Killin and Ardeonaig Community Development Trust Ltd
Feasibility Study into a Public Toilet for Killin
SKS Scotland CIC
Final Draft Version
Project Director: Shona Sinclair Date: May 2014 Email: [email protected] Tel: 07711552094 www.sksscotland.co.uk
Contents
1. Executive Summary ...... 3 2. Background ...... 3 3. Methodology ...... 3 4. Research and Analysis ...... 5 a. Stakeholders ...... 5 b. User Groups ...... 5 c. Locations ...... 5 d. Identification of key criteria ...... 5 e. Survey Key Findings...... 6 f. Interview Key Findings ...... 6 g. Identification of key issues of importance ...... 6 h. Examples ...... 7 i. Financial models ...... 8 j. Governance ...... 8 6. Options Appraisal ...... 8 7. Proposed Solution – New build public toilet facility in the main street car park ...... 9 a. Outline Specification ...... 15 b. Governance ...... 15 c. Operational Model ...... 15 d. Capital costs ...... 15 e. Revenue costs ...... 15 f. Income opportunities...... 15 g. Funding opportunities ...... 16 6. Conclusion ...... 17 Appendix 1 – List of groups/individuals/organisations contacted ...... 18 Appendix 2 – Survey Questionnaire ...... 22 Appendix 3 – Location Map ...... 22 Appendix 4 – Survey Results ...... 22 Appendix 5 - KAT AGM March 2104 ...... 25 Appendix 6 – Options Appraisal ...... 26 Appendix 7 - Outline Specification ...... 32
Version No: Final Draft Date: 22/5/14
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1. Executive Summary Killin and Ardeonaig Community Development Trust, (“the Trust”) identified the need to ensure that there were public toilets facilities available for people living in and visiting Killin. With the potential withdrawal of funding from Stirling Council which currently provide this facility, the Trust wanted to consider the options available to it.
SKS Scotland CIC (“SKS”) was commissioned to produce a feasibility study to research and review possible solutions for public toilet provision in the village. Supported by the Trust, SKS identified the stakeholders for the project and carried out research and consultation to enable a report to be produced identifying a viable solution.
This report outlines the research findings and the approach to developing the solution. Each possible option is a compromise solution and balances the aims of providing both financially and economically sustainable facilities. The preferred option is identified as building a new toilet facility in an area in the main car park on the main road close to the Falls of Dochart. This would have a small kiosk built in to provide an income generating facility. This is deliberately a small scale retail outlet to reduce the risk of displacement to current commercial providers in Killin. Existing retailers will have the first option to manage this provision.
The design and operation of the preferred option is outlined and the next steps which could be taken to progress the model are included. There are potential barriers to the progression of this project which include the early stage agreement of Stirling Council to the development site. However, the design model has the potential to be adapted for alternative sites, should this one be unavailable.
The development and operation of this model has the potential to provide Killin with a sustainable public toilet facility for the use of residents, visitors and tourists to the area which will contribute to the economic sustainability of the village. This is a model which has the potential to be adopted in similar rural areas.
2. Background Killin and Ardeonaig Community Development Trust, (“the Trust”) commissioned SKS Scotland CIC (“SKS”) to undertake a feasibility study into the provision of public toilets in Killin against a background of the possible closure of the two sets of Stirling Council owned public toilets. The aim was to produce a model for sustainable toilet provision in many rural areas, not simply Killin. This project was undertaken between January and May 2014. Extensive background research had been carried out by members of the Trust prior to the project and was instructive in informing the plans outlined here. The purpose of this report is to provide a possible solution to the provision of public toilets and not to demonstrate the important “need” for such a facility. This has been clearly demonstrated in the earlier work by the Trust.
3. Methodology The brief for the project required a feasibility study to be undertaken to consider the public toilet facilities for Killin, focussing on the following:
Ensuring easily accessible and reliable toilet provision to recommended standards for Killin residents and visitors. Identifying a suitable site for the provision of toilet facilities. Making toilet provision cost neutral to the community. Planning a low maintenance, eco-friendly, toilet facility, able to cope with seasonal high usage, with an accompanying plan for funding in a format that could be replicated in other rural areas.
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Reducing hygiene problems caused by wild campers and passing traffic in the Killin area. Making Killin an attractive destination for all including children, women, the disabled and those with continence problems.
The outputs required from the project were:
To validate the assessment of the need for toilets. Exploration of the options and risks. Identifying the most suitable site. Identifying the most effective design including ease of maintenance and running costs. Conducting meaningful consultation with the key stakeholders in terms of acceptability, affordability, location, problems, benefits, costs, advantages and community willingness to offer volunteer and financial support. (Appendix 1)
The key aim of the report is provide the Trust with a feasibility study that evaluated the possible solutions to creating financially sustainable public toilet provision in Killin. This required considering two fundamental aspects:
1. Development of economically built facilities which have low running costs, including ongoing maintenance costs, which are environmentally friendly. 2. Identifying the capacity to generate income to construct the toilets and continue to maintain them into the future, without being grant dependant.
The range of methods we used to deliver the research and inform the development of the feasibility study included:
Examining research and policy information made available by the Trust. Undertaking both quantative and qualitative research to inform the consultation. Preparing and distributing a survey with a range of easily answered questions, delivered on line and in hard copy where necessary (Appendix 2). Carrying out phone based semi-structured interviews based on the questions formed above with participants who had indicated this would be acceptable. Establishing key stakeholders in the process and holding one to one meetings with them i.e. businesses, bus companies, Stirling Council etc. A research exercise using weighted scoring with Trust members at the AGM, held March 2014.
We proceeded to explore in detail the location options and variable models of a proposed facility and the most suitable environmentally appropriate and energy efficient solutions. We also identified and addressed the health and safety issues which would arise from the development and operation of the facility.
We examined the possible income generating potential for the Trust and the community to produce a mixed economy of income streams which could fund the building and on-going maintenance of the facility, whilst recognising the importance of not competing with existing businesses in the community.
Drawing together the outcomes of these work streams we explored the options available and the risks associated with each option including an outline financial assessment related to capital build costs and ease of maintenance and running costs. These were summarised and explored with the Trust to identify the preferred option. A scoring model was used to inform this discussion based on the level of priority of the factors concerned and influenced by the
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evidence of the community consultation. This led to an assessment of the preferred option on which to proceed and the supporting evidence for its selection.
4. Research and Analysis The following research and analysis of the findings was carried out to inform the development of the potential options for the feasibility study.
a. Stakeholders The key stakeholders, those people with an interest in having public toilet facilities in Killin, were identified as follows:
The local Community Killin Community Council Local businesses Visitors, bus companies, tour operators Loch Lomond and Trossachs National Park Stirling Council Planning Department, Facilities team and Building Control
b. User Groups Our research identified that there was a diverse range of potential people who should be considered as requiring the use of public toilet facilities in Killin. These were categorised as follows:
High street shoppers Breadalbane Park Users Visitors to the Falls of Dochart Visitors/cyclists/campers to the area
c. Locations There are currently some toilet facilities available in Killin, (Appendix 3 -Location Map). However, our research indicated that the key locations which should be considered as possible sites for the toilets were as follows:
Turning Circle/Depot Mill/Falls of Dochart Breadalbane Park Gates Sports & Leisure Club By Ambulance Station Public Car Park on main road McGregors- this was considered but it was felt that the location met none of the objectives.
d. Identification of key criteria Initial research within the Trust team highlighted the following possible requirements that the toilet facility should be able to provide. These were tested in the survey and one to one discussions.
use of existing building premises available suitable for disabled/elderly/children convenient parking suitable for Coach/bus parking/bus drop off equal facilities for men and women need baby changing / disabled
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unisex option long opening hours charge for use
e. Survey Key Findings A survey was developed and issued in both an electronic and paper version for completion by people in Killin and visitors to the area. A detailed report on the findings is included in Appendix 4 and below are the main issues which were identified. 106 people completed the survey, of which 72% (68 no.) were residents of Killin.
55% would not use a café/shop facilities if there were no public toilets in Killin 19-21% require each of baby changing (19%) and disabled facilities (21%) 79% would use the unisex option clean and tidy, easy to find facilities, were most highly rated, closely followed by close to public spaces and long opening hours the preferred location for all respondents combined was the Falls of Dochart followed by Breadalbane Park and the Bus Turning Circle. 72% would pay 20p or more on a pay as you use the toilets basis 90% would not volunteer their time to support the running of the facilities. 79% would not provide an annual donation to the Trust to help towards the cost to the community of providing the toilets.
f. Interview Key Findings The existing Stirling Council public toilets in Killin were closed temporarily in the winter months and as a consequence, at least one of the local bus companies rescheduled their routes, resulting in their visit to Killin being curtailed. There is an external perception that Killin “is closed for business in winter”. Tour and bus companies interviewed indicated a willingness to support the development and operation of a public toilet facility and would be prepared to have a discussion around how best they could do this, for example through “pro bono” support or supporting with operational issues possibly such as locking up at night or opening up the facility in the morning. Killin, in particular the Falls, is a major tourist attraction for the bus and tour companies, however, without suitable toilet facilities, they would potentially re- route their tours away from Killin. Hygiene of toilet facilities is of paramount concern as expressed by one of the tour companies, emphasising the considerable risk of cross infection from poorly cleaned and operated facilities and illustrating their avoidance of areas where this risk is considered too great.
g. Identification of key issues of importance The development of a solution to the project would inevitably be based on a series of compromises and it was important to ascertain what elements of the project were more important than others to stakeholders, to enable an acceptable compromise to be achieved. To assess this, we established from the early research what stakeholders considered to be the main outcomes in providing toilets, summarised as follows:
Attract tourists to Killin i.e. supports economical sustainability for the tourism community in Killin. Be financially self-supporting. Be environmentally sustainable. Meet health and well-being policies.
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We then carried out an exercise with Trust members at their AGM, which enabled them to identify which outcomes they felt were most important, details of which are contained in Appendix 5. The outcome from this enabled us to determine that the following weighting should be placed on each criterion when producing a preferred option:
The number of members who Weighting said this was most important Attracts Tourists to Killin 12 4
Support people with health 4 1 conditions who need convenient access to toilet facilities Be financially self supporting 9 3
Be environmentally friendly 4 1
h. Examples SKS Scotland examined a number of examples of social enterprise operated public toilet provision. The Development Trust owned and managed public toilets in Arisaig and Applecross in the NW Highlands were the most directly comparable.
http://arisaigcommunitytrust.org.uk/arisaig-loos-latest/
https://www.facebook.com/applecrosscommunitycompany
Highland Council was withdrawing their direct public toilet provision in these two rural areas, both dominated by the tourist trade. The local Development Trusts acquired the toilets and refurbished them with the aid of financial support from the EU Leader programme, the Council itself and local community effort. Both Trusts reported complex negotiations and difficulties with valuation and transfer.
Both received Council Comfort Scheme support of £2700 pa but as a result of this could not charge for public access. The Comfort Scheme finance just about covers staffing of 1 hour per day daily during high season and three times per week during the low season. Both now have donations boxes on the toilet walls and have differing forms of sponsorship – one via a regular tourist and the other via A4 board advertising @ £40 pa per advert. As registered charities, both have rates relief. However, one is required to pay water rates whereas the other does not pay them (no formal exemption exists). Utilities and materials running costs are not clear as neither has operated for more than a year as yet, however, running costs are expected to be c.£6000. The Arisaig toilet has installed solar PV which it is hoped will offset the electrical supply costs.
Lessons include:
Protracted and complex negotiations with the Council re property transfer. Fully costing refurbishments before transfer. The difficulty inherent in not charging for usage due to the regulations of the Comfort Scheme. Unknown running costs.
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i. Financial models The need for the provision of public toilets in Killin has been driven by the potential withdrawing of facilities by Stirling Council. The premise of this report is that any proposed plans are financially sustainable. This requires that there be an income stream generated to offset the cost of running the facility and to meet the initial capital costs which would be require for building works. Often, Third sector organisations have found that it has been more feasible to secure funding through accessing grants for capital costs and therefore it would be sensible to adopt an approach which maximises costs into the design and build of the facility which minimise ongoing revenue costs.
A financial consideration would be to maximise the income generating options from the facility and to consider, for example:
pay as you use option Stirling Council grant support or Comfort Partner scheme commercial sponsorship/advertising opportunities kiosk/commercial operation – trading activity
Ultimately any trading activity should be of direct help to the community. Income gives the Trust independence – independence to run the facilities in the way the Trust sees fit. It is envisaged that to reduce economic displacement, the Trust would give first choice to operate the retail kiosk to an existing Killin business.
j. Governance The local Development Trust would be the best vehicle to access capital grant support to build/refurbish any new toilet facility. However, the actual operation of the toilet facilities could be contracted out to an existing local business or to the Trust itself.
Our research indicates that there is not an enthusiasm from the private sector in Killin to manage or provide the toilet service and therefore it will require the Trust to undertake its management. However, given that we are recommending that a small retail outlet be integrated into the building, then the contracting out of this to an existing or new private sector operator, who would also manage the toilets, may be feasible.
6. Options Appraisal The research and analysis completed by SKS informed the options identified as possible solutions. These options were considered against the criteria required and a preferred solution identified. These options and analysis are detailed in Appendix 6.
This analysis concluded that the preferred options would include two facilities as follows:
One, a provision of a facility primarily for tourists - A new build facility in the Public Car Park on the main road, or Refurbishing the toilets at the Falls of Dochart but building inroad adjustments to restrict vehicle access.
For management via - The Trust owning the building and contracting out the service – a possible local business opportunity e.g. Killin CIC, or The Trust linking in with a current business to share the capacity of staff.
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Two, the provision of a facility to primarily meet the needs of local people- In the short term, it is recognised that the local Library provides this facility on a voluntary basis. In the longer term – the Sport and Leisure centre has development plans which could potentially incorporate a public toilet facility.
Detailed discussion with the Trust reflecting on the aspirations and constraints on providing the facility concluded that the preferred model would be a new build public toilet facility in the public car park.
7. Proposed Solution – New build public toilet facility in the main street car park Proposal: Introduction The design proposal has taken account of all the issues and in particular the feedback from the survey. Correspondingly, the design takes as its cues the following:
a clean and attractive facility, a hygienic facility, energy efficiency, a proposal which allows for supporting financial opportunities, a facility which deals effectively with large ‘peak’ demand from busloads of tourists, and a fully accessible facility which addresses the wide range of user requirements.
The proposal is sited nearer to the village than the current facilities, but close enough to the Dochart Falls to cater readily for the bulk of the visitors. There is adjacent parking and the bus lay bys opposite.
The design majors on providing an attractive experience to enhance both peoples’ experience of, and hopefully memories of Killin. For example we have tried to provide a high quality design with robust but natural materials within, good levels of natural light, bright colours and pleasant spaces generally both within and around the building.
We have proposed that all ‘touch-points’ are managed by sensor so that there is no need to touch any of the main parts of the facility. Sensors are proposed for: flush mechanisms, soap dispensers, taps and hand driers. Whilst this increases the capital cost and running costs / maintenance, it should cut down considerably on the cleaning burden whilst also minimising the risk of cross infection. There are a number of other measures which help to maintain hygiene.
All aspects of energy efficiency have been investigated, but experience has counselled us to avoid too many ‘gimmicks’ (the sensors are more than enough!) and keep things simple, concentrating on basic conservation of electricity and water and avoiding eye-catching but ultimately unhelpful technologies.
The proposal allows for an adjacent retail outlet or Kiosk, ample wall space for advertising hoardings and potentially tourist-related orientation and signage. We have allowed for a pay- to-enter access point, although the disabled toilet would be accessed via RADAR key. There is one disabled toilet, two ‘enhanced’ cubicles with baby change facilities and more space generally, two ‘ambulant’ cubicles which offer greater support for those with less severe difficulties and five further ‘standard’ cubicles. ALL cubicles have been designed to be wider than conventional cubicles, so everyone has more room to manoeuvre. This minor adjustment alone has met with considerable appreciation on previous projects.
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Proposal: Discussion The brief mentioned a number of options for reducing the cost of the facilities. We have proposed some of these and not others. See below for an explanation as to which we have included and why. The following measures have been included in the proposed design.
Low energy lighting: LED lights are now extremely efficient and long lasting reducing electrical demand for lighting to a negligible amount. It is important however to ensure they are fitted in such a way as to be easily maintained.
Central Floor drainage: The floor will be formed from a robust and waterproof material without grouted joins (we propose polished waterproof concrete) and a central drainage point simplifies the wash-down operation.
Unisex Facilities: We have proposed these as it allows for a simpler and more cost effective layout which also addresses a number of wider social issues. According to the survey the majority of users would be happy to use such a facility. However, we have not proposed shared hand washing facilities because this means that users will need to open the cubicle doors before washing their hands, considerably increasing the risk of cross infection between users. We acknowledge that a small number of people might find the unisex arrangement challenging but believe that this is outweighed by the benefits of the site and facility.
Electric Hand Driers: We have proposed these because it simplifies and reduces the cleaning and maintenance burden of paper towels. However, this comes at a cost to the electric bill.
Separate Disabled / Baby Change Facilities: We have provided a separate accessible facility (accessed using a RADAR key) and 2no baby change tables in 2no separate cubicles within the main block of toilets.
Internal and External Hoardings: We have provided a number of suitable wall areas where advertising for local companies could be prominently displayed along with general or tourist-related signage.
Charging for Unattended facilities: We have provided that access to the main block will be via a turnstile or similar pay-to-enter arrangement.
The following measures have not been included in the proposed design: Photovoltaics: It would be possible to add these to the proposals, however the roof forms proposed do not lend themselves to solar gain and in our experience, conservation of electricity can be more cost effective and certainly simpler than generation. If grants and FIT arrangements are suitable when the time comes, then this would be worth considering.
Own Water Supply, Rainwater or Grey water: Where mains water is easily available, it is invariably more cost effective – and surprisingly more environmentally beneficial in the long run to use it. Ongoing testing of any private water supply when used for public potable supplies can be onerous, while rainwater use for public potable supply is not allowed. Whilst the idea of using rainwater or re-using greywater might appear intuitively to be ‘green’ it has been shown however that the wider environmental costs (particularly associated with electricity for pumping) outweighs the water conservation benefits.
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Additionally in Scotland, water conservation is less of a pressing issue. Water conserving fittings do, however, make sense and have been specified.
Reed Bed Treatment: Rather like rainwater harvesting, this intuitively ‘green’ way of treating sewage can in practice represent something of a red herring. Where existing sewerage exists, it is neither cost effective nor particularly beneficial to install an additional treatment facility.
Composting/ (Urine Separation) While the consultants have designed composting facilities, and the technical and environmental benefits are significant, a recent report of a number of facilities showed that they can work well when there is a limited and supportive ‘clientele’, but that they do not tend to work well when the wider public use them. Considering that the principal users of these toilets will be tourists it does not seem appropriate to provide what would no doubt be a considerable challenge for many.
‘Prison’ / Vandal-proof Fittings Again the consultants have designed these elsewhere, however, it does not seem appropriate to design to “worst case scenarios” with the known user profile and as noted in the brief, vandalism has not been an issue for the existing toilets in Killin. There is also a school of thought that believes that designing ‘vandal-proof’ fittings can act as a provocation to some, and can be counter-productive. The survey also provided strong evidence that “nice” facilities would be welcome so a ‘prison aesthetic’ will not be suitable. Having said that, it makes sense to hide all or most of the pipe work, although this is largely to simplify cleaning.
Waterless Urinals: These are not appropriate in a Unisex facility.
Proposal: Site Notes Leaving aside issues of site choice, the following simply records potential issues associated with the chosen site.
Possible Site Risks:
Possible Site Risks
Stirling Council Asset Management has not to date accepted the proposed use of this site.
Pro – balanced by removal / Con – only recently developed as a Car redevelopment of 2no existing toilet Park, a valuable asset in the village? buildings / sites?
Stirling Council Planning Department do not accept site Proposal Pro – likely to be acceptable given new Con – As above, removal of useful car facility parking spaces, proximity to new flats?
SEPA / Scottish Water do not accept discharge / require excessive unfeasible treatment facilities
Pro – Arguably servicing same users as Con – legislation / standards related to
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before / same overall loads? water pollution improving all the time, so new facilities will need to adopt higher standards than previous projects?
Local Community may be averse to site use once proposals become clear (particularly Flat Occupants).
Pro – Arguably a single new (and nice!) Con – Important not to ignore local facility better than two ugly facilities in sentiment and legitimate concerns. need of refurbishment. 2 current facilities not in the village centre.
Visual Impressions
Interior Layout
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Option 1
Option 2
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Option 1
Option 2
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a. Outline Specification An outline build specification is detailed in Appendix 7.
b. Governance The Trust will be the governing body for the facility but may contract out its operation and management.
c. Operational Model This feasibility study has made the assumption that the Trust will provide administrative and governance support for the project, for example, championing the project with funders, commissioning development work, providing bookkeeping and accountancy resources. However, it has not assumed that the Trust will provide any volunteer staffing to service the toilet facility, for example with cleaning.
d. Capital costs Initial estimates for capital expenditure is £125k which would include preliminaries and contingencies, and perhaps some adjacent landscaping, but not fees and VAT which would normally be payable on a new building.
e. Revenue costs Current Stirling Council staffing costs are c. £5k pa per toilet. It is envisaged that this could be reduced to £4k pa based on a 1 hour per day coverage @ £7.5 per hour + NI and holiday pay. Water Rates: Water - £157.96, Waste water - £178.38,Drainage (surface water etc.) - £89.80 based on Arisaig Estimates have been provided for the remaining costs.
annual cost assumptions
2 x 30 minute cleans per day, Staffing £4000 365 days pa Cleaning materials & paper products £1000 Water Rates £426 Utilities £360 Public Liability Insurance £330 Total £ 6116
Discussions with stakeholders highlighted the possible potential to mitigate some of the expenditure of the project and/or enhance the service through:
Considering the possibility of partnering with one of the bus companies who may for example - provide an “early opening” service ? - provide access to reduced cost/free cleaning and paper product through their procurement routes
f. Income opportunities Income will be generated through several sources:
Pay as you go – the cost for the use of the toilets will be 20p per use. The survey indicated that this was an acceptable cost and is a convenient coinage. There will be a single barrier entry point to the toilets. Our financial forecast assumes that two thirds of users will pay this.
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Kiosk – the design of the unit will include a small kiosk facility which could be used to generate an income stream through for example the sale of beverages and ice cream. There are several commercial retailers currently providing coffee and one providing ice cream in the village, in addition to the Killin Community Enterprise CIC, and to minimise the risk of displacement, these current providers should be provided with the opportunity to operate this outlet in the first instance. The estimated income stream is based on levels of uptake calculated from tourist inflow to the village.
Stirling Council Comfort Partner Scheme – the Council currently operates a scheme supporting providers allowing access to toilet facilities; two commercial outlets in Killin currently run this scheme. In discussions with the Council, this and the pay as you use option, will not preclude the Trust taking part in the scheme to support the model.
Sponsorship – Killin is a well recognised tourist destination and a potentially attractive advertising opportunity. Companies (particularly local retailers and tour companies) should be approached to secure revenue from advertising opportunities provided in the unit.
income per unit unit annual income Assumptions Pay as you use 36000 20p £4752 66% payment Kiosk - beverages & ice creams £2934 Stirling Council Comfort Partner £2000 Sponsorship £500 Total £10186
g. Funding opportunities SKS completed initial consultation with the EU Leader Local Action Group regarding future funding possibilities. New EU Leader funding comes on stream from 2015 and priorities are currently subject to consultation. Given that, the following premise was put to Leader staff:
“Possibilities for Killin toilet provision include: a. Refurbishment and upgrading of existing toilet provision b. Refurbishment and upgrading of an existing provision and integrating a coffee/ice cream kiosk which would operate seasonally c. New build toilet facility On any scenario, the premises would be community owned and income generating through both pay-as-you-go and a service contract with the Council. The kiosk idea would be about additional income generation. This type of approach was supported by Leader in the NW Highlands.”
EU leader replied positively, stating that the following would be factors in their consideration:
A simple refurbishment would not be supported A business plan would be required Duplication of services would be considered carefully Ownership would be an issue
In short, a community owned new-build which did not duplicate existing services and which was community owned could theoretically access 50% of the planning, design and build costs from the EU Leader Local Action Group.
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Investing in Ideas – work up design 50% Leader plus 50% Nat Park or Big Lottery Fund @ 50%
6. Conclusion This report outlines the research and evaluation of a sustainable toilet facility in Killin. The proposed model to develop and build a new facility in the car park on the main road, with a small retail kiosk, would meet the needs of the tourist and visitor community. The short term needs of the local community could continue to be met by the voluntary provision of the toilet in the library, in addition to the option of local cafes. In the longer term this local demand could be met by a development proposal in the Sports and Leisure Club.
The facility would be owned and operated by the Trust, with the option for a local business to run the kiosk under a negotiated contract basis. Funding will be required to meet the costs of the design and build and early stage running of the facility. Thereafter, the model should be financially sustainable. The immediate challenge for the Trust is to ascertain Council and local community commitment to the project in principle, prior to securing funds for the early stage development activity.
This model has the potential to provide Killin with a financially and economically attractive toilet facility which would meet the needs of residents and visitors to Killin and continue to enhance its economic sustainability as a community.
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Appendix 1 – List of groups/individuals/organisations contacted
Company/Group External Groups Crohn’s and Colitis UK 01727 830 038 Alliance Scotland 0141 404 0231 Community Tuesday Club Bunty MacGregor Tel: 01567 820717, Book Group Judy Forster 01567 820298 Aneka Mayo 01567 820068 Marion Strang 01567 829027 Killin Nursery Elizabeth Hancock (Manager) Youth Group Peter Waugh Tues evening Sports Pavilion. Tel: 07786 558 861 Macgregor's Market 01567 829421 Environmental Action Killin (EAK) Killin Tiddlers & Toddlers Marieke McBean 07762 689612 Killin Highland Games Charlie Grant 01567 820342 Tay Fitness / Killin 10K 07786558861 Killin Walking Group Cathy Scott 01389 727 748 Killin Drama Club Alex Tigwell 01567 820015 Killin Scouts David Robertson 01567 829 171 Killin News Parishes of Balquhidder linked with Killin and Ardeonaig Reverend John Lincoln Killin Library 01567 820 571 The Big Shed Gwen Raes 0750 864 5453
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Tour/Travel Companies Kingshouse Travel 01877-384768 Highland Glen Travel 01567-830388 Haggis Adventures 0131 557 9393 Highland Heritage 01838 200 444 Lochs and Glens 01389 713 713 Rabbies 0131 226 3133 Timberbush Tours 0131 226 6066 Scotland Tours 0131 226 1414 Glenton Tours 08000 24 24 24 Fitzcharles Coaches Ltd 01324 482093 Milligan’s Tours 01290 550 365 Highland Experience Tours 0131 226 1414 Highland Tours 0871 200 0611 Highland Explorer 0131 558 3738 (0)131 558 3738 McKinlay Kidd 0844 873 6110 Grey Line Tours Hotels,Guesthouses and Restaurants Loch Tay Highland Lodges 01567 820323 The Old Smiddy 01567 820619 Killin Highland Lodges 01764 685448 Killin Golf Club 01567 820312 The Courie Inn The Old Mill 01567 820434 Ardlochay Lodge 01567 820962 Breadalbane House 01567 820134 Bridge of Lochay Hotel
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Amanda Clark Bob Stevenson 01567 820272 Capercaillie Restaurant & Rooms 01567 820355 Coach House Hotel 01567 820349 Craigbuie Guest House 01567 820439 Dall Lodge Country Guesthouse 01567 820217 Falls of Dochart Inn 01567 820270 Invertay House 01567 820492 Bruce & Gillean Ford Killin Hotel 01567 820296 Shutters Restaurant closed until Easter Business / Retail Killin Rocks Killin Outdoor Centre and Mountain Shop 01567 820652 Lix Toll Garage 01567 820280 Frank Cornfield Photography Bridge End Mill 01567 820508 The Old Mill Franny Morrison 07802929796 Choir Franny Morrison Co-op Eureka hardware and Pet Shop + £ Shop Dani and Mick Grant 01567 820386 Killin Gallery and Antiques James A. Gauld 01567 820475 The Studio Ron and Sheila Allner 01567 820820 News First Dougie Petrie 01567 820362 Other Business / Trades Legend Sailing 07943 612 649
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Falls Retirement Home Killin Care Trust Unis Frances 01567 820237 Graham Grant Decorating 07876 772609 Foxy Cleaning Services 07783 387465 A & B Services Gordon Aitken & Stephen Bennett 01567 820840 Abernethy Trust – 01567 820523 Isobel's Driving School Isobel Downie 07748 521151 Alexander Finance (UK) Ltd 01567 820028 B L Decorators 01567 820854 Forster Electrical 01567 820031 Loch Tay Fish ‘N’ Trips Grant Tigwell 07967567347 Catering by Carlotta 01567 820999 People of Interest Stirling Council Suzanne Player (Rural Development Worker) 01567 820154 Theresa Elliot Assets management Colin Scott 01786 442661 Alan Petrie National Park 01389 722600 Neil Black Jo Wright Susan McGowan Build Heritage Willie Ken Chew Chair of Killin Tourism Forum Part of Breadalbane Tourism Co op On the KAT board National Trust Ben Lawyers Rangers Base
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Social Media Sources Contacted. Face Book links: https://www.facebook.com/sksscotland https://www.facebook.com/KillinWebSite https://www.facebook.com/heartlandfm https://www.facebook.com/KillinDramaClub https://www.facebook.com/visitkillin https://www.facebook.com/killinoutdoor
Twitter: @KillinWebSite @Killin12 @killinoutdoor
Websites: http://www.killin.co.uk/ www.killin.net http://eakillin.webplus.net/ www.killinnews.co.uk
Appendix 2 – Survey Questionnaire
Appendix 3 – Location Map
Appendix 4 – Survey Results
Question one: How often do you usually use the public toilet facilities in Killin - Majority of respondents use the toilets at Dochart Bridge or Car Park & Bus Turning Circle less than once a year or never.
Question two: if there were no public toilets would you use cafe/shop facilities? - Fairly even split - 45% would 55% would not.
Question three: What facilities do you require? (compared with male/female question 15) 38 males responded - 53 people said they needed a male toilet 63 females responded - 71 people said they needed a ladies toilet (note that some people are responding on behalf of a group and this is reflected in this discrepancy).
Nearly 20% of those responding need baby changing facilities. Just over 20% of those responding need disabled facilities. This shows there is considerable demand for facilities beyond standard gents-ladies toilets and that any new facility/solution needs to ensure that these needs are catered for.
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Cross tabbing by gender shows that there is the same percentage of male respondents needing baby changing facilities as female and therefore baby changing facilities should never be only provided for women.
There were however more females requiring disabled facilities than males (22% of female respondents required disabled toilets compared to 17% of males).
Question 4. If there were unisex toilets….? 80% of those responding would use 20% would not
This shows there is broad support for unisex facilities where necessary.
Cross tabbing these results by gender shows no great gender difference: women just as likely to use unisex toilets as men (less than 3% difference).
Question 5. How important for the community? 75% of respondents think that having a public toilet in the community is very or extremely important. Only 4% of respondents think it is not important.
Question 6. How important for visitors/tourists? When answering for visitors this number rises even further: 97% of respondents think that having a public toilet in Killin is very or extremely important for visitors. Only 2% of respondents think it is not important.
Question 7. What do you think would be the impact of not having toilets for visitors…? Very few respondents think there would be no impact (3%). 43% think that visitors will be put off visiting Killin. 64% think that cafes and shops will see increased toilet usage. 58% think that soiling of surrounding area will increase.
Question 8. How important are the following to you? Most important factor is ‘clean and tidy’. Least important factor is ‘free of charge’.
In fact ‘free of charge’ opinions were very evenly spread with 43% of respondents saying it was only slightly important or not important at all. This suggests that there is moderate acceptance of having to pay an acceptable fee for the convenience of public toilet use.
It is more important that toilets are ‘easy to find’ than that they are ‘close to public spaces’.
Having modern comfortable facilities is deemed ‘important/very or extremely important’ by 74% of respondents however it is still more important that facilities are clean and tidy - 99% of respondents rate this as ‘important-very-extremely important’ and less than 1% think this is only slightly important or not important at all.
Question 9. Do you run a business in Killin?
25% yes 75% no
The majority of respondents are therefore assumed to be responding in personal capacity.
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Question 10. How would your business be affected? 92% of those with a business think that it would be impacted by there being no public toilets in the village.
Question 11. Location Top three locations (by quite wide margin): Falls of Dochart Breadalbane Park Bus Turning
Question 12. Prepared to pay each time? This fits in with the earlier question about facilities. 22% not prepared to pay 57% prepared to pay 20p - very popular option 14% prepared to pay 50p
Question 13. Prepared to volunteer time Very clearly no! 90% no
Question 17. If no facility would it stop you visiting? Yes - 14%
Might not stop people visiting but their experience/opinion of the area could be diminished.
Question 21. Annual donation? Very clearly no - 79% Although 21% would pay up to £20 per household per annum (this is 17 people) note that this question was skipped by 24 people so only 82 responses
Question 22. Improvements suggestions Clearly and understandably there is anger and frustration at the closure of a valued public facility and many people will feel that this is a service that should continue to be provided by the council at no extra charge.
Suggestions include encouraging/incentivising hotels and cafes to make it easier for people to use their toilets. (e.g. could there be a reduction in council tax or business rates for businesses that offer disabled and baby changing facilities to non-customers and clearly advertise this?)
Some support for building new toilets and charging for use but concerns re. groups - e.g. finding 20p pieces for school trips (although if people were prepared for this then kids could bring it with them).
Question 23. Further comments Suggestion that some faiths may find unisex loos unacceptable - not sure if this is correct (some initial research into this can find no obvious basis for this). It maybe that despite the clear description people still have preconceptions about what is meant by ‘unisex’ facilities (after all, most people use unisex facilities in the domestic setting).
Comments highlighting that toilet facilities are more important for visitors than for locals (small village so people will be close to home). Concern with village’s image and reputation.
Clear concern with cleanliness and tidiness of any facilities offered. As with survey responses this indicates that a small charge per visit resulting in cleaner and better maintained facilities is preferable to no charge and poorly kept facilities.
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Suggestions that existing toilet blocks could be reopened.
Concern that toilets should be properly maintained by paid members of council staff rather than relying on voluntary help.
Appendix 5 - KAT AGM March 2104
It was explained to the group at the AGM that:
“we will bring together a summary of options which will be narrowed down to the most viable solution, to do this as always, a compromise will be required and we would like your assistance with this- o 3 charts on the wall . 1 asking you to show how you important certain aspects of the toilets are for Killin, take 3 stickies and place ONE in each column . 1 asking you to look at the four things we are focusing on and decide which is the most important thing about the toilets do you think for Killin. take 3 stickies and place ONE in each column . Finally, an opportunity for you to highlight a business or service need for Killin, write it on a stickie and put it up, as many as you like !”
Results Help us understand what is important. What things should we prioritise in planning for the toilets ? Not used for weighting
Essential Ideally If possible Close to the shops 4 14 0 Disabled access 14 0 0 Close to the camping at the loch 0 2 1 Maximum 20p charge 7 6 1 Close to the bus parking 5 4 0 Baby changing facilities 4 5 0 Close to the park 4 9 1 Environmentally friendly design and building 4 5 1 Close to public car park 1 9 3
Help us understand what is important. Should the toilets facilities:
Most important Preferably If possible Attracts Tourists to Killin 12 3 0
Support people with health conditions who 4 1 0 need convenient access to toilet facilities Be financially self supporting 9 5 0
Be environmentally friendly 4 6 2
What businesses or services do you think would be useful in Killin ? Taxi service Ice cream shop Toy shop
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Appendix 6 – Options Appraisal
Turning Circle / Depot
Accessible to: High Street Shoppers Too far away.
Breadalbane Park Users Uninviting / unsafe for children / elderly. New route / upgrade could be part of project? Visitors-Falls of Dochart Too far, but could be incorporated into coach tour schedule as going there anyway? Visitors / Cyclists / Campers Accessible assuming location is well signed
Facilities: Existing Facilities Yes. Refurbishment needed but capital spend much reduced. Disabled / Elderly / Kids Yes. Assuming refurbishment to include for all requirements. Parking Yes. Not sure how much, but potential clearly there. Coach/Bus Park/Drop off Yes.
Overall: Physical aspects a major advantage but accessibility issues would need a lot of aspects to be resolved. We shouldn't be put off by current poor conditions and context, if Council could be persuaded to gift facilities and adjacent land, could be fine. Long term Hard to see potential for adjacency / cross-pollination, would have to be pay-per-use unless coach companies fund which seems unlikely.
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Mill / Falls of Dochart
Accessible to: High Street Shoppers Not close. But if existing facilities can be employed for shoppers, this isn't a problem. Breadalbane Park Users Too far given much of the need would be kids etc. Visitors-Falls of Dochart Ideal. Visitors / Cyclists / Accessible assuming location is well signed Campers
Facilities: Existing Facilities Yes. Refurbishment needed but capital spend much reduced. Disabled / Elderly / Kids Difficult to accommodate Parking No, very tight, potentially not even disabled. Coach/Bus Park/Drop off No, but presumably would work as currently which isn't ideal.
Overall: If High Street Users can be catered for on the High Street, then the major drawbacks include: not catering for Breadalbane Park users and lack of space for disabled access. Parking / coach issues no worse than present. Long term Interesting potential in combination with Mill project and obviously captures the largest concentration of visitors / those needing a quick pee. Parking and vehicle access an on-going "nightmare"
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Breadalbane Park Gates
Accessible to: High Street Shoppers Ideal. Breadalbane Park Users Ideal. Visitors-Falls of Dochart Too far given short turnaround times. Visitors / Cyclists / Campers Accessible assuming location is well signed
Facilities: Existing Facilities No, and considerable capital cost / time / planning and technical issues in introducing facilities. Disabled / Elderly / Kids Fine given location and assuming new build would be fine. Parking Possibly limited for disabled but otherwise nothing. Coach/Bus Park/Drop off Drop-off only might be possible, not ideal but probably better than at the Bridge.
Overall: Three big drawback - doesn't cater for Falls of Dochart Visitors, would need to be created from nothing, and not ideal for coach drop-off. Long term Arguably better for village, always assuming hordes of users have a knock-on benefit on nearby businesses, which is not clear…
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Sports and Leisure Club
Accessible to: High Street Shoppers Reasonable Breadalbane Park Users Reasonable Visitors-Falls of Dochart Too far given short turnaround times. Visitors / Cyclists / Campers Accessible assuming location is well signed
Facilities: Existing Facilities Yes. Disabled / Elderly / Kids Fine given location and assuming refurbishment would resolve all requirements. Parking Possibly limited for disabled in McLaren Hall but otherwise nothing. Coach/Bus Park/Drop off Drop-off only might be possible, not ideal but probably better than at the Bridge.
Overall: Two big drawbacks - doesn't cater for Falls of Dochart Visitor, and not ideal for parking / coach drop-off. Long term Reasonable for villagers but no use for Coach- based visitors unless major investment in parking / drop-off? Currently opens for two months in the summer with a Kiosk Currently part of an ongoing Development plan. If the toilets were reconfigured to provide external access with payment mechanism, could provide a future solution for local use. There is current development work being undertaken in Breadalbane Park by KAT
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By Ambulance Station
Accessible to: High Street Shoppers Not ideal, quite far but possible. Breadalbane Park Users Road crossing (kids would need to be accompanied) but close enough. Visitors-Falls of Dochart Too far given short turnaround times. Visitors / Cyclists / Accessible assuming location is well signed Campers
Facilities: Existing Facilities No. Disabled / Elderly / Kids No problem assuming any new build would resolve all requirements but distance from High Street possible an issue. Parking Probably space to provide a small number including disabled, not ideal but better than most other sites. Coach/Bus Park/Drop off Assume drop-off could take place nearby i.e. off the main road, but this means two stops for coach operators.
Overall: Doesn't manage locals perfectly, but not bad, and doesn't handle Bridge visitors well, but might be manageable. Long term Unclear.
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Public Car Park on Main Street
Accessible to: High Street Shoppers Reasonable Breadalbane Park Users Reasonable Visitors-Falls of Dochart Ideal, opposite coach drop off Visitors / Cyclists / Campers Accessible assuming location is well signed
Facilities: Existing Facilities No. Disabled / Elderly / Kids No problem assuming any new build would resolve all requirements Parking Ideal Coach/Bus Park/Drop off Assume drop-off could take place in lay-by as current which is opposite, ie off the main road
Overall: Reasonable compromise site Long term Potential
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From this information, the possible options were detailed and considered against the criteria identified as important to the stakeholders. This assessment is summarised in the table below.
Turning Circle Mill / Falls Breadalbane / Depot W WS of Dochart W WS Park Gates W WS
Score Score Score Attract tourists to Killin 7 4 28 8 4 32 3 4 12 Health and well being 5 1 5 5 1 5 5 1 5 Be financially self supporting 7 3 21 6 3 18 11 3 33 Be environmentally friendly 0 1 0 0 1 0 0 1 0 TOTAL 54 55 50
By Sports & Public Car Ambulance Leisure Club W WS W WS Park W WS Station Score Score Score Attract tourists to Killin 3 4 12 5 4 20 11 4 44 Health and well being 5 1 5 5 1 5 6 1 6 Be financially self supporting 12 3 36 8 3 24 5 3 15 Be environmentally friendly 0 1 0 0 1 0 0 1 0 TOTAL 53 49 65
W = Weighting WS = Weighting Score
Appendix 7 - Outline Specification
Site Development / External Works There appears to be foul drainage in the middle of the road leading into the car park so foul discharge feasible.
All other services will be nearby, presumably running along main street.
We propose to use the existing curved paved area for bike racks / signage / advertising. It is expected that this will be an important facility for bikers / campers etc. It would be nice to allow a small sum for landscaping of this area, for example to introduce a couple of trees to give shade and an improved sense of place.
Options shown feature a small Kiosk. This could sell coffee / ice cream or could perform other functions in or out of tourist season. Equally, we could lose the Kiosk if a suitable commercial function was not found and simply reduce the size of facility, or use the space as covered usable space for signage / orientation etc. as above.
Additional covered area offering sheltered entry to accessible toilet and main toilet area.
Bollards to car park entryway side to protect walls.
Building External Form and Materials
Assume for now same basic floor plan but with 2 options as to external form and materials.
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Option 1 – ‘Traditional’
Assume white rendered external walls and natural slate pitched roof with roof lights for ventilation and natural light. No windows in the walls, all natural light from the roof lights.
Natural stone base course – note site slopes so ‘wedge’ of stone highly visible to long elevations.
Timber slats to one side as shown on model. These break up elevation, provide natural light and ventilation, shelter from rain and some privacy to toilet entry.
Gable to Street probably treated differently, to accommodate Kiosk and pick up timber slat detail.
Option 2 – ‘Contemporary’
‘Monopitch’ roof with high level glazing to West side / Car Park access road offering natural light and ventilation.
Pavement wall and roof to be clad in Standing seam metal eg. Zinc or similar. Will need to be reasonably vandal-proof and impossible to climb.
Painted timber cladding to 3no other walls, carefully detailed, with glazing only at high level.
Easier to integrate Kiosk Gable into timber clad details.
Possible 3rd option utilizing ‘traditional’ pitched roof form but with more contemporary materials and detailing.
Internal Layout and Materials
Kiosk layout not developed at this stage.
Accessible Toilet accessed from covered area and separately from main block. Entry to be via RADAR key, or to be agreed.
Main block accessed via from covered area using coin-operated system. Exact system (eg radial bar / paddles / door entry) to be agreed. At this stage, we have indicated a depth to the doorway to allow for a variety of entry systems.
Lockable Cleaners’ Store shown, size / nature to be confirmed enables Cleaner to store materials / tools on site. May not be needed. May also be used as Meter Cupboard etc.
Main block to have single open space with unisex cubicles throughout. 2no ‘Enhanced’ cubicles (enlarged, with baby change), 2no ‘Ambulant’ cubicles (with handrail grabs) and 5no ‘Standard’ cubicles. Including accessible toilet – 10no WC’s in total.
All cubicles to be larger – longer (2000mm) and wider (1000mm) than conventional cubicles. Having done larger cubicles for project before, this is appreciated, especially by older, less able and ‘larger’ visitors.
Walls between cubicles to be full height, probably in concrete block, i.e. not open top and bottom. This offer increased privacy which will be more important in unisex open space. Front walls / doors to be in painted timber, not (standard) melamine faced chipboard which will not last. Painted timber pioneered at Glencoe, have lasted well and can be made to measure. Also look much better. Doors to be c. 50mm from floor and with opening above door for natural light / ventilation.
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Facilities
Each cubicle to have back-to-wall low flush WC’s (floor mounted - not wall mounted, these will fail) and small handwash basin INSIDE each cubicle along with hand drier. This avoids opening of doors using non-washed / wet hands.
Larger sinks in main space for campers / bikers etc. along with heated water (from under-sink instantaneous heaters) and hand driers.
Cisterns to be concealed with painted timber paneling. A level shelf over is more useful for users. Some suggest this should be angled to prevent misuse, but majority of users will benefit from somewhere to put handbags / glasses etc.
Potentially painted timber paneling to one side of each partition wall to take concealed basin pipework. May be OK to leave basin waste exposed.
All facilities to be touch-free. I.e. – flush button, tap, soap dispenser and hand drier. Higher installation and maintenance costs, but significantly easier to clean and less risk of cross infection.
Floor to be painted or polished and sealed concrete. No grout / textures which resist cleaning.
Walls to be painted blockwork (ideally plastered as well) with wash-down paint.
Lighting to be LED recessed downlighters on Photostat / PIR.
Allow for general waste (in disabled and main space) and sanitary bins to each cubicle, also hook for coats etc.
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