Brunton Hall update

The paper being considered at the Council meeting can be found on our website (item 3): Agendas, reports and minutes | East Lothian Council

Current working environment

Significant parts of the building remain out of use, due to the presence of RAAC (Reinforced Autoclaved Aerated Concrete).

Due to areas of the building being restricted, controlling access for statutory inspections and maintenance is becoming challenging. Also, with reduced staff presence and areas of the building not being used, water flushing has been required to reduce the legionella risk. However, this is becoming more onerous and expensive to undertake.

With less building use, the working environment within the Brunton Hall has deteriorated significantly, including a decline in air quality (e.g. damp, stuffiness) and a temporary heating system had to be implemented as a result of the existing system failure.

Recommendations to elected members

At Tuesday’s Council meeting, Councillors will be asked to note significant structural issues, the condition of RAAC roof panels, the challenges of maintaining statutory compliance and the poor working environment at the Brunton Hall.

Councillors will be asked to approve the closure and mothballing of the Brunton Hall as soon as possible, with temporary alternative arrangements for service delivery to be put in place, including the relocation of services to alternative locations.

They will also be asked to note permanently addressing the RAAC issues at the Brunton Hall is unaffordable and that the preferred option, following appropriate consultation, is to demolish the building. However, no formal decision on demolition will be made at this time, as consultation and further consideration of options will be required.

We also propose to undertake a place-based project, which would include public consultation, to prepare new viable options for future service delivery, including accommodating the arts in the Musselburgh area.

Alternative locations

Our proposal, which will be considered by Councillors next Tuesday, is that council services currently based in the Brunton Hall are relocated to suitable alternative properties. It is expected this will take up to six months to put in place. 

The former Citizens Advice Bureau at 141 High Street, Musselburgh, would be the location of the main council presence in the town for face-to-face contact. This would include Customer Services and the Musselburgh Community Housing Team. There would also be bookable desks for the use of other council services.

Office accommodation for the Arts Service would be located within the Musselburgh East Community Learning Centre. The Brunton Theatre Trust will continue to operate with performances at alternative venues.

Aldhammer House in Prestonpans would be reponed as a base for Justice Social Work and Business Support from the Brunton Hall.

Other services would be located within John Muir House, Haddington. Our Estates team will be in touch with any external organisation that currently holds a leased space from the council within the Brunton Hall.

Technical challenges

RAAC is a lightweight form of precast concrete, frequently used in public sector buildings from the mid-1960s to at least the mid-1980s. It is mainly found in roofs, although occasionally in floors and walls. Concerns have been raised about safety following roof collapse of buildings elsewhere.

The council's engineering team have been working with structural engineering consultants to assess the condition of the RAAC within the Brunton Hall.

The scale of RAAC across the building has presented significant challenges. Unfortunately, due to the complexity, developing a detailed options appraisal on the way forward has taken longer than hoped.

On discovering RAAC roof panels at the Brunton Hall, it was very important to take decisive action to ensure the safety of employees and customers. Alternative performance venues were identified for use by the Brunton Theatre Trust.

While the areas which remain open are safe to use, it is becoming increasingly difficult and more expensive to maintain the building.

The design life of RAAC panels is approximately 30 years. The roof panels in The Brunton Hall are now more than 50 years old.

Ongoing water ingress is resulting in deterioration of the roof panels and presents an ongoing risk.  Detailed assessment of all panels has not been possible due to safety concerns regarding access or the panels being obscured.

There is also a risk that the RAAC could deteriorate further and there have been cases of sudden failure elsewhere in the UK.

While additional propping could be put in place and water ingress to the roof addressed, there would be technical challenges associated with this, as some of these areas are double height spaces with tiered seating below and walkways/services at high level. This could only be a temporary measure and an extensive asbestos removal programme would also be required. A number of rooms would also continue to be unusable, including Venue 1 and the Supper Room.

Testing has also identified two cladding panels as having a high risk of potential corrosion which would require further investigation and remedial works.

Are there alternative options to demolition?

A number of options to address the RAAC issues have been considered. In a challenging financial environment, these have been assessed as being unaffordable. You can read more about these options in the paper being presented to council.

As the Brunton Hall is classified as a common good asset, the Community Empowerment (Scotland) Act 2015 requires the council to publish details of any proposed changes to common good assets and to open these proposals to community councils for consultation. As a result, it is proposed that an exercise be undertaken to consult on the proposal to demolish the building prior to a formal decision being taken on the matter.

Longer term options

Should The Brunton Hall be demolished, it is recommended that a place-based project, consistent with the council’s asset strategy and management plan, is undertaken to determine the most appropriate, sustainable and affordable way forward.

This could include potential colocation with Community Planning Partners, developing a business case for replacement of the theatre and other performance spaces, seeking alternative locations in Musselburgh.

We recognise that, since the building opened in 1971, the Brunton Hall has been a much loved facility at the heart of the local community as well as an important attraction and venue for performing arts. We also realise that it has been greatly valued as a place of work and know that this matter will be concerning and upsetting for employees, as well as for the local community and many visitors to the Brunton Hall for events and performances.

Please be assured that our utmost priority is everyone’s health and safety, whilst identifying sustainable ways of delivering council services to the public, supporting performing arts and accommodating employees.

The council will issue an update regarding the outcome of next Tuesday’s Council meeting and provide further updates going forward.