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This is a generalist class and responsibility for valuation will lie with the business unit. Queries of a complex nature arising from the valuation of individual properties should be referred to the NSU class facilitator via the class co-ordination team (CCT)

The Emergency classes Co-ordination Team and the Civic Valuation Panel have responsibility for this class ensuring effective co-ordination across the business units. The team are responsible for the approach to and accuracy and consistency of ambulance station valuations. The team will deliver Practice Notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating list. Caseworkers have a responsibility to:

• follow the advice given at all times
• not depart from the guidance given on appeals or maintenance work, without approval from the co-ordination team
• seek advice from the co-ordination team before starting any new work

Purpose built ambulance stations are a sui generis class and consequently, as a general rule, only evidence relating to hereditaments in the mode or category of use is pertinent.

See:

• Scottish and Newcastle (Retail) Ltd v Williams (VO) (RA 2000 P 119) and the subsequent Court of Appeal decision Williams (VO) v Scottish and Newcastle Retail and Allied Domecq [RA 2001 P 41)
• Re the appeal of Reeves (VO) RA 2007 P168
• Dawkins (VO) v Royal Leamington Spa BC and Warwickshire County Council (1961) RVR 291.

See Rating Manual section 6 part 10 paragraph 9.2 and appendix 1 thereof for further guidance on mode and category of use.

However, in some circumstances it may be appropriate to have regard to rental evidence derived from other modes or categories of use such as general garaging/light industrial see para 8.1 below and Re. the Appeal of Reeves (VO) [2007] RA/74/2005.

6.1 Method of measurement

Ambulance stations may be valued by either the rentals method or by reference to the contractors basis. The basis of valuation will determine the method of measurement required. Net Internal Area (NIA) in respect of the rentals method and Gross Internal Area (GIA) in respect of the contractors basis. It will be necessary to ascertain the basis of valuation prior to inspection but in case of doubt sufficient measurement and survey information should be recorded to enable valuations to be carried out using either basis

6.2 Description

An ambulance station is essentially a building for the garaging of ambulances with attendant medical equipment, personal protective equipment, and other medical supplies. Stations will generally consistent of garage bays with ancillary crew room, bunk room/living quarters, station office, kitchen area, equipment store, sluice room - cleaning equipment, clean linen store, oxygen cylinder store, and shower facilities.

A few stations are equipped with a fuel pump to refuel ambulance vehicles and vehicle workshops. Larger stations may have a managers office or training rooms.

There will normally be external hard standing and possibly a communications mast.

From 2010 some Trusts have re-organised the provision of ambulance services by providing a hub and spoke system centred around Make Ready stations (MRS). Ambulances are based at the MRS where they are prepared for service being checked for roadworthiness, sanitised and fully equipped before being taken out by the ambulance crew to a spoke destination to await a call out. The spokes often referred to as ambulance community response posts maybe a smaller retained ambulance station or merely a parking space normally with access to sanitary facilities. This may have led to some existing ambulance stations being rendered redundant. An MRS may incorporate administrative functions and also house the Hazardous Area Response Team (HART) which is present in each Trust area.

In some instances, ambulance stations may be co-located with, or integral to, other emergency services facilities, such as fire stations.

6.3 Requirements

a) Unit of assessment

Where co-located with other emergency services it is possible that unit of assessment issues may arise, particularly where some facilities are shared. In these circumstances the principles referred to in Rating Manual section 3 part 1 should be adhered to. In cases of difficulty advice from the NSU specialist should be obtained.

b) Survey detail

The following information is required

i. A plan(CAD) or otherwise should be obtained where available and check dimensions made on site as necessary; otherwise a plan should be drawn up