The National Trust and the local community in the settlement of Balmacara Square have recently worked together to create eight new crofts on derelict farmland, to turn a disused steading and hay barn into affordable flats and workshops, and to restore and landscape an old millpond.
Overview
PROJECT SUMMARY
The redevelopment of Balmacara Square was a pioneering project between the National Trust Scotland, the local community and other agencies. The 2,750 hectare Balmacara Estate, on the Lochalsh peninsula in Wester Ross, has a varied landscape of crofting townships, arable land and rough grazings, native and commercial woodland, a woodland garden and listed and other historic buildings.
The Trust and the local community in the settlement of Balmacara Square have recently worked together to create eight new crofts on derelict farmland, to turn a disused steading and hay barn into affordable flats and workshops, and to restore and landscape an old millpond. The local community was involved throughout, including writing to every household, public meetings and a joint Management Committee of community and Trust members.
The project provided:
- economic benefits - workshops for craft industries and land for new crofters
- social benefits - low-cost rented housing
- environmental benefits - improvement of croft land, repair of historic buildings and restoration of millpond, also associated woodland management projects under the auspices of the MFST Project.
The creation of new crofts is rare and had not happened for 80 years. The crofters were selected on criteria favouring local people and those whose plans would make good use of the land. Encouraging a more active use of the land will benefit the local environment, wildlife and landscape.
The new crofters have signed a management agreement with the Trust to encourage community activity. This management agreement covers the whole township and encourages non-crofters to be involved with community issues such as conservation and path networks.
KEY PARTNERS
Key partners were the funders detailed below.
FUNDERS
North of Scotland Water Authority - £14500, ERDF (£184,000), EAGGF (£267,000), Highland Council funding wise - environmental grants and housing department - £120000, SNH £31000, Scottish Homes £100000, LEC £100000. Community Land Fund of HIE covered half the legal costs. All capital funding.
THEMATIC CRITERIA
Highland; local facilities; economy, conservation
Plan
AIMS AND OBJECTIVES
The aim of the project was to conserve the derelict B-listed building and to fill a need for housing, workspace and land in the area.
FUTURE STEPS
The Square was officially opened in May 2001. The properties will continue to be let and used as an integrated part of the Balmacara Estate management rather than a separate project.
The Woodlands project is ongoing, and access improved and hopefully this will continue.
Balmacara Square is now fully integrated into the wider Balmacara estate so future work is considered in that context.
Progress
Initially, following a community meeting and questionnaire the National Trust for Scotland (NTS) were focusing on a limited provision of flats, a couple of workshops, and a small visitors' centre with some retail or catering.
There were a series of meeting with the community, which after a community member suggested formalising their ways of working developed into a Liaison Group of 5 members of the community who were nominated and elected. This group met monthly for a period of time.
Through a process of elimination and discussion a proposal was cemented with the suggestion of 5 flats, 4 workshop units and a very small visitors' centre (intended to be small, to orientate people in Balmacara Estate and encourage them to explore the area).
In relation to the farmland, a subgroup was set up which discussed plans for the farms and agreed to turn the farm over to crofts.
As a result of the Balmacara Square project there have been additional discussions over the last year about the Forestry Commission-owned campsite. FC wanted to close campsite as it is losing money and the community expressed concern about its future. The community entered into discussion with FC about developing a partnership arrangement in relation to the management of the site. A three-way partnership is now in development- NTS, FC and Community - to develop area as a woodland park, with walks and for recreational use by the community.
A management agreement between NTS, the crofters and the wider community was embodied in the Liaison Group. The agreement deals with crofting issues and tries to encourage the good elements of crofting and discourage the bad elements. It was also agreed that the Liaison Group would have a say in the selection of tenants - for the crofts, flats and workshops. This group evolved into the Balmacara Square Management Committee.
Review
MEASURING ACHIEVEMENTS
In developing visitor management plan that will include a monitoring and evaluation element but this isn't in place yet.
People counter in visitor centre though not up and running yet.
The NTS is monitoring the use of the footpaths through people counters.
OUTPUTS
The Square has shown a striking change and some of the woodlands are really beginning to show the benefits in terms of footpaths.
The land immediately within the confines of the square has been landscaped, with a native species policy applied.
Buildings were ready to let in March 2001, 5 flats were let instantly to young local people.
There has also been an element of employment - 2 people working in Glasshouse Designs workshop and will be employing people in Plockton. Deli - employs three people or so, Weresheep - on her own, Crofting Foundation 5 staff.
OUTCOMES
Creating the first crofts to be created for 80 years had a significant PR value for the area as well, and this led to a considerable knock on effect in the crofting community and people asking for advice.
Some elements in the Crofting legislation that is going through Parliament seems to have taken what Balmacara did into account.
The attitude of the community - comments about how much nicer the square is, increase in value of their property, people are happier, safer place for children to stay.
The sense within the committee that there is more of a feeling of empowerment, more involved in what is happening, coming forward with suggestions, looking at partnership with campsite, the Country day, more involved.
There wasn't a very strong sense of community before the project took off, but this has definitely improved as the Square has apparently brought people together. They have seen what has happened and changed.
OUTCOMES
The project has been more successful than anticipated.
They involved the community from a very early stage and the community met them half way. The community were interested and wanted to work on. There were enough people willing to get involved and put the time in to make it work.
FUNDING
Sales of goods and services associated with the project are as follows:
- Selling guidebooks, CD-ROMs - sell them at the office and local outlets
- Other income generation from rent which roughly brings in about £20000 a year. A condition is they are renting out at affordable rates.
- The workshops are probably subsidised at about 50% of market value to encourage small businesses. And in the first year subsidised them beyond that.
LOCAL INVOLVEMENT
There were a number of local people who were key to the success of the group. Brothers Donnie and Noel Gordon support the group and also give credibility to the whole project as they are very respected in the community.
Muriel Jones, a woman in the next village along was the chair of the management committee for a while. Her good management and business mind along with her LEC connections - she is currently chair of Skye & Lochaslsh Enterprise - were very useful. She is still very supportive even though not on the committee any longer.
Donald McKenzie was very active in terms of getting the hall up and running
Bob Anderson - the treasurer - been on since the committee has been going - he is a bank manager in Kyle and brings business experience and very instrumental in feasibility study for campsite.
There were 5 initially on committee - now 7 on committee - probably been 12/13 different people who have served on the committee over 5 year period.
Other people come to other meetings - about 20 to each meeting.
Looking at about 30-40 people directly involved in some way out of about 90 households now.
Every single household been mailed with proposals, nominations forms, election forms, plus tenants - over a hundred households.
Children involved through educational activities - built a model of the square, and discussion about Square. Involved in a questionnaire survey about what should be done with the hall as part of the project, also similar thing with campsite, and a creative writing exercise with one of the Rangers about the area.
Ongoing intention is to involve the children with education work
The following has encouraged local people to get involved in the project:
- The significance of what was happening to them - it was in their face, and in the middle of their township. Negative things as well as positive things have encouraged them in relation to the plans.
- That they have been pushing at an open door.
There have been changes in the level of local involvement through the period of project delivery as follows:
On a routine level the level of local involvement is less. The committee is still involved. They are not meeting as often.
Tenants are involved when issues are to be resolved.
Continued interest and involvement locally is encouraged through the Country Day and ongoing discussion in relation to campsite site.
NEED FOR THE PROJECT
Between 1992 and 1996 there had been loose discussions about what to do with the buildings and land but not very much had been done about them. A couple of consultancy reports were commissioned but no real progress had been made.
The project objectives were restoring and conserving the buildings, finding contemporary use for the buildings; finding a use for the farmland; working with the community; and optimising the financial situation. So bringing together the community, the land and the buildings.
NEED FOR ORGANISATION
Iain Turnbull came to Balmacara Estate as the Property Administrator/ Manger for The National Trust Scotland (NTS) in 1996. The Balmacara Square project had been on the NTS agenda since the mid 1980s but had not progressed significantly. However, in early 1996 a project team was established to develop things further. Iain Turnbull was asked to make one of his priorities to do something about Balmacara Square.
EXTERNAL INVOLVEMENT AND SUPPORT
This project has been ultimately driven by the NTS
Crofters' Commission was very supportive and provided staff time
Scottish Natural Heritage had a good relationship with local staff and put money in. They have been very supportive.
European side only in terms of grant application
Highland council offered help with housing element, and very supportive of the project The LEC very enthusiastic in early stages
No further support was needed from outside organisations.
Partners during project delivery were as follows:
Highland Council - planning, building, roads department, North of Scotland Water Authority - £14500, ERDF, EAGGF, Highland Council funding wise - environmental grants and housing department - £120000, SNH £30000, Scottish Homes £100000, LEC £100000. Community Land Unit of HIE to cover half legal costs associated with creation of new crofts
All were involved to some degree in project development apart from European funders.
Crofters' Commission discussed a lot of issues with them.
National Museum of Scotland did work as contractors in terms of interpretation boards. Two sets of archaeologists contracted to carry out research prior to work and during project implementation.
SEARAD - Scottish Executive Agriculture and Rural Affairs Department - important as had to get ministerial approval for the reorganisation scheme to create the crofts - so needed involving at that stage and the Scottish Land Court.
Scottish Agricultural College did a survey of the croft land before made decision on land.
Not for Profit Land Owners group, idea to promote discussion and transfer of information between groups so they could learn from each other. Used Balmacara in second edition as an example.
There was no support from a development worker. Part of Iain Turnbull's responsibility on the estate has taken on some of that role.
SNH provided various bits of fund for Balmacara - some of board have come to visit the estate. Keen to help with providing funding for additional staff - had 45% from SNH but can't get NTS funding to match it.
Be useful to have as there is a lot of work which needs doing.
The level of external support has changed during the delivery process. There is little external involvement now even with colleagues in the NTS
LESSONS LEARNT
Mainly small details that not happy with. Some issues about structures which haven't worked very well. A case of over specification which were costly.
It would have been nice to have included the two houses in the project.
Important when talking to LEC to recognise they do live within a political world and the goal posts change quite a lot of time - ask for commitment in writing.
OUTCOMES
Unexpected outcomes were as follows:
Interest in their project. A lot of visiting parties particularly in the early stages.
The improved community relations, which have undoubtedly happened.
The possibility of the campsite coming towards more community oriented use.
It has prompted closer relationships between Forest Enterprise and NTS locally which is good.
ADVICE TO OTHER ORGANISATIONS
Be careful not to use attempted solutions for problems elsewhere because the problems and solutions might be different. Everything is context specific, attitudes, community, history - the trust had been in Balmacara for over 50 years - which brings legacies of relationships, available funding and resources. There are all sorts of subtleties.
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