||Based on figures produced for
Fife Council on 27th October 2011 for potential Station Park site
where cost of excavation was £42 per cubic metre, including
cartage. It is presumed that excavation on the Pipeland site will
require the excavation of a minimum of 33,954 m3 of spoil and also
involve cartage as substrate is boulder clay and rock, which would
involve removal of some soil and replacement by free draining soil
for all weather sports use.
||Three alternative designs for
the school are incorporated in the planning application. These
involve various degrees of “burying” the school into the hillside
by the excavation of soil and rock, infilling and tanking. There is a
direct relationship between the height of the school building
projecting above ground level and its environmental/landscape
impact. Because of the sensitivity of this area in the Green Belt
and the landscape assessment carried out by Alison Grant on behalf
of Fife Council, together with the DPEA Reporter's decision
following the Examination of the Local Plan, that any building on
this side would be extremely damaging to the landscape setting of
the town, we have assumed that building if allowed at all would
require to be as inconspicuous as possible. Accordingly we have
assessed the cost of these works at the higher end of the scale of
||The car/bus park will require
significant leveling and this may be an underestimate.
||Estimated sum. Valuation of
agricultural land on this site received a premium of approximately
10X due to its description by the Council as developable land. If
applied to this facility, this cost could be increased.
||Estimate. Amount could be
reduced if stone reused in construction of school or sold.
||Fife Council’s own
Presumption made that reinstatement of the gas main would be
equally costly. However, the greater length required because of
the diverted route is likely to mean that this is an
||An alternative would be the
purchase of this private dwelling, which could add an additional
£200,000 to the cost.
||It is assumed that
architects/ project management costs would be calculated on the
basis of 10% of the total capital cost of the project. The amount
of £2m (excess over an existing design being built on a level
non-green belt site) is based on an assessment that a current
“state of the art” design such as Dunfermline High school could
not be built on this significantly sloping site and the knowledge
that a special design treatment is a policy requirement for this
prominent Green Belt site.
||Based on Fife Council
calculation for Station Park site 27th October 2011.
||The Sustainable Drainage
System (SUDS) proposed in the Planning Application is a complex
and extensive network of pipes and underground storage tank. On a
field already susceptible to flooding, the radical earthworks and
quarrying required to accommodate the school and sports pitches on
a sloping site will increase the flooding risk. The restricted
space available for storage of surface run-off requires the
installation of a below ground storage tank. Failure of this system would increase
the flooding risk for houses in Scooniehill Road. Accordingly,
there is a proposal for the installation of an increased capacity
pipe discharging into the Kinness Burn at the bottom of Pipeland
Road. These will be expensive
works, which given the expected increase in the incidence of
exceptional weather events, may yet prove inadequate.
||Not regarded by Fife Council
as necessary, but Core Path legislation strongly supports
separation of core paths and school environs.
||Source: briefing note to Alex Rowley 12th September 2011. Mid
point of estimate made by Arup Engineering Consultants. Note that
Planning in Principle Application – transportation study
additionally requires major alterations to John Knox Road
roundabout if major tailbacks of up to 90 cars are to be avoided
at peak times.
||The Planning Application notes that the present road
configuration will cause tailbacks of up to 90 vehicles on John
Knox Road at peak times. In order to reduce this congestion,
alterations will be required to the A915 and the John Knox Road
roundabout. Even these changes will not deal with safety issues
for pupils and more expense will be required to ensure safe routes
to school. We consider this costing to be at the lower end of the
scale required to reduce traffic congestion in the vicinity of the
Community hospital where ready access for patients, ambulances
etc. is required, and to minimise safety risks for pupils, a
matter not addressed in the Planning Application.