THE CROOK INN Shaping the Next Chapter the Crook Inn’S History

SAVE ! THE CROOK INN Shaping the next chapter The Crook Inn’s history

Report 1 : Community Feedback & Brief Development

September 2014

Contents

1 Introduction 1.1 Overview 3 1.2 Scope of Report 4 1.3 Structure of Report 5 1.4 Approach & Methodology 6

2 The Crook Inn 2.1 Site Analysis 8 2.2 Building Analysis 11 2.3 Structural Engineer’s Report 19 2.4 Quantity Surveyor’s Report 23

3 Developing the Brief 3.1 Community Workshops 24 3.2 Community Design Feedback 30

4 Conclusion 4.1 Findings & Outcomes 37 4.2 Proposed Accommodation Schedule 39 4.3 Next steps 45

Appendix A Community Post-it Comments B ‘Seven Questions’ Answers C Conservation Statement

1 Introduction

1.1 Overview

The Crook Inn was closed to the public in 2006, after over four hundred years of continuous operation as an inn. Proposals to develop the whole site for housing were fought by the local community, eventually leading to a community buyout of the main Crook Inn building and much of the site at the end of 2012. The Tweedsmuir Community Company (TCC) was formed with a remit to shape a sustainable vision for the future of The Crook Inn, and redevelop it to once again be a focus for Tweedsmuir’s wide spread but vibrant community. The community have already achieved a huge amount in securing the building by bringing it into community ownership.

In July 2014 a design team was appointed to help develop the brief and design proposals for the building. This team consists of WT Architecture, with input from Conservation Architect Stephen Newsom, Structural Engineers David Narro Associates, Environmental Engineers Max Fordham, and Quantity Surveyors McLeod & Aitken. The team are working in parallel with Community Enterprise Ltd. who are developing further needs analysis and the business plan.

Through August and September 2014 the team have researched and examined the building and its history, and held the first of a series of workshops with the local community. All the information gathered on the building and feedback from the community is brought together here to shape a design brief. This brief will form the basis of the first stage design development leading on to a second community workshop in October where initial designs will be presented and discussed.

1 Introduction contd.

1.2 Scope of Report

The purpose of this report is to summarise the work undertaken by the design team so far and recommend a more developed brief as the basis for initial designs to be drawn up. The TCC Board are being asked to approve the recommendations ahead of the initial design work. This report:

-- Draws on previous work undertaken by the TCC -- Summarises further information gathered on the building and site by the design team. -- Sets out all the findings from the Community Workshops -- Sets out a brief for the components of the building -- Recommends next steps in the process

The community have a wealth of positive ideas on what the future Inn could be like and what it could provide, and these have been fed in to the design brief as well as taken on board by Community Enterprise in their development of the business plan. The business plan is being prepared closely and in parallel with the design team’s work, and will be set out in a separate report. All this is with a view to ensuring that a reopened Crook will be the sort of place people want to use, providing the functions that the community need, but with a sound business basis that will ensure it remains a sustainable community asset.

While the length of time the Crook Inn has been closed gives some freedom to redefine its operations, the building and site impose certain constraints. The report highlights key conservation, structural and developmental issues which will influence both the design and business proposals.

1 Introduction contd.

1.3 Structure of Report

Section 1 : Introduction Prefaces the report and sets out the general background, structure and methodology.

Section 2 : The Crook Inn This section focuses on the existing building and the site, setting out the development context, a historical analysis of the Inn’s development, and the key elements of the conservation appraisal and structural report. It concludes with some early commentary on cost and health and safety matters.

Section 3 : Developing the Brief Sets out the process and activities undertaken in gathering information and views from the community, and summarises the feedback received, highlighting key themes to establish priorities in the brief development.

Section 4 : Conclusion This part of the report has three parts: a summary of key findings from the information gathering process, a breakdown of the recommended brief for taking forward to the design stage, and a collation of ‘next steps’ actions that should be taken by the Tweedsmuir Community Company, either ahead of or during the design development stage.

Appendices These comprise a complete record of comments and questions answered through the community workshops, and the full transcript of the Conservation Statement.

1 Introduction contd.

1.4 Approach & Methodology

The aim of this work is to gather as many views and as much knowledge on the Crook as possible, and feed this information in to a robust brief. This brief not only covers what functions and spaces will be needed at the Crook, but also what those spaces might be like. This is with a view to ensuring that the redeveloped building will be one that people like and want to spend time in.

The key activities undertaken in this process have been as follows:

Stage 1 - Introduction and Familiarisation Meetings were held between the design team and the client, as well as Community Enterprise, to confirm the scope of work, time scales and proposed outputs for each stage. The approach and methodology for the community engagement was also agreed.

Stage 2 - Information Gathering and Analysis - Buildings Existing building information and new dimensional survey information was collated. A photographic and qualitative survey of the building was undertaken by WT Architecture and Stephen Newsom. David Narro Associates undertook a visual structural survey of the building and prepared a structural report. An analysis of the historic development of the Inn was undertaken and an assessment made of the architectural value of the surviving parts, which is set out in a Conservation Statement (Appendix C). A 3D computer model of the Inn was prepared from survey information provided by TCC. Existing planning policies were assessed, alongside the an analysis of the Inn’s setting and context.

1.4 Approach & Methodology contd.

Stage 3 - Information Gathering - Community that might be created or restored at the Crook. The boards illustrated key The views, ideas and knowledge of the local community were gathered activity spaces including bars, eating spaces, sleeping accommodation through public workshops, displays and through the Save the Crook Inn and outside spaces. Participants were asked to identify images they liked Facebook page. The community workshops received excellent attendance and say why. They were also asked to look at photo examples of where and engagement, with around 70 people attending the main workshop and old buildings had been significantly adapted or extended, and to identify a further 40 people at a community sports event. The design team would which approaches they liked and why. All comments were transcribed and like to thank all those who managed to come along to the workshops and collated into Appendix A. contribute. The display panels were also displayed at a weekend community event in The workshops were rolling sessions through an afternoon and evening brought on village and on Facebook, from which further comments were involving two structured presentation and feedback sessions, with informal gathered. gathering of people’s views in between. WT Architecture and Community Enterprise explained the development process through to delivering the Stage 4 - Analysis and Brief Development completed building. Importantly, the presentation also illustrated the derelict Comments received were transcribed and grouped where possible into condition of the building’s interior, as well as an initial analysis of the building’s relevant themes. All comments are recorded in the appendix to this report. evolution. The original design team functional brief was then revisited taking on board post-it comments, the answers to the seven questions, and the views of A series of seven questions were asked in group sessions, on the potential Community Enterprise on viable business approaches. This led to a brief challenges and opportunities a re-opened Crook Inn would present, as well that sets out functional spaces, as well as the qualitative ambition for those as asking for people’s memories and thoughts on the Crook Inn before it spaces. It is expected that these comments will continue to be cross- closed. Answers to the questions were gathered on post-its, the full record referenced as designs are developed in the next stage of the design team’s of which are complied within Appendix B. This information is important in work. informing the operational aspects of the future Crook, as well as identifying what aspects of the Crook Inn people value - inclusive of physical attributes, Key questions and decisions that need to be made by TCC ahead of the operational and social aspects. design development have then been highlighted in the conclusions section of this report. Workshop attendees were also asked to make comments on post-its on a series of panels with a wide range of photos of spaces similar to those

2 The Crook Inn

2.1 Site Analysis

2.1.1 Location The Crook Inn is located on the A701 approximately 15 miles drive north of Moffat. The nearest settlement is Broughton (7 miles) which contains a primary school, and some local shops and services. Other nearby settlements include Biggar (14 miles) and Peebles (19 miles). The property address is The Crook Inn, Tweedsmuir, Biggar, Scottish Borders, Scotland, ML12 6QN. Ordnance Survey map reference NT 111264.

2.1.2 Siting & Orientation The Crook Inn and its former ancillary buildings are sited on the western side of the A701. The building sits on level ground under the hill flank of ‘Nether Oliver Dod’ to its immediate west. The dismantled Talla railway embankment OS location map (n.t.s.) runs north-south to the rear of the site, diverting the course of the Glenmore Burn. To the eastern side of the main road, an area of largely open ground slopes gently eastwards towards the River Tweed, where there is a steep river embankment.

Many of the original built forms on the site were orientated parallel to the road. The current formal entrance, as reappropriated in the 1935© Crown copyright/database Art Deco right 2014. Ordnance Survey/EDINA supplied service. FOR EDUCATIONAL USE ONLY. Scale 1:25000 Aug 26, 2014 10:59

0 0.2 0.4 0.6 0.8 1 1.2 1.4 1.6 1.8 2 km Thomas Fitzgerald alterations, is now orientated south onto a gravel parking area in front of Edinburgh University the hotel. The boundary to the north is formed by a drystone wall and fence to the adjacent field. There is no certainty as to the placing of other earlier structures out-with the current building footprint, but maps show large ranges of buildings to the South of the present buildings. It is clear that there is significant potential for underground remains in and around the site, and a detailed strategy should be developed for managing excavations. Aerial photograph (Bing Maps)

2.1 Site Analysis contd. Copy of deeds plan produced by Camerons Architects

2.1 Site Analysis contd.

2.1.3 Adjacent Land 2.1.6 Environmental Conditions The adjacent ancillary buildings formerly associated with The Crook remain The site benefits from an relatively open aspect to the south, allowing for under separate ownership, with rights of servitude for access, waste disposal high levels of potential solar gain and natural daylighting. and utilities across The Crook Inn land. The land and buildings are currently being marketed by the owner for sale as a development venture to form a Consultation with Scottish Borders Council and SEPA as part of a previous small collection of residential units. Livestock grazing is the predominant use Planning application process identified that the site is at risk of a 1 in 200 of all other adjacent and neighbouring land. year flood event. The report (21st September 2009) recommends that topographical and photographic surveys are carried out to determine the 2.1.4 Surrounding Development Pattern relationship of the site to the River Tweed to the east and the Glenmore Burn The area of the Upper Tweed valley is characterised by small distributions to the west. of farm steadings, cottages and country houses, typical of the more rural areas of the Scottish Borders. Settlements are almost exclusively strung 2.1.7 Statutory Context along the Tweed valley floor, flanked as it is by ranges of hills on both sides. The site is within the jurisdiction of Scottish Borders Council. Tweedsmuir itself is a loose settlement, and has little by way of a village centre despite having a kirk and at one time a school. There is an approved application for Full Planning Permission to convert some of the rear outbuildings to residential units, and build a further group of 2.1.5 Pedestrian & Transport Routes dwellings on land under separate ownership. This application by Inverwest Due to the remote nature of this rural area, private car travel is by far the Limited was granted in 2009 and renewed in 2013 (Ref: 09/01065/FUL). dominant method of transport for the local community. Public transport is limited to just one bus service per week on Sunday evenings. Anecdotal The building and its outbuildings are Grade C Listed. The Conservation evidence from the local community is that cars and groups of motorcycles Statement appendix contained within this report provides further information have a tendency to move very quickly along the A701 and do not slow when on the building’s statutory context with respect to heritage. passing The Crook. The area has good scope for interconnected pedestrian routes through the landscape, connecting the village of Tweedsmuir and To date no formal discussions have been held with officials of Scottish the community hall with The Crook Inn. However, it is unclear whether full Borders Council Planning department, and this will be necessary at an early advantage is being taken of these. stage in development of any proposals for the site.

2 The Crook Inn

2.2 Building Analysis

2.2.1 History The Crook Inn probably started life as a refuge for drovers and a meeting place for local shepherds in a relatively sparsely populated and lawless Tweedsmuir. It must have been significant enough, however, to be among the first inns in Scotland to be licensed in 1604.

In its more contemporary history, The Crook Inn was a commercial hotel and restaurant premises with a public bar. It is famous for its association with Robert Burns, who wrote his poem “Willie Wastle’s Wife” during a Map of 1654 (Blaeu) Map of 1920 (Ordnance Survey) stay at the Inn. At one point it also housed a Post Office, and a smithy and glass-blowing workshop. The Crook has long functioned as the focus for community gatherings in the area. The building has hosted weddings, funeral receptions, birthday parties, Hogmanay celebrations, clan reunions, fishing and shooting parties, and vintage car rallies. It provided crucial jobs in an area of scarce employment and also indirectly supported other local businesses. Many local young people gained their first experience of work there.

The Art Deco modifications made in 1935 have high architectural significance, creating a new main entrance and associated alterations to the principal reception rooms, along with the toilet and bathroom facilities. There are few other surviving examples of this style of aesthetic treatment within Scotland and the UK. Also of prime value is the thread of continued occupation of the site, with the possibility of parts of early buildings surviving within or below the later layers of development. A fuller account of the building’s known history is contained within the Conservation Statement appendix. Photograph, circa 1920

2.2 Building Analysis contd.

The diagrams below and on the next page demonstrate the following interpretation of the buildings’ development, based on visual evidence and that gleaned from historical maps.

1. An initial single storey range (block 1) with pitched roof (possibly with attic rooms). Date unknown as yet. 2. A two-storey element (block 2) was built onto the south end of the first block. Probably early 19th-century. It was originally much longer, probably with stabling or other associated facilities. 3. The 1833 east block (block 3) was built leaving a gap of 6 feet or so to the earliest surviving building. This had a stone-faced east wall but all other walls were lime harled.

1 2 3

2.2 Building Analysis contd.

4. The earliest range was raised in height by another floor, with a roof which spanned across the gap. At its south end the roof ridge had to sweep west to align with block 2. Possibly at this point the east main block was connected through by the big opening at the stair. 5. The 1935 work, forming new south entrance, major internal changes to block 3, flat roof extensions to west and north. Cement render to unify on walls and chimneys. 6. Various other outbuildings were lost over time. Minor modifications continued until the present.

4 5 6

2.2 Building Analysis contd.

2.2.2 Facilities Existing Ground Floor Existing First Floor The public entrance to the building on the ground floor is via the grand Art Room Area Schedule Room Area Schedule Deco glazed extension on the south elevation. An intermediate lobby leads 2 2 through to a formal entrance hall within the original Victorian two-storey Room / Space Area m Room / Space Area m building. A small dining room is contained within the remaining two-thirds Lobby 15 Bedroom 1 18 of the glazed Art Deco frontage, with glazed partitions to the entrance hall Entrance Hall 55 Bed. 1 ensuite 3 and another dining area to the east. A small Reception booth is tucked into Reception 5 Bedroom 2 23 the back of the entrance hall, in what was once the entrance vestibule to the Dining Rooms 73 Bed. 2 ensuite 5 Victorian building. Lounge 30 Bedroom 3 23 Stairwell 12 Bed. 3 ensuite 5 Off the main central stairwell is a resident’s lounge and the female WCs. Inner Hall 26 Bedroom 4 14 Stepped access off the entrance hall leads into the lower west wing of the Male & Female toilets 22 Bed. 4 ensuite 3 building, past a small office and the male WCs. This leads into the public bar Bar 36 Bedroom 5 14 within the oldest core of the building. A mix of kitchen, storage and service Bar service & stores 20 Bed. 5 ensuite 4 spaces wrap around the western part of the building, and include a pool Pool Room 27 Bedroom 6 14 room for the bar. Kitchen 49 Bed. 6 ensuite 4 Public access to the first floor is via the single main stair, although there is Kitchen hall 21 Bedroom 7 14 also a service stair to the west that descends into the centre of the kitchen. Kitchen stores 23 Bedroom 8 13 The stair and landing retains much of its original Victorian form, excepting Office 7 Bedroom 9 13 that a central window opening was at some point altered to form access Rear service access 6 Bedroom 10 6 through to a later first floor bedroom wing. A skylight provides some natural Plant rooms 7 Bathroom 6 daylight to the landing. Four bedrooms are accessed off the upper landing, Shower room 2 each with private ensuites. The western first floor wing contains a further six TOTAL 434m2 Landing and cupd. 12 bedrooms, only two of which have ensuites, with the other bedrooms sharing Hallway 27 a bathroom and a separate small shower room. The flat roof of the southern Escape landing 8 glazed Art Deco frontage was used as an informal roof terrace, accessed via an enlarged window. TOTAL 231m2

2.2 Building Analysis contd.

Although the southern glazed frontage provides good daylighting to its dining due to recent repair works and through water ingress. There are several space and part of the entrance hall, the deep plan and lack of windows in outbreaks of dry rot affecting the building. Where interior finishes survive other spaces results in poor natural daylighting and ventilation to most of the they are of good quality and should be capable of careful re-use. A balance building. This is particularly noticeable in the bar and its adjacent hallway, will need be struck between the need to create a comfortable, sustainable the western dining area, public WCs, office, stairwell and reception. and enjoyable public building, and avoiding needless removal of historic elements, as identified in the Conservation Statement. A Condition Report 2.2.3 Non-structural Fabric Assessment has been commissioned, and once completed it will be used to inform future While the Structural Engineer’s Report covers the principal structural decisions and priorities. components, it is important to note that much of the existing building fabric is reaching the end of its functional life. Since 2006 there has been serious The current position does present real risks to the building’s heritage, with timber decay and considerable work has been done to strip out affected the unused, uninhabitable and internally compromised building being finishes in pursuit of limiting the extent of decay. A certain amount of structural potentially in danger of continuing to decay. There is a current lack of any repair has been done to timber floor joists and roof beams. However, fungal tangible resources other than volunteer contributions being available to damage continues to spread within the building. devote to repair and maintenance of the heritage asset.

Roof coverings are now worn to the point where major intervention or The Crook Inn is a hugely important vessel for shared memories. A survey of complete replacement should be required. At this stage it is assumed that furniture and fittings should be undertaken, for items not forming part of the all slates will be stripped off, set aside and re-used following repairs to roof Listing but which the TCC feel are nonetheless significant to the heritage of timbers. All flashings, valleys, ridges etc. should be renewed. Chimneys the building and community. also require work. The metal-framed windows and external doors are in poor condition and will require extensive repair or renewal. Previously lime-harled There are numerous known sources of asbestos containing material within walls have had modern cement coatings, as have the cavity brick walls of the building. In July 2014 the TCC commissioned IOM Services to carry out the 1935 extensions. The East wall which was originally exposed stone was a full investigative survey and report into all suspected asbestos containing covered in a cement mortar, later removed leaving damage to areas of the materials within the building. The TCC should address the recommendations stonework. Careful consideration should be given on the treatment of all of the IOM Services report for the safe removal and disposal of all asbestos external wall surfaces. containing materials. The volatile materials within the attic area should be made safe as a matter of urgency to allow the design team consultants and The interior fabric is in generally poor condition, having suffered damage potential future contractors to enter the attic spaces safely.

2.2 Building Analysis contd.

As noted elsewhere, the energy performance of the existing building falls an external escape door from the main stairwell, passing the reception, but well below current standards, or even that for reasonable comfort in winter. it is unlikely that the dimensions of this space will comply. Given this, insulation of the existing structure will need to be considered throughout. It must be assumed that all electrical, water and heating systems iii. Vertical navigation within the building will have to be stripped out and replaced as part of any Public access to the first floor is via a single central stair that doubles back redevelopment works. Further assessment is needed of the above and below on itself around a curved balustrade, with an offshoot to access the west ground drainage, but it can be assumed that much of this will also have to first floor wing at a slightly lower level to the main upper landing. There is be renewed. The state and capacity of the existing septic tank has not been no intermediate landing at this change in direction. There is no lift in the ascertained but this should be reviewed with any projected increases in building. usage taken in to account. The building’s private water supply is currently fed from the adjacent hillside, although the ongoing regional installation of iv. Sanitary facilities mains water by Scottish Water makes it possible that a public supply will be The male and female WCs are unlikely to be of an adequate size and form made available within the current programme before any construction work to comply with most accessibility dimensions. The building may need more commences. WCs depending on the number of likely users. There are not currently any accessible sanitary facilities in the building. It is unclear at this stage whether 2.2.4 Access the first floor bathrooms and ensuites would comply with current accessibility Due to the age of construction, the building does not comply with current standards. accessibility standards. However, there is scope for improving accessibility within the building through the design process. i. External and entrances The site is broadly flat and level, but with car parking areas and access routes formed in loose gravel. The main public entrance is via two steps up from external ground level. ii. Horizontal navigation There are several stepped level changes within the public parts of the ground floor with no alternative internal routes. There is an escape route to

2.2 Building Analysis contd. Area/Item Significance Capacity for change Interior 2.2.5 Assessment of Conservation Significance Lobby 7 6 The following analysis is also contained within the Conservation Statement Dining Room(s) 7 4 appendix. There are a number of reasons for the preservation of the building Entrance Hall & Reception 5 6 and its setting on cultural grounds: Lounge 7 4 -- Historical: for the information or evidence of the past embodied in it. Male & Female toilets 5 7 -- Aesthetic/Architectural: for its beauty, for its value as a work of Stair & upper landing 6 5 architecture. Inner Hall 4 3 -- Social: for the value embodied in both tangible and intangible Bar 5 3 attributes of the site to the local and wider community. Pool Room 3 2 Key to Significance Kitchens & service areas 3 2 7,8 Exceptional National or international significance East bedroom wing 3 3 5,6 Considerate Regional significance West bedroom wing 3 4 3,4 Some Local significance Upper floor bathrooms 5 6 1,2 Negative or negligible Negative or limited heritage value Exterior Key to Capacity for Change South Extension (1935) 7 7 7,8 Very low Fragile and very vulnerable to change or East Wing (1833) 4 5 neglect. Only capable of accepting minimal West Wing (pre-1833) 3 4 interventions carried out with great care if West flat roof extension(s) (1935) 4 3 these avoid compromising significance. Entrance forecourts 3 3 5,6 Low Vulnerable to change or neglect. Capable Outbuilding to SW 2 1 of accepting some changes if these avoid Outbuilding to NW 4 3 compromising significance. Formal garden 3 3 3,4 Moderate Capable of accepting a number of changes Greenhouse 3 2 without compromising significance. Field 1 1 Significance must inform proposals. Boundary walls to roadside 3 3 1,2 High Major interventions possible without compromise to significance. Metal railings 5 5

2.2 Building Analysis contd.

Existing Ground Floor Plan Existing First Floor Plan Scale 1.200 at A4 Scale 1.200 at A4

2 The Crook Inn

2.3 Structural Engineer’s Report

2.3.1 Introduction alterations and extensions. The last major refurbishment was in 1936 when David Narro Associates (DNA) have been appointed as part of a design team the original building was extended and altered to Art Deco ‘roadhouse-style’. to conduct the initial feasibility and options appraisal for the rehabilitation and refurbishment of The Crook Inn. DNA carried out a structural condition survey According to archive information the original building appears to have been of the hotel building as part of the initial design team walk round on 7 August a traditional farmhouse with rear extensions connecting to a stable block 2014. No investigations were carried out as to the strength of individual to the south. The alterations and extension in the 1930s to transform the structural members nor was any site investigation work or inspection of the hotel extended out to the north, west and south sides of the building, as well foundations undertaken. No finishes were removed or floorboards lifted. No as creating large openings in existing internal walls to open up the central specific inspection was made in relation to timber decay or infestation but entrance hall of the hotel. an appraisal of the extent of recent rot repairs was made, along with logging areas of concern. Access was gained to most areas of the building, but not The north single-storey extension created the bar and games room, the west attic spaces or one section of first floor where there was no floor present. extension created a larger kitchen block and the south extension created a large dining space. This report is an initial structural appraisal which will comment on the current structural condition of the property, and will inform the design The external walls of the original main building are of stone masonry, with options appraisal going forward. Following the initial design proposals and stone internal partitions creating the original hall and stairwell. Internal first discussion with the design team and community, further commentary will be floor walls are stone masonry surrounding the central stairwell and ensuite provided in feedback Report 2. bathrooms, with timber stud walls dividing the four corner bedrooms. The external walls of the 1930’s north and west extensions are brick cavity For the purposes of this report the front elevation on A701 will be considered masonry, and internal walls are generally brick with limited lengths of timber East facing. stud infill (potentially as part of later alterations). The external walls of the south extension are glazed with Crittall windows on a brick cavity dado wall. 2.3.2 Description A full description is provided in the Conservation Statement (Appendix C) The external walls have a render finish, probably applied in the 1930’s. that details the probable evolution of the C-Listed building through various Most of this render appeared to be cementitious and will be trapping water

2.3 Structural Engineer’s Report contd. in the stone walls. There does not appear to be a damp proof course in the original stone ground floor walls, but there is likely to be some form of damp proofing at the base of the 1930’s cavity walls. The roof of the original building and rear first floor extension is of cut timber and is pitched and slated with hips over the main eastern building. The roof over the single- storey 1930’s extensions are timber joisted with boarding and felt finishes, using steel beams for support over the kitchen and games room.

First floors are timber joisted and have ash deafening in the original building and the south-western extension block. The first floors in most other rooms in the extension block have been replaced with newer joists as part of the recent rot repair works.

Ground floors construction varies between the higher timber joisted floor in the eastern original building and the lower rear extensions. The lower rear extensions have concrete floors on the hard with the exception of the games room in the northwest corner of the property, which has a timber joisted suspended floor.

The main slappings carrying heavy masonry walls above utilise rolled steel joist sections, in turn carried by masonry piers. Most lintels in the original building were timber lintels and most remain in this block. In the later 1930’s extensions the lintels appear to be precast concrete. Where existing openings have been left in original walls the timber lintels appear to have been left in place, but new steel lintels were added to new slappings.

Externally, the ground is relatively level around the building with a slight slope downwards from east to west that allows level access to east front doors and

2.3 Structural Engineer’s Report contd. west rear doors. Drainage wraps around the north and west elevations before joining at the northwest corner of the property. The combined drainage then runs to a brick septic tank in the field to the north. Main runs appear to be approximately 1m below ground level along the west elevation suggesting that any alterations to the building drainage should be easily accommodated and be able to meet existing invert levels.

2.3.3 Condition and Observations In general, the building is in reasonable condition for a building of this type and age, and given it has suffered from major water ingress and neglect between the hotel closing and the purchase by the Tweedsmuir Community Company. There are, however, signs of resurgent rot infestation in many areas of the building, even though the external fabric appears to be providing shelter from direct weathering.

There were no signs of structural movement or settlement of the foundations and the building appears to be fairly robust with numerous crosswalls providing overall stability to the structure.

Timber rot has obviously been a major issue with the building, with areas of incomplete rot treatment works in evidence throughout the building, and in particular at the first floor level of the central first floor areas to the west of the stairwell. Some floors have been completely removed and new joists installed, with their ends wrapped in dpc. Splices installed as part of recent rot repairs to the first floor timbers over the bar may need to be revisited due to the splice being close to midspan of the original timbers.

2.3 Structural Engineer’s Report contd.

Roof rafter ends over the roof of the northwest section have been heavily particularly in the northwest block at first floor, and in the original eastern spliced, with new pockets cut into the existing masonry to accommodate the range. Masonry walls throughout the building appear to be sound and new bearing positions. It is envisaged that similar rot works may be required should not require major work, unless cementitious mortar has been used to the other roof rafter ends, but this will only be known once access is for repointing in previous maintenance. gained to the attic space over the original eastern block and southwestern corner block. Where it was possible to inspect the timber lintels in external walls, most appeared to be rotten to some extent and it will probably be necessary to Timber safe lintels have been replaced in the northwest quadrant of the replace these lintels with new precast concrete lintels. building at first floor with steel beams on the two northwest windows. Previous replacement precast concrete lintels have been installed to the lintel over The existing ground bearing slab appeared to be in good condition but the door from stair half landing into the western first floor hall. where this was installed next to original masonry walls (in the dining room say), there is a chance that moisture could be tracking towards the edges Horizontal timber plates are present in some walls and appeared to have of the slabs and rising through the masonry through capillary action. This been replaced and infilled with masonry pinnings. It was unclear if the mortar should be investigated at the same time as rot investigations. used was cementitious or lime based. 2.3.4 Recommendations and Next Steps Steel beams carrying the roof of the western kitchen extension and northern Further investigations are required before full costing information can be games room extension appeared to be in good condition, albeit there may be provided to the Quantity Surveyor, with the most pressing being a timber rot some surface corrosion evident. The main slapping beams were exposed in survey of the existing building. It is very important that we find out the extent limited locations, mostly to the southeast corner of the dining room extension, and depth of the timber rot spread so that we can determine how much and appeared to be slightly more corroded but still serviceable. of the existing lath and plasterwork can be retained. Most of the structural timbers have either been treated, are exposed to view or can be assumed The timber ground floors in the northwest games room and south dining to need some work, but a rot survey will also confirm the extent of structural room were in very poor condition with fruiting bodies and partial collapse works that will be required to arrest further rot spread. and there will need be a full evaluation of the timbers in these areas once opened-up. A site investigation will be required to allow the design of new foundations but this can wait until after Planning Application as we can make good estimates Lath and plaster wall finishes will need to be inspected for rot spread, of the ground conditions from the existing building.

2 The Crook Inn

2.4 Quantity Surveyor’s Report

2.4.1 Cost Commentary 2.4.1 CDM Coordinator’s Report It is clear from the Engineer’s initial inspection and report that the existing Initial advice has been provided following questions about the Client’s building is structurally sound. The main concern is the extent of the dry rot responsibilities on a project of this nature. outbreak. Although works have been carried out as noted in the report, dry rot continues to be present, will be spreading and may be in danger of It is clear from our site visit that a diligent approach is being taken by the affecting parts of the building already repaired. Client in restricting access to unsafe parts of the building, and the provision of personal protective equipment for all visitors. In general, it would appear that the building is suitable for redevelopment without major difficulty. Though it is clear that the ongoing dry rot outbreak An asbestos survey has been undertaken and an area sealed where may lead to removal of extensive areas of existing finishes with associated damaged asbestos in the attic has been identified. The removal of this is costs. Past experience has shown that timbers are often hidden within the noted as urgent in the report and we recommend this is dealt with as a structure of historic buildings and have to be carefully removed to eradicate priority. dry rot with the associated structural pinning and rebuilding adding to cost. Opening up and specialist surveys of the areas affected is recommended to All designers should start to develop a risk register for the project as initial establish the full extent of the problem and calculation of appropriate cost designs are considered. allowances for remedial and reinstatement works.

An outline architectural scheme with the Structural Engineer’s and specialist’s input will be required to allow a cost plan to be developed.

We recommend that an as early strategy, specialist survey and package of works is considered in relation to the dry rot outbreak to mitigate the risk of it spreading further. Construction costs are on the increase as the economy recovers. Contractors are becoming more selective in the projects they tender for. However, this will be seen as an attractive project for contractors with good access and parking.

3 Developing the Brief

3.1 Community Workshops

3.1.1 Introduction The community were asked to provide succinct answers to seven key questions on the Crook’s past significance, the community’s future ambitions for its use, opportunities that can be exploited and challenges that have to be faced. The seven questions posed were:

1. What are your key memories of The Crook from before it closed? 2. What was the most valuable aspect of The Crook as it was? 3. What would be the purpose of a re-opened Crook Inn? 4. What challenges did The Crook face before it closed? 5. Imagine one or more things you would like to do in the Crook that you didn’t or couldn’t do before. 6. What challenges do you think a re-opened Crook will face? 7. What opportunities does a new chapter in The Crook’s history present?

During the workshop people were encouraged to post comments in their own time, and later on a group brainstorming exercise was led by WT Architecture. The questions were later posted to the Save The Crook Facebook page in the form of a gallery, where people not able to attend the workshop could make their voices heard. A summary of the responses to each question has been provided, as well as an analysis of the overall themes emerging. A full list of all comments received is complied within Appendix B.

3.1 Community Workshops contd.

Q1. What are your key memories of The Crook from before it closed? “Pub a great “A place were “My mum “Great stop over There was a consistent pattern of people talking about their memories of The place for meeting. young folk (I was remembers going on way home” Crook being primarily of social gatherings and events, rather than mainly Shepherds to one) gathered to there for parties about its physical components of the building. From the 65 comments lawyers - no socialise” as a child, she is received, nearly half related to The Crook as a social hub. Many of the pretence” now 85!” comments echoed those received on the design inspiration boards, with people fondly remembering the cosy bar with its open fire as a general place to meet and socialise, and for significant events and celebrations. “Meeting people “The associations “Good family “Helping out in Around one third of people’s strongest memories complimented the quality for the first time with Robert Burns meals” the kitchen” and consistency of the food and drink, and the hospitable staff. Several when we moved and sense of attendees were not from the local area, and expressed their key memories to Tweedsmuir” history” of The Crook were its function as a welcoming and convenient stop whilst travelling. Although many people reference the atmosphere in the building, there were few comments regarding the built fabric. “The only place “History as a “Somewhere to “Offered Q2. What was the most valuable aspect of The Crook as it was? for gathering coaching Inn - get a meal and employment to all Over half of the responses received said The Crook’s function as a social between Moffat country focus for a pint when you ages and social epicentre was most valuable to them. The remaining comments split equally and Broughton. meetings” were too tired to status” between food & drink, employment and business, and the building’s history Over 20 miles” cook” and design. Good quality food and drink were commented on numerously. Some people referenced the building’s importance as a provider of local employment whose presence helped other neighbouring businesses. “Centre for the “The beautiful “Always open, “Great meeting As with Question 1, there were surprisingly few comments regarding the community” bar and stone good for local place for local physical fabric of the building, with only two people mentioning the Art Deco floor and fire in business to take people and aspects. the middle of the visiting groups” friends” room” Adjacent are just some of the comments received on these two questions.

3.1 Community Workshops contd.

Q3. What would be the purpose of a re-opened Crook Inn? Not surprisingly, following on from the answers to questions 1 and 2 many people (over half) responded that the focus for a re-opened Crook Inn should be to provide a reinvigorated social hub. However, nearly half of answers related to the creation of a sustainable community business enterprise to provide learning and employment. Only two responses highlighted the building’s historical context as being the primary reason for re-opening.

Q4. What challenges did The Crook face before it closed? Issues relating to the community’s remote location were referenced repeatedly. Many people said that the building’s remote location and small immediate market make it difficult to maintain consistent trade throughout the seasons. A lack of public transport or places to stay overnight and predominance of private car travel meant that drink driving was seen as a major contributing factor to The Crook Inn’s demise. Several people felt that the decline of the business was also down to a lack of vision from the managers, and drops in the quality of food and drink on offer. The fabric of building was not seen to have contributed excessively to the downfall of the business, but some people did comment that before it closed the interior had been allowed to deteriorate and was feeling outdated. There was a sense that a combination of factors emanating from poor business management meant that as food quality declined and reinvestment opportunities were missed, the clientele were reduced to those wanting to only use The Crook as a place to drink, which exacerbated the problem of drink driving.

3.1 Community Workshops contd.

Q5. Imagine one or more things you would like to do in the Crook that you “A venue for “Development “Come to “Overflow didn’t or couldn’t do before. cooking / photo of main natural discussions/talks, accommodation There was an emphasis on The Crook Inn providing a broad range of activities courses” resource -scenery see films, theatre” for the arts to facilitate more social gatherings and events, with over a third of the 110 and hills- really education centre responses focusing on this area. These included informal opportunities target walkers I want to open in for coffee mornings and meals commensurate with The Crook’s previous nationally” Tweedsmuir” functions, but also more opportunities for larger social events such as ceilidhs, live music and provision of flexible function rooms. Spaces for musical practice and performances were mentioned repeatedly. Other “A place to take “Regular social “Music would be “Go to the library suggestions focused on more active pursuits including a cycle hub and an my kids, get a gatherings, good. A climbing in the Crook” outward bound facility, and several suggestions of a gym. decent cup of winter meetings, wall would be coffee” presentations by fab - the nearest Around a quarter of people responded that The Crook Inn should also help local people is many miles deliver essential services to the community. Many people suggested small- away.” scale retail opportunities for buying and selling local produce and crafts, a bakery, and stocking grocery essentials. Other suggested services to the “Studio space “Attend courses “A centre for “Hostelling, support included reinstating the Post Office, providing a place for picking for local artists / and heritage outdoor pursuits” camping” up prescriptions and deliveries, and even a suggestion for an electric car trades” events” charging station.

Opportunities for enhancing learning were also highlighted, with many people suggesting a library service. A heritage museum or interpretation space was mentioned several times as a way of educating locals and visitors on the “Buy local “Promote local “Exercise gym” “Shop, drop-off history of the building and the area. Finally, some people answered that produce” products like for fresh orders” they would like to see courses in cooking, arts and crafts made available. Broughton Beer” Accommodation was mentioned in several answers, but almost exclusively leaning towards camping and hostelling facilities, rather than up-market hotel rooms.

3.1 Community Workshops contd.

Q6. What challenges do you think a re-opened Crook will face? Very remote, long Providing Lack of people Combining a There were significant crossovers between the areas highlighted as potential winter, no bus appropriate / community space obstacles for The Crook Inn’s successful redevelopment. However, it was service qualified and a business clear that everyone had a strong view of The Crook Inn operating as a management and model commercially viable enterprise in order to sustain its community functions. staff

The effective management of the business generated half of all comments received. These included a need for strong marketing campaigns and building of reputation in the local area, south of Scotland and north of Unacceptable of Re-establishing Creating an Sustaining trade England. An overwhelming number of responses highlighted the quality of drink driving itself as a bar, attractive venue through the winter staffing and management personnel as being a major factor for determining restaurant, hotel to ensure use the ultimate success of the venture. Quality of service and food was seen as after such an throughout the needing to mirror the quality of the newly developed building. Staffing issues interval year relate heavily to location constraints, with sourcing of adequately skilled staff being a major issue within such a remote and small population. Many people reiterated the lack of public transport and a consequent reliance on private Pleasing both Advertise, Building business What is the car travel, leading to problems with drink driving. The difficulties of attracting visitors and Advertise, relationships with Crook marketing? passing trade, and maintaining cash flows outside of peak season were also locals. Simple Advertise group tours and Dynamic manager cited. food and high activities required. end cuisine Some of the social factors referred to by community members included the need to maintain determination and interest amongst the community. Many people understood the difficulty of striking a balance between the goals of a Double glazing in Getting footfall, Limited public Staff employment social enterprise serving locals and the needs of a viable business serving Art Deco areas - need to give transport visitors. The location constraints identified as being a cause for the original freezing in winter! people a reason closure of The Crook were reiterated here. to stop.

3.1 Community Workshops contd.

Q7. What opportunities does a new chapter in The Crook’s history present? The final question asked attendees to consider opportunities that could be exploited to help fulfil some of the desires for the building’s future, address obstacles, and what might result from these endeavours.

Around a third of people viewed the redevelopment as an opportunity to galvanise the immediate and wider community, reverse decline, and provide a sustainable future for subsequent generations. A commercial element was seen as important to facilitate this, providing not only a method of delivering services and activities to locals and tourists, but also creating much-needed employment. Over a third of answers focused on an opportunity to boost business. Showcasing the area’s social and natural heritage was seen as another aspect not being fully explored currently that would benefit from the redevelopment of The Crook and through the provision of training courses.

A redeveloped Crook Inn with contemporary alterations or extensions was seen as a way of boosting the reputation of the building and the community and creating a draw of tourists, whilst preserving the historical significance of the building. Improved energy sustainability and adaptability were also highlighted as being important.

3 Developing the Brief

3.2 Community Design Feedback

3.2.1 Introduction A series of eight display boards were presented at the community workshop, and were later displayed again at a local community sports event. Each display board comprised a collage of images depicting The Crook Inn, and precedent images of other buildings, materials, and types of spaces under the following themes:

-- The Crook Inn : as it was then -- The Crook Inn : as it is now -- A Place to Meet and Socialise -- A Place for Food and Drink -- A Place to Stay -- Other Possible Functions -- Gardens & Landscape -- Adapted Buildings & Materials

Self-adhesive ‘Post-It’ notes were provided for attendees to make comments on the images. People were encouraged to make specific comments on individual images, as well as any general views they may have. A full list of all feedback received is contained in Appendix A.

3.2 Community Design Feedback contd.

3.2.2 The Crook Inn - then and now It was not surprising to hear from community members that the historic and recent images of The Crook provoked strong memories of social gatherings, and a sense of sadness that the building has deteriorated so much. Around one third of all comments across the two Crook Inn image boards focused on the former bar and its atmosphere. Numerous comments referenced this as being a cosy and warm space to socialise in, especially in the colder months, and particular importance was placed on having an open fire. However, many comments highlighted the bar’s cramped layout with limited and uncomfortable seating, and consequently it’s tendency to become overcrowded.

“Going out for special family meals.”

“Intimate bar is good but this was never very comfortable and often overcrowded because [of] irrational space.”

The Art Deco features were seen as being important to the building’s character, and something that should be preserved. However, many people expressed that this should not overrule the importance of creating usable contemporary space. There was generally a contrast between a desire for a darker, cosy bar area, and lighter more airy spaces elsewhere.

“Keep the Art Deco toilets, windows and other features and signage, they are a significant part and attraction for people.”

“Preservation at expense of dynamic and functional space is not sensible or good.”

3.2 Community Design Feedback contd.

3.2.3 Socialising, eating and drinking Many people made observations that the layout and atmosphere of the bar should cater for a range of customers; regular locals, tourists and families. As registered on The Crook Inn photograph boards, many comments referenced the need to create a cosy bar environment, preferably with an open fire or stove. Several people commented that the bar that should serve good quality food, as well as beverages. An option for hosting local folk music acts and bar games was also seen as important.

“Needs to meet needs of two types of bar-users. Regulars, possibly louder wanting sports on TV and music and people wanting a quiet meal and drink.”

“Keep old bar with ‘through’ fire-real ales! Room for formal/informal music sessions.”

On the ‘Place for Food & Drink’ board, not many people liked the images of more formal restaurant settings, and some indeed suggested that this approach would not be appropriate. Instead, images depicting relaxed cafe-style environments received many more positive comments. Many comments emphasised the need for food and drink to be healthy, local- sourced and home baked. Some people also suggested the possibility of having a takeaway option.

For the both bar, and cafe / restaurant boards, people favoured spaces with a mixture of older and contemporary architecture. A sense of welcoming was expressed as being paramount, and although light and open space was also highly regarded, minimal or “clinical” feeling spaces were rejected.

3.2 Community Design Feedback contd.

3.2.4 Accommodation The community were presented with a broad range of accommodation precedent images, including bothies and bunkhouses, and up-market hotels. Many people remarked that The Crook Inn should provide a range of options that included humble bunkhouse and camping accommodation and more private, higher-end bedrooms on a B&B basis. Community members expressed the importance of maintaining trade through the seasons by catering to a wide customer base including walkers/cyclists, families, and couples on romantic weekends away. Many people suggested that providing a place for people to stay would encourage support for educational courses to take place at the Crook, and dissuade people from drink driving.

“Base for masses of local outdoor activities and projects”

“A few good rooms, more bothy/camp etc beds.”

“Hostel and more luxurious rooms, choice of accommodation depending on budget.”

“Cosy and easy to maintain accommodation with sound proofing from traffic noise.”

3.2.5 Other functions A range of images were presented showing alternative functions not currently present at The Crook, as well as an opportunity for people to make more general comments on other possible functions. The responses fell broadly into the following three categories; providing essential services, a place for activities and events, and a place for learning:

3.2 Community Design Feedback contd.

Services There was some support for small-scale retail elements including a bakery, a shop selling essentials, and an opportunity to sell local produce and arts & crafts. However, a concern was noted over the scale of the market for these, and suggestions were made that these retail functions could on a part-time or monthly basis. Several people suggested reintroducing a Post Office. A library or book sharing was suggested by some people, possibly in collaboration with the existing mobile library service.

Activities Many people commented on the need for a flexible communal gathering space, allowing for a range of activities including ceilidhs, talks and community meetings, live music and cinema, and weddings. From comments posted, and conversations with community members, The Crook Inn was seen as being well placed to facilitate a range of outdoor activities. The idea of a cycle repair pitstop to tie into wider cycle routes was strongly supported. Several people suggested providing a small gym facility.

Learning Ideas for creating a range of educational and training facilities were strongly supported. Images representing adult learning facilities, cookery schools and manual skills workshops received many positive comments. The community noted that options for learning could be targeted at enhancing local skills and providing employment, but also offer residential or weekend courses for paying visitors.

3.2 Community Design Feedback contd.

3.2.6 Gardens & Landscape A significant number of comments highlighted an opportunity to use the gardens around The Crook Inn as an extension of the catering, hospitality business and learning functions of the building. There was strong support for an outdoor beer garden or BBQ area and cafe seating area. However, it was noted that climate and midges present a potential obstacle to their success. As reflected in some of the comments on the ‘Place to Stay’ board, many people suggested using some of the land as a space for camping, caravans and wigwams. It was suggested that allowing people to camp cheaply would generate a captive market for the building’s other commercial functions, and might help alleviate the problem of drink driving.

Many people commented positively on the idea of creating a community herb or vegetable garden, perhaps to supply the The Crook Inn cafe. Some people also suggest the herb garden could be used as a teaching tool, complimented by areas for field study, conservation projects and forest schools. Creating a safe area for children to play was also referenced several times, as well as the problem of safely crossing the A701. Other suggested activities included an area for ball games, and a marquee area for functions and gatherings. Linking in with local walking routes and generally building better connections with the wider landscape was mentioned several times.

Images depicting informal country gardens received more positive feedback than formal landscaped gardens. Several people commented favourably about the prospect of using dynamic contemporary materials to create shelters, walkways, seating areas and sculptures.

3.2 Community Design Feedback contd.

3.2.7 Adapted buildings and materials Contemporary combinations of timber and stone alongside glazed elements were mentioned repeatedly as being appropriate to the surroundings and lending a character, warmth and sense of place to the building. There was an emphasis on capturing natural light within the building, with clever use of artificial lighting outside and in. Emphasis was placed on the desire to specify durable local materials where possible, both for their appropriateness to the context and also from a sustainability point of view. Several people referenced the importance of creating an energy efficient building, possible exploring options for micro-generation or biomass fuel sources. Here are just a handful of the many comments received:

“Tasteful practical eco materials, lots of wood and natural stone.”

“Good idea to use local materials to fit in with the landscape.”

“Compliment art Deco theme, use locally sourced materials.”

“Marry the old with the new, keep as much character as possible.”

“Really cool, contemporary, fun, interesting.”

“Should enhance, not disregard old but not be in awe of it either.”

“Lots of natural materials and glass so lots of light.”

4 Conclusions

4.1 Findings & Outcomes

The following were the key outcomes of the research undertaken at this 4.1.2 The Crook Inn building stage: -- The history of development on the site has been one of continued evolution, so new built forms and adaptation of the existing fabric would 4.1.1 The function of a reopened Crook Inn to the community fit with a pattern of ongoing evolution of the Crook. -- Even eight years after closure the Tweedsmuir community remain highly -- The building structure is generally sound but there continue to be engaged with the process of securing a future for the Crook as the heart problems with rot and damp ingress. Roof coverings, windows and non of local social life. structural aspects of the shell are likely to require extensive renewal. -- The primary purpose of a reopened Crook would be as a place for both Surviving Art Deco interior fittings are largely capable of restoration/ formal and informal social gathering, around the regular activities of preservation, but all services and most finishes will require renewal eating and drinking. throughout any retained structures. -- Providing a place for visitors to stay brings vitality to the area, provides -- The architectural significance of some aspects of the buildings fabric and income for the building, and supports other local businesses. will have to guide some of the design proposals, but can also be used to -- The Crook Inn could provide local job and training opportunities in promote and define the Crook Inn. particular for young people who often have to move away to find work. -- The asbestos within the building should be removed from site as soon as -- The potential for the Crook providing occasional entertainment in possible if funds to undertake this can be secured. the form of music or film should be allow for in any design proposals, -- The existing building layout is hard to navigate both from an accessibility although Tweedsmuir Hall provides a venue for some larger scales of and a legibility point of view, and design proposals should address both entertainment. these issues. -- The potential for the Crook building containing other community services -- The local community are less attached to the buildings physical form such as a shop and library should be seriously considered. than to the function it has provided. People appear to like and dislike the -- There is a potentially important role for the Crook in providing a venue for 1930’s aspects of the building in equal measure, and while some would small scale education and training. like to see the restoration of original spaces there is a general feeling that the needs of a modern eating and drinking venue should override any sentimental attachment to the buildings original spaces.

4.1 Findings & Outcomes contd.

4.1.3 The challenges facing a reopened Crook Inn 4.1.4 The shape of the future Crook -- The nature and extent of renewed operations at the Crook need to be -- The clearly identified social role of the Inn will need to be supported by considered carefully for their economic sustainability. other economic drivers. These are likely to have to go beyond income -- While there is a demonstrable desire amongst the local community for the generated by a bar and food provision. Crook to reopen, its sustainability will depend upon successful income -- The open ground to the east provides an excellent opportunity to develop generation from visitors and passing trade. both camping and bunkhouse accommodation, and this function has -- The isolation of the Inn will mean that it needs to adapt to seasonal strong support from the local community. demands and combat the problem of drink driving. This might be through -- There does not appear to be an appetite for re-establishing the same providing a range of rooms to stay over night in, or through promotion of range of overnight accommodation as was previously housed in the the Inn as primarily a place to eat rather than a place to drink. Crook. Locals and former clientele consulted felt there should be a small -- The continued ownership by others and potential development of the number of high quality ‘boutique’ rooms that visitors could stay in. The neighbouring site for housing may place limitations on the physical accommodation could be a driver for residential courses and provide a form of the future Crook, and could at worst restrict some of its potential customer base for the other functions of the building. operations. -- Small scale community educational and training facilities could double up for residential training, vocational or lifestyle courses run at the Crook. -- The cultural, natural and social history of the area could be promoted both within the Crook and be exploited as significant selling points for the Crooks activities. -- The Crook is well placed to tap in to the explosion in recreational cycling, and further liaison needs to be done with Scottish Borders Council and Sustrans on the potential for establishing an off-road cycle route along the old Talla Railway route. Suggestions for a small scale cycle repair workshop should be considered in relation to this. -- There is strong local support for the development of outdoor activities and courses associated with the Crook, either run by the Crook/TCC or as a venue for other local businesses.

4 Conclusions contd.

4.2 Proposed Accommodation Schedule

4.2.1 Overview -- Provision should be made for displaying local and visitor information It is recommended that the brief set out below is used as the basis for both inside and out. developing design proposals. -- The entrance space is to be welcoming and well lit, with space for both temporary and permanent displays. The findings from the Community Design Workshops largely endorse the findings from previous studies, but expand the brief in some areas. There ii. Gathering space: there is a strong mandate to deliver a facility that remains, however, a clear priority at the core of the brief: for the Crook Inn encourages community members to come together for larger collective to provide a social hub. The ongoing development of the business plan by events and gatherings. Community Enterprise will need to provide more detail on the nature and -- Provision of large-scale gatherings within the building should be extent of some functions, and given this some aspects of the brief may remain balanced and connected with existing provision in the local area provisional for the development of the initial outline designs. Aspects which e.g. Tweedsmuir Community Hall. require clarification from TCC and/or Community Enterprise are highlighted -- Creation of a mono-functional ‘hall’ space should be avoided. in italics in the facilities schedule below, and are summarised in section 4.3 -- Consideration should be given to a layout of the public bar and below. cafe/restaurant areas on the ground floor that can adapt for large gatherings such as weddings, Hogmanay, birthday parties and In all cases, the feedback from the community Workshops should act as an reunions. ongoing guide as design work progresses. -- Further input is needed from Community Enterprise on the range and scale of events that might suitably be held in the Inn. 4.2.2 Facilities i. Reception: There should be an accessible and legible reception area iii. Public bar: There is a strong community demand that a redeveloped within the ground floor of the building where community members and Crook Inn should continue to incorporated a licensed bar. visitors alike can gain information about the building’s services. -- Designs should explore the possibility of retaining physical elements -- Options for integrating this space more informally within the public of the original bar, in particular the open fireplace. bar, cafe, or retail space should be explored. -- Designs for the bar should provide a mix of comfortable seating. -- Retention of the Art Deco reception counter and glazed partition -- The layout and atmosphere of the bar should feel cosy and welcoming should be considered. to a range of clientele, including regular locals, families and visitors.

4.2 Proposed Accommodation Schedule contd.

-- The design should allow hot and cold meals to be served in the bar. -- However, confirmation will be needed from the TCC and Community -- The location and layout of the bar within the building should be Enterprise on the number of covers required. considered relative to its connection to the other public spaces of -- Although the space should be able to adapt to a range of catering the building, but the current location is not sacred. styles, the TCC should confirm the preferred style on which to base -- While a discreet bar space is important to the community, allowing the outline designs i.e. basic lunches, hot drinks and cakes, mid- small scale gatherings of people there to feel comfortable, the market hot meals, or higher end gastronomy. relationship with the eating areas needs careful consideration both -- A sheltered outside area for tables should be considered. for staffing purposes and so that the bar appears welcoming and accessible to visitors. v. Kitchen -- Further information is needed from Community Enterprise as to the -- The single-storey 1930s kitchen and service wing of the building is approximate number of customers to be catered for. not fit for purpose and may be considered for demolition. -- New food storage, preparation and serving facilities should be iv. Cafe / restaurant / bistro provided to meet the demands of the new cafe/restaurant and public -- Designs should seek to incorporate the existing Art Deco restaurant bar facilities. setting to the south of the kitchen. -- An approximate floor area of 20m2 will be assumed for the outline -- Similarly with the public bar, the layout and atmosphere should be design proposals, with 20m2 further for storage areas, but additional designed to suit a range of potential clientele. guidance will be needed from the TCC and Community Enterprise. -- The eatery should allow for counter and table service. -- Consideration should be given for the capacity of the kitchen to -- Designs should present options for creating better spatial cater for larger community events. connections between the cafe/restaurant area and the public bar. -- If the public bar and cafe/restaurant area are to separately serve -- The public eatery should have good visual and physical connections different styles of food and drink, the requirements of one space to the outside and a good presence from the road. must not compromise the other. -- There should be an emphasis on creating light, bright, open spaces. -- The TCC and Community Enterprise should advise on whether a -- A floor area no smaller than 70m2 will be assumed for the outline component of community kitchen or cookery tuition space should design proposals, based on the current provision within the building. be incorporated. This allows for approximately 40 covers at one time, although it -- There should be good ventilation of these spaces. might be assumed that up to around an additional 10 covers may be accommodated in the bar.

4.2 Proposed Accommodation Schedule contd. vi. Multipurpose community meeting room -- The former Crook Inn provided 10 bedrooms at first floor level of -- A flexible meeting space to support a range of community outreach, varying sizes, some with ensuite. business, education and possibly healthcare functions. -- Proposals may have to investigate provision of additional accessible -- Should be designed to accommodate 20 people in a group meeting. bedroom space(s) on the ground floor. -- Should have good AV set up. -- For the outline design proposals, it will be assumed that as a -- Designs should explore options for flexible division of this space to minimum the 4no. ensuite bedrooms in the current first floor east accommodate separate functions. wing will be retained and upgraded. -- Could connect in to the gathering space within the building, provided -- Retention of the remaining 6no. bedrooms in the first floor west that adequate privacy and acoustic separation could be achieved. wing will have to be considered against the business plan, the requirement for more suitable sanitary facilities in this area, and any vii. Retail area: there is demand for a retail space in which to market local proposals from TCC or Community Enterprise for incorporating staff produce and crafts, as well as stocking essential groceries for local accommodation in the building. residents. There is also an opportunity to supply a prescriptions and postal pick-up service. ix. Bunkhouse Accommodation: there is a strong community desire to -- Further guidance is needed from the TCC and the business consultants provide bunkhouse accommodation for visitors. It was felt that inexpensive on the scale of the shop required. However, consideration might be accommodation could help support some of the community’s ambitions given to a food servery providing a retail function to some degree. to host educational courses at The Crook. The practicalities of this will depend on the nature of the retail. -- Further guidance is needed from the TCC and Community Enterprise -- A provisional shop space nominally 30m2 will be explored, with an on the number of bed spaces required and the target market. additional storage room 12m2. -- The design team will work to a provisional maximum bunkhouse -- The shop space may be distinct from the other spaces, and easily accommodation of 16 bunk house bed spaces. secured when closed. The building layout should allow the café and -- Designs should consider the provision of communal areas to serve shop to benefit from each other’s foot fall as well as the possibility of the bunkhouse accommodation. them being run by the same team, as set out above. -- Options could be explored for incorporating bunkhouse accommodation within or adjoining the existing building, or as viii. Bed & Breakfast Accommodation a detached structure elsewhere on the site. It is possible that a -- Further guidance is needed from the TCC and Community Enterprise detached bunkhouse component could benefit from being located on the target market, and number and type of bedrooms to be provided. on the eastern side of the A701 to compliment other outdoor activities.

4.2 Proposed Accommodation Schedule contd. x. Cycle facilities xii. Toilets -- Ample secure cycle parking should be incorporated into the -- Public sanitary facilities are required within the building, and should landscape proposals. Consideration should be given as to whether be designed to satisfy current Scottish Building Standards. this is provided under cover or in the open. -- The existing sanitary facilities are unlikely to sufficiently meet the -- Passive monitoring of the cycle parking area should be encouraged requirements of the redeveloped building. by making it easily visible from the public parts of the building. -- The recommendations of the Conservation Statement should be -- An external area for cleaning bicycles may be included with a followed with regards to the preservation or adaptation of the existing sustainable water supply and adequate drainage. Listed bathrooms. -- Consultation should be sought with Transport Scotland, Scottish -- The TCC should advise on whether out-of-hours access to the public Borders, Sustrans and other key stakeholders to connect the WC facilities is required. proposals with established and proposed cycle routes in the local area. xiii. Other possible functions -- The TCC and Community Enterprise should advise whether the -- Staff accommodation creation of a dedicated bicycle repair shop should be incorporated -- Library into the design, and whether cycle hire will be proposed. -- Gym -- Soft play area : while this was suggested by some workshop xi. Office participants, the spatial demands of this raise concerns over the -- A small office to provide 4no. desk spaces. impact this would have on the character of the building and the -- The office should be provided with good natural and artificial lighting pressure it could put on other programme elements. and natural ventilation. -- It should have good acoustic separation from the public spaces 4.2.3 Materials & Construction within the building. i. New constructions and alterations should be of high quality materials -- The office/s should have good connectivity with the community and execution. meeting room. ii. Natural materials are preferred, and should be locally sourced where -- It should be fully accessible. possible. iii. New building components should be contemporary in nature and appropriate to their time and place, working to compliment the setting of the historic existing buildings.

4.2 Proposed Accommodation Schedule contd. iv. There should be a carefully considered palette of materials used, which iv. Storage space: A full inventory of equipment needed for current and should be simple yet dynamic. proposed uses should be compiled, and storage should be meet these v. The built fabric should be durable and easy to maintain. requirements plus allowance for future expansion. The TCC should vi. Existing and new buildings should be warm, and easy and efficient confirm any specialist storage requirements e.g. a cash safe. to heat. Any new extensions to the building will need to comply with current Scottish Building Standards, which demand that the building be v. The TCC should consult with insurance providers and local Police highly insulated. Existing structures should have new high-specification constabulary to establish requirements for building security measures. insulation installed wherever possible, with due consideration to Any specific requirements should be relayed to the design team. conservation requirements. vi. Communication technology should be built-in to assist learning and 4.2.4 Accessibility & Services business functions in the building. i. The design should consider use of renewable technology to reduce running costs and carbon output. Current building regulations for new 4.2.5 Land & Landscape builds assume use of at least one kind of renewable technology and it i. It should be recognised that the separate private ownership of the land will be important to aim for as near to regulation standards as possible in and buildings behind the site to the west, and the requirement to maintain the interests of achieving a sustainable, energy efficient building. the specified access route, significantly limits scope for expansion of the building now and in the future. Anything more than a small extension to ii. Access: the designs should at least meet the minimum requirements of the building will require either an adjustment of the neighbours agreed Scottish Building Standards for accessibility for all users. Opportunities access route or the purchase of more land. to improve existing accessibility around and within the building should be explored. The standards set out in “BS8300: 2001 Design of buildings ii. The land to the east of the A701 comprises two-thirds of the total and their approaches to meet the needs of disabled people - Code of land under TCC ownership. There is potential to unlock this area as practice” should be followed wherever possible. a significant asset through the provision of some components ofthe brief in this area, to compliment any camping, public events, or outdoor iii. Consideration should be given to access to recycling facilities for both the activities being proposed. users of The Crook (recycling from the kitchen etc.) and the wider community.

4.2 Proposed Accommodation Schedule contd. iii. Designs should explore options to address traffic calming and x. Hard landscaping and built landscape features should be of high pedestrian safety around the building adjacent to the A701, to improve quality, durable construction and easy to maintain, and should connectivity between the two sides of the site and the wider landscape. respect the character of the existing landscape. Consultation should be sought with Scottish Borders Council and other key stakeholders in this regard. xi. Requirements for visitor and staff parking, including car, bicycle and coaches should be designed to reflect the scope of the design iv. Assuming the designs incorporate a cafe/restaurant or bar, options for proposals without compromising the setting of the building or safety. an outside eating and drinking should be explored, as well as potentially Consideration should be given to accommodating larger influxes of an outside BBQ cooking area. vehicles for key events. v. Designs should explore the allocation of ground for camping and/or caravan accommodation. Appropriate new services facilities, including toilets and showers, electricity and water connections, and sheltered cooking areas should be explored to compliment these activities. vi. A safe outdoor play area for children should be incorporated into the design proposals. Care should be taken in designing the playground so that it fits in with the sensitive landscape. vii. Creation of a small community herb and vegetable garden should be explored through the design process. viii. Opportunities to use existing grounds for hosting larger community events should be preserved and enhanced. ix. Connections with wider landscape pedestrian, cycle and horse trail routes should be enhanced.

4 Conclusions contd.

4.3 Next Steps

The next step for the design team is to commence work on outline design provided, and their types (e.g. single, double, twin or family). proposals, in line with the conditions of the appointment, for presentation -- Minimum and maximum number of bunkhouse bed spaces to be and discussion with the TCC and Tweedsmuir community. provided. -- Confirmation of any proposals for cycle repair, retail or hire facilities. The TCC should provide confirmation that the design team can progress -- Confirmation of any requirements for staff accommodation or welfare with outline design proposals based on the findings of this report. facilities. -- Confirmation of any requirements for public WC or other sanitary facilities If the TCC, through discussions with Community Enterprise, wish to include to be accessible outwith of normal opening hours. other brief components not referred to in this report then these should be -- Confirmation of requirements for library or book sharing facilities. discussed with the design team at the earliest opportunity. In order for the -- Feedback on suggestion of gym facilities from community. outline design process to be fruitful, and appropriately reflect the needs of -- Confirmation of any requirements for soft play space. the community and funding bodies, guidance is required from the TCC and -- Any special storage or security needs. Community Enterprise on the following brief elements: -- If camping or camper van parking is proposed, how many pitches and what supporting services are needed. -- Capacity requirements for a gathering space(s) within The Crook Inn. -- Minimum public and staff parking requirements. -- Capacity requirements for the public bar. -- Any special requirements for temporary outdoor events. -- The nature of any requirement for any food service in public bar. -- Confirm any intentions to adjust the shared access agreement orto -- Minimum and maximum floor area, and target number of covers for the purchase more land. public eatery. -- Confirmation of catering style required for eatery e.g. hot food, coffees The reports produced by the Architect, Structural Engineer, Conservation and cakes, self-service or table service. Architect and Quantity Surveyor all suggest that the unabated spread of dry -- Confirmation is needed on whether the kitchen is also to accommodate rot within the building could present a threat to the building’s historic fabric, cookery or other training classes in the future. which would cause associated cost and time risks. A specialist survey is -- Confirmation of the nature and size of any retail space and associated recommended in line with the findings of this report. storage provision. -- Minimum and maximum number of private B&B style bedrooms to be The recommendations of the IOM asbestos survey should be observed.