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The National Trust for Scotland (NTS) is a charity established in 1931 by Act of
Parliament with the purpose of preserving the heritage of Scotland for the nation and
providing for public enjoyment thereof. The NTS owns in excess of 100 properties around
the country including mountainous countryside, coastline, crofting estates, islands,
gardens, large and small houses and castles. The entire NTS holding amounts to around
175,000 acres. The NTS has the unique ability (in Scotland) to declare land in its
ownership "inalienable". This means that the land cannot be sold and indeed
cannot be acquired by force, i.e. compulsory purchase, by another party without approval
by Parliament. The majority of the holdings are held inalienably.
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The Balmacara Estate is situated at the western end of the parish of Lochalsh (see
Appendix 1, Map 1) and includes the communities of Kyle of Lochalsh (partly), Plockton,
Balmacara, Badicaul, Erbusaig, Drumbuie, Duirinish, Port an Eorna, Port na Cloich and
Kirkton. The population on, or within the immediate vicinity of, the estate is
approximately 1,000. The estate extends to about 6,300 acres although it was considerably
larger when first acquired - in two principal stages - some 50 years ago. In 1946 the bulk
of it was bequeathed to the NTS by the late Lady Margaret Hamilton, in accordance with the
wishes of her late husband, Sir Daniel Hamilton. The estate then extended to some 8,800
acres. In 1953 on the death of Miss Katherine Lillingston, the NTS acquired, through the
procedures of the National Land Fund, 13 acres at Glaick consisting of Lochalsh House and
policies. Today there are over 400 feus, mainly house sites, and a large feu in favour of
the Forestry Commission that accounts for the large decrease in size of the estate. The
NTS retains an interest in the management of the forestry land under the terms of the feu
disposition.
The Balmacara Square settlement is the centre of this project and is located 3 miles
east of Kyle of Lochalsh just off the A87 trunk road (see Appendix 1, Map 1). This
settlement is a combination of a crofting township, old non-crofting residences and newer
local authority or housing association houses and private residences. There is also an
impressive range of derelict steadings, an old mill (currently a village hall owned by the
community) and an ice house. These buildings form the focal point of this project (see
Appendix 1, Map 2). The settlement is surrounded by agricultural land that is a mixture of
crofts and farmland. The village rests in a large bowl overlooked by the slopes of Sgurr
Mor and Auchtertyre Hill and the lower hills of Coille Mhor with its important remnant oak
wood. The slopes of Sgurr Mor and Auchtertyre Hill are heavily forested with a
spruce/larch mix that is currently reaching thinning age. There is considerable evidence
throughout the forest of the remains of the earlier native woodland that was underplanted.
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The estate has undergone a succession of ownership changes over the years. Earliest
records have the estate being owned by the MacKenzies of Seaforth until 1807 when it was
acquired by Sir Hugh Innes. In 1853 it was sold to Alexander Matheson MP of Ardross and he
subsequently sold to Sir Daniel Hamilton in 1919. Sir Daniel died in 1939, leaving the
estate to his widow Lady Margaret Hamilton on the understanding that she bequeath it to
the NTS on her death. Lady Hamilton died in 1946.
Balmacara Square was traditionally the centre of the Balmacara Estate. The estate
offices and Home Farm were located there on some of the best land in the area. The
settlement would have played an important role in the past, being located on the route of
the cattle drovers to the markets in the east and south. Also the farm itself would have
produced very fine stock.
The settlement gradually developed from a very minimal range of houses and a small
steading to one of around 40 households. The steading, which dates originally from the
1770s, developed in stages according to the wishes and requirements of the owner at the
time. It was originally built as a stables and cart shed and consisted of a single range.
The development appears to reflect significant changes in agriculture at various stages in
history, most notably the introduction of cattle rearing, the change from cattle to sheep,
and finally the change of tenure to include crofting for the first time.
In the early 1920s the then owner, Sir Daniel Hamilton, created ten crofts out of the
Home Farm with each crofter sharing in an extensive area of hill grazings. By the early
1950s one of these crofts had become a separate farm (Achnahenich) and only four of the
remaining nine were actively managed. As a result the NTS decided to return the five
under-used crofts with most of the Mains Farm into a single farm which was leased along
with Balmacara House to the county council as a farming school. The four remaining crofts
shared the grazings with the farm. The school ran until the early 1970s when it was closed
and a large area of the grazings was feued to the Forestry Commission. The remainder of
the farm with no grazings (owing to the FC feu) was leased jointly to two of the crofters
who managed it until 1992. By this time the farm was in very poor condition as were the
croft steadings. The steadings were resumed and the NTS sought tenants for the farm
without much success. This situation led to the development of the existing project.
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The NTS has a formal system for planning and managing larger projects. This system
follows a series of stages from initial concept through to completion of the work. The
system is set in motion by the establishment of a Project Team. The Project Team for this
project included the Regional Factor (chairman), the Property Administrator, the Regional
Accountant, the Director of Buildings and Gardens and a member of the Highland Regional
Committee. The Project Teams responsibility was to establish a concept for the
project and to prepare an initial feasibility of the outline proposals. These proposals
were then considered by the NTSs Executive Committee, and a project architect
appointed. The next stage involved development of the proposals to a full feasibility
study and business plan, based upon estimated costings. After this study had been
considered and approved by the Executive Committee, the team proceeded to draw up detailed
plans and costings/estimates and secure the necessary consents and funding. The funding
package was then submitted to the NTSs annual budgeting programme and the necessary
NTS funds were allocated for the following financial year. Once the consents and funding
have been secured the contract will be let and completed. At present this project is still
at the penultimate stage although the majority of the funding has been secured.
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A range of objectives were identified for the project as follows:
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Great emphasis was placed upon involvement of the local community from the very
beginning of planning this project. Before any proposals were drawn up the NTS began a
process of community involvement by writing to every household in the Square asking for
suggestions for the future use of the area concerned. In all 17 different types of
proposal were suggested, many of them mutually compatible. After this initial consultation
the circulation was widened to include Reraig and Glaick communities following some
complaints that only residents of The Square had been consulted. This demonstrates the
difficulty of defining the community for these types of project.
Following this initial approach a public meeting was held in the Old Mill Hall to
discuss the thoughts of the NTS and the above objectives, in tandem with the various
suggestions from the community. With one exception all the suggestions from the community
are now included in the project proposals and one or two additional features have been
added. The various elements of the project are discussed below (please see "Project
Elements" below).
The project architect created sketch plans, and further public meetings were held to
discuss the communitys views. Members of the project team carried out research into
the feasibility of the proposals and the outline costs involved. One major element was
subsequently ruled out on account of its dubious viability, namely a small heritage
centre/shop and tea-room facility in the barn. It was agreed however, that if an
individual approached the NTS to run a shop or tea-room in any of the space provided he or
she would be considered fairly as a tenant.
Early discussions were held with Skye and Lochalsh Enterprise (SALE), The Highland
Council (HC), Scottish Natural Heritage (SNH) and Scottish Homes (SH) to ascertain whether
funding was likely to be available. The early signs were favourable and indeed SALE
encouraged the formation of a Funding Steering Group to facilitate efficient development
of what was likely to be a complex funding package. This group involved representatives
from all the main funding agencies. The Feasibility Study was considered and approved by
the Executive Committee and a provisional sum allocated to the long-term budget of the
NTS.
Detailed plans were drawn up and further public meetings held. Quantity surveyors were
appointed and discussion continued with the funders. At one of the public meetings it was
suggested from the floor that a dedicated group be established to represent more
effectively the community for the duration of the project. This was agreed and it was
suggested that such a group could facilitate community involvement in the NTSs
activities in the Square in the future as well.
A brief constitution was drawn up and nominations requested for five people to be
elected to the Balmacara Square Liaison Group. There were 15 nominations and five
individuals were duly elected with a chairman being selected from their number. The
NTSs Administrator agreed to act as secretary to the group and the Regional Factor
agreed to attend their meetings as required.
The crofting element of the project involved more detailed discussions with the four
existing crofters and the Crofters Commission (CC). The CC put at our disposal the
services of one of their Technical Officers and provided legal advice as well. A draft
scheme to enable the creation of eight new crofts with shares in the grazing was drawn up.
Through consultation the scheme was significantly amended and the final draft scheme is
now ready for formal agreement and submission to The Scottish Executive for approval.
The necessary Planning Consent and Building Warrants were obtained and applications
were submitted to a wide range of funding agencies. Funding has been secured from The
Highland Council, Scottish Homes and Scottish Natural Heritage, and further applications
are being considered by Skye and Lochalsh Enterprise, and the European Objective One
Programme.
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Restoration of Buildings
The buildings form the core of the initial stages of the project. The steading and hay
barn will be restored and converted to five flats, four workshops and a small
interpretation base. The flats will be let at affordable rents on a long-let basis and
will consist of one- and two-bedroom accommodation. The workshops will be let to local
businesses for uses that are sympathetic to the surroundings and the adjacent residential
units. It is anticipated that craft industries and small retail operations may find these
units quite attractive. The interpretation base will be situated within the steading
between the housing element and the workshops. This will interpret the history of the
Square area as a whole; the conservation work carried out on the buildings and surrounding
landscape; and the land use issues affecting the whole estate and crofting in particular.
It will also provide details of various walks in the area. There will also be a new
full-colour property guidebook providing more detailed information for those seeking it.
Landscaping
The landscape works will involve the restoration of the old millpond and landscaping of
the immediate environs of the buildings. There will be parking for residents, for those
using the workshops and for the visiting public. A native species policy has been adopted
for all planting within the landscaped area and several of the habitats
created will be interpreted as an educational tool. The pupils in the local school were
involved in an exercise with the architect to build a model of the whole project.
Community Hall
The Old Mill Hall, which is owned by the community, is in very poor condition. The
committee submitted an application to the 21st Century Halls Programme for assistance with
the improvements that are required. At the request of the community the NTS has assisted
with the planning of this work by providing advice; free architectural services and input
from other specialists; and circulation of information within the wider project
consultations. Unfortunately, however, the application proved unsuccessful and the hall is
now closed until further notice.
Archaeology
Archaeology has featured significantly throughout the planning of the project and will
feed strongly into the interpretation and subsequent management of the area. Kirkdale
Archaeology were commissioned to carry out a full detailed survey of all the buildings and
to provide a report of the development of the area with information about the significance
of the various features. This information was used to create a Statement of Cultural
Significance for the buildings and landscape features. Later an archaeologist was
commissioned to carry out various small trial excavations to estimate the likely impact of
archaeological features on the construction work and to check some of the theories put
forward by Kirkdale. The archaeologist will be retained under a watching brief for the
duration of the construction work and a clear policy will be provided for the contractors
to follow in order to avoid any damage to the resource.
Creating New Crofts
The Home Farm represents the other major part of this project. The intention is to turn
over the farmland, about 90 acres, to crofting. Eight new crofts will be created through a
Statutory Township Reorganisation. Each of the new crofters will have a share in the
existing grazings along with the existing crofters. The grazings currently extend to about
1,500 acres with the majority being controlled by two of the crofters. These crofters have
agreed to relinquish part of their share in return for additional croft land. In effect
three crofters will share in one part of the grazings and the remainder (with one
exception) will share in another larger area. The individual excluded from these two areas
will retain existing rights to a separate small area of hill. Thus there will be three
areas of grazings with a complex arrangement of shareholders (see Appendix 1, Maps 3 and
4).
The new croft land is currently in hand with the NTS and is held inalienably. It is a
concern that the land could be acquired through the crofting acts and thus lost to the
township as a whole. In general the NTS is opposed to this right to buy (but not to the
purchase of the house site) as it is thought to be detrimental to the wider community
interest. Therefore, the NTS will be asking the new crofters to agree to relinquish the
right to buy their croft. They will still have the right to buy their croft house site,
and an area of land has been allocated for all new croft housing. The allocation of
housing land should avoid sporadic development of housing throughout the township on the
better agricultural land and will facilitate servicing. The NTS has agreed that it will
not seek to resume land from crofting in the township unless there is clear community
support for it to do so.
Access and Recreation
Access and recreation are seen as important elements of the project that will be
developed through time in partnership with the community and neighbouring landowners if
required. Provision for parking and interpretation is clearly included within the scheme
and through an associated Millennium Forest Project improvements will be made to public
access to the native woodlands around the area. Consideration will be given in time to
improving access to the crofts in order to allow visitors to see active crofting being
practised. Thus there will be opportunities for croft tourism.
Woodland Management
The Forestry Commission (FC) has a feu of land immediately adjacent to the Square and
has played an important role in the area in the past, prior to the local office being
closed. As a result of this project the community approached FC requesting a partnership
arrangement and the NTS have expressed a desire to be included in this too. Under the
terms of the feu from the NTS the FC are bound to consult the NTS on management issues
affecting amenity, access and conservation. Thus FC set up a Forests For Real
exercise with the community which indicated that proposals for some community involvement
had considerable support. FC is currently evaluating the data from this exercise and is
expected to return to the community with proposals later this year. The key issues were
access, amenity and the likely impact of thinning and felling operations on the village.
The Forest Design Plan is expected to deal with these issues and is due to be developed
soon.
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The funding of this project has proved to be exceedingly complicated. Initially it was
anticipated that there could be as many as fifteen partners, but as some of these have
dropped away it looks as if the final number may be only eight. The total cost of the
building and landscaping work (not including the Old Mill Hall) is expected to be about
£1.3 million, towards which the NTS has committed £550,000 from its own funds. The hall
project, now shelved (see above), was estimated at a further £220,000, of which community
will need to raise about £30,000 themselves, although the NTS in-kind contribution will
reduce this figure. There are no costs associated with the crofting re-organisation scheme
at present, other than legal costs, 50 per cent of which have been funded by Highland and
Islands Enterprises (HIEs) Community Land Unit. There will be costs associated
with this element of the project in the longer term but it is expected that a full
development programme will be worked up once the new crofters are in place.
The various funding partners are expected to be NTS, the Highland Land Fund, HIEs
Community Land Unit, The Highland Council (Housing Department and Community Projects
Grant), Scottish Homes, Scottish Natural Heritage, Skye and Lochalsh Enterprise and the
European Objective One Programme (HIPP). The complexity of the development and the
different rules that the various agencies apply has made the determination of the optimum
funding package very difficult. From the early stages there has been very strong support
in principle for the project from most of these agencies. However, converting that
enthusiasm into offers of grant has taken a huge effort from NTS staff and a consultant.
Varying feedback and apparent changes in policy from some of the agencies throughout the
time-scale of the project development have made this even more difficult. There are still
three main applications outstanding and negotiations are continuing. Each of these
applications is essential if the project is to proceed. The timing of the work has been
seriously affected by delays arising out of the application processes for some of these
grants. Thus the tender prices upon which the costs are based may well have to be
revisited. Such a complicated process would be hugely daunting to a community group and
even with such a determined effort the NTS is still going to be the largest single
contributor. A private individual or community group would find it very difficult to raise
the necessary capital for a project of this nature.
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Once the major capital works have been carried out and the new crofting township is
established, it is intended that the community will continue to have an active role in the
management of the area. The Project Liaison Group will evolve into a slightly larger group
which will include representation from the crofting interest. The new group will have
seven community members, with at least three non-crofters and two crofters, and up to two
NTS members. The two additional community places will come from either sector according to
the number of votes.
This group will form a Management Committee responsible for strategic developments and
representing the community in decisions relating to the letting of crofts, flats,
workshops, etc. A Management Agreement will be drawn up regarding the strategic management
of the whole township, including the non-crofting elements, and this will be signed by the
NTS, the members of the Management Committee and the crofting shareholders. This
tripartite agreement aims to ensure co-operative action and full community accountability.
A Five Year Management Plan will be prepared outlining community projects and priorities
in terms of infrastructural developments, access, the environment, forestry and woodland
management, etc. There will also be a Township Grazings Committee that will be responsible
for day-to-day running of the grazings. It is expected that members of the grazings
committees will be present on the wider Management Committee.
At present the NTS operates a system whereby any income generated from sale of land is
added to the existing property endowment fund. Given the position regarding the right to
buy stated above, it is intended that the NTS will seek to ring-fence the
Balmacara Township in this regard. Therefore, if land is resumed and sold with the support
of the community, or if there is any income from croft house site sales this money will be
added to a dedicated Balmacara Township Fund as an endowment for the area. The capital of
this fund will not be used for developments, only the annual income. Any leasing income
from resumed land will be put into a dedicated reserve fund for revenue or capital funding
of projects within the township.
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This project is clearly very complex but represents a huge financial investment in the
area. There is very strong community support for the proposals and there appears to be a
new sense of anticipation in the township. The project will create solutions, at least
partial ones, to the problems of affordable housing for young locals, lack of access to
land, and economic development. The revitalised crofting township will have opportunities
to take advantage of the tourism trade and will result in clear environmental and
landscape benefits. However, the true benefit of the project will only be measured over a
period of years if the initial enthusiasm is translated into real and active community
involvement.
There is a definite need for flexibility in determining solutions to the land-related
problems of the area. Despite the clear support in principle for this integrated project
too few of the grant systems are tailored to assist. Support systems need to be flexible
and an easier way of bringing together the wide array of agencies is required if small
community interests are to be able to bring forward projects of this type. Flexibility is
of equal importance to the individuals involved on the ground. Entrenched positions and
individual gain are often obstacles to progress and a degree of altruism needs to be
engendered for true community benefit to be achieved. It is important that management
structures are able to evolve as the project develops, as it is unlikely that the optimum
or perfect structures will be created at the first attempt. Thus every opportunity must be
taken to involve all aspects of the community and partnership bodies without prejudice.
Hopefully within the next year or so the buildings will be fully restored and the new
crofts will be occupied. Then the real work begins - putting together a proper programme
of integrated sustainable community development through community discussion and
consensus.
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