The lightweight form of concrete was detected in the building back in June last year. The areas found to be primarily affected were those over the theatre auditorium and other performance spaces.

East Lothian Council’s engineering team have been working with structural engineering consultant Narro to assess the full condition of RAAC within the property.

Significant affected parts of the building have been mothballed for some time to ensure that all staff and visitors using operational areas remain safe.

However, a report to be presented to councillors next week highlighted the problems being created by the current situation.

The report stated: “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 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.”

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 Brunton Hall.

Councillors will be asked to approve the closure and mothballing of 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 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.

East Lothian Council also proposes 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.

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 the roof collapse of buildings elsewhere.

The scale of RAAC across the building has presented significant challenges, the council added. This complexity has meant that developing a detailed options appraisal on the way forward has taken longer than hoped.

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 the 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.

As 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.

Should 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.

Alternative locations

Our proposal, which will be considered by Councillors next Tuesday, is that council services currently based in 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 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 Brunton Hall.