FIFE COUNCIL
Housing & Communities Committee
7th October 2008
Agenda Item No.:
SELECTION OF SITE FOR NEW KIRKCALDY SWIMMING POOL
1.0
PURPOSE OF REPORT
1.1
The purpose of this report is to seek Committee agreement to the siting
of a replacement swimming pool facility in Kirkcaldy at Tolbooth Street
(Kirkcaldy Town & Waterfront Masterplan 3B) as recommended by the
Kirkcaldy Area Committee at its meeting on 17th September 2008.
2.0
BACKGROUND INFORMATION
2.1
At its meeting on 17th September 2008, the Kirkcaldy Area Committee
considered a report from the Head of Community Services and Head of
Asset & Facilities Management regarding the site option appraisal that
had been undertaken to help inform a decision about a site for the new
swimming pool facility in Kirkcaldy. A copy of this report is attached as
Appendix One.
2.2
After due consideration of the report, Kirkcaldy Area Committee agreed
to recommend to the Housing & Communities Committee that the new
swimming pool facility in Kirkcaldy should be located at Tolbooth Street
(Kirkcaldy Town & Waterfront Masterplan 3B).
2.3
It also agreed to remit the Heads of Community and Asset & Facilities
Management Services to continue to explore additional capital funding
to support the delivery of an enhanced sports facility for Kirkcaldy. To
this end, it is anticipated that an outline business case will be submitted
to the Housing & Communities Committee on 18th November.
2.4
In accordance with the Scheme of Administration, the final decision on
the site for the new swimming pool in Kirkcaldy lies with the Housing &
Communities Committee. Within the wider context of the Council's £50
million investment in sports facilities, the decision to refurbish Carnegie
Leisure Centre & to replace the Fife Sports Institute on the existing site
was taken by the Adult Services Committee on 27 th October 2006 (Min.
337.2006.A.S.175 refers).
3.0
RECOMMENDATION
3.1
It is recommended that Members agree that the replacement swimming
pool facility for Kirkcaldy be located at Tolbooth Street (Kirkcaldy Town
& Waterfront Masterplan).
Steve Grimmond
Head of Community Services
Grant Ward
Senior Manager
Sport, Parks & Countryside
Community Services
08451 555555 Ext. 444145
grant.ward@fife.gov.uk
APPENDIX ONE
FIFE COUNCIL
Kirkcaldy Area Committee
17th September 2008
Agenda Item No.:
KIRKCALDY SWIMMING POOL - FINAL SITE OPTION APPRAISAL
1.0
PURPOSE OF REPORT
1.1
The purpose of this report is to update Members on the outcome of the
recent site option appraisal exercise and seek agreement to the site for
the replacement of Kirkcaldy Swimming Pool.
2.0
BACKGROUND INFORMATION
2.1
At its meeting on 4th February 2008, the Area Committee agreed that a
new swimming pool in Kirkcaldy should be located in the town centre
and that work should continue within the context of the Kirkcaldy Town
Centre and Waterfront Masterplan to determine the location for the new
facility, the preferred option being the site of the existing public car park
off Tolbooth Street.
2.2
An update report was considered by the Area Committee at its meeting
on 12th May 2008. Members noted progress in assessing the feasibility
of the Tolbooth Street site for a new swimming pool complex - including
its ability to accommodate an enhanced facility - but agreed to continue
to explore alternative site options.
2.3
A further report was considered by the Area Committee at its meeting
on 9th June 2008 and it was agreed to widen the site option appraisal to
include the following eleven sites:











The existing site (Kirkcaldy Town & Waterfront Masterplan 2B)
Tolbooth Street (Kirkcaldy Town & Waterfront Masterplan 3B)
Invertiel (southern end of the Esplanade)
Kirkcaldy Eastern Expansion
Dunnikier Park (adjacent to Kirkcaldy HS)
Randolph Playing Fields
Windmill Road Playing Fields
Former Nairn Works, Victoria Road
Beveridge Park
Ravenscraig Park
Kirkcaldy South West
2.4
Given the range and number of sites being considered and the different
advantages and disadvantages they would inevitably have, it was also
agreed to hold a workshop session with Members in order to review the
findings of the site option appraisal exercise prior to this meeting of the
Area Committee. The workshop took place on 27th August 2008.
3.0
CAPITAL FUNDING
3.1
It was agreed at the meeting on 12th May 2008 to remit to the Head of
Community Services to continue to explore additional capital funding in
order to support the delivery of an enhanced swimming pool and sports
centre in Kirkcaldy.
3.2
Members will recall that, based on the cost estimate provided by Davis
Langdon, consultant Quantity Surveyor, an additional £3.6 million was
required on top of the existing capital plan allocation of £11.7 million to
provide an enhanced swimming pool and sports centre.
3.3
A bid for additional capital funding was put forward and considered by
the Council, but ultimately it was not included in the Capital Investment
Plan agreed by the Policy, Finance and Asset Management Committee
at its meeting on 12th June 2008. The available budget remains, then,
at £11.7 million.
3.4
Whilst this will provide a state-of-the-art replacement swimming pool for
Kirkcaldy, it is not sufficient to deliver the enhanced wet and dry facility.
However, the Council will be considering its Capital Investment Plan for
2011/12 and beyond during the course of the next six months, so there
will be a further opportunity to make the business case for the provision
of enhanced swimming pool and sports centre in Kirkcaldy.
3.5
If, through this process, additional capital funding were to be agreed by
the Council and, critically, could be allocated within 2011/12, it might be
feasible to deliver an enhanced wet and dry facility as one project. It
could require some potentially abortive design work, but initial feedback
from our lead design consultants, B3, suggests it should be possible to
keep this to a minimum through a flexible approach to the design.
3.6
It is proposed, therefore, that the Head of Community Services should
continue to seek additional capital funding to support the delivery of an
enhanced sports facility in Kirkcaldy and that in support of a bid against
the forward Capital Investment Plan, an outline business case be put to
the Housing & Communities Committee later this year.
3.7
This would also explore the scope for additional Sports Lottery funding
from sportscotland & the potential for further prudential borrowing via
the extra income which could be generated by an enhanced swimming
pool and sports centre. sportscotland has already indicated that there
would be no additional Lottery funding for a 25 x 8 lane swimming pool.
4.0
SCHEDULES OF ACCOMMODATION
4.1
Outline schedules of accommodation for both a replacement swimming
pool and an enhanced swimming pool and sports centre were set out in
the report of 12th May 2008 and are attached again at Appendix One.
4.2
These provide a starting point for the detailed design work that, subject
to agreement on a site today, will now be taken forward by the external
design team led by B3. Their first task is to develop a detailed design
brief for the project & finalise the schedule of accommodation which will
be provided in the new facility. This process will be informed by further
dialogue with a range of key stakeholders (already underway).
4.3
Whilst there is an opportunity at this early stage in the design process
to consider increased or additional facilities, for example, a major flume
and a 25m x 8 lane swimming pool, it is important to stress that these
will carry additional costs, not only in terms of the facilities themselves,
but the impact on plant, changing and spectator accommodation, etc.
4.4
The provision of what would be an international standard, short course
swimming pool in Kirkcaldy as well as Glenrothes is not reflected in the
National Swimming Facilities Strategy and would represent a change to
the position agreed with both Scottish Swimming & sportscotland. This
proposes a 25m x 6 lane regional competition standard swimming pool
for Kirkcaldy.
4.5
It is intended that an update report on the design of the new facility will
be presented to the Area Committee later this year.
5.0
PROJECT PROGRAMME AND PROCUREMENT
5.1
As mentioned, B3Architects and cre8architecture have been appointed
as joint architects by the Council for the development of the new sports
facilities which will replace both the Fife Sports Institute in Glenrothes &
Kirkcaldy Swimming Pool. Also on the design team are ArupScotland
as consultant engineers & Turner Townsend as cost managers.
5.2
In terms of construction, the procurement of the new sports facilities in
Kirkcaldy and Glenrothes as a single contract would bring the following
advantages:






A uniform specification of the client’s requirements and the outputs
to be achieved
Possibility of procuring the buildings through one tendering process,
with resultant savings
Increased attractiveness to the construction market, providing better
competition & involvement of recognised specialists in such projects
A standard palette of materials, with resultant economies of scale
Certainty of cost and programme for delivery
Effective management of issues and risks
5.3
The indicative programme which has been developed with B3 for both
projects sees the design for Kirkcaldy Swimming Pool being developed
from early October and envisages Stage C being reached by the end of
December. At this point, the Council will have a well developed design
proposal available for further stakeholder/community consultation and,
crucially, a much better idea of the likely project cost. If this timetable
can be adhered to, the project would start on site in January 2010, with
completion in late summer 2011.
5.4
Whilst there is a real economy of scale to be gained by having a single
design team, this is predicated on both projects being able to progress
at the same time. Any delays, therefore, in either agreeing on a site for
the new swimming pool or choosing a site that cannot be delivered in a
reasonable timeframe will have a serious impact on cost, e.g. the loss
of economies of scale for design and construction, rising inflation, etc.
5.5
To put this in context, initial cost modelling suggests that a three month
delay would add c. £580k to the cost of the project. A six month delay
would cost c. £780k. In short, the longer the delay, the higher the cost.
The impact is particularly acute with a fixed budget of £11.7 million, i.e.
we will effectively get less building for our money.
6.0
SITE OPTION APPRAISAL
6.1
A detailed analysis was undertaken of each of the eleven sites and this
involved both desk-top research and visits to each site. The evaluation
had an input from Asset & Facilities Management Services, Community
Services, Development Services and Transportation Services.
6.2
The key criteria and the weighting used for the full site option appraisal
exercise are attached at Appendix Two.
6.3
The results of the site option appraisal are set out in Appendix Three. It
was this which was the subject of detailed discussion at the workshop
session with Members on 27th August 2008.
6.4
Following a careful analysis of the eleven sites, a shortlist of four sites
was agreed by Members. These are as follows:




6.5
Tolbooth Street (Kirkcaldy Town & Waterfront Masterplan 3B)
Invertiel (southern end of the Esplanade)
Dunnikier Park (adjacent to Kirkcaldy HS)
Former Nairn Works, Victoria Road
A detailed SWOT analysis for each of these sites is set out in Appendix
Four. ArupScotland have undertaken an initial assessment of ground
conditions on three of the four sites (not Dunnikier Park) and these are
set out in Appendix Five.
7.0
CONCLUSIONS
7.1
Whilst the site option appraisal concluded that each of these four sites
had factors to commend them as a location for the new swimming pool,
the SWOT analysis has also highlighted some practical difficulties.
7.2
The site at Invertiel could accommodate both a replacement swimming
pool and an enhanced wet and dry facility, but for both options, it would
struggle to accommodate the number of car parking spaces that would
be required on site. Alternative car parking provision would have to be
found nearby. It sits on the periphery of the town centre and has fairly
poor access for those without access to a car. The use of the site may
also conflict with a possible adjacent hovercraft link to Edinburgh. The
current planning designation as 'open space' would require notification
to Scottish Ministers.
7.3
The site at Dunnikier Park can accommodate a replacement swimming
pool and an enhanced wet and dry facility. Access for those with a car
would be good, but access by public transport from some parts of the
town would be difficult. There would be an opportunity to develop links
with the community use school operation at the adjacent Kirkcaldy High
School. Significantly, however, the site is designated as protected
open space in both the Kirkcaldy Area Local Plan and draft Kirkcaldy &
Mid Fife Local Plan. Consequently, any proposed development on this
site would require to be notified to Scottish Ministers given the loss of
open space. In short, this would be a contentious site given its current
use as a public park and the time it would take to resolve the planning
issues would mitigate against a joint design & construction approach.
7.4
The site of the former Nairn Works off Victoria Road can accommodate
both a replacement swimming pool and an enhanced wet & dry facility.
It is relatively close to the town centre and offers good access for those
with a car and reasonable access by public transport. The site footprint
is narrow and it also contains a derelict 'Grade A' listed building. Arup
report that site contamination could also be a major problem. There
would, however, be major difficulties in acquiring the site. It is owned
by Scottish Enterprise who have recently confirmed it is currently under
offer for development. As things stand, then, the site is not available
for a swimming pool and this is unlikely to change for the foreseeable
future.
7.5
The site at Tolbooth Street (3B) can accommodate both a replacement
swimming pool and an enhanced wet and dry facility. It offers a limited
amount of car parking on site, but there is other car parking available in
close proximity. Access by public transport is good, particularly by bus.
The site is in Council ownership and offers links to both Esplanade and
High Street. In comparison to the other three sites on the shortlist, it is
uniquely placed to act as a catalyst for the redevelopment of the town
centre given its location in the heart of the Kirkcaldy Town & Waterfront
Masterplan.
7.6
Talking into account both the results of the site option appraisal and the
SWOT analysis and recognising the practical difficulties arising with the
sites at Invertiel, Dunnikier Park and Victoria Road, it is concluded that
Tolbooth Street offers the best site for the new swimming pool facility in
Kirkcaldy.
8.0
RECOMMENDATION
It is recommended that Members:
(a)
Recommend to the Housing & Communities Committee that the site for
the replacement swimming pool facility in Kirkcaldy should be Tolbooth
Street (Kirkcaldy Town & Waterfront Masterplan 3B).
(b)
Remit the Heads of Community and Asset and Facilities Management
Services to continue to explore additional capital funding to support the
delivery of an enhanced sports facility in Kirkcaldy.
Steve Grimmond
Head of Community Services
Ken Gourlay
Head of Asset & Facilities Management
Grant Ward
Senior Manager
Sport, Parks & Countryside
Community Services
08451 555555 Ext. 444145
grant.ward@fife.gov.uk
APPENDIX ONE: OUTLINE SCHEDULES OF ACCOMMODATION
Option One: New Swimming Pool

















25 metre x 13.5 metre (six lane) Swimming Pool
13 metre x 10 metre Training Pool with Moveable Floor
Pool Hoist
Pool Storage
First Aid
Spectator Gallery
Wetside Changing
Health Suite @ 40 m2
Fitness Suite @ 25 Stations
Aerobic Studio @ 100 m2
Reception Area
Offices
Staff Rooms
Vending Area
Plant Room, etc.
Lift/Automatic Doors
Car Parking @ 80 Spaces
Estimated Cost = £11.7 million
Option Two: New Sport & Leisure Centre






















25 metre x 13.5 metre (six lane) Swimming Pool
13 metre x 10 metre Training Pool with Moveable Floor
Pool Hoist
Pool Storage
First Aid
Spectator Gallery
Wetside Changing
Health Suite @ 60 m2
Fitness Suite @ 70 Stations
Aerobic Studio @ 200 m2
Play Centre @ 150 m2
Multi-Murpose Room 2 60 m2
Sports Hall
Dryside Changing
Reception Area
Offices
Staff Rooms
Café/Seating Area
Vending Area
Plant Room, etc.
Lift/Automatic Doors
Car Parking @ 80 Spaces
Estimated Cost = £15.3 million
Appendix Two: Kirkcaldy Swimming Pool - Site Option Appraisal
Site Criteria
Availability
Ownership
Cost
Capacity



"Like-for-Like" Swimming Pool
Swimming Pool & Sports Centre
Further Development Opportunity
Access



Pedestrians & Cyclists
Public Transport
Cars & Coaches
Amenity Value
Services/Utilities
Proximity to Town Centre
Proximity to other Sports Facilities
Economic Impact
Environmental Impact
Community Impact
Customer Impact
Capital Cost Impact
Revenue Cost Impact
Weighting Factors
Criteria Ranking Scores
1 = Not Very Important
2 = Somewhat Important
3 = Important
4 = Very Important
5 = Essential
1 = Unacceptable (Least Desirable/Cost Effective)
2 = Poor
3 = Fair
4 = Good
5 = Excellent (Most Desirable/Cost Effective
Appendix Three: Site Option Appraisal
Criteria
Site Availability (for construction of
Facilities within programme
1 timescale)
Weighting
Former
Nairn
Works
Tollbooth
Street
Randolph
Playing
Fields
Windmill
Playing
Fields
Dunnikier
Park
Ravenscraig
Park
Beveridge
Park
South
West SLA
East SLA
(Redhouse
Roundabout)
Invertiel
Existing
Pool Site
x5
25
10
15
15
10
10
10
10
25
10
20
x4
20
4
20
20
20
20
20
8
20
8
12
x5
25
25
25
25
25
25
25
25
25
25
25
x4
12
16
20
20
20
20
20
20
12
20
12
x3
x4
x5
x4
0
12
25
12
12
16
20
12
15
8
15
20
15
8
15
20
15
20
20
20
9
8
10
4
15
12
20
12
15
4
5
20
0
8
15
20
15
4
5
20
0
12
25
12
x4
16
20
16
16
12
8
8
12
16
20
16
Site constraints (eg ground
conditions, potential ground
contamination, adjoining
10 proprietors, Planning Issues etc
x4
8
12
4
4
8
8
8
8
8
8
4
11 Availability of services & utilities
12 Proximity to Town Centre
x3
x4
9
20
12
12
6
4
6
4
6
4
6
8
6
16
3
4
9
12
6
4
9
20
13 Proximity to other Sports Facilities
Economic Impact (value/benefits
to local community in financial
14 terms)
x4
16
12
4
8
8
16
12
12
16
4
16
Land Ownership (eg local
authority/private, acquisition costs,
2 demolition costs )
Capacity for "Like for Like"
replacement of existing facility
3 (wet facilities)
Capacity for new Swimming Pool
& dry side sports facilities (wet/dry
4 facilities)
Capacity for additional future
development (external facilities) on
5 site
6 Access: pedestrians & cyclists
7 Access: public transport
8 Access: cars & coaches
Amenity value (overall benefit,
including attractiveness, to
9 community served by facility)
x3
15
9
9
9
9
9
9
6
12
6
12
Environmental Impact (effect on
social, cultural and physical
15 conditions0
x4
20
16
12
12
12
12
8
12
16
12
20
Community Impact (value/benefit
for the community served by the
16 Facilities0
x4
16
16
12
12
12
12
12
8
16
8
16
17 Customer Impact
x5
20
20
10
10
10
10
10
10
15
10
20
18 Building Capital Cost Impact
x4
8
16
16
16
16
16
16
12
8
16
4
20
299
16
276
8
239
8
243
8
255
12
223
12
251
8
202
16
269
12
213
12
267
19 Operational Revenue Cost Impact
x4
Totals
Appendix Four: SWOT Analysis
Tolbooth Street (Kirkcaldy Town & Waterfront Masterplan 3B)
Strengths








Accessible site in town centre
Proximity to good bus and train communications
Adequate parking nearby
Possibility of dedicated on-site parking (x70)
Direct pedestrian link to High Street/Promenade
Site in ownership of Fife Council
Good outlook over the Forth Estuary
Visibility and profile of new building
Weaknesses

Impact on current car parking provision in town centre
Opportunities





New building will provide a quality service to people of Kirkcaldy
Possibility of incorporating additional indoor sports facilities
'Feel good' factor from a new building on a new site
New building would significantly increase use/performance of facility
Positive catalyst for wider redevelopment of town centre
Threats

Site value for alternative use in Kirkcaldy Town & Waterfront Masterplan
Ground Conditions:
See report from ArupScotland attached at Appendix Five.
Invertiel (southern end of Esplanade)
Strengths





Site in ownership of Fife Council
Good road access
Excellent outlook over the Forth Estuary
Visibility and profile of new building
Site availability/early delivery
Weaknesses






Size of site inadequate for building and required car parking
Isolated site with perception as being on the periphery of Kirkcaldy
Poor access for those without use of a car
Possible impact of other developments close to this site
Loss of additional car parking for the Links Market
Marginally closer to the Beacon Leisure Centre in Burntisland
Opportunities





New building will provide a quality service to people of Kirkcaldy
Possibility of incorporating additional indoor sports facilities.
A 'feel good' factor from a new building on a new site
New building would significantly increase use/performance of facility
Positive catalyst for wider redevelopment of Invertiel
Threats



Use of site could conflict with any adjacent ferry link to Edinburgh
Exposed seafront location and possible impact on design & cost
Possible site contamination and shallow coal workings
Planning Note:
This site is currently designated as open space & developed coastline in the adopted
Kirkcaldy Area Local Plan. As a result, any development on the site must currently be
notified to Scottish Ministers as it would result in the loss of open space. The site is
designated as an area of mixed use in the draft Kirkcaldy and Mid Fife Local Plan.
Potential constraints due to the environmentally sensitive nature of the adjacent Forth
coastline.
Ground Conditions:
See report from ArupScotland attached at Appendix Five.
Dunnikier Park
Strengths





Site in ownership of Fife Council
Good road access from Dunnikier Way
Adjacent to facilities at Kirkcaldy High School
Visibility and profile of new building
Adequate space on site for current and future development
Weaknesses



Peripheral location in north of Kirkcaldy (2.5km from town centre)
Access by public transport difficult from some areas of Kirkcaldy
Proximity to replacement Fife Sports Institute in Glenrothes
Opportunities




New building will provide a quality service to people of Kirkcaldy
Possibility of incorporating additional indoor sports facilities
A 'feel good' factor from a new building on a new site
New building would significantly increase use/performance of facility
Threats



Use of site could conflict with existing and future school sports facilities
Area currently designated as protected open space
Possibility of uncharted mine workings under proposed site
Planning Note:
This site is currently designated as protected open space in the Kirkcaldy Area Local
Plan and draft Kirkcaldy and Mid Fife Local Plan. Any development of this site would
therefore have to be notified to Scottish Ministers as it would result in a loss of open
space. The park is also listed in the 'Inventory of Gardens and Designed Landscapes
in Scotland' and must be protected from any development that would adversely affect
its character. Overall, this would be a contentious site given that its a public park.
Ground Conditions:
The site has never been developed, but a pre-1856 coal shaft does exist 150m to the
south of the site, so it would not be unreasonable to assume possible coal workings
under the site that would require further investigation. There is no evidence of ground
contamination, but a site examination of soil samples would determine this.
Former Nairn Works, Victoria Road
Strengths




Accessible site on periphery of town centre (1.5km to town centre)
Reasonable access by public transport
Adequate parking would be available on site
Visibility and profile of new building
Weaknesses


Narrow site footprint restricting design and development options
Derelict Grade A listed building on site at preferred location
Opportunities





Opportunity for a phased development
New building will provide quality service to Kirkcaldy
'Feel good' factor from a new building on a new site
New building would significantly increase use/performance of facility
Potential for additional on-site development
Threats





The site is not owned by the Council, but by Scottish Enterprise
Scottish Enterprise has intimated that the site is currently under offer
Capital cost of acquiring site at open market value if it were available
Acquisition would significantly delay programme and increase costs
Strong possibility of contamination on site
Planning Note:
The current Kirkcaldy Area Local Plan identifies this as a brownfield development site
with preferred use for residential and employment, not leisure. He draft Kirkcaldy and
Mid Fife Local Plan identifies a mixed use site, with preferred use for a justice centre
and general employment use.
Ground Conditions:
See report from ArupScotland attached at Appendix Five.
Appendix Five: ArupScotland - Site Condition Surveys
Invertiel, Kirkcaldy - Executive Summary
Fife Council propose to develop a current car park site located on the Esplanade in
Kirkcaldy, Fife. The proposed development comprises a leisure facility incorporating
a swimming pool.
The historical maps have indicated that the site was part of the foreshore below high
water mark in 1856 and was reclaimed from the sea between 1914 and 1943. The
maps all show that from at least 1857 the site has been located adjacent to a highly
industrial area. Surrounding land uses have included a brewery, linen mills, ropery,
chemical works, bus depots and engineering works.
The ground conditions within the site are unknown, however, based on geological
maps and borehole records for the area, they are anticipated to comprise reclaimed
soil overlying sands and gravels and localised till, with the solid strata comprising
sandstone. Kirkcaldy has a significant mining history and a number of seams are
believed to be present beneath the site. Previous borehole logs confirmed the
presence of coal seams of economic thickness adjacent to the northern site
boundary and to the west of Tiel bridge. It is therefore important that the mineral
stability of the site is ascertained prior to the development proceeding.
The Coal Authority Report indicates that the site is not within the likely influence zone
of present underground workings. However the Coal Authority does not hold records
for very early workings, which may be at shallow depth, beneath the site.
The consultation response from SEPA indicates that the site is not within 250m of
any known landfills, waste management facilities or SEPA classified water courses.
The Firth of Forth is a designated SSSI, SPA and RAMSAR site and Invertiel Quarry
is a SSSI.
The consultation response from Fife Council indicates that aerial photography from
1947 shows that the site appeared to be grassed with vehicles parked on it. No
further significant changes were observed until 1971, when the site was labelled as a
car park. Fife Council stated that no landfill sites are located within 250m of the site
and the refuse heap, 70m south of the site has been given a medium priority in the
Councils contaminated land inspection strategy. Fife Council indicated that there is a
part B authorisation held by Bridgeton filling station (240m southwest) for petroleum.
The initial risk assessment has identified humans, flora and fauna, groundwater,
surface water and building fabric and services as the potential receptors. However,
until the existence or otherwise of contamination can be verified, the actual risks to
these receptors cannot be confirmed. The industrial use of the surrounding area
means that based on the guidance of the CLR8 report and the Department of
Industry profiles there is a possibility of encountering heavy metals, asbestos,
hydrocarbons, poly- chlorinated biphenyls (PCBs) and ground gases within the soils
and groundwater beneath the site.
Due to the proposed use of the site as a swimming pool and the necessity for good
access, it is likely that a basement will be required. It is anticipated that a shallow
groundwater regime may be present within the site, therefore dewatering measures
during construction may be required, if a basement or deep foundations are
necessary. The proposed structure comprises two storeys and may have a large roof
span, which could mean column loads may be moderately high. Therefore, the
nature of the made ground and granular superficial deposits will need to be
understood prior to foundation recommendations being made.
It is recommended that an intrusive site investigation is required to identify the
geotechnical and geo-environmental characteristics of the site. The scope of this
investigation will include confirming that the two shallow coal seams have not been
worked beneath the site.
The investigation should comprise:





2 no soils boreholes with rotary continuations
4-5 no trial pits excavated to 3.5 - 4mbgl across the site to provide geotechnical
and environmental samples for laboratory testing and analysis.
In situ geotechnical testing including soakaway testing to allow SUDS design to
be undertaken.
Installation of the 2 boreholes with combined gas and groundwater monitoring
standpipes.
6 No return visits to undertake gas and groundwater readings (following new
C665 guidance).
Victoria Road, Kirkcaldy - Executive Summary
Fife Council are currently considering the possibility of redeveloping a car park at
Victoria Road in Kirkcaldy, Fife, as a new leisure centre facility. Arup Scotland have
been commissioned to undertake a preliminary geo-environmental desk study for this
development. The objectives of the preliminary stage 1 desk study are to identify any
potential geotechnical and geoenvironmental risks associated with the
redevelopment of the site. The site is currently unoccupied with a vegetated ground
surface.
The site has been used historically as a linoleum works with a variety of tanks and
buildings located on the site. The site is currently an open area of vegetated ground.
The geology of the site is anticipated to comprise a thickness of made ground
overlying glacial till which in turn overlies bedrock of the Limestone Coal Group.
Kirkcaldy is a known area of mining and two seams are shown to outcrop in the west
of the site. The mining memoir for the area suggests that the Cardenden Smithy Coal
would have been of economic importance in the area.
A Coal Authority report was obtained for the site which stated that ‘the property is in
the likely zone of influence from workings in 3 seams of coal at 80m to 140m depth,
and last worked in 1906 … in addition, the property is in an area where the Coal
Authority believe there is coal at or close to the surface. This coal may have been
worked at some time in the past’. The Coal Authority stated that a site investigation
was undertaken on the site in 2005 by Consolidate Ground Engineering Techniques
on behalf of David R Murray and Associates.
David R Murray Associates were contacted by Arup to discuss the investigation that
was undertaken on the site in 2005. David R Murray Associates stated that: ground
investigation had been undertaken on the whole site by Consolidate Ground
Engineering Techniques with shallow mine workings encountered that required to be
grouted up.
David R Murray Associates also stated that not all of the site had been grouted and
they stressed that if future developments are planned in this area then further
grouting may be necessary. The area that was not grouted includes the area in the
west of the site. Furthermore localised contamination has been encountered on the
site but the requirement for remediation has not been determined. It was also
confirmed by David R Murray Associates that foundations had been grubbed out.
This work was undertaken on behalf of Scottish Enterprise Fife (SEF) and at the time
of writing this report, Arup are in the process of obtaining the investigation reports for
all site work undertaken at the site from SEF.
An initial assessment of potential contamination at the site; based on a review of the
historical map information and following the guidance within the Department of
Environment Industry profiles and the CLR 8 document which indicate potential
contaminants with industrial uses. The site has historically been used as part of a
Linoleum works with surrounding land uses including Linoleum Works, Floorcloth
Works, a foundry, a forge, steel works, colliery, refuse tips, electricity sub-stations,
petrol filling stations, garages, linen manufacturers, maltings, felt works, saw mill and
a gasometer / gas holder. There is the potential that contaminants associated with
these historical uses could have migrated onto the site via leaching.
It is considered that the following contaminants could be present at the site: Metals,
asbestos, pH, sulphate, phenol, PAH, TPH, PCB’s, sVOCs, BTEX, ammoniacal
nitrogen.
Furthermore, David R Murray Associates stated that contamination had been
encountered, so it is anticipated that a full risk assessment may need to be
undertaken and possibly remediation.
Ground gas associated with underground mine workings and made ground could
also be present beneath the site.
Tolbooth Street, Kirkcaldy - Executive Summary
Fife Council are currently considering the possibility of redeveloping a car park at
Tolbooth Street in Kirkcaldy, Fife, as a new leisure centre facility. Arup Scotland have
been commissioned to undertake a preliminary geo-environmental desk study for this
development. The objectives of the preliminary stage 1 desk study are to identify any
potential geotechnical & geoenvironmental risks associated with the redevelopment
of the site.
The site has historically been redeveloped and reconfigured on numerous occasions.
Previous on site uses have included a smithy, a cinema and residential properties.
The site is currently used as an open air car parking facility.
The geology of the site is anticipated to comprise Blown Sands overlying basaltic tuff
bedrock. Kirkcaldy is a known area of mining and three seams are shown to outcrop
to the west of the site. It is anticipated that the shallowest of these seams would subcrop at 50 metres below rockhead level (mbrhl) beneath the site.
A Coal Authority report was obtained for the site, which for past underground mining
stated that ‘the property is not within the zone of likely physical influence on the
surface from past underground mine workings.’
An initial assessment of potential contamination at the site has been undertaken
based on a review of the historical map information and following the guidance within
the Department of Environment Industry profiles and the CLR 8 document which
indicate potential contaminants with industrial uses. Previous on site uses have
included a smithy, a cinema and residential properties with surrounding land uses
including boilers, printing works, lithographic printing works, wood yards, saw tips, a
slaughterhouse, a foundry, garages, an electricity sub-station & an un-named tank.
Therefore, the following potential contaminants could be present beneath the site:
Metals, cyanide, asbestos, pH, sulphate, phenol, PAH, TPH, PCB’s, sVOCs, BTEX,
ammoniacal nitrogen.
Ground gas associated with any underground mine workings in the area and any
made ground could be present beneath the site.