Extension and refurbishment work to create a new multi–use studio space to diversify the use of the existing leisure centre by bringing different groups of the community together under one roof at the existing leisure site.
Funded by the government’s Future High Streets Fund, the extension and refurbishment at Farnworth Leisure Centre forms part of Bolton Council’s £13.3m regeneration masterplan.
The project will create a large fitness suite and an adjacent studio for dance, yoga and other activities. New entrance and windows are being added to the existing facility to improve the look and feel of the building. A reconfigured car park will also see additional spaces created by the removal of a disused MUGA.
Seddon were appointed through the Clear Futures Framework on a two-stage design and build basis, from RIBA 2. The team led an intensive pre-construction period to develop a design solution that achieved the outcomes of Bolton Council’s funding bid, whilst maintaining the requirements of the leisure centre and it’s users.
Pre-construction
The Clear Futures Framework is designed to offer the Council cost certainty, which therefore requires design to cost to ensure the project can be delivered withinthe agreed ‘Affordability Cap.’ To ensure the designremained affordable, a pricing exercise was undertaken at each RIBA stage, with formal submissions at RIBA 2and RIBA 4, where approval is obtained from the Council to proceed. During our pricing exercise at RIBA 2, we identified the groundworks and associated drainage to be significantly higher than the original cost plan. We worked with our civil and structural engineer to alter the design from a full diversion to enable much of the existing drainage to remain in place. The re-design was successful and brought the project back within the Client’s budget whilst still achieving the requirements set out.
Planning
We took a proactive approach to obtaining planning approval, undertaking a consultation event with local representatives including local counsellors. Advice was sought from consultees including The Coal Authority, Bolton Council Highways, Environmental Health and Drainage, GMP Design for Security, and local residents. One key concern raised was the reconfiguration of the car park access arrangement could lead to it being used as a rat run due to the proximity of a superstore. Consequently we proposed a phased approach to mitigate this risk. Including a one way system and signage which could be escalated to access and egress barriers if required. There were several pre-commencement conditions that we managed to allow a timely start on site. A key challenge was obtaining sign off of the proposed drainage solution. To support our application we submitted drainage information for the surrounding area to show that combined sewers were accessible, rather than aspiration separate foul and surface water.
Programme
During the pre-construction period, the Leisure Centre manager was included in fortnightly meetings to understand the operational and phasing requirements. Consequently, the programme was split into three sections. The main extension, the refurbishment of the existing fitness suite and the entrance upgrade. This solution reduced disruption to the leisure centre and was also planned to reduce loss of revenue for the Council by scheduling the fitness suits closure over the Christmas period.
Procurement
Following Brexit and Covid our commercial teams worked closely with key supply chain partners to understand price and lead in changes. A key item for the project was bricks, their volatility was a high risk for the project. Consequently we worked with our supply chain partner to agree early procurement and storage on site that secured the materials prior to a 23% price rise. We also assessed the risk surrounding inflation and added a suitable and agreeable contingency for this. The procurement strategy was developed with the current climate in mind, to allow for early procurement of key packages and obtaining fixed prices for the duration.
Risk Management
Periodic risk workshops were held throughout the preconstruction period, continuing during construction. All workshops included design team and client team to ensure all risks were captured and the optimum mitigation action was agreed. Where appropriate, supply chain partners were included in risk identification and mitigation to benefit from their expertise. Prior to contract award, a risk workshop was held to review and agree the ownership of each risk. Some risks were allocated to Bolton Council to ensure allocated costs
could be reinvested into the project.
Social Value
Seddon is working with Bolton Council and Clear Futures to ensure that the Farnworth Leisure Centre project benefits the local area and it’s residents. Working against the national TOMs, targets have been agreed that include local employment, local procurement, visits to local schools and colleges and experience for trainees. A key outcome to date has been supporting Urban Outreach, a charity providing food for Bolton households in crisis. Over the summer of 2022, the Bolton Market team and Seddon colleagues provided volunteering to make up packed lunches for families in need. The lunches are then delivered to distribution sites for children to collect using Seddon vans and drivers.
