Brunton Hall takes a step forward towards demolition

It has been confirmed by planners that an environmental impact assessment (EIA) is not required for the demolition of the building on Ladywell Way.

The decision, which will be published online, follows a screening opinion which was lodged with East Lothian Council’s planning department by the local authority earlier this year.

A council spokesperson told the Courier: “East Lothian Council, in its role as planning authority, has determined that an environmental impact assessment is not required for the demolition of the existing building.

“In the meantime, we continue working to identify suppliers, funders or developers capable of delivering a new facility and will provide an update once the next steps have been considered.”

The Brunton performance spaces relocated in March 2023 following the discovery of reinforced aerated autoclaved concrete (RAAC) in its roof.

At a full council meeting in October 2024, councillors approved the closure and mothballing of the Brunton Hall due to the “significant impacts on service delivery”.

The planning department explained in its decision letter: “The existing building is a substantial public building that comprises a theatre, function rooms, restaurant, offices and public toilets.

"The building has structural issues and requires to be demolished.

"A replacement building that is to include equivalent facilities for the arts is intended for the site but there are no details of that at present.”

It said that demolition of the existing building and construction of its replacement was likely to have an “adverse impact in terms of noise and dust”. A full construction management plan (CMP) would be required, it stressed.

“All works must be carried out by a suitably qualified and experienced contractor, so removal of any deleterious materials (such as asbestos) or storage tanks (oil) would be done so as not to leave any potential pollutant linkages,” the letter said.

"However, localised contamination could remain within the building footprint after demolition, which would require identification and assessment though site investigation works. This can be controlled through an appropriate condition."

It noted that the development site was within a designated air quality management area (AQMA). The provision of a construction traffic management plan (CTMP) to “mitigate the impacts of the increase in HGV traffic” associated with the construction of the proposed development is “welcomed” in consideration of the location of the site, and the “sensitivities of the local businesses, residents and visitors in this busy town centre area”.

Given the location of the building in such a “prominent and busy location”, the CTMP should also cover the demolition phase of the process.

A future planning application should include a transport statement which should contain a full assessment of the impact of the proposals on the local transport network when operational.

Full consideration should be given to access to the replacement building by “active and sustainable travel modes primarily”, with a “pragmatic” approach also given to access by car, with any car parking provided being consistent with the Musselburgh car parking review.

Consideration should be given to the provision of disabled car parking, electric vehicle charging and cycle parking, as well as the servicing of the building, the letter added.

The biodiversity officer noted that there would be ecological considerations that needed to be determined at planning application stage and the archaeology officer noted that the building would need to be a programme of historic building recording prior to any demolition taking place.

The drainage and flood risk aspects could be managed normally through the planning application route, where information on this would be provided, the letter said.

The landscape officer highlighted various measures, including the presence of security fencing or hoardings, the need to protect trees and leaving the vacant site as a temporary area of publicly accessible amenity space.

The letter explained: “If the site was at any point to be temporarily returned to accessible public space temporary placemaking measures that assist with enhancing townscape amenity, including (but not limited to) seating, planting, pop-up structures, play spaces, planting or art works are strongly encouraged.”

The demolition phase of the proposed works, it said, was likely to have a “temporary but prominent influence” on the townscape and views immediately surrounding the site, including parts of the townscape within the Musselburgh Conservation Area.

It was advised that a townscape and visual impact appraisal, including consideration of demolition, construction, operational and cumulative impacts, should be submitted as part of any forthcoming planning application for the redevelopment of the site.

The economic development officer noted that the demolition works appeared to carry “manageable, localised environmental impacts typical of a project of this scale”. These related mainly to disruption, waste generation and temporary effects on the town centre environment.

With “appropriate controls and clear communication” with local businesses and service users, they said, these impacts should be “capable of mitigation".

The letter explained that demolition works had the potential to create short-term environmental disturbances, such as noise, dust, vibration, access restrictions, that might “adversely affect" footfall, trading conditions and public access to neighbouring businesses and civic facilities.

Early planning for “mitigation, phasing, communication with traders, dust/noise controls, and temporary wayfinding would help limit these impacts", it added.

The historic building was opened in the summer of 1971.

Since then, it has hosted a vast range of events, including concerts, movie screenings, theatre performances and much more.

While the building has been closed, various performances have taken place at Haddington’s Corn Exchange and Musselburgh’s Northesk Parish Church.

Last year, the cost of refurbishment and RAAC remediation was estimated at more than £42.2m, with demolition and rebuild in the region of £50.7m.

Pressures on the council’s finances mean that delivering a new facility will require an alternative funding model that potentially involves commercial finance, government support, grant funding or a combination of these.

Councillors previously approved a proposal to test the market’s appetite to become involved in future redevelopment of the Brunton Hall, gathering “useful analysis” to inform next steps.