ARGYLL AND BUTE BUTE & COWAL COUNCIL AREA COMMITTEE OPERATIONAL SERVICES 4 OCTOBER 2005

DUNOON PIER - PROPERTY MAINTENANCE

1. PURPOSE

1.1 This report advises members on the situation regarding maintenance of properties on our piers and harbours with regard to the income and expenditure on the facilities.

2. RECOMMENDATIONS

2.1 The following recommendations are made:

2.1.1 Members note the costs required to bring the buildings up to a reasonable standard and the ongoing costs over a period of 30 years to maintain the buildings to this standard. 2.1.2 Members note the revenue accounts for the Piers and Harbours with specific regard to and Piers. 2.1.3 Members consider options for future capital & revenue investment along with short term priorities.

3. DETAIL

3.1 Dunoon Pier

The properties at Dunoon pier are part of the listed pier structure including 1) the gatehouse building, currently occupied for office accommodation; 2) the former tearoom/ waiting room to the south; 3) the main building which houses the Harbourmaster, public waiting room and currently vacant ground floor accommodation; 4) the goods shed and staff accommodation and 5) a small building which houses main electrical swithchgear. These properties have varying construction design and elements and in varying degree of repair.

3.1.1 Building 1, is of brick construction with a pitched tiled roof, which was built circa 1895 with a full upgrade within last 5 years. This building has been recently upgraded and it is assumed all services meet compliance.

3.1.2 Building 2 is timber framed with pitched tiled and bituminous felt roofs. The overall condition of the property is poor. The services to this building have been allowed to deteriorate with regard to compliance. Prior to full use and occupancy all services will require renewal.

3.1.3 Building 3 is timber framed with pitched tiled roof. The layout of the property is on two different levels, this change in floor levels make compliance with the Disabled Discrimination Act difficult. The overall condition of the property is poor. Part of the ground floor is presently unused and works identified would be to strip back to existing shell awaiting further decisions on future use. The services have been upgraded over the years but the unused ground floor (conference room/bar) is in disarray and full upgrade of all services in this area will be needed prior to future occupancy.

3.1.4 Building 4 is timber framed with bituminous felt roof. The layout of the property is on two different levels, this change in floor levels make compliance with the Disabled Discrimination Act difficult. The overall condition of the property is poor. This property is not generally available for public access. The services have been upgraded over the years and whilst at present safe the overall appearance is of discord. Cathodic protection equipment, to protect the concrete ferry ramp, is housed in this building.

3.1.5 Building 5 is timber framed with bituminous felt roof. The overall condition of the property is poor. This block contains the Pier’s main incoming electrical supply board. Mains supply is obtained via feeder pillar at main road. Mains supply cable is contained within a PVC surface run pipe, which is noted as being damaged and exposed in several positions. All services, which run on/underneath the pier structure, require routing/supporting and secure fixings. The main board requires upgrading or replacement especially to sub main circuit breakers. This failing is prevalent at all electrical distribution/isolation positions throughout the pier site.

3.1.6 The overall condition of the pier buildings is poor with the exception of building 1 which is in good condition due to recent upgrades. Extensive internal and external works are required in buildings 2-5. There are no disabled toilet facilities in buildings 1, 2 and 4 consequently the properties do not comply with the DDA regulations.

3.1.7 Defects requiring urgent attention include pre-paint repairs, external decoration, internal alterations / upgrade and internal redecoration.

3.1.8 Several areas show signs of water damage and further opening up and investigation is required as a matter of urgency if further damage is to be avoided.

3.1.9 Currently the repairs for Dunoon Pier are financed from the Roads and Amenity Services Central Repairs Account (CRA). The current 2005 06 budget provision for all Roads properties in Bute & Cowal is £46,900, this covers planned/reactive maintenance, emergency repairs and statutory/cyclical repairs, ref Appendix 1

3.1.10 In order to establish a more accurate understanding of the backlog of maintenance a 30 year life cycle survey has been commissioned, the survey includes requirements to comply with the Disability Discrimination Act (DDA). Priortised listing of the works identified comprises works totalling £198,00 for the top 4 priorities. It is obvious that the current budget provision is not sufficient to make a substantial impact on the backlog of maintenance. Property Services have identified a minimal list of works costed at £44,000 inclusive of provisional sum of £5,500 for external painterwork required to keep the main central building wind and weather tight in the short term, Roads & Amenity Services are proposing to ringfence £24,500 from their CRA budget, this leaves a shortfall of £19,500. It should be noted that these costs do not include any works to the other pier buildings or the pier railings, these costs are identified in the Property Condition report.

3.2 Rothesay Pier. The buildings at Rothesay pier were replaced in 1980s and are in generally good condition. Again property repairs are funded from the CRA budget. The buildings are part leased to Caledonian MacBrayne, included in the Piers and Harbours income. 3.3 Tighnabruaich Pier The buildings are in poor condition although some works have been carried out in collaboration with the Tighnabruaich Pier Association. There are water ingress problems in the flat roof – this is a shared responsibility with the 1st floor owner – the anticipated expenditure is £3,000 No direct income is generated at Tighnabruaich Pier. Vessels calling are either included in a wider pier income eg PS Waverley 3.4 St Catherine’s Slip This facility is managed under lease by the Council and earns no income. 3.5 The piers and harbours income and expenditure is shown in Appendix 2 where the following is detailed Dunoon £100,000 is direct revenue structural costs – this is for the replacement of the parapet fencing damaged in last year’s storm. £44,000 has now been approved to fund the essential repairs at Dunoon Pier. This is to be provided from the central p[iers and harbours account. Rothesay £28,000 is direct revenue costs for the provision of traffic lights at the pier entrance and junction with Victoria Street (Ref SPC approval 8th September) £22,040 is for investigation works at the berths and inner harbour £70,000 is for strengthening works to the main berth associated with the new vessel on the ferry service. 3.5.1 Members will note that Dunoon pier had a net surplus last year, this year a subsidy from the central P&H budget may be required this year 3.5.2 Rothesay pier will require additional funding from the central budget this year including the provision already made for the £28,000 to come from Campbeltown Harbour surplus income. 3.7 The property budget remains underfunded. The existing arrangement commented on in 3.1 above should be rescinded as other branches of the Department’s property budget are already at risk. The urgent repairs recommended from the property report costing £44,000 should come from the Piers and Harbours budget as direct assistance to Dunoon Pier.

4. CONCLUSION

4.1 The condition of the buildings is generally poor and requires substantial investment, estimated at £1.36million over 30 years. 4.2 The current 2005-06 Roads revenue CRA budget is insufficient to carry out the immediate wind and weather tight repairs – recent approval has been given to fund this work from the central P&H account. 4.3 Recommendations should be made to the Strategic Policy Committee for immediate additional funding from the Piers and Harbours budget in order to carry out essential repairs as soon as possible and hopefully before the onset of the winter weather. The works will require to be put to tender.

5. IMPLICATIONS

Policy: None

Financial: Current shortfall in Revenue and Capital budgets to be addressed by additional funding from the central Piers and Harbours budget

Personnel: None

Equal Opportunity: None

6. APPENDIX Appendix 1 - Roads Client CRA Budget for 2005/06 Appendix 2 - Piers and Harbours income and Expenditure

For further information contact: Alan Neil Leckie, Property Services Manager Telephone: 01369 708566

Alan Lothian, Roads & Amenmity Services Manager Telephone 01369 708600

APPENDIX 1

CRA Budget 2005-06 Bute & Cowal at 19/8/05

Planned Emergency Statutory Total Budget YTD* % Budget YTD* % Budget YTD* % Budget YTD* % Roads 36,000 12,460 35% 3,600 500 14% 7,300 3,151 43% 46,900 16,111 34%

Amenity 42,500 38,775 91% 7,738 8,641 112% 11,900 8,075 68% 62,138 55,491 89%

* - includes carried forward from 04/05

Appendix 2

Operational Services Piers and Harbours Income and Expenditure

2003-04 2004-05 2005-06 Actual Actual Budget

All Piers & Harbours Employee costs 505,506 694,255 653,679 Premises related costs 124,225 172,053 182,147 Supplies & Services 139,855 122,399 111,386 Transport related costs 4,094 5,935 4,963 Third Party costs 589,195 387,525 394,447 Support Service costs 202,340 287,137 262,844 Expenditure 1,565,215 1,669,304 1,609,467

Other Income -22,082 -14,797 -8,186 Car Dues -249,142 -277,587 -228,234 Commercial Dues -119,812 -130,158 -106,605 Fish Landing Dues -79,082 -72,405 -77,649 Goods Dues -75,020 -96,330 -80,969 Passenger Dues -413,692 -435,653 -426,380 Ship Landing Dues -445,739 -510,424 -557,908 Water Charges -898 -2,154 -1,271 Coach Dues -18,266 -19,883 -16,390 Rental Income -32,589 -21,808 -18,790 Income -1,456,321 -1,581,200 -1,522,383 Net 108,894 88,104 87,084

Dunoon Pier Employee costs 240,925 273,105 210,557 Premises related costs 4,207 5,402 17,976 Ndr now ind. piers Supplies & Services 32,735 34,393 25,736 Transport related costs 256 295 0 Maintenance costs 176,965 16,033 100,000 Building repairs 44,000 From centre Support Service costs 0 0 37,713 SSC to ind Piers Expenditure 455,088 329,228 435,981

Other Income -9,099 -2,106 -1,846 Car Dues -51,634 -66,304 -53,484 Commercial Dues -21,736 -25,996 -21,589 Fish Landing Dues 0 0 0 Goods Dues -17,260 -16,443 -15,150 Passenger Dues -115,166 -127,228 -122,163 Ship Landing Dues -115,803 -129,128 -125,280 Water Charges 0 0 0 Coach Dues -2,139 -3,716 -2,439 Rental Income -2,510 -2,500 -2,510 Income -335,348 -370,921 -341,952 Net 119,740 -41,692 94,029

Rothesay Pier Employee costs 185,604 292,420 310,280 Premises related costs 16,529 13,327 31,562 Ndr now to ind. Piers Supplies & Services 22,128 26,466 18,468 Transport related costs 543 722 376 Maintenance costs 97,756 19,391 22,040 Additional for Pier Strengthening for MV Bute 0 0 70,000 Additional for Pier Traffic Management 0 0 28,000 From Campbeltown Support Service costs 0 0 43,596 SSC now ind. Piers Expenditure 322,560 352,326 524,322

Other Income -2,712 -5,713 -1,549 Car Dues -106,333 -110,637 -89,776 Commercial Dues -51,698 -51,380 -44,856 Fish Landing Dues -2,260 -1,668 -2,074 Goods Dues -2,857 -6,048 -7,587 Passenger Dues -156,138 -154,635 -155,254 Ship Landing Dues -147,855 -164,786 -160,875 Water Charges -213 -315 -171 Coach Dues -5,555 -5,192 -4,626 Rental Income -3,023 -2,371 -2,812 Income -478,643 -500,374 -466,769 Net -156,083 -148,047 57,553