FOI Request - Forres Academy Building
Request 101003717619
I note the discussions and various proposals concerning the Forres Academy building.
Please would you provide me with the following information:
1. What would be the cost of remedying the defects and dangers resulting from the use of RAAC concrete in the building - by repairing and/or removing and/or replacing and/or reinforcing affected parts of the buidling
2. What will be the cost of building a new academy on the same site in a phased manner - progressively decanting pupils as the various parts are completed.
3. What will be the cost of erecting a new academy at Roysvale? Within this project what will be the cost of demolishing the old academy? And what sum has been allocated in the council's budget for legal expenses involved in allowing the council to build upon the common good land of Roysvale?
4. What action is being taken - or will be taken - to recover the cost of remedying the defects arising from the use of RAAC: from contractors, designers, builders, architects, building inspectors and council officials responsible for the use of these poor quality materials?
5. What action will be taken to ensure that no such defects can arise from the use of poor quality materials in any new academy buildings?
Response 11-03-2025
1. A significant work package as already been completed around the majority of areas where RAAC had been discovered in Forres Academy – information on this can be found on the Moray Council website RAAC FAQ's - Moray Council http://www.moray.gov.uk/moray_standard/page_151787.html and the cost for much of this work is outlined in report to the Education, Children’s and Leisure Services Committee in Nov 2023 RAAC _ ECLS Nov 2023
https://moray.cmis.uk.com/moray/Document.ashx?czJKcaeAi5tUFL1DTL2UE4zNRBcoShgo=OWmby9Vo3dHJEs35qh%2fDTsCmlWdk31V3wKOiyYWUIa51cPtdSoOQBA%3d%3d&rUzwRPf%2bZ3zd4E7Ikn8Lyw%3d%3d=pwRE6AGJFLDNlh225F5QMaQWCtPHwdhUfCZ%2fLUQzgA2uL5jNRG4jdQ%3d%3d&mCTIbCubSFfXsDGW9IXnlg%3d%3d=hFflUdN3100%3d&kCx1AnS9%2fpWZQ40DXFvdEw%3d%3d=hFflUdN3100%3d&uJovDxwdjMPoYv%2bAJvYtyA%3d%3d=ctNJFf55vVA%3d&FgPlIEJYlotS%2bYGoBi5olA%3d%3d=NHdURQburHA%3d&d9Qjj0ag1Pd993jsyOJqFvmyB7X0CSQK=ctNJFf55vVA%3d&WGewmoAfeNR9xqBux0r1Q8Za60lavYmz=ctNJFf55vVA%3d&WGewmoAfeNQ16B2MHuCpMRKZMwaG1PaO=ctNJFf55vVA%3d A continuous cycle of structural engineering reviews is undertaken at the school and these will continue until the existing school is demolished.
2. The answer on the FAQ page as ‘why can’t we build on the current site’ is as follows:
The current site falls within a significant flood area adjacent to the Mosset Burn – planning requirements now take account of future climate change and increased flooding risks and this makes the current site not viable for a full rebuild on the site. In addition, to redevelop on the current site would require most if not all the school to decant to temporary modular accommodation for up to 3 years which in addition to adding significant project costs would have an impact on education delivery.
3. The proposal is to build the school on Applegrove PS playing field which is council owned, with part of the common good land being used as a temporary contractors compound and a smaller area to be used as a permanent bus layby. The cost of the build has not been made public as has been deemed commercially sensitive at this juncture. Both of the above costs have been included within either the project costs or authority costs.
4. The areas of Forres Academy where RAAC has been identified were constructed in the late 1960s – with the school operational in 1969. During the 1960s and 1970s RAAC was widely used across the construction industry as it was relatively lightweight which made transportation , lifting and handling easier. It reduced structural load requirements and had good thermal properties and was fire resistant. It met the building standard requirements of the 1960s and 70s. There would be a limitation on pursuing a claim against possible culpable third parties (even assuming that the such parties acted negligently or still exist) for buildings built 55 years ago.
5. The new academy will be designed and built in accordance with current robust building technical standards and checked by building standards officer to ensure adherence to these standard and that ‘poor quality’ materials are not used. The contractor quality plans and the construction oversight by on-site independent clerk of works during construction will ensure that the building methods adopted, and materials used are as the agreed approved design. In terms of many of the major elements of the design this will be supported by extended warranties to support design performance, and a comprehensive asset management plan will be delivered with all other building information at completion of the project that will inform the future monitoring and maintenance requirements for the life expectancy of the building.