- Id
- 1
- Rationale
- Need for modification brought about by circumstances which a diligent contracting authority/entity could not foresee: Planning - As part of the planning application, the scheme had to go through the Major Planning Process which resulted in additional engagement, through the planning process (Pre Application Notification (PAN)), which is a requirement of the planning process prior to a full planning application submission for projects over £10,000 sq metres. The PAN involves public consultation meetings and a subsequent report to accompany the formal planning application as a requirement of the planning process. In the planning process, requirements and stipulations by DFI regarding new access arrangements in relation to the site and the need for additional access arrangements and turning lane onto the site. This led to unforeseen time delays due to response delays from other government departments (good practice stipulates timelines for response but these were not met due to a range of other government department pressures). Due to the unforeseen elements required by these departments, a further design review and update of the design elements was also required causing further delays.
Covid 19 and Brexit Inflation - The scheme had received full planning and all permissions and was ready to proceed when Covid 19 happened. This delayed the scheme for a couple of years, due to limited construction activity being undertaken and regular changes to government advice on movement during this time. The pandemic also changed the way that people were using leisure (with a greater focus on outside activity due to limitations on inside activity). A further unforeseen issue arose as a result of the unprecedented inflation and cost within the construction sector that occurred due to Covid and Brexit and the new restrictions on ways of working, movement and accessibility of goods. A full review of the design concept to reduce the scheme was required in order to allow the project to continue to proceed within the pre-existing budget constraint.
A major element of the Gortgonis development is the new school that is being built to the north of the site. Whilst the school is not part of the Council leisure scheme, it has a major impact and both have to co-align in development.
There were unforeseen delays for the Education Authority in the development of the school with regard to both restrictions concerning the Budget and Legal implications . These delays arose due to the capital finance constraints for the Education Authority (given Covid and Brexit and level of inflation, both of which impacted on the level of activity the EA could prioritise within their capital purse) and due to national pressures from COVID at the time, the scheme was removed from the short-term priority list for completion. The Council could not move forward on Phase II of the scheme without Phase I of the school development on the site. Following a release on budgetary pressures by the Department, the scheme was then moved back onto the short-term capital list to allow the scheme to proceed.
The site transfer was originally intended to transfer to the school through the Education Authority, however, due to the Education Authority's policy on schools holding site ownership and issues with the school's governance the site had to be transferred directly to the school. Due to the parties involved in the matter there were three legal teams working for each body (Education Authority, Mid Ulster District Council and the Department of Education) reviewing the documentation and overseeing the transfer. Consequently, due to the complex nature of the transfer and the need for review by all three bodies legal representatives there were further delays in the interest of ensuring compliance with the law.
The unforeseen reasons outlined within this section have resulted in the Council requiring the modifications outlined in Section VII.2.1 above.
- Description
- The initial contract involved the following:
A multi use site consisting of - a 3G pitch, 6 lane running/walking track in astroturf or similar finish, building to accommodate a large main hall, gym with changing, changing for pitch, 3 meeting rooms, one with an outside play area and two with breakout rooms and toilets, amenity of public toilets and small kitchen, 2 outside play areas - one for older children and one for younger children, nature trails across the site, and
For the reasons outlined in further detail within Section VII.2.2, the amended design consists of a 3g pitch, 6 lane running /walking track in shale, building to accommodate changing facilities for the pitch and a medium sized meeting room (general use no individual toilets or breakout rooms), amenity of public toilets and small kitchen, 1 outside play area.
There have also been a number of Compensation Events under the Contract which have resulted in increased spend of £58,997.41, as well as a CPI uplift for 10% of Stage 4 and Riba stages 5 ,6 & 7, which resulted in an additional cost £22,831.92. The re-modelling and re-design of Riba Stage 4 at 55%, (as detailed above), resulted in an additional cost £42,581.92.