouring buildings along Airlie Gardens and Campden Hill.

What about the outdoor areas?

The proposals for the external areas on each side of the school directly relate to the type of learning taking place within the building. On the western side, closest to Holland Park and next to the specialist teaching areas such as workshops and laboratories, will be the areas dedicated to sporting use with an all weather pitch and a multi use games area, as well as tennis courts and an informal grassed and seating area.

The eastern side, next to the general teaching classrooms, will include areas dedicated to outdoor teaching and learning. This side will include a woodland area with timber decks that link both grassed and landscaped areas.

Back view of new school

What are the benefits of a new school?

Students will benefit from a range of new facilities including:

• fit for purpose classrooms with temperature control that would provide a better climate for learning
• improved ICT
• disabled access across the whole school
• improved student support services
• a larger sports hall, fitness centre and new swimming pool
• modern outdoor PE space
• a woodland area and informal grassed areas

Staff will benefit from a range of new facilities such as:

• classrooms with improved ICT
• recreational spaces including a staff room, shower and changing facilities
• use of the new fitness centre, swimming pool and sports hall
• underground car parking for cars and bikes

Will this lead to any benefits for the local community?

Yes, the intention is that the community will be able to use the new facilities such as the sports hall, sports pitches, swimming pool and performing arts facilities.

Closer to the opening date, a community user group will be established to consider how the redeveloped school can meet the needs of the wider community. This group will include parents, local residents and members of educational/sports/arts/community bodies.

Details of this provision in terms of management and hours of operation, to take account of teaching hours and potential disturbance to nearby residents have been submitted to the Planning Authority.

How many car parking spaces will there be and where will they be located?

There will be 38 car parking spaces beneath the synthetic turf pitch and two at ground level. 200 bicycle parking spaces will also be provided.

Where will access to the new school be?

During construction of the new school building, in the interest of health and safety, access for staff and students will be from Campden Hill, with construction vehicles using Airlie Gardens.

Once the school is opened, access will revert to Airlie Gardens for staff and students with servicing and emergency vehicles from Campden Hill.

 

Temporary accomodation

What does the school’s temporary accommodation look like?

The main temporary accommodation is a four-storey teaching block, located at the northern end of the school, meeting the latest Government standards and room sizes. There is also a new reception, meeting rooms and staff areas. The temporary accommodation is of higher quality than the accommodation it replaced in the old school.

The temporary accommodation has replaced the part of the existing school that had to be demolished to enable the new school to be built. The remainder of the old school will be in use for the whole construction period.

Classrooms in the temporary school

Proposals for affordable housing

Where will the affordable housing be located?

Planning permission was obtained for the whole development, which means the new school and the residential development on the southern site. There is a requirement for affordable housing. This is being provided off site at two locations:

Ifield Road – social rented 20 units;

Freston Road/Silchester Garages – social rented 30 units,  intermediate 33 units.

 

Proposals for private residential scheme

What are the proposals for the residential scheme?

The private residential development on the southern site has been designed to reflect its setting by considering the surrounding homes, the park and school. The planning permission for the whole development, including the school, is for a residential development described below.

The existing planning permission is for approximately 18,000 m2 incorporating 72 residential units with a mix of 12 x 1 bed, 20 x 2 bed, 28 x 3 bed, 8 x 4 bed and 4 x 5 bed units. The accommodation is arranged in a U-shape around a central landscaped courtyard and includes a designated children’s play space. All units will be built to lifetime homes standards. Pedestrian and vehicular access will be from Campden Hill. 78 underground car spaces are provided and permit free parking for residents will be secured.

The buildings collectively form an urban mansion block. The buildings have an urban facade to address the streetscape on Campden Hill and the Sir John Atkins development and a softer facade towards the south-facing courtyard which opens up towards Sheldrake Place.

The buildings step down towards the park from the tallest north east corner where there are seven-storeys to five-storeys adjacent to the park and four-storeys towards Sheldrake Place. The top floors are recessed to reduce the visual impact from street level.

So how tall is the tallest block and how does this relate to the neighbourhood?

The tallest block is seven storeys. This is next to the Sir John Atkins site which is also seven storeys.

Will this affect local residents/the park’s daylight?

Daylight studies have confirmed that there will be no significant impact on the daylight for the neighbouring properties or Park.

So with the school access and private residential scheme, how many vehicles will use Campden Hill once the residential site is built?

There will be 40 car parking spaces for the school and 88 for the market housing. There are also 388 cycle spaces (200 at the school and 188 at the market housing).

Will the residential development be built in accordance with the planning permission?

The southern site is now owned by the developer and they are responsible for all aspects of the residential development. A new planning application has been submitted, which has not yet been determined by the Planning Authority. The key contact is Andrew Locke at Native Land who can be contacted on Andrew.locke@native-land.com. Information on the new planning application can also be obtained from the Planning Authority.

 

Relationship of buildings to the park

How will the new school and residential scheme relate to the Park?

The proposed Holland Park School will be set back some 85 metres from the park boundary. Iron railings are planned towards the boundary at Holland Walk, providing for attractive views from the surrounding public realm.

In relation to the private residential scheme, in the permitted scheme, the buildings will step down towards the park, from the tallest at seven storeys to 5 storeys adjacent to the park and four storeys towards Sheldrake Place.

Will you be able to see the buildings from within the park?

A series of images showing views from the park in the summer and winter were produced and formed part of the planning application.

 

Construction and disruption

How are you minimising disruption to students and local community?

The sequence of work has been designed to minimise the impact of the construction works on both the school and the local community. This is being achieved by establishing a number of clear phases of work, which keep the school operational at all times. The first phase is complete. The eastern side of the site has been separated from the existing school to create a defined construction area separate from the school. At the end of the project, when the new school is built, only after the new school building has been occupied will the western side of the site be taken over, the temporary building removed and the new recreational areas created.

Throughout the construction process the southern site will continue to be used for sport and recreation. The southern site will not be released until the new school and its grounds to the northern site have been completed, so that the construction work on the school and the private residential will not be concurrent.

Shepherd Construction Ltd is the contractor for this project. As a well established company, it is bringing its knowledge and experience of managing complex projects, school projects and working with local communities to this project. Shepherd Construction Ltd is registered with the Considerate Constructors Scheme, which is aimed at reducing the impact of construction on neighbours and the environment.

Progress on construction of the new school

 

 

 

 

 

 

 

 

 

 

 

 

 

During the planning stage the Council has agreed the following priorities with Shepherd:

Safety and security

Shepherd is committed to providing a safe environment for its employees, visitors to sites and members of the public. All construction and school traffic is being segregated during the redevelopment. Detailed logistical planning has been carried out to prevent any cross over between construction and school activities and there are detailed phasing plans that have been produced in consultation with the school. The construction areas will be secured by 2.4m high hoarding and access to the construction site will be via a controlled entrance only. There has been close liaison with the school to agree these procedures.

Noise

Baseline noise monitoring has been carried out on the site and Shepherd have entered into a Section 61 agreement. This is a formal agreement between the contractor and the Local Authority. The agreement allows the contractor and Local Authority to agree noise levels, hours of work etc.

Dust and Dirt

Baseline dust monitoring was carried out on the site for six months. Two automatic real-time dust monitors have been installed to provide a constant measure of air quality at the site during the redevelopment. Thresholds

have been set on the monitors and if these are exceeded then a text message is automatically sent to Shepherd and Kensington and Chelsea Environmental Health informing them to cease work on the site. The fall back is the normal Kensington and Chelsea levels/constraints. A jet wash will be provided close to the construction vehicle access point, which is currently Airlie Gardens. Vehicles exiting the site are prevented from leaving until detritus has been removed from wheels, chassis and bodywork.

Traffic

A construction traffic management plan was produced to reduce the conflict between construction traffic and pupils, and to minimise any disruption to local residents. This plan was produced in consultation with the Royal Borough's Highways department and the school. During the construction there will be segregated access for both construction vehicles and school traffic to prevent any cross over. During the current phase, until the new school building is occupied in September 2012, the school’s entrance is in Campden Hill and the construction site entrance is in Airlie Gardens. From September 2012 until June 2013, the school will revert to its entrance in Airlie Gardens and Campden Hill will be used for construction traffic. Construction vehicles have a dedicated route to take to the site which avoids sensitive and heavily commercial areas of the local environment and appropriately selects those carriageways with the greatest design capacity. No deliveries are allowed to be made to the site before 9am to limit disruption at the start of the school day.

Working Hours

Working hours have been agreed as the borough’s standard working hours, these are:

8:00am - 18:30pm Monday to Friday

8:00am - 13:00pm Saturday

There will be no working on Sundays or Bank Holidays

Who do I contact if I am concerned about the impact on the area?

There is a hotline number which is 020 7221 6590 and emails can be sent to sclmarketing@shepherd-construction.co.uk. The Senior Project Leader is Graham Hope.

Calls are maintained in a log and Shepherd Construction are expected to take reasonable steps to resolve the issues raised. This will also be reviewed by the client team on a regular basis to ensure that appropriate and timely steps have been taken to resolve the reported difficulties.

Residents’ Communication meetings are being held regularly throughout the construction period and will be an opportunity to highlight problems and concerns. The next meeting will be held at the school on 1st June 2011 at 6.30 pm. Entrance is via Campden Hill.

The Council’s Environmental Health Service has rigorous requirements of all developers, which will apply with this project. Residents will also be able to contact Environmental Health if they have any concerns.

Won’t this redevelopment take up too much management time, distracting managers from running the school properly?

No. Funding has been provided to the school for a project manager who will handle the redevelopment, ensuring that the staff are not distracted from their current jobs. Quiet times, when the school needs complete silence, are being observed by Shepherd. The school’s public examinations are being held offsite for the duration of the construction. The school now has use of the former National Car Park’s offices at Young Street for all its exams.

How long will building work last?

Approximately 3 1/2 years in total for the temporary school, the new school and grounds.

Construction of the new school started in Autumn 2010 and it is due for completion in summer 2012 for occupation by the school in September 2012. The grounds will be completed in June 2013. We do not know when construction of the residential development on the southern site will commence as this decision will be made by G.C. Campden Hill LLP.

Where are school staff parking during construction?

The numbers of staff coming to school by car is already reducing. Those who continue to do so will park in the Town Hall car park.

Are you not risking students’ education over the upcoming years by making the school a building site for years?

No we are not. The school is continuing to deliver a high quality education to all Holland Park’s students throughout the process and we are working hard with the school and Shepherd to minimise disruption from the construction works. The temporary classrooms are of higher quality than those they replaced.

Many schools in many authorities have been redeveloped whilst operational. In Kensington and Chelsea, Christ Church Primary School was rebuilt whilst the school was in situ.

When will the residential scheme be built?

The timing of the residential development on the southern site is a decision for G.C. Campden Hill LLP, but it will not be before the autumn of 2013.

 

Timetable for the project

When was the final decision to rebuild the school made?

Cabinet made a final decision to proceed in October 2009.

What is the timetable for redevelopment?

The school will be constructed in three phases:

Phase 1 is complete.

Phase 2 – Construction of the new school building is in progress and due for completion in summer 2012.

Phase 3 - Move into the new school and remove the temporary accommodation and demolish the rest of the existing school and landscape and complete external areas. This is due to start in summer 2012 and complete in June 2013.

What progress has been made on the new school so far?

Piling work has been completed and the excavation of the basement of the new school is complete. Three tower cranes are on site. The steelworks are due to start shortly.

 

Support and consultation on the project

Do the Governors support the proposals?

Yes. The School’s Governors have voted on several occasions in favour of the proposal to sell school land in order to fund the redevelopment. They have been consulted on the proposals at key stages in the project. They receive regular updates via the Chair and Associate Head and continue to support the project.

Do parents/students support the proposals?

Absolutely. The school is keeping parents and students as well as prospective parents and students informed of the project. The school remains oversubscribed. The opportunities for linking aspects of the curriculum to the new build process are exciting and integrated into the school’s planning.

Do staff at the school support the proposals?

Yes. Presentations have made to staff and they are very excited by the prospect of the new school and all that it offers.

• How has the Council consulted on these proposals?
• This project has been in development for several years. During this time, the Council has:
• held public exhibitions covering the proposals in concept and the detailed designs
• issued a series of newsletters to over 40,000 residents
• met with local residents’ organisations
• set up Residents’ Communication Meetings, consulted other organisations with an interest in the project, such as the Commission for Architecture and the Built Environment (CABE) and Sport England

The original proposals submitted for planning were amended to increase the amount of play space in response to concerns from some of the consultees.

Further Residents’ Communication Meetings are advertised in future newsletters and on the Council’s website.

 

Miscellaneous

Is the Council planning to sell Thorpe Lodge?

No the Council is not going to sell Thorpe Lodge.

Has an application been made to list Holland Park School?

Yes an application was made to English Heritage by a member of the public in 2002 to list Holland Park School. English Heritage’s advice on this application to the Department of Culture Media and Sports was that the building should not be listed. DCMS confirmed to the Council in 2002 that the building would not be listed.

Will the redevelopment result in an increase in student numbers?

There are no plans to increase or decrease the number of 11-16 year olds on roll. The number of students at Year 7 intake will remain at 240. There are however plans to increase the number in the 6th form to 300 students.

Why not reduce the size of the school?

For two reasons. Firstly, Holland Park School is the only community school in the borough. Secondly, there is a need for more secondary school places in the borough, not less. The Chelsea Academy opened in September 2009 and the Council is also developing a project to open the Kensington Academy in the north of the borough.

Will the rebuild result in the loss of any mature trees?

A tree strategy was submitted an approved as part of the planning application. This strategy identifies which trees will be removed if the redevelopment is to go ahead. Unfortunately, some trees will be lost, but we have kept this to a minimum and we will ensure that new mature trees are planted on the site. 20 out of 23 of the highest quality trees will be retained and 66 per cent of the remaining trees.

Student Behaviour

'Students' excellent personal development and well-being can be seen in the respect they show for their wonderful learning environment and the harmonious relationships they have with each other and with the staff. Students are proud of their school; they feel valued and appreciate the superb opportunities it provides for them'. Ofsted 2007

Students are proud of their school and rightly so. They recognize that the efforts of every adult contribute to their daily experience and success. Lessons are conducted in a calm and orderly fashion. Students are clear of their and the school’s shared expectations and arising consequences should they fail to meet high standards.

The school’s smart new uniform ensures are students are highly visible in the community. Expectations in school apply equally in the community. Every student accepts that they reflect and create the reputation of the school. Incidents arising in the community are dealt with in exactly the same way they would be if they arose in the school. Where the school's reputation is compromised, the policy is to exclude the student from school.