The Water Tower

The Water Tower
The Water Tower at Dusk

Wednesday, December 24, 2014

Letter to MC July 2014 - Ironmills Steps and Landslip

Something we decided to document with the council earlier this year.
 
Ironmills Steps & Landslip


Gerry and Susan Goldwyre, July 2014.


1. Introduction.

As home-owners of property on Cemetery Road near the site of land slip on council land, we feel we have a duty to provide information and ideas for consideration by Midlothian Council on the possibilities for repair and long term stewardship of the land and associated infra structure at the site of the land slip.

After a meeting with the council officer John Park and Gerry & Susan Goldwyre on July 4th 2014, there is clearly a great deal of shared concern and commonality of approach, to affect a course of action that will be of long term benefit to the community.


2. Ironmills Footbridge.

Whatever the decision regarding the land slip and any repairs to the access steps, it is crucial that Ironmills Footbridge is not affected by any period of non-use and possible dereliction. Mr Park agreed to take back to council an action for the removal of the substantial growth of ivy around the bridge. This will require a submission to Historic Scotland since the bridge is B Listed.

If the bridge is able to be brought back into use it would be appropriate to ensure funding is allocated for the re painting of the bridge and that this cost is not left out of any cost appraisal for repairs to the land slip or steps.


Community groups are willing and able to carry out re painting if this can be permitted under the rigours of health and safety.


3. Eco House RP9

It will be highly likely that council employees and elected representatives will have had their ears burned about the possibility that the house called RP9 built in 2009-2010 is the cause of the land slip. Clearly this is absolute nonsense and there is no need to expand. However, in case of any mis-understanding;

 
·        house RP9 is not built “off the rock” but is built on a series of  hand dug pads. The pads are consist of a layer of pea gravel on which a concrete pad measuring with an adjustable screw-thread section is placed. The pads then accomodate the ring beam to support the house.

·        if house RP9 was the reason for the land slip it would have been quoted in the Ironside Farrar report.

·        if any hysterical community comments are conveyed to elected representatives regarding the house RP9 and the land slip, it would be very much appreciated if the council would consider a means to deal with that, to prevent mal information spreading in the community.


3. Drainage

Over the 27 years of residence on Cemetery Road, Gerry has a wealth of experience in dealing with the street drains and the septic tank serving all properties on Cemetery Rd.


3.1  Septic Tank By Pass

In 1989 on occupancy of the Dalkeith Water Tower, it was apparent that the odour from the septic tank was a known issue in the area. On investigation Gerry determined that the road drains were emptying into the septic tank. Initially not believed to be the case, after dye was poured into the street drain and the septic tank had been cleaned and left open, it was agreed that the road drains did indeed empty into the septic tank. The council then diverted the road drains to the outlet of the septic tank, by-passing the tank. The septic tank was then able to operate as a septic facility, the odour no longer an issue, and the septic tank was placed on a shared programme to have it emptied every 2 or 3 years. The responsible persons are the Goldwyres, Bankfoot Cottage and Midlothian Council.

It is possible that this chnage has been overlooked and may well be an important factor in the land slip. If the road drains previously had the benefit of a large septic tank to contain flood water, what might be the impact of that containment being lost during heavy rain fall? What if the road drains cannot cope with flood water? What if the septic tank outlet pipe diameter is less than that of the road drain pipe?

We are not sure if this drainage status has been considered by the council and we would simply like to make sure that all are aware of the past change to the septic tank and road drains.

3.2 Soggy path 2012

In Dec 2012 the path area at the top of Ironmills Steps was noted to be “soggy” by local Ironmills park resident Niall Young. Niall alerted Susan Goldwyre stating he considered that the problem was drainage from house RP9. Since house RP9 does not utilise that area for a drain, Gerry alerted the council to the problem. The council found………………………………. And this was repaired by ……………………….

Note - (we have no idea about this repair and what was done. The council do not seem to record their own drainage works)

It is worth noting, as another opportunity for potential hysterical community comments, that it is possible that some local residents still believe that the “soggy” ground in late 2012 was caused by house RP9. This particular matter was raised with Mr Park on July 4th 2014 and a copy of the e mail correspondence between Niall Young and Susan Goldwyre at the time of this incident was given to Mr Park (should anyone wish to read it).


3.3  Past Land Slip on Goldwyre Woodland and Drainage Issues

When the local authority sold the woodland to Goldwyre in year 2000 there had been a land slip under the corner of the tennis courts at the East of the property. A woodland management plan noted the area of concern, highlighted the need to let light into the area and that unless water run off was prevented, the area of slip could erode further. Works to broaden the path were carried out by a “bridge” across the narrow point of the slip and access steps in the steep bank below has allowed the area of slip to be more easily viewed. It is very similar to the appearance of the new land slip on the council ground. There is an overhanging cornice laden with tree roots from mature beech trees above. There is a “bowled out” area of land that had been used as a dumping ground and all manner of materials have been removed and the area planted out. The access steps reach a flat area at the bottom of the land slip where a flat area has wooden edges to create a path. It is clear that this area of land slip continues to move because the wooden edges have bellowed out into a curve over a period of around 10 years. It is perhaps not surprising and perhaps helps the council consider whether or not the new area of slip on the council ground will ever stop moving.

Regarding prevention of further water run off. There has been no success with this action because the tennis club has no SUDS system. However, through research and discussion with older residents it is known that a stepped septic pipe (not a tank) was originally positioned on the hill side, that this pipe became so blocked with tree roots that it leaked at each step and eventually the saturated land washed downhill taking the septic pipe with it.

It is perhaps also worth considering the land slip at Lugton Brae. It is understood that a blocked culvert was discovered during the repair to this land and perhaps there is a similar situation at Ironmills.

Therefore, despite IF noting drainage as a low risk option in the assessment of the council land slip, we would beg to differ and ask that the council take our information into consideration.

4. What To Do?

Whatever option is taken by the council, we are of the opinion that;

-          the full and robust repair of a six figure sum may escalate in cost and it may not take into account costs of services and works to the bridge.  

-          the option to put in herringbone land drainage on the slope may well manage water off the slope but is this addressing the root cause of the water saturation? and if water saturation could be reduced, would there be any need for land drainage pipes that would have to be managed to ensure they did not add to problems in the future if they became blocked?

-          the land reform act already allows for access across the slope no matter its condition. If the council continue to block access to no avail, a less is more approach might be better than the use of Heras fencing and signage to alert public of no access. If the hand rail and steps are removed, the public will create their own short cut path. A simple sign warning of land slip and the alternative path direction will then direct the vast majority of walkers away from the slope and allow the fit and able to continue to use the slope and the bridge as an access to and from Ironmills Park. Heras fencing is both ugly, unacceptable in a conservation area, and will continually be damaged to on going cost and angst to the council.

 

 

 

 

 

 

 

 

 

 

 

 

No comments:

Post a Comment