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Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities
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TOPIC: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities

Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #7

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This is a text transcript of a Document received from East Renfrewshire Council via Freedom of Information request.

Unfortunately some of the photos, maps, figures and tables cannot be reproduced here although much of the accompanying text has been included.


Learning and Leisure in Neilston
Feasibility Study

19 April 2018

BDP.
(Building Design Partnership)

Contents

01 Introduction
02 The Sites
03 Options Appraisal
04 Schedule of Accommodation

Introduction
The purpose of this report is to review the feasibility of building a new replacement for Neilston Primary School, St Thomas’ Primary School and Madras Family Centre on either the existing site of
Neilston Primary or the St Thomas’ Primary site, situated in the village of Neilston in East Renfrewshire.

The report seeks to present a number of design options which test the viability of the sites to accommodate these new education establishments and identifies opportunities to co-locate new build replacements for other council run facilities, the library and sports centre including swimming pool where there are synergies for education and benefit to the community.

The Council has identified that both Neilston and St Thomas’ primary school buildings are in need of new build replacement given their poor condition and not being most suitable for a modern curricular experience.

The library and leisure centre would also benefit from new build replacements to modernise and address maintenance issues.

As part of good asset management and based on detailed condition survey information on all of these facilities the Council has taken the opportunity to reconsider learning and leisure provision in Neilston with aspirations to improve them should investment be forthcoming.


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02 The Sites
Neilston

Neilston is a village and parish in East Renfrewshire in the west central Lowlands of Scotland. It is in the Levern Valley, 2 miles (3.2 km) southwest of Barrhead, 3.8 miles (6.1 km) south of Paisley, and 5.7 miles (9.2 km) south-southwest of Renfrew, at the southwestern fringe of the Greater Glasgow conurbation.

Neilston village has a resident population of just over 5,000 people.

Neilston History
Before industrialisation, Neilston was comprised of farming settlements, many of them with single storey, thatched houses.

Some domestic weaving was carried out using local flax. Water power from nearby streams ground corn and provided a suitable environment for bleaching the fl ax.

The urbanisation and development of Neilston came largely with the Industrial Revolution. Industrial scale textile processing was introduced to Neilston around the middle of the 18th century with the building of several cotton mills. Neilston became a centre for cotton and calico bleaching and printing in the 18th century, which developed into a spinning and dying industry, and continued into the early 20th century.

Whilst Neilston is known as a former milling village, agriculture has played, and continues to play, an economic role.

Although heavy industry died out in the latter half of the 20th century, as part of Scotland’s densely populated Central Belt, Neilston has continued to grow as a commuter village, supported by its position between Paisley and Glasgow, from roughly 1,000 people in 1800 to 5,168 in 2001 and 5,440 in 2014. Expansion continues due to several new housing developments.

The annual Neilston Agricultural Show is an important trading and cultural event for farmers from southwest Scotland each spring.

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Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #8

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Page 5
Surrounding Land Use

The land surrounding Neilston Primary School site is predominantly residential and agricultural use.

The site is bound by the railway line to the south, residential developments to the north, east and west.

To the immediate west is Neilston Parish Church and associated church hall.

Kirkstyle Lane/Pig Square open space is across the High Street to the west.

There are approximately 14 car parking spaces on the eastern edge of Pig Square.

Kingston Playing fi elds are located to the west on the other side of the railway track.

These contain 2 full size playing fields, a playground and some open green space.

St Thomas’ Primary School is mainly surrounded by residential properties.

St Thomas’ RC Church is located in the centre of the town block bounding the southern edge, whilst Neilston Parish Church is opposite the north east boundary.

There is a small, cleared brownfield site bounding the eastern edge of the site.

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Village Facilities
Located in the centre of the village, the Neilston Primary site is ideally situated on the High Street.

The library, leisure centre, train station and playing fi elds are all within a short walk of the site.

Kirkstyle Lane/Pig Square is situated across the High Street from the site.

This is a local amenity green space, which is currently used for local community events.

This site has been reviewed by others for future housing development.

St Thomas’ Primary School is located behind St Thomas’ RC Church accessed from Broadlie Road.

The Madras Family Centre is situated next to Neilston Primary School, with both facilities led by the same Head Teacher.
Children between the ages of two and school age attend.

It is non-denominational.

There are places for eighty morning and eighty afternoon three to five year olds and fifteen morning and afternoon places for two year olds.

The Centre serves the villages of Neilston and Uplawmoor and children progress to St Thomas’
Primary, Neilston Primary and Uplawmoor Primary.


Page 7
Neilston Condition Surveys 2017
Executive Summary

1.0 Introduction and Background
Further to instructions received from the hub West Scotland Limited, an inspection was undertaken of various East Renfrewshire Council properties in the Neilston Area with a view to reporting on the condition of their property assets.

The survey comprised an inspection of six individual buildings including comment on site wide elements ie. hard landscaping to each building.

The buildings inspected were as follows:
• Glen Halls
• Neilston Leisure Centre
• Madras Family Centre
• Neilston Library
• Neilston Primary School
• St Thomas’ Primary School

The inspections were undertaken during the month of August 2017 and were subject to audit and peer review to ensure that the information presented was robust.

The final individual building reports were issued in September 2017 and this executive summary is an outline of the key findings in respect of the information collated.

2.0 Detailed Survey Methodology
Condition ranking protocol
Each of the building elements and sub-elements was the subject of a visual non-disruptive inspection where accessible, appraised and allocated a condition ranking based on the table opposite.

[Table]

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Neilston Condition Surveys 2017
Executive Summary - continued
3.0 Building Condition Summary
3.1 Glen Halls
Building Fabric
Glen Halls is generally in fair to poor condition with various issues highlighted which require to be addressed in the short to medium term. Roof coverings to the fl at roof sections at the rear elevation have exceeded their economic life along with localised instances of water ingress internally.

External windows to the original building have suffered from a lack of basic decoration and maintenance over the years and, as a result, require to be replaced along with decayed doors.

Internally, cyclical redecoration works are required throughout with refurbishment of both the male and female toilets and WC’s required in the medium term.

3.2 Madras Family Centre
Building Fabric
No significant defects noted to the building fabric.

Localised repairs and cyclical maintenance required.

During the inspection of external areas, cracking and bowed sections were noted to the boundary wall at the side (north) elevation.

3.3 Neilston Leisure Centre
Building Fabric
External elements are typically in poor condition; particularly the roof covering and areas of the plinth brickwork.

The atrium construction and external doors are also defective. Internally the primary concern relates to signifi cant cracking, mostly in the Staff Office and Pool Store.

Internal decoration is required to much of the building.

3.4 Neilston Library
Building Fabric
Neilston library is generally in a fair condition.

The steel cowl on the roof construction is severely corroded and appears to suffer from fair anchorage.

The metal fascia to the perimeter is in fair condition for the most part.

Most windows to the building are timber frame with perspex infill, these are in fair condition.

Internal ceilings with artex fi nish are suffering from saturation/staining.

Internal plaster to walls is defective in areas, particularly in the children’s section.

Floor coverings throughout are fair/poor.


3.5 Neilston Primary School
Building Fabric
Neilston Primary School is in poor condition throughout with a number of issues highlighted which require to be addressed in the short to medium term.

This rating concurs with the annual Scottish Government statistical return on the school estate.

Roof coverings to the main fl
at roof structures have exceeded economic life with water ingress noted in various locations internally.

External windows have suffered from a lack of basic decoration and maintenance over the years and, as a result, require to be replaced in areas along with decayed doors.

Cracking and loose sections of brickwork and precast concrete panelling was noted with ongoing maintenance and previous patch repairs evident.

Furthermore, it was noted during inspection of the external areas that there is significant
Japanese Knotweed growth to soft landscaping areas adjacent to the boiler house.

Internal redecoration works are required throughout in the short to medium term.

In addition, replacement of fi re rated doors within the main corridors/circulation areas is required throughout.

3.6 St Thomas’ Primary School
Building Fabric
Generally, the building is in a poor condition overall.

This rating concurs with the annual Scottish Government statistical return on the school estate.

Although there have been some recent upgrading works to areas, and patch repairs are evident, there
are some fundamental items of disrepair.

The roof covering and roof lights require renewal, as do many of the internal finishes.

3.6 St Thomas’ Primary School
Building Fabric
Generally, the building is in a poor condition overall. This rating concurs with the annual Scottish Government statistical return on the school estate.

Although there have been some recent upgrading works to areas, and patch repairs are evident, there
are some fundamental items of disrepair.

The roof covering and roof lights require renewal, as do many of the internal finishes.

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The Sites - St Thomas’ Primary School
The site is approximately rectangular in shape, with a gentle slope from a central high point down to its north west corner.

The existing school building is single storey and is situated to the eastern half of the site whilst the western half is external play area accommodating a hard sports court and grassed areas.

A bank of mature trees within the site, occupying the south west edge, screen adjacent residential properties.

The long north facing edge of the site is bounded by the rear gardens of residential properties.

The south east facing edge is bounded by a mix of residential courts, church property and car parking.

There is no access along either of the long sides.

Vehicular and pedestrian access is off Broadlie Road which bounds the north east side of the site.

Bank Street, running along the western boundary provides additional pedestrian access in to the site.

/Page 10

Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #9

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Page 11

Page 12
Site Analysis - St Thomas’ Primary School
Strengths
• Well located and close to local amenities.
• Good south facing aspect.

Weaknesses
• Site area is small.
• Awkward, narrow shape.
• Close proximity to residential properties.

Opportunities
• Adjacent site on Broadlie Road would increase overall area.

Threats
• Planning Approvals.
• Adjacent site not available for development.
• Insufficient site area for school building and outdoor space.
• Insufficient site area for additional community facilities.

Page 13

Page 14
The Sites - Neilston Primary School
The site has good open aspect to the south and is predominantly south facing.

The Neilston Primary site has a small frontage onto the High Street.

The Madras Family Centre site, which is also considered within the options in this feasibility study, has a more extensive frontage onto the High Street.

The Janitor’s accommodation site also offers good frontage.

All of these elements are proposed to be within the development site.

The Neilston Parish Church Halls also fronts on to the High Street and its potential reuse has been considered within the options should it be available.

The Neilston Primary site slopes from the High Street down towards the railway.

There is a steep retained embankment to the north of the existing school.

The site has potential intermittent noise from the adjacent railway.

Open agricultural land is located to the south west of the site which is the direction of the prevailing winds.

The Neilston Primary site is accessed via a road from the west directly off the High Street.

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Site Analysis - Neilston Primary School
Strengths
• Well located and close to local amenities.
• Good south facing aspect.

Weaknesses
• Sloping Site.
• Awkward shape.
• Proximity to railway.
• Current poor entrance.

Opportunities
• Combined sites offer good frontage.
• Adjacent sites (Church Halls) would offer increased opportunity for development.
• Kirkstyle Lane/Pig Square proximity would offer opportunity for associated development.

Threats
• Planning Approvals
• Adjacent sites not available for development.

Page 18

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Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #10

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Options Appraisal
The massing of the schools and early years requirements is as per the new St Clare’s and Calderwood Lodge primary schools and Calderwood Lodge Nursery Class; and is used for illustration purposes on the following options appraisal.

Option 1 - St. Thomas’ Primary School site
Strengths
• Site has convienient, central location in Neilston.
• Good south facing aspect.

Weaknesses
• Overall site area too small.
• Insufficient space around buildings.
• Insufficient outdoor play area.
• Insufficient space for servicing.
• Sports pitches provision is limited.
• Insufficient car parking and drop off facilities.
• Insufficient space for additional community faclities.

Opportunities
• Taller building could reduce footprint area.

Threats
• Planning Approvals.
• Utilities infrastructure location unknown.
• Buildings and sports facilities too close to adjacent properties.

/Page 20

Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #11

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Option 2 - Neilston Primary School site
Strengths
• Site can accommodate buildings for 2 primary schools and Family Centre.
• Good south facing aspect.
• Good outdoor informal play provision.
• Family Centre integrated into development.

Weaknesses
• Decant of existing family centre and Neilston Primary School required during construction.
• Parking provision is limited.
• Sloping Site.
• Church Halls obscures entrance to school building.
• Sports pitches provision is limited.
Opportunities
• Kirkstyle Lane/Pig Square proximity offers opportunity for additional parking.

Threats
• Planning Approvals.
• Utilities infrastructure location unknown

/Page 21

Re: Neilston Joint School Campus (Neilston Primary, St Thomas' Primary), Madras Family Centre and New Leisure Facilities 4 years, 3 months ago #12

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Option 3 - Neilston Primary School site

Strengths
• Site can accommodate buildings for a 2 primary schools, family centre and library.
• Library building adds to concentration of community facilities on site and there are synergies with education facilities.
• Removal of rear church hall improves visibility of school entrance and nursery.
• Good south facing aspect.
• Good outdoor informal play provision.
• Family Centre integrated into development.

Weaknesses
• Decant of existing family centre and Neilston Primary School required during construction.
• Parking provision demand increased with addition of library.
• Sloping Site.
• Sports pitches provision is limited.

Opportunities
• Church Hall given new use.
• Kirkstyle Lane/Pig Square proximity offers opportunity for additional parking.
• Existing Library site redevelopment opportunity.

Threats
• Planning Approvals.
• Utilities infrastructure location unknown.
• Church Halls cannot be relocated to suitable alternative.
• Church Hall unsuitable for conversion to library.

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