A report has revealed the extent of ground stability issues at Ripon Leisure Centre, which are set to cost £3.5 million to repair.

The findings from engineering firm Stantec spell out more bad news for the venue’s new swimming pool and refurbishment project, which is already over budget and more than a year overdue.

The new pool opened this year, but plans for a larger gym and exercise studios have been delayed after an underground void was discovered at the site.

This prompted an investigation by Stantec which has now revealed evidence of multiple voids and “significantly weak” areas of ground beneath the older half of the leisure centre, which was built in 1995.

It has warned that not carrying out remedial repairs would be “unacceptable from a public safety perspective”. The report said:

“These investigations have revealed that disturbed and brecciated bedrock is not isolated to the north western corner of the building.

“It is envisaged that structural strengthening would likely require remedial works on not only the ground floor of the building, but also in areas of the already renovated top floor of the building.”

The existing leisure centre adjoins the new pool

Ripon is susceptible to sinkholes because it lies on a layer of water-soluble rock called gypsum.

In 2018, a sinkhole opened up outside the leisure centre before Harrogate Borough Council approved the new pool plans a year later despite some councillors raising “deep concerns” over ground stability issues.

The council has continually insisted that professional advice has made it clear that the site is “safe to use”.

However, the repairs required are now proving costly and causing long delays for the refurbishment project.

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Stantec’s report said foundations were not driven deep enough into the ground when the leisure centre was built 27 years ago and that it remains unclear why this happened as “many critical records” are missing.

It added that if the foundations were to fail because of this, it was unlikely to be “catastrophic”.

The voids are believed to be part of a “network” of underground holes beneath the leisure centre – some of which were “successfully” repaired during the construction of the new swimming pool.

Grouting – where material is pumped into the ground – is likely to be used again during the repairs, although Stantec added more assessments and monitoring will be required on top of this.

The report said:

“A further programme of structural assessment of the existing building is recommended to understand how the building might be best retrofitted to accommodate the risks of ground collapse.

“Strengthening alone is unlikely to mitigate risks to acceptable levels and would likely need to be adopted in combination with other strategies and require long-term monitoring as the building continues in usage.”

If approved by senior councillors next week, the remedial works would start in December with refurbishment set for completion in spring 2024.

The works would mean the leisure centre would have to partially close for at least 10 months from November.

A temporary gym in the venue’s car park has been proposed and will cost an additional £300,000, while the new pool would remain open throughout.

Harrogate Borough Council has submitted a planning application to install a temporary gym at  Ripon Leisure Centre.

It comes after an investigation into ground conditions beneath the older half of the leisure centre after an underground void was discovered in 2020.

The first floor of the leisure centre is currently open but the ground floor remains closed because of concerns over safety.

The council said the void is understood to have been “present for a number of years and was only discovered when the reinforced concrete slab, which provides the foundation for the new swimming pool, was cast.”

The temporary gym – which will be situated in the car park next to the main entrance – is due to open in the autumn whilst ground stabilisation works take place.

Read More:

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Councillor Stanley Lumley, Harrogate Borough Council’s cabinet member for culture, tourism and sport, and chair of the board of directors at Brimhams Active, said:

“We remain committed to enabling people to enjoy physical activity. By providing a temporary gym, while the ground stabilisation works take place, we can minimise the disruption to current and potential customers and ensure they can continue to maintain their health and wellbeing goals.”

A sinkhole appeared this morning outside Harrogate Convention Centre on King’s Road.

Police and highways staff from North Yorkshire County Council have been on site ensuring vehicles and bikes can pass safely.

But the hole, which is about 50cm wide and a metre deep, is causing some delays in the area.

Traffic turning left at the end of Ripon Ripon is particularly affected.

The hole is in the right hand lane of King’s Road heading out of town so traffic is able to pass in the inside lane.

The hole could take a few days to repair.

The Stray Ferret has asked North Yorkshire County Council for further details.

There were delays on the same stretch of road last week when a lorry broke down.

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The Stray Ferret was refused entry to Ripon’s new leisure centre today by staff from Harrogate Borough Council.

Our Ripon reporter Tim Flanagan, who lives in the city, was turned away by a council press officer when he arrived shortly before 2pm.

Tim was told today’s event at the Jack Laugher Leisure and Wellness Centre was for councillors only and separate arrangements would be made for the press at a later date.

It later transpired that several other media outlets were allowed to look around the new complex today to provide coverage ahead of Wednesday’s opening date.

Ripon City Council leader Andrew Williams, who witnessed the incident, said it appeared Harrogate Borough Council was censoring media organisations that asked “legitimate questions” about the way public money is spent and this was “totally unacceptable”.

The Stray Ferret has led on coverage of delays to the construction of the pool and mounting costs, as well as concerns about sinkholes. The pool was due to be ready nine months ago and the leisure centre project is £4m over budget.

Part of the site remains closed for further work after a void — a gap below the surface — was discovered last year.

‘Totally unacceptable’

Cllr Williams, said:

“I can confirm that Harrogate Borough Council’s PR officer told the Stray Ferret journalist that he was not able to look around the new swimming pool and that today’s event was for councillors only and a separate event for the press is yet to be organised and the Stray Ferret will be invited to this.

“I now understand that other media was invited around today and if it’s a case that Harrogate Borough Council has adopted a censorship policy that bars media who ask legitimate questions on the way that public money is spent, this is totally unacceptable in a democracy and is more like the way that Vladimir Putin handles affairs in Russia.”

Read more:

• Ripon pool opening delayed again
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The Stray Ferret has reported concerns by Ripon-based chartered engineer Stanley Mackintosh about the wisdom of the council building a swimming pool on land with a history of ground instability issues.

Dr Alan Thompson, a geologist and director of director of Cuesta Consulting in Somerset, has also raised safety concerns — as covered by the Stray Ferret.

We have also reported concerns about the proposed price hike for Ripon City Swimming Club to use the pool to teach swimming.

‘No lifeguards on duty’

A council spokesman said:

“Tim wasn’t banned from entering the Jack Laugher Leisure and Wellness Centre today.

“Today’s invite was for Ripon city councillors to have a first-look at the facility before it opens on Wednesday. As we explained to the councillors, there are still some finishing touches to complete and them to be mindful while walking around the new pool.

“There were also no lifeguards on duty so we needed to be cautious about the number of people poolside.”

The Stray Ferret replied by asking if it was a councillors-only event why other media outlets were allowed to attend.

Thank you to both @BBCLookNorth and @itvcalendar for coming down to the @JackLaugher Leisure and Wellness Centre in #Ripon this morning.

You can find out more about the new facility this evening or by visiting https://t.co/xAAVxhHReg pic.twitter.com/Os3ZLoJAlC

— Harrogate Borough Council (@Harrogatebc) February 28, 2022

The spokesman said:

“Tim wasn’t refused entry and others allowed in; BBC Look North and ITV Calendar had a first-look this morning and we were limited on time.”

The statement did not mention that local media were also invited — but not the Stray Ferret.

We were subsequently invited to an invitation to view the centre tomorrow.

There is still no opening date for Ripon’s new swimming pool as the multi-million pound project continues to run over budget and into more construction problems.

Harrogate Borough Council had originally aimed to open the pool in May 2021, but the project is now nine months overdue and £4 million over budget.

This is after several construction problems, most recently including a fault in the lining of the pool. An underground void has also been discovered at the adjoining leisure centre site which has prompted an £110,000 investigation.

Cllr Stanley Lumley, cabinet member for culture, tourism and sport at the council, previously said he anticipated the pool would open in January.

But the council has now confirmed that a revised opening date has still not been set.

Speaking in December, Cllr Lumley said: 

“New swimming pools go through a significant amount of testing to ensure they are safe to use for years to come and provide the best experience for the customer.

“During the testing period of the new six-lane 25-metre swimming pool at the leisure centre on Dallamires Road in Ripon, an issue was identified with the lining of the pool.

“In order to resolve this issue, Myrtha – the pool manufacturer – will be carrying out additional work, at no expense to the borough council, to prepare the pool for opening.”

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The council awarded a £10 million contract for the pool build to construction firm Willmott Dixon in January 2020. As of last month, £13,422,309 had been spent on the project with a further £584,690 allocated.

The leisure centre

This includes money spent on investigation works after the underground void was discovered at the site. It was found in 2020, but only became public knowledge last May when the investigation launched.

These works are currently underway and are likely to continue into spring.

Gypsum deposits

Initial studies suggest there has been a “significant deterioration” of the ground beneath the older half of the centre which was built in 1995 and like much of Ripon sits on gypsum deposits.

It is likely that ground strengthening works will be needed, although the council has insisted the leisure centre is still “safe to use”.

The new pool is being built as a replacement for Ripon Spa Baths which closed in November, leaving the city without a pool for the last three months.

The 116-year-old baths was put up for sale by the council in a move which sparked concerns that the venue could lose its community use and also prompted Ripon City Council to successfully apply for the building to be nominated as an asset of community value.

This protected status means any sale has now been put on hold for several months to allow time for community bids to come forward.

An almost 300-page report on the discovery of an underground void at Ripon Leisure Centre has been described as “sobering reading”.

In the report published by Stantec, the engineering firm details how the void was found during works on the centre’s new multi-million pound swimming pool and why further investigations and groundworks are now required.

It said initial studies suggest there has been a “significant deterioration” of the ground beneath the older half of the centre which was built in 1995 and like much of Ripon sits on gypsum deposits.

The report begins by looking at construction records which reveal several ground piles had failed during the build almost three decades ago.

Stantec said the piles were not driven deep enough into the ground and that it remains unclear why this happened as “many critical records” are missing.

Replacement piles were added during the build, the report said, but it is believed these were driven into partially-filled holes.

Fast-forward more than 20 years after construction was completed and a sinkhole opened up outside the centre in 2018.

A year later, the refurbishment plans and new pool were approved by Harrogate Borough Council despite some councillors raising “deep concerns” over ground stability.

These works began shortly after and Stantec’s report said it was in September 2020 when the void was found by construction crews.

This was investigated and all areas beneath the older building will now be examined in the New Year.

The report said the void is having a “limited impact” on the building but “will continue to degrade over time” without action.

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Stantec gives three options to solve ground stability issues across this half of the site: do nothing, demolition or ground strengthening.

It said the do nothing approach is “unacceptable from a public safety perspective”, while demolition was not considered to be “cost-effective” by the council.

It added strengthening could include steelworks, thickened floors and grouting where mortar is pumped into the ground – the same method “successfully” used to stabilise the new swimming pool building.

Long-term monitoring

However, it said strengthening alone is “unlikely to mitigate risks to acceptable levels” and that other measures would be required including long-term monitoring.

The report added any ground collapse before or after these works was not likely to be “catastrophic” but would be gradual and seen through cracks in the building.

At Wednesday’s meeting, council leader Richard Cooper said the findings made for “sobering reading” before he and other cabinet members approved the next stage of investigations.

Other council officials stressed the centre is “safe to use” and that the new pool, due to open on 8 December, will not be affected.

Councillor Stanley Lumley, cabinet member for culture, tourism and sport, said:

“It is very important to distinguish that there are two separate issues and projects here.

“Only during the construction of the new pool was it identified that there was a potential problem with the existing building.

“We have got professional engineers, designers and consultants on the site, and we have to take advice from them.”

During the strengthening works, the older half of the centre is likely to close for around six months when the council said it would look to provide gym facilities at a different venue in Ripon.

The closures will mean the centre – which was due to be refurbished and open its new pool earlier this year – will not fully reopen until mid-2022.

Harrogate Borough Council has voted to press ahead with plans to open a new leisure centre and pool in Ripon next month despite concerns about the long-term safety of the site.

A new council-commissioned report by engineering company Stantec outlines measures to mitigate the effects of a void that was detected last year.

The report says the measures should allow the pool and the first floor of the leisure centre to open safely on December 8 while the ground floor remains closed.

But it adds there is a “residual risk” of “catastrophic collapse” because of ongoing ground instability issues at the Dallamires Lane site since the original leisure centre was built in 1995.

This prompted Dr Alan Thompson, a geologist and director of Cuesta Consulting in Somerset, and Stanley Mackintosh, a chartered engineer in Ripon, to write to the council urging it to postpone a decision and give greater consideration to finding an alternative site.

But at last night’s cabinet meeting, councillors voted unanimously in support of a recommendation by Michael Constantine, the council’s head of operations, to carry out further work while opening most of the site.

Dr Thompson and Mr Mackintosh’s concerns were not mentioned.

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Mr Constantine said work would probably start in January and last nine months, during which time the ground floor of the leisure centre will be closed.

Michael Constantine at last night’s meeting

He said the council had been “assured by consultants” that this course of action was safe.

Councillor Stanley Lumley, the cabinet member for culture, tourism and sport, said:

“We have to follow the advice of the professionals. That’s why we pay them, why we employ them. We should surely act on that advice given.”

Council leader Richard Cooper added:

“We are providing a state of the art swimming pool for the people of Ripon to replace a pool that could have collapsed at any time.”

Two sinkhole experts have urged councillors to consider finding an alternative site for the new Ripon leisure centre and pool — a month before it is due to open.

Their comments come after a newly released report by engineering company Stantec revealed the Dallamires Lane site could be permanently plagued by the threat of sinkholes.

Harrogate Borough Council commissioned the report after a void was discovered last year.

Michael Constantine, the council’s head of operations, has recommended councillors approve remedial work at a cabinet meeting tonight. But the experts have urged them to postpone a decision and take a longer-term view of the issues raised in the report.

Stanley Mackintosh, a chartered engineer in Ripon, said in a letter to the council that there was a “substantial risk of sudden catastrophic collapse” of land on the site due to the weak “pie-crust” nature of the land.

He told the Stray Ferret:

“The long term safety implications and unfathomable future costs seem to be very seriously underestimated by the council.”

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The Stantec report reveals there has been substantial and ongoing ground instability beneath the leisure centre building over three decades. It suggests the only way to avoid ongoing problems and costs is to find another site because the bedrock beneath the void is significantly disturbed and collapsed.

Mr Mackintosh, who has consistently raised concerns with the council about building a pool on land with a history of ground instability issues, said the report to councillors tonight contained “inaccuracies and omissions”.

He told the Stray Ferret:

“I am concerned that the new connecting walkway bridge may be a structural weak link, potentially unsafe for routine use by public and staff.

“As a chartered engineer, it remains my opinion that continuing to use the first floor of the existing leisure centre – and the said ‘weak link’ aerial walkway access to it– is an inadvisable and unnecessary risk to public safety.

“We should each, perhaps, honestly ask ourselves: “What kind of catastrophe at this Ripon Camp Close development, in part consequential to our own choices or inaction, could ever be justified?”

‘Gradual collapse’

Dr Alan Thompson, a geologist and director of director of Cuesta Consulting in Somerset, said he believed “gradual collapse” was a likelier scenario than sudden collapse.