Today we received a truck-load of gravel for the new foot-path.
The men have been doing a great job cutting back the trees and clearing for the path. They have also been clearing the perimeter for the electric fence.
Monday, May 31, 2010
Sunday 30th May 2010
Sunday 30th May - a great day!!!
We presented the financial plans to the congregation.
The building which we are going to build is not going to cost R17 million (November 2008), or R8.2 million (March 2010), but R3,125,000.
That last figure represents R2.8 million to complete the building, and R325,000 to equip it with all the extras - media, sound, carpets, kitchen fittings, landscaping etc.
How do we fund it?
We have R2.2 million in the bank, and
We can recall a loan we made to the Diocese of R170,000
Total - R2,370,000 cash in hand
We need to raise R430,000 to complete the building, and then the R325,000 for the extras.
The 'praising God' good news is that a parishioner has underwritten the R430,000!
Now we prepare the final building and financial motivations for the Diocesan Trustees. They have to be in on this Friday - 4th June for the Diocesan Planning Committee meeting (on 09 June 2010), and the Diocesan Trustees meeting (on 17 June 2010).
We presented the financial plans to the congregation.
The building which we are going to build is not going to cost R17 million (November 2008), or R8.2 million (March 2010), but R3,125,000.
That last figure represents R2.8 million to complete the building, and R325,000 to equip it with all the extras - media, sound, carpets, kitchen fittings, landscaping etc.
How do we fund it?
We have R2.2 million in the bank, and
We can recall a loan we made to the Diocese of R170,000
Total - R2,370,000 cash in hand
We need to raise R430,000 to complete the building, and then the R325,000 for the extras.
The 'praising God' good news is that a parishioner has underwritten the R430,000!
Now we prepare the final building and financial motivations for the Diocesan Trustees. They have to be in on this Friday - 4th June for the Diocesan Planning Committee meeting (on 09 June 2010), and the Diocesan Trustees meeting (on 17 June 2010).
26th May 2010
I met with Keith and discussed the costs of the project and the impact on the parish finances.
Keith offered to calculate the figures needed to present the project to the parish on Sunday 30th May.
Keith offered to calculate the figures needed to present the project to the parish on Sunday 30th May.
21st May 2010
Later I met with John Cook and John offered to write a draft motivation for the Planning Committee, which we agreed would be circulated to all the team members for comment.
The Motivation contained much of the information contained in this blog.
The Motivation contained much of the information contained in this blog.
21st May 2010
I met with Peter Berkley who has offered to be the Project Manager for the project
After much discussion we felt that we should suggest to the team that the following steps to be taken over the next two weeks –
a. We continue with the cutting and building of the new foot-path on the eastern and south-eastern side of the property;
b. We ask Arthur Mallandain, using his tractor and mower, to cut the entire property. We should be prepared to pay for this work;
c. The team agree on the extent and positioning of the new security fence and gate for the property;
d. We obtain quotes for the fence and the labour to erect it;
e. Once we are agreed on the price, we install the fence.
The above – foot-path and fence – are not dependant on us being given the go-ahead either by the Municipality or the Diocese, as we are simply securing the property. Some Council members might remember that Bishop Rubin gave an instruction that an electric fence had to be erected before the Joblings moved into the Rectory; this was not seen as necessary then, but now the time is right!
In the meantime –
a. the team should prepare the motivation for the Planning Committee;
b. we should chase the re-zoning process with the Municipality as this is needed before the Municipality will grant us access to the site;
With regard to the Planning sub-committee’s concerns regarding the financing of the project, Rob needs to meet with Keith to discuss -
a. The cash we have in the bank - R2,250,000?
b. The difference that is needed between that balance and what is required
With regard to the Planning sub-committee’s concern for a “Dedicated project management” we should -
a. Designate John Cook to be the “Project Manager” as he has all the necessary credentials; and
b. Designate Peter Berkley to be “Site Manager” as, although we have complete trust in him, his CV might not contain the experience that the Trustees would expect of a project manager.
c. It should be pointed out to the Trustees that John Cook and Angela Plekker are qualified architects, Mike Jahnig and Graham Porteous are qualified engineers, and that Keith Duane is a qualified Accountant.
After much discussion we felt that we should suggest to the team that the following steps to be taken over the next two weeks –
a. We continue with the cutting and building of the new foot-path on the eastern and south-eastern side of the property;
b. We ask Arthur Mallandain, using his tractor and mower, to cut the entire property. We should be prepared to pay for this work;
c. The team agree on the extent and positioning of the new security fence and gate for the property;
d. We obtain quotes for the fence and the labour to erect it;
e. Once we are agreed on the price, we install the fence.
The above – foot-path and fence – are not dependant on us being given the go-ahead either by the Municipality or the Diocese, as we are simply securing the property. Some Council members might remember that Bishop Rubin gave an instruction that an electric fence had to be erected before the Joblings moved into the Rectory; this was not seen as necessary then, but now the time is right!
In the meantime –
a. the team should prepare the motivation for the Planning Committee;
b. we should chase the re-zoning process with the Municipality as this is needed before the Municipality will grant us access to the site;
With regard to the Planning sub-committee’s concerns regarding the financing of the project, Rob needs to meet with Keith to discuss -
a. The cash we have in the bank - R2,250,000?
b. The difference that is needed between that balance and what is required
With regard to the Planning sub-committee’s concern for a “Dedicated project management” we should -
a. Designate John Cook to be the “Project Manager” as he has all the necessary credentials; and
b. Designate Peter Berkley to be “Site Manager” as, although we have complete trust in him, his CV might not contain the experience that the Trustees would expect of a project manager.
c. It should be pointed out to the Trustees that John Cook and Angela Plekker are qualified architects, Mike Jahnig and Graham Porteous are qualified engineers, and that Keith Duane is a qualified Accountant.
20th May 2010
We received a letter from Arnie Glasspoole, the Diocesan Property Manager
The revised plans and construction estimates which were passed on to the Plans Sub-committee by Bishop Rubin were considered at the meeting on 19 May 2010.
The plans themselves were recognised as what could be termed Stage 1 of the previously submitted total scheme and, of course, no comment or suggested amendment was made. The construction estimates were not accompanied by any written explanation and the sub-committee therefore had to work on the basis of Mr. Keith Alcock’s description of the discussions that took place during the meeting with your committee to discuss a way forward which seemed to agree on undertaking the project on an “owner builder” basis.
With the knowledge of the sad past history of “owner builder” projects in the Diocese, members of the sub-committee were extremely cautious with regard to the figures quoted in terms of:
1. The ability to maintain the prices.
2. Who would provide dedicated project management?
3. A guarantee that this phase can be completed?
However the project will be carried forward to the Property Committee on 09 June 2010 to consider and take a decision on whether to recommend the project to the Diocesan Trustees.
However you are kindly requested, in the interests of ease of understanding at the Property Committee meeting, to provide me with a further written explanation/motivation of the parishes intention to finance and to undertake this stage of the whole development. Mr. Alcock understood that the parish had accumulated funds amounting to approximately R2,5 mil which would fund the major portion of the anticipated costs but the Committee will want the whole scheme to be clearly spelled out both in practice and financially.
Please will you let me have this by no later than midday on Friday, 4 June 2010 to enable me to circulate to the committee members prior to the meeting itself.
It is Bishop Rubin’s intention that the parish is given support for the project and I would therefore also not want the process to be delayed by not having any necessary documentation with me at the meeting. I hope that you understand.
Arnie Glasspoole
The revised plans and construction estimates which were passed on to the Plans Sub-committee by Bishop Rubin were considered at the meeting on 19 May 2010.
The plans themselves were recognised as what could be termed Stage 1 of the previously submitted total scheme and, of course, no comment or suggested amendment was made. The construction estimates were not accompanied by any written explanation and the sub-committee therefore had to work on the basis of Mr. Keith Alcock’s description of the discussions that took place during the meeting with your committee to discuss a way forward which seemed to agree on undertaking the project on an “owner builder” basis.
With the knowledge of the sad past history of “owner builder” projects in the Diocese, members of the sub-committee were extremely cautious with regard to the figures quoted in terms of:
1. The ability to maintain the prices.
2. Who would provide dedicated project management?
3. A guarantee that this phase can be completed?
However the project will be carried forward to the Property Committee on 09 June 2010 to consider and take a decision on whether to recommend the project to the Diocesan Trustees.
However you are kindly requested, in the interests of ease of understanding at the Property Committee meeting, to provide me with a further written explanation/motivation of the parishes intention to finance and to undertake this stage of the whole development. Mr. Alcock understood that the parish had accumulated funds amounting to approximately R2,5 mil which would fund the major portion of the anticipated costs but the Committee will want the whole scheme to be clearly spelled out both in practice and financially.
Please will you let me have this by no later than midday on Friday, 4 June 2010 to enable me to circulate to the committee members prior to the meeting itself.
It is Bishop Rubin’s intention that the parish is given support for the project and I would therefore also not want the process to be delayed by not having any necessary documentation with me at the meeting. I hope that you understand.
Arnie Glasspoole
17th May 2010
On Monday 17th May 2010 I met with the Bishop and presented the revised Church plans.
I explained how we had seriously considered the ‘economic’ building of the new church and so had cut the cost of the new building (Phase 1) to R2.8 million.
We discussed the three major areas in which costs had been cut -
a.Foundations;
b.“Owner builder” sourcing of materials and roof at best prices;
c.No profit margin.
Bishop Rubin was very affirming of the work we had done and expressed his desire for the project to get under way.
I explained how we had seriously considered the ‘economic’ building of the new church and so had cut the cost of the new building (Phase 1) to R2.8 million.
We discussed the three major areas in which costs had been cut -
a.Foundations;
b.“Owner builder” sourcing of materials and roof at best prices;
c.No profit margin.
Bishop Rubin was very affirming of the work we had done and expressed his desire for the project to get under way.
12th April 2010
On 12th April Angela Plekker, Mike Jahnig and John Cook met to review the original design and incorporating the construction methods recommended by Mike Jahnig, which had been endorsed at the meeting with Keith Alcock.
Mike proposed that we only build within areas of cut and this was possible for the whole of phase one. Cut material would be stock piled for land shaping and landscaping. It would also be used in control of stormwater for berms and creating localized attenuation dams.
With the amendments it is now possible to install the security fence in a gum pole and electric wire system very economically including a new sliding gate at the entrance. The meeting proposed this be carried out immediately following the recent attempted break in at the Church Office. Budget Estimate R 50,000.00 (Phase One only)
The foundations will be strip foundations, nominally reinforced only.
Mike proposed that we only build within areas of cut and this was possible for the whole of phase one. Cut material would be stock piled for land shaping and landscaping. It would also be used in control of stormwater for berms and creating localized attenuation dams.
With the amendments it is now possible to install the security fence in a gum pole and electric wire system very economically including a new sliding gate at the entrance. The meeting proposed this be carried out immediately following the recent attempted break in at the Church Office. Budget Estimate R 50,000.00 (Phase One only)
The foundations will be strip foundations, nominally reinforced only.
06 May 2010
On the 06 May 2010 I wrote to the Bishop
Thank you for your encouraging e-mail.
Yes, it was good that the professional evaluator came up with the evaluation of R1.9 million.
I felt that the professional men in the parish also felt encouraged – they were saying the value of the property was between R1.8 million and R2.0 million, so it was R2,000 well spent to make it ‘official’.
With regard to the progress of the new church, we are in the process of -
a) Making the alterations to the architectural drawings to adapt them to the more economical building style, and
b) Putting together the specific quotations for the earthworks, buildings, roofs, electrical work, etc.
We hope that we will have the complete ‘package’ ready to bring to you for your approval in the last week of this month.
On the financial side, our target is still in the region of R2.3 million, however, as so often happens there will no doubt be additional costs which will surface.
Whilst the bulk of the costs will be covered by the R2.0 million held in the investment account; we feel certain that the balance will be covered by parishioners once the project gets underway. It has been interesting to see that, although we have not mentioned any form of fund-raising, R250,000 has already been given for the project since Easter.
Rob
Thank you for your encouraging e-mail.
Yes, it was good that the professional evaluator came up with the evaluation of R1.9 million.
I felt that the professional men in the parish also felt encouraged – they were saying the value of the property was between R1.8 million and R2.0 million, so it was R2,000 well spent to make it ‘official’.
With regard to the progress of the new church, we are in the process of -
a) Making the alterations to the architectural drawings to adapt them to the more economical building style, and
b) Putting together the specific quotations for the earthworks, buildings, roofs, electrical work, etc.
We hope that we will have the complete ‘package’ ready to bring to you for your approval in the last week of this month.
On the financial side, our target is still in the region of R2.3 million, however, as so often happens there will no doubt be additional costs which will surface.
Whilst the bulk of the costs will be covered by the R2.0 million held in the investment account; we feel certain that the balance will be covered by parishioners once the project gets underway. It has been interesting to see that, although we have not mentioned any form of fund-raising, R250,000 has already been given for the project since Easter.
Rob
6th May 2010
On the 06 May 2010 the Bishop wrote
Dear Rob
Thank you very much for the professional valuation of the present church property. While 1.9 million is a generous amount, I would have thought that it is of great value. That’s why it is good to deal with the professionals.
+ Rubin
Dear Rob
Thank you very much for the professional valuation of the present church property. While 1.9 million is a generous amount, I would have thought that it is of great value. That’s why it is good to deal with the professionals.
+ Rubin
1st April 2010
On the 1st April we met with the Diocesan architect, Keith Alcock
Keith confirmed that the Bishop had asked him to meet with the New Church Building Committee and appraise himself of the proposals and the Diocesan concerns and process to be followed.
Rob gave a summary of the interim steps taken by the committee to address the concerns raised in a letter from Arnie Glasspoole prior to the meeting with the Bishop. He confirmed that the Bishop had endorsed the plans and was very pleased with the overall imagery but had asked Keith A to meet with the committee.
Rob reported on the interim work done with Mike Jahnig to revise the method of building, using local people to manage and supervise the work usually undertaken by the main contractor, simplifying the construction methods and firming up sub contract and pc sums prices.
Mike J then outlined the essentials of the revised scheme, the method of construction and the financial impact. He highlighted the main cost items:
• Foundation design
• Structural system
• Roof construction
• Simple design capable of being constructed but small builders
Mike pointed out that the tenders were based on piled foundations, whilst Mike’s proposal as a Civil Engineer was to cut to reduced levels and used reinforced strip foundations and slab. The main walls would be constructed from blockwork with blockwork shuttered reinforced concrete piers at 4m centres. The roof construction would be standard scissors trusses with the ceiling being on the top of the trusses with concrete roof tiles.
Mike then tabled a draft estimate / budget indicating that the phase one consisting of the Hall (Phase One Church), Coffee Shop, Kitchen, Ablutions, covered walkways and two Sunday School Classrooms could be built for approximately R 2.369m.
Keith A emphasized that the final business estimates must include all professional fees. He was assured that all professional fees incurred to date had been paid or were in the course of being paid and that Angela had received payment for her first invoice.
Keith confirmed that the Bishop had asked him to meet with the New Church Building Committee and appraise himself of the proposals and the Diocesan concerns and process to be followed.
Rob gave a summary of the interim steps taken by the committee to address the concerns raised in a letter from Arnie Glasspoole prior to the meeting with the Bishop. He confirmed that the Bishop had endorsed the plans and was very pleased with the overall imagery but had asked Keith A to meet with the committee.
Rob reported on the interim work done with Mike Jahnig to revise the method of building, using local people to manage and supervise the work usually undertaken by the main contractor, simplifying the construction methods and firming up sub contract and pc sums prices.
Mike J then outlined the essentials of the revised scheme, the method of construction and the financial impact. He highlighted the main cost items:
• Foundation design
• Structural system
• Roof construction
• Simple design capable of being constructed but small builders
Mike pointed out that the tenders were based on piled foundations, whilst Mike’s proposal as a Civil Engineer was to cut to reduced levels and used reinforced strip foundations and slab. The main walls would be constructed from blockwork with blockwork shuttered reinforced concrete piers at 4m centres. The roof construction would be standard scissors trusses with the ceiling being on the top of the trusses with concrete roof tiles.
Mike then tabled a draft estimate / budget indicating that the phase one consisting of the Hall (Phase One Church), Coffee Shop, Kitchen, Ablutions, covered walkways and two Sunday School Classrooms could be built for approximately R 2.369m.
Keith A emphasized that the final business estimates must include all professional fees. He was assured that all professional fees incurred to date had been paid or were in the course of being paid and that Angela had received payment for her first invoice.
23rd March 2010
The Bishop met with the Churchwardens, Council, the Elders and Mike Jarnig
The Bishop assured the meeting that he was convinced that there was a rightness about relocating the church.
He stated that at the last Diocesan Planning Committee he had had an unease with the cost of the project and that he needed to meet and engage with the leadership of the Parish to get a deeper feel for the project.
Rob Jobling reported on what had happened since the Diocesan Planning Meeting.
He had met with Mike Jahnig, an engineer and parishioner, to ascertain what we can do with the R2m we have available for the project.
Mike Jahnig stated special attention had been given to the economy of the building; He would be meeting with Angela Plekker to look at modifying the design.
Bishop Rubin stated he is at peace about the project and believes that it is God’s way to move forward uncompromisingly.
As far as the 'old church building' is concerned, it does not need to be sold at present. A professional evaluaation will be obtained for the property.
Final decision on the sale of property rests with the Diocesan Trustees
Rob Jobling shared the vision that he has for a Pre–School to be built on the flat ground adjacent to the Rectory. This would bring young families into the ambit of the new church
Rob Jobling was commended for his untiring commitment to the project, for his guidance and his willingness to discuss, individually, the process with parishioners
Bishop Rubin expressed the sense of peace he has about the project and congratulated the Parish on their handling of it. He said that he was sold on the concept.
Bishop Rubin asked that Rob Jobling, John Cook and Mike Jahnig meet with Keith Alcock and the Planning Sub-Committee to discuss procedures. Keith Alcock will report to the Bishop
Bishop Rubin assured the Parish that we have his commitment to the project and said that if meetings needed to be called with Diocesan Committees he will treat them with an urgency to get the Project going.
The Bishop assured the meeting that he was convinced that there was a rightness about relocating the church.
He stated that at the last Diocesan Planning Committee he had had an unease with the cost of the project and that he needed to meet and engage with the leadership of the Parish to get a deeper feel for the project.
Rob Jobling reported on what had happened since the Diocesan Planning Meeting.
He had met with Mike Jahnig, an engineer and parishioner, to ascertain what we can do with the R2m we have available for the project.
Mike Jahnig stated special attention had been given to the economy of the building; He would be meeting with Angela Plekker to look at modifying the design.
Bishop Rubin stated he is at peace about the project and believes that it is God’s way to move forward uncompromisingly.
As far as the 'old church building' is concerned, it does not need to be sold at present. A professional evaluaation will be obtained for the property.
Final decision on the sale of property rests with the Diocesan Trustees
Rob Jobling shared the vision that he has for a Pre–School to be built on the flat ground adjacent to the Rectory. This would bring young families into the ambit of the new church
Rob Jobling was commended for his untiring commitment to the project, for his guidance and his willingness to discuss, individually, the process with parishioners
Bishop Rubin expressed the sense of peace he has about the project and congratulated the Parish on their handling of it. He said that he was sold on the concept.
Bishop Rubin asked that Rob Jobling, John Cook and Mike Jahnig meet with Keith Alcock and the Planning Sub-Committee to discuss procedures. Keith Alcock will report to the Bishop
Bishop Rubin assured the Parish that we have his commitment to the project and said that if meetings needed to be called with Diocesan Committees he will treat them with an urgency to get the Project going.
14th March 2010
The Churchwardens and Elders met with Mike Jarnig for Mike to describe his concepts to them.
The budget looks like it could be in the region of R2 368 660.00 for Phase 1.
The budget looks like it could be in the region of R2 368 660.00 for Phase 1.
7th March 2010
I met with Mike Jarnig to ask him how he saw us moving forward.
Mike has said for a long time that we could build a lot more economically if we put our minds to it.
I gave him a set of plans and he offered to come up with an affordable budget.
Mike has said for a long time that we could build a lot more economically if we put our minds to it.
I gave him a set of plans and he offered to come up with an affordable budget.
8th March 2010
We received a response from the Diocesan Property Committee (that met on 04 March 2010) regarding our proposals for the new church .
The proposal was considered on both a technical and practical viewpoint. As with the Plans Sub-committee the design and building style features were generally found acceptable. However due to other concerns the plans were not given great attention. The Committee, including the Bishop, had a number of main concerns which were:
1. The high cost of the initial phase of the project,
2. The fact that 30% of the cost of Phase 1 is dependant on the sale of the present church premises without a formal valuation having been done and without having secured Diocesan approval,
3. The lack of detail of the parish’s fund-raising plans
4. The high cost of the project as a whole.
As a result of these concerns no formal approval could be given. It must be emphasised however that Bishop Rubin does not wish to convey any thought of rejection of the proposal but is wishing to be encouraging of it and wishing to assist in moving it forward carefully, acknowledging the importance of the development to the parish and ultimately to the Diocese.
Arising from this Bishop Rubin wishes to meet with the parish formally to become more au fait with the proposal and the parish’s thoughts and plans to proceed. He will of course make contact with you in due course.
You are requested to firstly, obtain a valuation of the existing church property and its surrounds and, secondly, to spell out the parish fund-raising plans in more detail. Once you have obtained the information you should include it in a revised business plan for Phase 1 for submission to the Diocese.
Arnie Glasspoole
PROPERTY MANAGER
The proposal was considered on both a technical and practical viewpoint. As with the Plans Sub-committee the design and building style features were generally found acceptable. However due to other concerns the plans were not given great attention. The Committee, including the Bishop, had a number of main concerns which were:
1. The high cost of the initial phase of the project,
2. The fact that 30% of the cost of Phase 1 is dependant on the sale of the present church premises without a formal valuation having been done and without having secured Diocesan approval,
3. The lack of detail of the parish’s fund-raising plans
4. The high cost of the project as a whole.
As a result of these concerns no formal approval could be given. It must be emphasised however that Bishop Rubin does not wish to convey any thought of rejection of the proposal but is wishing to be encouraging of it and wishing to assist in moving it forward carefully, acknowledging the importance of the development to the parish and ultimately to the Diocese.
Arising from this Bishop Rubin wishes to meet with the parish formally to become more au fait with the proposal and the parish’s thoughts and plans to proceed. He will of course make contact with you in due course.
You are requested to firstly, obtain a valuation of the existing church property and its surrounds and, secondly, to spell out the parish fund-raising plans in more detail. Once you have obtained the information you should include it in a revised business plan for Phase 1 for submission to the Diocese.
Arnie Glasspoole
PROPERTY MANAGER
1st March 2010
The Vestry meeting
At a spirited meeting the parish received the reports from the task team.
They expressed concern over the cost and the ability of the parish to raise the funds needed to build the new church.
The task team was mandated to review the building costs.
At a spirited meeting the parish received the reports from the task team.
They expressed concern over the cost and the ability of the parish to raise the funds needed to build the new church.
The task team was mandated to review the building costs.
25th February 2010
The Tender Review Meeting
Our Q.S., Romano, told us that the lowest tender came was R8,351,500.00 excluding VAT, contingency and Fees
Cognizance of the tender from Nigel Slevin was included.
As this figure was higher than we had expected we discussed the potential savings we could make.
Following further discussion we finally agreed that the figure we would present to vestry would be R8,000,000.00. This would be R 7,500,000.00 building costs including VAT, Fees and contingencies and R 500,000.00 for furnishings and fixtures.
Our Q.S., Romano, told us that the lowest tender came was R8,351,500.00 excluding VAT, contingency and Fees
Cognizance of the tender from Nigel Slevin was included.
As this figure was higher than we had expected we discussed the potential savings we could make.
Following further discussion we finally agreed that the figure we would present to vestry would be R8,000,000.00. This would be R 7,500,000.00 building costs including VAT, Fees and contingencies and R 500,000.00 for furnishings and fixtures.
Thursday, May 27, 2010
11th FEBRUARY 2010
Angela Plekker, John Cook and met with Jabulo (Building Inspector Kwadukuza) and Dumela (Planning Dept. Kwadukuza) at the Kwadukuza municipal offices in Ballito
The purpose of the meeting was to
•Update on the Rezoning Application, and
•Request permission to access the site and to commence earthworks
Jabulo confirmed that the recommendation to approve the rezoning application had been presented to, and approved by, the Portfolio Committee.
He did stress that there had been an objection to the rezoning by Mr Brian Strode related to our access to the site on a blind rise.
Jabulo did confirm that he could not approve any occupation of the site for the commencement of earthworks pending resolution of the objection.
The purpose of the meeting was to
•Update on the Rezoning Application, and
•Request permission to access the site and to commence earthworks
Jabulo confirmed that the recommendation to approve the rezoning application had been presented to, and approved by, the Portfolio Committee.
He did stress that there had been an objection to the rezoning by Mr Brian Strode related to our access to the site on a blind rise.
Jabulo did confirm that he could not approve any occupation of the site for the commencement of earthworks pending resolution of the objection.
9 February 2010
Helena Jacobs confirmed that the Kwadukuza Municipality has received the Rezoning Application and had considered it favourably. It is currently preparing the resolution for re-zoning which Helena has been led to believe is subject to two conditions:
•Approval by Department of Transport DOT re access
•Resolution of the issue raised by Brian Strode who objected in terms of an interested and affected party
Helena recommended that it would be critical that we take a copy of the KZN Wildlife endorsement of the EIA to the meeting being scheduled for Thursday 11 February 2010 with Njabula Building Inspector with the local authority.
The purpose of the meeting would be to determine whether we can gain early access to site and commence earthworks ahead of the full drawing submission.
•Approval by Department of Transport DOT re access
•Resolution of the issue raised by Brian Strode who objected in terms of an interested and affected party
Helena recommended that it would be critical that we take a copy of the KZN Wildlife endorsement of the EIA to the meeting being scheduled for Thursday 11 February 2010 with Njabula Building Inspector with the local authority.
The purpose of the meeting would be to determine whether we can gain early access to site and commence earthworks ahead of the full drawing submission.
5th February 2010
Keith recommended that we move R2,000,000 out of our reserves to a new fund for the New Church.
This was done.
This was done.
2nd FEBRUARY 2010
On 2nd FEBRUARY 2010 John Cook and I met with Nigel and Andrew Slevin to review the cost of the earthworks for the new church site as defined by the site plan prepared by Angela Plekker and a schedule of Bulk Earthworks prepared by Mike Slabbert of Slabbert Associates dated 18 January 2010.
I confirmed that my policy was, wherever possible, to use local people and indeed members of the church when awarding contracts for the project. As such Nigel was considered a preferred bidder. It was also noted that we were out-to-tender on the Phase One of the development and that any appointment would be subject to final approval to proceed from the Diocese and the Ballito Municipality etc. together with the necessary funds being raised.
After discussion on the various rates for the earthworks Nigel and Andrew were requested to submit the priced schedule and a written motivation that would summarise their concerns re in-situ material and achieving the designated compaction figures required by the civil engineer.
I confirmed that my policy was, wherever possible, to use local people and indeed members of the church when awarding contracts for the project. As such Nigel was considered a preferred bidder. It was also noted that we were out-to-tender on the Phase One of the development and that any appointment would be subject to final approval to proceed from the Diocese and the Ballito Municipality etc. together with the necessary funds being raised.
After discussion on the various rates for the earthworks Nigel and Andrew were requested to submit the priced schedule and a written motivation that would summarise their concerns re in-situ material and achieving the designated compaction figures required by the civil engineer.
29th January 2010
On the 29th Juanuary we motivated for the sale of the old church, but Bishop
Rubin was not happy. He later asked to obtain a professionaal evaluation of the property.
Rubin was not happy. He later asked to obtain a professionaal evaluation of the property.
1st February 2010
Extracts from Keith's Business Plan in support of proposals for Phase 1 development of the new Church complex for All Souls Anglican Church.
Whilst the best estimate by the Quantity Surveyor of the total costs of Phase 1a (which include earthworks, fencing, parking etc) is between R6m to R7m, it is planned to go to tender shortly in order to obtain a more accurate cost. Those tendering will understand that no commitments can be made regarding acceptance until a later date.
Subject to approval from the Diocesan Trustees, we need to negotiate a sale of the existing All Souls Church property at a market related price and have received the funds. In this regard, we have had discussions with Umuzi Kwa Jesu an organization closely associated with our Parish, and which currently operates from the All Souls premises, They are very keen to acquire the property and a purchase price of between R1,8m and R2m has been suggested. This figure will have to be tested against the fair market value.
We do know that we have an amount of R1,6m of our funds presently available for the project. Assuming we realize say R1,8m from the sale of our present church complex, we would then need to raise some R2,6 to R3,6m to be able to proceed.
Taking the above factors into account , we plan to be cautious and proceed as
follows:
Once the tender prices from contractors are received we will be able to determine an actual cost figure which it may be possible to trim further by omitting certain aspects from the contract.
We will negotiate with the favoured contractor to delay acceptance until we have the required funds in our bank account.
The principle we have to adhere to is that a building contract can only be awarded and entered into once the funds in our bank account.
The project will be professionally supervised, our quantity surveyor being Romano Valenti and our architect, a local firm represented by Angela Plekker.
In addition, the Rector, supported by a team of parishioners led by John Cook who is also an architect , Keith Duane , a chartered accountant, and two others will monitor progress of the project.
We believe the move to the magnificent 5,5ha site will result in a continued growth in numbers joining our Parish, particularly amongst younger people with children who will be attracted by the park-like grounds of the complex.
Whilst the best estimate by the Quantity Surveyor of the total costs of Phase 1a (which include earthworks, fencing, parking etc) is between R6m to R7m, it is planned to go to tender shortly in order to obtain a more accurate cost. Those tendering will understand that no commitments can be made regarding acceptance until a later date.
Subject to approval from the Diocesan Trustees, we need to negotiate a sale of the existing All Souls Church property at a market related price and have received the funds. In this regard, we have had discussions with Umuzi Kwa Jesu an organization closely associated with our Parish, and which currently operates from the All Souls premises, They are very keen to acquire the property and a purchase price of between R1,8m and R2m has been suggested. This figure will have to be tested against the fair market value.
We do know that we have an amount of R1,6m of our funds presently available for the project. Assuming we realize say R1,8m from the sale of our present church complex, we would then need to raise some R2,6 to R3,6m to be able to proceed.
Taking the above factors into account , we plan to be cautious and proceed as
follows:
Once the tender prices from contractors are received we will be able to determine an actual cost figure which it may be possible to trim further by omitting certain aspects from the contract.
We will negotiate with the favoured contractor to delay acceptance until we have the required funds in our bank account.
The principle we have to adhere to is that a building contract can only be awarded and entered into once the funds in our bank account.
The project will be professionally supervised, our quantity surveyor being Romano Valenti and our architect, a local firm represented by Angela Plekker.
In addition, the Rector, supported by a team of parishioners led by John Cook who is also an architect , Keith Duane , a chartered accountant, and two others will monitor progress of the project.
We believe the move to the magnificent 5,5ha site will result in a continued growth in numbers joining our Parish, particularly amongst younger people with children who will be attracted by the park-like grounds of the complex.
Wednesday, May 26, 2010
26th January 2010
How do we pay for this project?
Our Quantity Surveyor has reckoned that the cost of Phase 1a will be in the region of R7 million.
At present we have in the region of R1.6 million in funds accumulated over the years for the new church project; the sale of the old church will, in present conditions, raise between R1.8 and R2.0 million. The fund-raising team have yet to begin work, but feels confident that a target of R2.0 million could be achieved.
It is worth noting that in the past every project started by this parish – churches, extensions, township church, purchases of houses, flats and land – has been achieved without the parish going into debt.
We trust that as we hold firm to the Scripture verse you will see on every plan – “Unless the Lord builds the house, its builders labour in vain” (Psalm 127:1) – the Lord will provide as He has done in the past and will do again in the future.
Our Quantity Surveyor has reckoned that the cost of Phase 1a will be in the region of R7 million.
At present we have in the region of R1.6 million in funds accumulated over the years for the new church project; the sale of the old church will, in present conditions, raise between R1.8 and R2.0 million. The fund-raising team have yet to begin work, but feels confident that a target of R2.0 million could be achieved.
It is worth noting that in the past every project started by this parish – churches, extensions, township church, purchases of houses, flats and land – has been achieved without the parish going into debt.
We trust that as we hold firm to the Scripture verse you will see on every plan – “Unless the Lord builds the house, its builders labour in vain” (Psalm 127:1) – the Lord will provide as He has done in the past and will do again in the future.
26th January 2010
On the 26th January 2010 we wrote a motivation for the new church for the Diocese.
The design shows the full development of the proposed plant – Church, Hall, Offices and a ‘coffee shop’ which, it is hoped, will be a venue for the community throughout the week.
It is our intention to phase the building program.
Phase 1a – all the earthworks, partial fencing, the Church Hall, which will seat 200, the adjacent toilets and the shell of the projected kitchen and coffee shop. Our plan is to use the hall as a place of worship and to use the shell of the kitchen and coffee shop for Sunday School and week-day meetings.
Phase 1b – The Main Entrance, the shell of the offices and the completion of the ‘coffee shop.’ The Sunday School would move into the shell of the offices allowing the coffee shop to become a community venue.
Phase 2 – the Church, Chapel, Offices and the second toilet block.
Phase 3 – the ‘meeting rooms’ situated along the walk-way to the north of the Hall.
The design shows the full development of the proposed plant – Church, Hall, Offices and a ‘coffee shop’ which, it is hoped, will be a venue for the community throughout the week.
It is our intention to phase the building program.
Phase 1a – all the earthworks, partial fencing, the Church Hall, which will seat 200, the adjacent toilets and the shell of the projected kitchen and coffee shop. Our plan is to use the hall as a place of worship and to use the shell of the kitchen and coffee shop for Sunday School and week-day meetings.
Phase 1b – The Main Entrance, the shell of the offices and the completion of the ‘coffee shop.’ The Sunday School would move into the shell of the offices allowing the coffee shop to become a community venue.
Phase 2 – the Church, Chapel, Offices and the second toilet block.
Phase 3 – the ‘meeting rooms’ situated along the walk-way to the north of the Hall.
21st December 2009
A letter from John Cook to the team :
Following a recent meeting last Friday morning it was agreed that in order to progress the project with a view to still going out to tender on 18 January 2010 that we limit the first phase budget to a maximum of R 6million exclusive of VAT.
The challenge to Angela and Romano is just what we can do with this budget constraint.
Following a recent meeting last Friday morning it was agreed that in order to progress the project with a view to still going out to tender on 18 January 2010 that we limit the first phase budget to a maximum of R 6million exclusive of VAT.
The challenge to Angela and Romano is just what we can do with this budget constraint.
10th December 2009
On the 10th December John Cook wrote –
Romano (the QS) has re-measured in terms of the latest set of drawings, has adjusted the earthworks following our meeting with Mike Slabbert (the soil engineer) and taken out the parking area paving etc as we had discussed with him.
The net effect is that there is a saving of just in excess of One Million Rand, leaving a total cost for phase one of Nine Million Rand.
Following on from the discussions with Keith this remains well above a realistic budget and we will have to perhaps now meet to determine a realistic budget target, which can be given to Romano and Angela to recommend what could be built for the target. Please bear in mind this is still ex VAT of say another million.
Money reaaring its head again!
Romano (the QS) has re-measured in terms of the latest set of drawings, has adjusted the earthworks following our meeting with Mike Slabbert (the soil engineer) and taken out the parking area paving etc as we had discussed with him.
The net effect is that there is a saving of just in excess of One Million Rand, leaving a total cost for phase one of Nine Million Rand.
Following on from the discussions with Keith this remains well above a realistic budget and we will have to perhaps now meet to determine a realistic budget target, which can be given to Romano and Angela to recommend what could be built for the target. Please bear in mind this is still ex VAT of say another million.
Money reaaring its head again!
16th November 2009
John Cook wrote to Romano to tell him that we had not managed to make a plans submission to the Diocese as we had missed the relevant dates.
One thing we learned was that we would be obligated to go to tender and obtain three quotes.
Therefore we would have to :
• Prepare a proper Bill Of Quantities
• Select three tenderers including Mauro Peronovich (recommended by Mike Jarnig)
• Agree basis of Provisional and PC sums
• Agree tender dates to achieve the Diocesan Meetings
• Agree tender period
• Agree the adjudication process.
At this stage we still hoped to target commencement of works on site as early as possible - Possibly late March?
One thing we learned was that we would be obligated to go to tender and obtain three quotes.
Therefore we would have to :
• Prepare a proper Bill Of Quantities
• Select three tenderers including Mauro Peronovich (recommended by Mike Jarnig)
• Agree basis of Provisional and PC sums
• Agree tender dates to achieve the Diocesan Meetings
• Agree tender period
• Agree the adjudication process.
At this stage we still hoped to target commencement of works on site as early as possible - Possibly late March?
15th October 2009
To Rob from John Cook – 15th October (QS estimate )
Romano's (the Quantity Surveyor) estimate for Phase 1 - R11,441,400.00
Regards!
Romano's (the Quantity Surveyor) estimate for Phase 1 - R11,441,400.00
Regards!
12th October 2009
On 12th October 2009 Sue George informed us that the environmental report was complete and would be included in the rezoning application from Helena Jacob’s office.
Norman Brauteseth was satisfied with the report.
Norman Brauteseth was satisfied with the report.
1st July 2009
The bottom line is finance – this is what scuppered the previous project.
This time around I have been talking with Keith Duane and he is clear that, in simple terms, we calculate how much we can afford, then give that figure to Angela as the base on which she does her design work.
Keith's comment is that we R2,300,000 in the bank and that we have the old church building worth, say, R1,700,000 - so have about R4,000,000 for the project.
It was at this stage that we started to discuss the selling of the 'old' All Souls
This time around I have been talking with Keith Duane and he is clear that, in simple terms, we calculate how much we can afford, then give that figure to Angela as the base on which she does her design work.
Keith's comment is that we R2,300,000 in the bank and that we have the old church building worth, say, R1,700,000 - so have about R4,000,000 for the project.
It was at this stage that we started to discuss the selling of the 'old' All Souls
25th June 2009
On 25th June Angela, John, Helena, Sue George and I met at Helena’s offices and began to reconstruct the Site Development Plan.
There were two major inputs from Sue –
1. The area of the wetland takes up almost a third of the bottom of the property. The aerial photographs of the site clearly show historic drainage ditches in the caneland.
This means that there can be no retirement cottages, or any other buildings, on the north east or south east corners of the property.
2. The planned widening of Sheffield Beach Road to a four-lane road means that the trees on the eastern boundary of the property will all be lost to the road reserve. Unfortunately we also have an ESCOM power line running over the eastern end of the property and that too needs a reserve.
The Site Development Plan now shows that, in case we were in any doubt, there is only one place where the church and ancillary buildings could be built!
Bishop Rubin saw the SDP on 24th June and was very happy with it.
He was impressed too with our vision for a Christian centre for the northern Dolphin Coast.
There were two major inputs from Sue –
1. The area of the wetland takes up almost a third of the bottom of the property. The aerial photographs of the site clearly show historic drainage ditches in the caneland.
This means that there can be no retirement cottages, or any other buildings, on the north east or south east corners of the property.
2. The planned widening of Sheffield Beach Road to a four-lane road means that the trees on the eastern boundary of the property will all be lost to the road reserve. Unfortunately we also have an ESCOM power line running over the eastern end of the property and that too needs a reserve.
The Site Development Plan now shows that, in case we were in any doubt, there is only one place where the church and ancillary buildings could be built!
Bishop Rubin saw the SDP on 24th June and was very happy with it.
He was impressed too with our vision for a Christian centre for the northern Dolphin Coast.
5th June 2009
On 5th June 2009 John, Angela, Helena and I met with Helena in her offices to begin reviewing the processes.
In order to be re-zoned, a number of documents have to be submitted. Among these is the EIA.
We learned from Helena that what with the plans we have for the property we would be able to avoid having to have to prepare a full EIA, and would instead simply require a “legal opinion” based on Section 28 of NEMA (National Environmental Management Act).
To prepare the documentation for Norman Brauteseth, the lawyer we have approached for the “opinion”, we agreed to employ an environmentalist, Sue George.
In order to be re-zoned, a number of documents have to be submitted. Among these is the EIA.
We learned from Helena that what with the plans we have for the property we would be able to avoid having to have to prepare a full EIA, and would instead simply require a “legal opinion” based on Section 28 of NEMA (National Environmental Management Act).
To prepare the documentation for Norman Brauteseth, the lawyer we have approached for the “opinion”, we agreed to employ an environmentalist, Sue George.
30th March 2009
On the 30th March a meeting, facilitated by Carol Church, was held in the Church Hall.
The meeting was attended by about twenty interested parishioners who shared their thoughts on the possible ways in which the project could proceed.
The meeting was also addressed by Angela who shared her vision for the new development.
At that meeting it was agreed that Angela Plekker, John Cook and I would start the project in conjunction with Helena Jacobs (Town & Regional Planner) to finalise the EIA (Environmental Impact Assessment) and the Municipal Re-zoning of the property from “Agricultural” to “Religious”.
The meeting was attended by about twenty interested parishioners who shared their thoughts on the possible ways in which the project could proceed.
The meeting was also addressed by Angela who shared her vision for the new development.
At that meeting it was agreed that Angela Plekker, John Cook and I would start the project in conjunction with Helena Jacobs (Town & Regional Planner) to finalise the EIA (Environmental Impact Assessment) and the Municipal Re-zoning of the property from “Agricultural” to “Religious”.
18th February 2009
On the 18th February 2009 I approached our local architect Angela Plekker, and after an exchange of ideas we agreed that what might appeal to the congregation would be a church and ancillary buildings built along “farm-style” lines – deep verandahs, etc. – which would be in keeping with the ethos of the western view of the property.
Angela drew a rough plan showing church, hall, admin. offices, coffee shop, classrooms, etc. which was shown to the congregation in mid-February.
This was well received and, at the Vestry meeting on 23rd February 2009, the parish agreed to move forward.
Angela drew a rough plan showing church, hall, admin. offices, coffee shop, classrooms, etc. which was shown to the congregation in mid-February.
This was well received and, at the Vestry meeting on 23rd February 2009, the parish agreed to move forward.
Tuesday, May 25, 2010
Introduction
Welcome to the on-going story of the building of a new church for the Anglican parish of All Souls, Umhlali, in the Diocese of Natal.
We are situated at the northern end of the Dolphin Coast, north of Durban in Kwazulu-Natal, South Africa.
Our story is, as all building stories are, a story of ups and downs, joys and frustrations.
As this blog is launched we pray we will be obedient to the Lord and that we will fulfil His purpose for His people.
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