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.
