Built Environment Baseline Report 2019 Produced as part of the Wester Ross Destination Development Plan preliminary research Context Upwards of an estimated c.100,000 tourists visit Wester Ross each year, sustaining local communities through their input to the local economy and tourism accounts for 35% of employment[1]. However, in the current climate (Summer 2019) there are concerns that a rise in tourism of up to 27% (estimate[2]) over the past few years may not be sustainable. Although a different perspective is that this has followed a deep recession in the tourism industry and visitor numbers have yet to return to the high levels enjoyed during the 1990s, the current situation is exacerbated by Local Authority and Public Agency budget cuts which have resulted in plans to close public toilets and a deterioration in road quality. In addition, the type of visitor has changed, Wester Ross is welcoming large amounts of campervans which require waste disposal facilities which are not yet in place. Local people are reporting over-flowing carparks and bins, increasing litter pollution and irresponsible behaviour.
It is not unusual for local residents to cite increased litter as a negative aspect of tourism[3] and this together with other perceived negative impacts can become challenging to tourism development as the host community begin to view visitors less than favourably. Therefore, the World Tourism Organisation advises regions to adopt a model for tourism management which considers the social as well as economical and environmental impacts of tourism[4].
Mass tourism is not going away[5]. But currently, there is no hard-empirical evidence on visitor numbers, expectations and behaviour or condition of assets in Wester Ross which would allow communities, businesses, local authorities and public agencies to plan proactively. Tourism management in Wester Ross appears to be reactive whereas successful sustainable tourism must involve proactive planning and joint working. Without a strategic approach which considers all aspects of the visitor experience (Figure 1), the impact on the environment, publicly owned assets and cultural heritage could eventually damage economic development and quality of life and so careful attention must be paid to understand these issues more thoroughly.
Through the Sustainable Heritage Areas; Partnerships for Ecotourism project, the Wester Ross Biosphere has been awarded funds from the EU Northern Periphery and Arctic Program to help create a more sustainable tourism environment in Wester Ross. Through the development of the project we have identified that there is a case for instigating a Destination Management Plan partnership to create a sustainable tourism culture in Wester Ross.
Background Public sector representatives met in January 2019 to discuss the Wester Ross Biosphere’s proposal to produce a DMP that identifies the roles of the different stakeholders (involved in the visitor experience), sets out clear actions and shows where resources are required or available already either by existing commitments or by moving them around. The proposed DMP approach was enthusiastically received, particularly in terms of its call for pooling resources, sharing responsibilities and genuine collaboration with communities and businesses.
Agreement was made between Visit Scotland, Highlands and Islands Enterprise, Scottish Natural Heritage and the Highland Council to take an active role:
“Coordinating and supporting the management of the aspects of Wester Ross which contribute to a visitor’s experience, taking account of the needs of visitors, local residents, businesses and the environment to ensure future sustainability”.
The Destination Management Plan should be based on a sound knowledge and assessment of all the features of Wester Ross that relate to the visitor economy. Visitors spend a large proportion of their time and money in the towns and villages of any destination and so, the quality of the built environment and public spaces are an important part of the visitor experience.
The purpose of this report is to gather and contribute evidence to the DMP on the current status of the Built Environment (including the appearance and upkeep of towns, villages and other settlements and specific features, distinctive architecture, parks and gardens and the public realm) in Wester Ross and the opportunities and challenges it presents. This will help inform the identification of management objectives and priorities to achieve the following outcomes and aims:
Outcomes This report will directly contribute to the two main outcomes identified of the Destination Management Plan for Wester Ross:
#1: Wester Ross is being managed as a Sustainable Tourism Destination by a stakeholder partnership
#2: There is a culture in Wester Ross of welcoming visitors and a positive vibe about future tourism
Aims Five priority areas have been identified during the initial set up phase; 1) Creating an identity and sense of place in Wester Ross 2) Community Ownership/Buy-in/Empowerment 3) A better-defined destination 4) Get a ‘better idea’ of carrying capacity 5) Business Engagement
Methodology Desk-based research, including review of Highland Council’s ‘Adopted’ WestPlan. This report focuses on the principles defined below: Definitions
Built Environment: the human-made space in which people live, work, and recreate on a day-to-day basis. Roads are excluded from this report as they are detailed in the ‘Access & Transport’ Baseline.
[1] Wester Ross Biosphere Reserve Application Dossier 2015 and conversations with Visit Wester Ross [2] North Coast 500 Economic Baseline Study 2017, University of Glasgow & Highlands and Island Enterprise [3] E.g. Rathlin Island Sustainable Tourism Strategy (2005) Tourism Development International/Judith A Annett Countryside Consultancy page 54 [4] World Tourism Organisation’s definition of sustainable tourism: www.sdt.unwto.org/content/about-us- 5 (accessed September 2018) [5] Sampson, J & Danelutti, C. (2018) Destimed and MEET (The Mediterranean experience of ecotourism): A regional approach to developing, managing and promoting ecotourism in protected areas. Presented to 8th International Conference on UNESCO Global Geoparks, Madonna di Campiglio, September 2018.
Distinctive Architecture: built heritage of cultural and/or historical importance
Parks & Gardens: Accessible to public, either free or for a charge
Public Realm: External spaces in settlements which are accessible to all
Results Wester Ross has a population of approximately 8,000 permanent residents. There are four main villages – Ullapool, Gairloch, Lochcarron and Kyle of Lochalsh – and a large number of smaller settlements and crofting communities scattered across an area which covers over 5200 km2.
The relationship between landscape and the built environment creates the diverse and distinctive settlements which contribute to the overall character of the area. Settlement is focused where the land meets the sea and at the confluences of major glens, as historically people typically made a living by combining cultivation of the flatter, less stony ground with fishing and harvesting produce from the sea. The original fabric of older buildings is likely to reflect the use of local materials.
Historically, buildings were oriented to provide the most shelter from prevailing wind and so had windows on the sheltered side, which may not have offered the best view that modern buildings often attempt to do. However, this orientation also meant that the building could make use of the natural light and heat from the sun without the need for artificial lighting or heating.
The following information has been extracted from The Highland Council’s West Highlands and Islands Local Development Plan, focuses on where development should and should not occur in the West Highland and Islands area over the next 20 years:
Ullapool was originally created as a Telford grid pattern settlement intended to service the fishing industry. Its site on a raised river flood plain on the eastern shores of Loch Broom afforded enough flat land and natural shelter to form a harbour and small village. Its character is dominated by the relatively dense grid layout of the street pattern (a designated conservation area); its harbour and surrounding rugged mountains and its role as a key service, employment and tourism centre for northern Wester Ross.
Ullapool’s Harbour plays a fundamental role in its economy. The harbour’s ferry terminal has recently been upgraded and provides frequent crossings between Ullapool and Stornoway. It is also a popular destination for cruise ships and fishermen and yachtsmen are also frequent visitors. There is further potential at the harbour to upgrade facilities and access, including the development of a marina facility. There are opportunities for further business, industrial and tourism development to the north and close to Morefield Quarry.
Important natural and built heritage designations include the Wester Ross Marine Protected Area, the Ullapool River Local Nature Conservation Interest and the Ullapool Conservation Area.
Gairloch is a key service and employment centre for Wester Ross. It is a coastal settlement sited in an exposed position looking west across Gair Loch. Located within the Wester Ross National Scenic Area (NSA), the settlement lies within one of the finest landscapes in Scotland.
Originally, the pattern of settlement in Gairloch related to the fishing and crofting industries. Tourism is now one of the principal economic activities of the area. Newer development has taken place around the key road junction at Gairloch where a range of public services are now located. Much of Gairloch’s strategic development site at Auchtercairn has now been developed with a mixture of affordable housing, retail and community facilities. Lochcarron is a linear coastal settlement characterised by its mountainous setting and by its fishing and crofting heritage. Historically, most development was focused along the coast however, more recent development has spread up the hillslope to the north. The settlement grew substantially in the early 1970s to accommodate employees of the nearby Kishorn Yard, however since its closure in the 1980s growth of the settlement has remained relatively stagnant and it is now among the most fragile in Highland.
Kyle of Lochalsh: Much of the settlement has an attractive outlook over Loch Alsh and the distinctive landscape in northern parts of the settlement and its setting are recognised by its designation as part of the Kyle-Plockton Special Landscape Area (SLA). The settlement has developed around its busy harbour and train station.
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Distinctive Architecture / Built Heritage
Croft Houses: Crofting is a form of agriculture practised in the Highlands and Islands of Scotland. Until the mid 19th Century the ‘runrig’ system of cultivation was used, whereby strips of land were allocated to each crofter and rotated annually so that each had a share of good and poorer ground in turn. The houses then were built in small groups, or ‘townships’. Traditional croft houses were built it of unmortared stone, with the roof trusses made of any available timber, (frequently driftwood), and thatched with heather or straw. Many of these original houses still exist today, but with modernisation (e.g. slate roof, central heating). Bold, often white, the shape of a croft house’s gable-end is unmistakable and their simple yet distinct lines of which are a unique feature of the Scottish landscape.
Village/Community halls: Unlike other areas of the UK, Wester Ross settlements do not have a typical High Street or obvious areas of social/communal gathering space. Rural community facilities, or village halls, are an important part of the social fabric of rural Scotland. These halls often form the hub of rural villages and scattered communities and serve as venues for a variety of events, including markets, meetings and ceilidhs. Thus visitors are not naturally drawn together in the built environment unless there is an event or attraction.
School houses/ Post Offices / Police stations: often now privately owned and converted to housing
Victorian hotels: Notable examples Caledonian in Ullapool, Gairloch Hotel and Lochalsh Hotel. Large hotels built in the 19th century with commanding panoramic views. Major upgrades planned for Gairloch Hotel, but overall amount of investment in these hotels is high and perhaps prohibitive
Eilean Donan Castle is perhaps the most well-known built heritage attraction in the area, welcoming half a million visitors each year.
Strome Castle (ruined) near Lochcarron: owned by National Trust for Scotland
Glenelg Brochs: Iron Age fortified homesteads unique to Scotland; managed by Historical Environment Scotland
Balmacara Estate: there are 8 crofting townships on the estate, owned by National Trust for Scotland. Few of the original thatched roof cottages remain.
There villages of Ullapool and Plockton are also noteworthy as they were specifically designed and ‘planned’ to exploit the boom in the herring fishing industry during the late 18th and early 19th centuries. ______
Recreational Parks and Gardens
There are 4 play areas, 8 Playgrounds, 6 playing fields and 9 picnic sites in the Wester Ross area.
Wester Ross is home to some great gardens open to the public:
Attadale Garden near Lochcarron: Started by Baron Schroder in the late 19th century, hill paths meander through 20 acres of conifers and rhododendrons; paid admission.
Inverewe Garden at Poolewe: world-famous 21 hectare (54 acre) historic garden is one of Scotland’s most popular botanical attractions. It is surrounded by over 809 hectares (2,000 acres) of estate managed for conservation. Near 100,000 visitors annually; paid admission.
Lael Forest Garden near Ullapool: rare and common trees and shrubs from nearly every country of the world; free entry.
Leckmelm Shrubbery and Arboretum near Ullapool: woodland garden, planted in 1870 and restored in 1984 witha number of exotic plants; donation entry suggested.
Play parks
In 2015, The Highland Council halved its budget to maintain 435 play parks under its management. While some parks had to be closed, community groups were asked to take over the running of others.
Garve Community have leveraged funding from their windfarm community development fund to build a new playpark. Plockton and Glenelg have recently installed new play equipment. The playparks in Kyle of Lochalsh and Ullapool are due some maintenance but are in an overall good state of repair. Recreational equipment in Coigach is badly in need of upgrade and Torridon’s playpark has been removed. There are also play areas at campsites which vary in condition and quality. Discussion
The distinctive patterns of settlements and communication links seen today in the Highlands reflect the historic opportunities and constraints presented by the natural environment of the area. The Highland area is characterised by its wild land and primary land uses such as farming and forestry. Making efficient use of available development land is therefore important to ensure that the character of the Highlands remains intact. In more recent times, buildings have been oriented to make the best use of the views available rather than taking account of the prevailing climate or making the most of the immediate landscape. Thus, in order to produce buildings which are both making the most of their locations and the available natural light and heat sources, we need to take advantage of the benefits that the development site provides, and at the same time make full use of the available sustainable materials and methods of construction.
The relationship between landscape and the built environment creates the diverse and distinctive settlements which contribute to the overall character of the Highland area. However, in such a largely rural landscape, even the smallest development can have an adverse impact by being at odds with the landscape or the surrounding built environment.
There are several local village ‘beautification’ schemes such implemented by local Destintation Marketing Organisations. Some examples include Ullapool’s Flower Boats Lochcarron Community’s Adopt a Barrel scheme which has provided 53 barrels and coordinates the "adoption" of each barrel by local residents who plant flowers and maintain them, providing an attractive border to the lochside road. A number of villages have also started an annual display of festive lights over the Christmas/New Year period, which has helped to draw more visitors, even if only for the day.
Visitors surveyed1 between July and August 2019 were asked on their perception about built environment in Wester Ross, on a scale from 1 (run down) to 6 (well maintained). Most respondents have the perception of a built environment which is taken care of. Therefore, it seems that there are no significant issues related to this aspect.
Challenges
Some of the more recent developments in the Highlands have been unsympathetic to this historical development pattern or building style and are consequently ill-fitting within the context of the Highlands.
Ullapool: Demand has been high for business and industrial uses resulting in Ullapool’s industrial estates recently reaching capacity. Future development opportunities are limited by steep slopes to the north and east which create a well defined edge to the village, important areas of native woodland, coastal and river flood risk and limited trunk road capacity.
Gairloch: Future development in Gairloch is constrained by the presence of the loch to the west and steep rocky and wooded ground which contains the settlement to the east. The presence of the National Scenic Area also means that development must be sensitively sited to successfully integrate with the landscape.
Lochcarron: Future development is constrained by the presence of a burn and golf course to the north, crofts on the sloping hillsides to the west, the loch to the east, and woodland to the south. An important issue currently facing Lochcarron is the potential for a new Stromeferry Bypass close to the settlement. Rock face failures in the past on the current Stromeferry Bypass have led to the closure of the road for long periods resulting in a significant diversion route for travellers. Several route options to replace the current bypass have
1 SHAPE T2.4 Marketing Report: Centre for Recreation and Tourism Research, West Highland College, UHI 2019 been explored. The availability of funding will impact upon which route is ultimately chosen. It is important in the meantime that the alignment of these routes is given consideration in any development proposals, particularly those at Kirkton and within Kirkton Woodland.
Kyle of Lochalsh: Areas of rocky, steep and carbon rich soils and the physical barrier of Loch Alsh limits development potential in much of the settlement.
Development in Kyle of Lochalsh has the potential to have a likely significant effect on the Inner Hebrides and the Minches Special Area of Conservation (SAC) and/or the Lochs Duich, Long and Alsh Reefs SAC, alone or in combination with other developments affecting the SACs.
Limited availability of parking, particularly in the busy summer months is a widely recognised issue in Kyle. Long term solutions to provide additional parking are currently being explored including commuted payments for all development expected to generate a net increase in demand for off site parking.
Opportunities
Ullapool: Recent housing development in Ullapool has been focused in the north at Morefield and to the south on higher ground at the Braes. Many central infill sites have been developed and few opportunities now remain within central Ullapool. The site of the former Glenfield Hotel in the north of village represents an important regeneration opportunity and has capacity to absorb a significant proportion of Ullapool’s housing need for the WestPlan period (2019-2029). Other smaller, lower density opportunities are available on the northern and southern fringes of the settlement.
There is further potential at the harbour to upgrade facilities and access, including the development of a marina facility. There are opportunities for further business, industrial and tourism development to the north and close to Morefield Quarry.
Gairloch: Many of Gairloch’s services and facilities have capacity to accommodate growth of the settlement. Some development potential remains at Achtercairn for community uses, retail and housing. Other new development is directed to the west at Fasaich and to the south at Gairloch Harbour where the development of a marina is being explored. There are other infill opportunities within the settlement, particularly within the crofting areas of Smithstown and Lonemore, and around the Manse. The accessibility of Gairloch will improve in the future following the planned completion of the twin tracking of A832.
Lochcarron: In recent years there has been a renewed interest in Kishorn Yard and planning permission is now in place to allow for development of facilities to support the renewables industry as well as oil and gas related activities. It is important that suitable sites are identified for housing and other mixed use development in Lochcarron to allow the settlement to harness this opportunity and others related to more traditional industries as well as tourism related enterprises.
Scope exists within Kirkton Woodland to develop its recreational potential and for a limited number of housing plots close to its boundary with the village. There is some remaining capacity for business and industrial development at Tullich Industrial Estate to the north of the settlement. The accessibility of Lochcarron will improve in the future following the planned upgrade of the A890 between Strathcarron and Balnacra.
Kyle of Lochalsh: There are some opportunities for small scale infill development and regeneration within the settlement. There is also potential for expansion and intensification of use at the village hall site within the community. Larger short and long term development opportunities are concentrated in the northern part of the settlement. The Plock of Kyle is an asset to the community and there are further opportunities to build upon its recreational and tourism potential as well as potential for a limited amount of new housing development.
Messages and Marketing
Visit Wester Ross’ 2018 Tourism Strategy has suggested introducing some suggested core messages that the area should put out to the rest of the world:
• Wester Ross is a large area of distinctive coastal and inland communities. It is big; it is spread out; it has variety. It is worth taking time to explore properly because it has a lot of stories and experiences to share and; • Wester Ross is not an empty wilderness with no facilities. It is an area where you can actively immerse yourself in the scenery and landscapes rather than just passively look at them. It is an area where there is a lot to do and see.
Recommendations
Although new development need not be a copy or a pastiche of past styles, new off-the-shelf house designs are increasing prevalent throughout the area, eroding the Highlands’ unique sense of place. Thus all new development should be designed with the Highland environment and climate in mind.
The combination of traditional skills, materials and knowledge of the landscape and climate, along with an increasingly wide choice of modern sustainable materials and construction techniques, should result in developments which reflect the special qualities of the Highland area.
Ullapool Placemaking Priorities:
1. New development must not detract from the quality of the setting of Ullapool, in particular from public views from approach roads and the path network and the shore/front. New development on more visible sites to the south and north must be sensitively sited and integrate existing woodland. 2. Green networks, in particular, along the shorefront and riverside extending across the playing field should be retained and enhanced. 3. Optimisation of Ullapool’s profile as a leisure and tourism destination by providing new facilities at the harbour and elsewhere. 4. Provide sufficient land to accommodate new and expanding business opportunities. Safeguard, through appropriate siting and design, areas protected or otherwise important for nature conservation or landscape qualities.
Gairloch Placemaking Priorities:
1. Regeneration and redevelopment of Gairloch Harbour area for mixed uses including housing, tourism and harbour related uses. 2. Siting of infill development must aim to provide a cohesive settlement pattern. Safeguard in bye croftland wherever possible. 3. Enhancement of green networks to provide improved opportunities for physical activity and access to the outdoors and increase accessibility within Gairloch. 4. Maintain clear separation between distinctively different settlements of Charlestown and Gairloch. Safeguard, through appropriate siting and design, areas protected or otherwise important for nature conservation or landscape qualities, in particular the Wester Ross NSA. Lochcarron Placemaking Priorities:
1. Green networks, in particular, within Kirkton Woodland and the coast line should retained and enhanced. 2. Give priority to development of smaller scale sites infill and consolidation sites within village. 3. Views over Lochcarron afforded by open fields between Strome Road and the shoreline should be retained. 4. Potential safeguarding of land for the Lochcarron Bypass Route
Kyle of Lochalsh Placemaking Priorities:
1. Maximise Kyle's locational advantage as a strategic gateway location at the eastern end of the Skye Bridge. 2. Regeneration of prominent sites within northern and central Kyle. The Plock of Kyle is an asset to the community and there are further opportunities to build upon its recreational and tourism potential as well as potential for a limited amount of new housing development. 3. Realise the potential of the Plock of Kyle by developing its recreational and tourism facilities as well as potential for a limited amount of housing. 4. Secure a long-term solution to overcome current parking issues in the settlement. Safeguard, through appropriate siting and design, areas protected or otherwise important for nature conservation or landscape qualities, in particular the Kyle-Plockton SLA.