“a home, a work, a training of life to meet the world ... · 2 edited by dr. roberto barichello...

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The House of Good News

Project

AGAPO ONLUS

(Associazione Genitori soggetti Autistici Progetto Orizzonte)

Association of Parents Autistic Subjects

and

BAPTIST CHURCH of LA SPEZIA

Partner in solidarity

“A HOME, A WORK, A TRAINING OF LIFE TO MEET THE WORLD”

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Edited by

Dr. Roberto Barichello

(Chairman AGAPO)

Marco Stretti (Chairman of the Baptist Church Council of La Spezia)

(Member of AGAPO Governing Council)

AGAPO Onlus Registered Office, via Vittorio Veneto 28, 19124 LA SPEZIA

Email [email protected]

WEB http://agapo.spezianetweb.it

Baptist Church of La Spezia

via Milano 40, 19122 LA SPEZIA

Email [email protected]

4th edition, June 2019

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SUMMARY

SUMMARY ................................................................................................................................. 3

ASSUMPTION ............................................................................................................................. 4

PROPOSERS ........................................................................................................................................... 4

NEW METHODOLOGY ............................................................................................................................. 5

REFERENCE CONTEXT .............................................................................................................................. 6

SUBJECTS INVOLVED ............................................................................................................................... 6

THE PROJECT DESIGN ................................................................................................................. 7

LOCATION ............................................................................................................................................ 7

“LA CASA DELLA BUONA NOVELLA” PROJECT PROPOSAL ................................................................................ 8

THE SOCIAL BACKGROUND........................................................................................................................ 8

DESCRIPTION ......................................................................................................................................... 9

HOTEL TOURIST ACTIVITY ....................................................................................................................... 10

TOURISM GOAL .................................................................................................................................... 11

THE MAIL GOAL ........................................................................................................................ 14

THE EXECUTIVE PLAN “LA CASA DELLA BUONA NOVELLA” ........................................................ 16

THE ALLOCATION OF SPACE .................................................................................................................... 17

THE FINANCIAL INVESTMENT ................................................................................................... 18

BUSINESS PLAN ........................................................................................................................ 18

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ASSUMPTION

Together we want to contribute, through our ideas and actions, to promoting

new steps forward towards an increasingly civil society that does not forget anyone.

PROPOSERS

AGAPO, a non-profit association, was founded in

2009 to create work opportunity and social

inclusion for a number of autistic kids because all

parents are really concerned about their

children’s future. AGAPO started the “Campus

Agrisociale Sant’Anna”, a farm where the kids,

according to their abilities, work on the farm,

prepare meals and welcome tourists in four

bedrooms.

Besides, in AGAPO workshop some kids have

learned how to work clay and make notable

ceramics and potteries.

Through these projects, parents want to react

against social discrimination towards adult

disabled with supporting services, which favour

equality non-discrimination and liberty.

In 1866 Edward Clarke, Baptist Minister of

Twerton (UK), established the bases for The

Spezia Mission for Italy and the Levant.

This was the beginning of what is now the oldest

among the Baptist churches still operating in

Italy. In addition to church functions, the Baptist

community engaged in intense activity of

education and social work until today.

In 1966 the La Spezia community joined

U.C.E.B.I., the Association of all Italian Baptist

Churches.

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NEW METHODOLOGY

"La Casa della Buona Novella" project was born as an evolution of a series of

experiences, already realized (http://agapo.spezianetweb.it).

The AGAPO Association aims to support a range of ideas that allow the transition

from the developmental age to the adult age of these children, favouring the

continuous search for new autonomies through an incisive intervention of social

inclusion that certainly can offer the world of work.

FIGURE 1 - EVOLUTION OF AGAPO ACTIVITIES

The innovative and winning idea, pursued by the Association, which made it

possible to obtain flattering results, is to move the educational intervention from

the individual to the group in a perspective of full solidarity and integration. The

focus of our projects is placed not so much on the diagnosis of the participants, but

on the age range and the level of functioning. This allows the creation of an

authentic group of "peers", which becomes the real engine of change. Group work

and the habit of mutual solidarity meant that the individual's shortcomings were

compensated by the abilities of others, and vice versa.

See for more details:

http://agapo.spezianetweb.it

https://www.facebook.com/campussantanna

http://campusagrisocialesantanna.blogspot.it/

https://www.facebook.com/SantANNA.HOSTEL/

http://officinaagapo.blogspot.it/

https://www.youtube.com/channel/UCJfwebQIp7xkE9PsgqZ3rpQ

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REFERENCE CONTEXT

The project proposal intends to address, give an answer and create a model

for an emerging problem, in the ongoing debate on "life after us".

SUBJECTS INVOLVED Role

Owner of the property

U.C.E.B.I., Association of All Italian Baptist

Churches

Author of Project

Management

Voluntary

Author of Project

Managerial Monitoring

General Coordination

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THE PROJECT DESIGN

LOCATION

The Baptist Church of La Spezia is

located in via Milano 40, in the

Umbertino district near the AGAPO

workshops.

It was planned by Franco Oliva, a

notable local architect, decorated with

some statues by Augusto Magli and

opened on 23rd of May, 1926, on the

day of Pentecost. It is one of the

valuable buildings in our town, about

200m. far away from the central main

railway station from where you can

take a train to visit the “Cinque Terre”:

the perfect position for reception,

accommodation and for becoming a

model of community.

The turrets and the façade are

embellished with statues of children

who, with clear symbolism, recall the

primary destination of schools of the La

Spezia Baptist Mission.

The building located just over 200 meters from the Central Station of La

Spezia, is therefore in the ideal position to create different accommodations,

both for disabled solutions and tourist hospitality.

FIGURE 2 - LOCALIZATION OF THE BAPTIST CHURCH

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“LA CASA DELLA BUONA NOVELLA” PROJECT PROPOSAL

Our Independent Living Project (ILP), tailored to the needs of young persons with

disabilities promotes independence and social inclusion in order to live successfully

within the community. The goal of our project is to create a number of suitable,

multifunctional rooms, which can be used for independent living, and some more

rooms, which can provide “conscious” guest accommodation, where tourists are

aware of contributing to some social improvement while enjoying their holidays.

THE SOCIAL BACKGROUND

In our present society, many persons with disabilities have to face hardship and a

low quality of life. In our present society, many persons with disabilities have to face

hardship and a low quality of life.

Therefore the scanty government helps compel the active part of our society to

ensure successful types of social living and work inclusion by sharing common living

and working areas.

The ILP projects present in our province take care of less 9% of the disabled

people who live here and are followed by the local Health Service. They are mostly

located in private flats made suitable for the purpose and run with state funds. But

it may happen that the other owners in the blocks do not like the presence of the

disabled.

Even if this type of state supported ILP can be worthwhile, however we believe it

is necessary to exploit the local resources in a better way and provide a more closely

integrated solution in order to develop sustainable projects: this is the way to grant

a better social inclusion to a larger number of persons through ILP.

Any innovative social-health support plan to be sustainable has to rely on

profitable activities, which can support the running expenses. The National Health

Service can support ILP initially and, to some extent, also with experimental projects

(ILP) but cannot include a large part of the disabled.

After the realization of our social Agricultural Campus, we are planning an ILP

with a work-centered project favoured by the increasing touristic appeal of “Le

Cinque Terre“ (The Five Lands).

The venue we have chosen for our project is situated in a strategic area near the

railway station and embodies the perfect fulfilment of a building which was founded

for a social purpose and which attains to the same values of solidarity as the local

Baptist Church.

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DESCRIPTION

The church occupies only a part of the ground floor. The four storeys, once used

as classrooms and now empty, should be converted into rooms and flats.

According to our project, named “The House of Good News“ after the words

engraved above the main entrance, we are going to restructure and transform the

ground floor, the first and the fourth floors (499 square metres as a whole) in order

to have eighteen habitable units including both independent rooms with bathrooms

and small flats useful for ILP and for guest accommodation (35 beds altogether).

There will be common areas (living rooms, kitchens, bathrooms, reception

area…) to ensure supportive services to people with disabilities.

We want to create an innovative ILP inside the building of the Baptist Church

where groups of disabled trained to live independently can live and work offering a

type of “conscious“ accommodation to the tourists.

We think that “conscious“ or “ethical“ accommodation / tourism can be a great

experience for any customer who stays in the House of Good News. We intend to

arouse a matter of consideration, concern and respect in our guests towards our

Kids to be remembered with pleasure.

According to our plans the restoration work should start from the first floor as

the project is technically feasible.

As soon as the first floor is restored, we will be able to activate the programs

which will generate sustenance and self-sufficiency. Then the restoration of the

ground floor and the fourth floor is just as important as it makes possible to increase

our services and the space for our programs.

AGAPO and the Baptist Church of La Spezia take part with various advocacies

(donations, crowdfunding, partnership in bank or state loans - specific for this type

of help – from Liguria Regional Government).

The financial program and the realization of the works should take about 18/24

months starting from November 2019. Possible delay or anticipation may due to

burocracy: we have already applied for the building permits to the Town Hall of La

Spezia.

The Technical Annexes explain in detail the types of intervention envisaged; an

extremely detailed price base has been prepared which allows for the prediction of

very precise costs.

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HOTEL TOURIST ACTIVITY

The project proposal needed careful preparation and is based above all on an

unquestionable and evident phenomenon: Liguria had an increase in tourist flows

also in 2017, a trend that, for some years now, has been more than positive, of

arrivals and presences hotel.

In particular, the city of La Spezia, for some years, has been discovering a strong

tourist vocation supported by the proximity of the Cinque Terre (Five Lands), Lerici

and Portovenere. The city is the ideal place to reach the nearby tourist destinations,

so much so that there is a real Bed & Breakfast boom, while there is a shortage of

hotel facilities.

FIGURE 3 – HOTELS/B&B PROPERTIES IN LA SPEZIA

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FIGURE 4 – DOUBLE ROOM PRICE

TOURISM GOAL

The project took into account an important aspect such as the international

reference tourism. The fact that the Baptist Church participates in the project

located in its historical location and is its promoter and coordinator, allows to

advertise the tourist-hotel hospitality in the environments of the Italian, European

and extra-European churches. It is clear that the Protestant tourist in the choice of

the place to stay, will prefer an environment that is familiar to him, indeed he will be

attracted by two factors:

1. A stay in the Baptist Church of La Spezia, the oldest Italian Baptist church

founded by an English missionary, Edward Clarke, in 1866: a church with an

important history of social and civil commitment.

2. Participate and help with his presence a Project that wants to create a job and

an independent life for disadvantaged children.

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FIGURE 5 – TOURISTS ARRIVALS

FIGURE 6 – TOURISTS PRESENCES

FIGURE 7 – ARRIVALS IN HOTEL OR OTHER FACILITIES

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FIGURE 8 – PRESENCES IN HOTEL OR OTHER FACILITIES

FIGURE 9 - MAIN NATIONALITIES OF TOURISTS

FIGURE 10 - MAIN NATIONALITIES OF TOURISTS

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THE MAIL GOAL

The main goal of the renovation lies on the social approach to support the

disabled persons, from adolescence to early adulthood, reported by the local Health

Service and the local Social Services. The building can be used both as a home for

their everyday life and a working area according to their abilities and the needs of

the location (cleaning, reception, preparation of meals, etc.…).

They will be trained and monitored to check their skill levels and abilities.

They will not use the building only as permanent residence as we want to create

a place where they can live a model of community and social inclusion.

For this reason and to cover the operating costs, the building will be used both as

a “conscious“ tourist accommodation and an independent living area. The former

will support the latter, all year round.

This dual destination also guarantees a further possibility of economic

sustainability: the ease of conversion of the different uses of the spaces, as designed

in the project, guarantees an operational capacity all the year.

All we do, we always do in the conviction of the goodness, the transparency and

the seriousness of our ideas with which we help our children.

FIGURE 11 – THE MAIN GOAL

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FIGURE 12 - THE MARBLE ON THE DOOR OF ENTRANCE TO THE PALACE

“THE HOUSE OF GOOD NEWS”

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THE EXECUTIVE PLAN “LA CASA DELLA BUONA NOVELLA”

The project was developed by the

Technical Studio Luca Luciani (via Giulio

della Torre n.86, SP) and covered the

guest quarters of the Baptist Church

located on the ground floor, apartments

on the first and fourth floors. The

Technical Office was asked to re-

elaborate the spaces available to obtain

apartments suitable for people with

disabilities and rooms with bathrooms to

be used as tourist accommodation.

The total of the floor area, excluding

walls, subjected to the project is 505.51

square meters, which corresponds to

approximately 629 square meters of

total land area. The following tables

refer to the area that can actually be

restructured to facilitate the calculation

of expenses.

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THE ALLOCATION OF SPACE

Current situation

The executive plan

Floor App. sqm.

No. Description sqm. Bathroom Total

sqm.

Ground

floor 1 72,72

1

reception / multi-purpose room 42,75 3,28

72,72

hallway 8,65 1,78

kitchen, bathroom, dressing 11,92 4,34

First

Floor 4 345,99

2 two-bedroom apartment 55,11 4,95 60,06

3 double bedroom with bathroom 14,48 3,60 18,08




7 rooms with bathroom, 3 three bed 21,83 3,65 25,48

- common area 28,26 0,00 28,26

8 one-room apartment 30,14 3,11 33,25







Fourth

Floor 2 86,80


16 apartment 27,10 4,70 31,80


- hallway 12,75 0,00 12,75

Total sqm. 505,51

Total 435,78 69,73 505,51

Total sqm. restored 505,51

To add the two loft areas for archive on the ground floor: 17,85 sqm. / 30,34 sqm.

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THE FINANCIAL INVESTMENT

The specifications drawn up by the Technical Study Luciani, extremely detailed in

all its elements, will involve an important financial commitment.

It is clear, however, that an executive project will follow which will have to be

submitted to tender and therefore the total amount of the works may undergo

modifications.

In this regard, see the Bill of estimates of the extraordinary maintenance works

attached.

BUSINESS PLAN

To confirm the validity and sustainability of the project, after careful checks, it

was decided to draw up the Business Plan taking into account a very prudent room

occupancy rate and only the rooms and apartments that are part of the first floor.

As you can see, the operating result remains satisfactory despite being burdened

by organizational, managerial and educational activities that in large part will no

longer be present in subsequent years.

The fourth floor, once renovated, will increase the profit margins.

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Business Plan

INCOMES 1st year 2nd year 3rd year

Occupancy Rate of the rooms

45% 60% 65%

Double rooms with private, max price 95-125 € 95-125 € 95-125 €

Incomes: n°11 rooms 176519 235359 254973

Incomes: Bar 3975 5300 5741

Incomes: n°2 apartments 8400 8400 8400

Total Incomes 188894 249059 269114

COSTS

Direct costs: clean rooms -28908 -38544 -41756

Direct costs: opening rooms -57816 -74679 -78293

- Breakfast, linen, courtesy set, maintenance,

conditioning, stationery, commissions, etc.

Direct costs: bar extra -278 -404 -465

Rooms -Total direct costs -87002 -113627 -120513

GROSS OPERATING INCOME € 101892 135433 148601

- Amortization (goodwill, promotion, etc.) -12667 -12667 -12667

- Telephone, TV connections, insurance -4200 -4200 -4200

- Condominium -7980 -8400 -8400

- Insurance -6000 -6000 -6000

Overheads -30847 -31267 -31267

Operating Costs -3360 -3600 -4200

- Maintenance, unforeseen costs

Advice organizational activities -3000 -3000 -3000

Advice management activities -14000 -13500 -13000

Educators in-service training -7000 -6000 -5000

Personnel costs -50400 -74400 -86400

- Recruited Staff 1 1 1

- Engaged disabled kids 2 4 5

Total Operating Costs -108607 -131767 -142867

NET OPERATING INCOME € -6715 3666 5734

TAX (IRAP, IRES) 0 -1100 -1720

OPERATING RESULT € -6715 2566 4014

“a home, a work, a training of life to meet the world ... · 2 edited by dr. roberto barichello...

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