Seagate Castle
North Ayrshire Council · 15 May 2024
Back to North Ayrshire Council — 15 May 2024 and its agenda
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NORTH AYRSHIRE COUNCIL 15 May 2024 North Ayrshire Council Title: Seagate Castle Purpose: To seek Council approval for an allocation of £263,420 from the Irvine Common Good to carry-out stabilisation and conservation works at Seagate Castle, Irvine. Recommendation: That Council approves an allocation of £263,420 from the Irvine Common Good to carry-out stabilisation and conservation works at Seagate Castle, Irvine. 1. Executive Summary 1.1 On 5th March 2020, Council approved the allocation of £250,000 from Irvine Common Good to carry out essential stabilisation and conservation works at Seagate Castle. Unfortunately the progression of these works was delayed as a result of the Covid Pandemic. 1.2 In the interim, design, investigation and preparatory works have been undertaken and pre -consents have been approved for a revised project scope which includes the following: • Full conservation works as detailed by Conservation architects. • Structural protections and supporting works required to protect the structure’s stability and integrity. • Additional and new underground drainage works, imposed by Historic Environment Scotland (HES) as a condition to Scheduled Monument Consent (SMC). • A watching and monitoring role during these phases for the protection and preservation of any archaeological aspects with the Scheduled area of the monument. 1.3 The Council must comply with HES requirements and Statutory obligations as custodian of this listed, ancient monument. 1.4 The total remaining project cost is now estimated to be £452,420 and further allocation of £263,420 is therefore required from the Irvine Common Good. 2. Background
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2.1 At Full Council on 5th March 2020, a request for £250,000 to the Irvine Common Good was approved by Council for required stabilisation and conservation works at Seagate Castle, Irvine. This was immediately prior to the first Covid lockdown coming into effect. 2.2 At that time, Property Management and Investment had begun working with HES, external conservation architects and conservation engineers with regards to the condition and stability of Irvine’s Seagate Castle. 2.3 Their reports concluded that a number of urgent and essential works required to be carried out to preserve fabric integrity, conserve specific features of importance to our heritage and render the structure safe and stable. 2.4 These works were costed at a sum of approximately £250k and were anticipated then to commence later in 2020, subject to full consent from HES. 2.5 The impact of the Covid-19 pandemic meant that the works did not progress as planned and subsequently, reassessment of the project was required as a result. 2.6 When it was possible, work recommenced and some elements have progressed, which have included: • Archaeological surveys, investigations and reports. • Meetings and discussions with HES, including on site and investigative works. • Controlled archaeological digs, topographical reports and soil percolation tests. • Scheduled Monument Consent applications. • Vegetation clearance and permitted tree removal. • Design changes and amendments to suit HES and achieve consent. • Phase 1 site construction works to immediately preserve Heraldic emblems forming part of the structure’s detailing. 2.7 The scope of the works now required includes: • Full conservation works to the structure, general fabric and features of the castle. • Structural protection, supporting and stabilisation works required as a result of Conservation Engineer’s reports and HES approvals. • New underground drainage and storm water diversion works imposed by HES as a condition of SMC. • Full archaeological monitoring and reporting in line with HES guidance and statutory aspects of undertaking such works on a Scheduled Monument. 2.8 An external design team remains in place, led by specialist Conservation Architects as the lead consultant and project managers. The relevant consents to undertake the works have now been pre-approved and the Quantity Surveyor has costed the updated design and specification at £452,420, which figure includes professional fees for all remaining works to completion. 2.9 The total project costs, including professional fees, is therefore estimated to be approximately £513,420. 2.10 This figure does allow for some contingency; however, the historic nature of the building means the risk of uncovering additional essential works during the course of the works is high. Additionally, works will at all stages be scrutinised by HES and it is
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possible additional works or scope can be imposed by them to allow our continuance of the project. This still has the potential to impact the overall project cost and programme. 2.11 The figures do allow for expected inflationary cost elements related to the further delay required for formal SMC being granted by HES. 2.12 The table below notes the value expended to date, the total overall cost and amount required to completion: Seagate Castle Stabilisation and Conservation Works. Estimated Project Costs, April 2024 Total approved in March 2020 £250,000 Total costs of work caried out to date, including investigative works, professional fees and consent applications £61,000 Estimate of work remaining to be carried out £452,420 Total cost of project £513,420 Total required to completion* £263,420 *NB. the risk of uncovering additional essential works during the course of the works is high. 2.13 The programme below follows the recommendations of the Project Manager to commence the construction works phase in early Spring 2025, thereby avoiding potential additional complication, delay and costs caused by undertaking such nature of works during the later Autumn and Winter months. Additionally, this avoids any works ongoing and the erection of any scaffolding and localised restrictions to pedestrians during the Marymass Festival in August 2024. 2.14 Should funding be approved; works will progress to tender stage and, due to the specialist conservation nature of the scheme, this will be procured though the appointed design team, commencing in June 2024 with formal application for SMC. Currently estimated programme dates are given below: Seagate Castle Stabilisation and Conservation Works. Estimated Project Programme, April 2024 Approval of funding request May 2024 SMC Application June 2024 SMC Approval September 2024 Tender issue October 2024 Tender return November 2024 Contractor Appointment December 2024 Site Start March 2025 Completion* September 2025 *NB. the risk of uncovering additional essential works during the course of the works is high.
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3. Proposals 3.1 It is proposed that a further allocation of £263,420 is made from the Irvine Common Good to complete the required stabilisation and conservation works and that these works are progressed immediately through the appointed external design team. 4. Implications/Socio-economic Duty Financial 4.1 Previous approval was given for the allocation of £250,000 from Irvine Common Good. Works to the value of £61,000 have been carried out to date, leaving a remaining approved allocation of £189,000. An additional £263,420 is required to allow all required works to be carried out giving a total project cost of £513,420. The current balance of funds available within Irvine Common Good is £921,756 which would leave a remaining balance of £658,336 if Council agree to allocate this further £263,420. Human Resources 4.2 There are no human resources implications arising from the report. Legal 4.3 The Council must comply with Historic Environment Scotland (HES) requirements and Statutory Obligations as custodian of this listed, ancient monument. Seagate Castle is an Irvine Common Good Asset and Council approval is therefore required. Equality/Socio-economic 4.4 There are no equality implications of the proposal. Climate Change and Carbon 4.5 There are no implications in relation to climate change and carbon. Key Priorities 4.6 If approved, undertaking the works will support the Council’s key priorities of Wellbeing and Communities and Local Democracy through the following outcomes: • Places and public spaces across North Ayrshire are well maintained and accessible. • Our places encourage strong inclusive communities and respect the local environment and cultural heritage. Community Wealth Building
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4.7 Seagate Castle plays an important community role in Irvine and the wider North Ayrshire. It also attracts visitors and enthusiasts to the area, thereby increasing opportunities for local businesses through greater footfall and local spend. 5. Consultation 5.1 Consultation has been undertaken with Finance and Legal Services in preparation of this report. 5.2 Full consultation and liaison has also taken place with HES and with appointed archaeological specialists throughout all stages of the project to date, informing this report. Russell McCutcheon Executive Director (Place) For further information please contact Laurence Cree, Senior Manager, Property Management and Investment , on 01294 324463. Background Papers N/A