From The Scotsman, 5th May 2006

Restoration or dilapidation for our historic buildings

It's an irresistible dream, a castle or stately home in the country. Your own land, no nosy, obnoxious neighbours and a little slice of Scottish history all yours to do up as you see fit.

But before you rush down to the estate agents to snap up that ramshackle country pile in need of some upgrading and modernisation, there are a number of potential pitfalls to consider. There are strict rules on what can and cannot be done to a period property in Scotland.

Adventurous types who are looking to "do up" a ruined castle are unlikely to get permission to restore it to a family home under the current guidelines. Historic Scotland, the organisation tasked with ensuring that the nation's buildings are preserved for future generations, believes that ruins, or a scheduled monument, should remain ruined.

Scheduled monument is the highest category of protection and includes sites such as stone circles and prehistoric dwellings. But this category can also include uninhabited castles and stately homes in various states of decay, churches and even industrial premises. Homes that are occupied are more likely to fall into listings from Category A, buildings of most importance, to Categories B and C. So, what is in the best interests of preserving our heritage; restoration or dilapidation?

Castle Tioram is a 13th Century castle on the Moidart peninsula off the north west coast of Scotland. It falls into the scheduled categorisation. During the 1715 Jacobite uprising it was torched by a MacDonald clan chief to prevent it falling into enemy hands and has lain roofless ever since. Enter businessman Lex Brown who bought the ruin in 1996 and set to work on plans to restore the romantic castle to its former glory, incorporating a museum and private accommodation.

Brown's plans were rejected by Historic Scotland and a public inquiry, a decision backed by Scottish Executive ministers, because the plans were: "detrimental to the historic fabric of the castle".

Brown points out that the fabric of the building is, in fact, crumbling and after spending some £2m on seeking planning consent still hopes to win the day.
"This is one of the most beautiful places I have ever seen," says Brown. "I want to live there but I also want others to benefit."

Historic Scotland also blocked plans by businessman Niall Campbell to turn medieval Rowallan Castle near Kilmarnock into luxury accommodation. He bought the 13th Century ruin in 1989, planning to convert it into a five-star hotel and golf course, designed by Colin Montgomerie. When he applied for scheduled monument consent, Historic Scotland stipulated the castle must remain as it is.

One reason for such caution may be because there are occasions when the preservation of historic buildings goes wrong. In the 1950s conservationists treated the stonework at Rosslyn Chapel in Midlothian. Unfortunately the treatment had the effect of retaining water and over the next 30 to 40 years the ceiling, with its ornate masonry, turned green and the chapel became damp.
In the mid 1990s a canopy was erected over the entire chapel in an effort to waterproof the building. It was due to be removed in 2005, but this has now been extended indefinitely.

The chapel plays a key role in Dan Brown's book The Da Vinci Code and in 2005 was used as a location for the film starring Tom Hanks. But the filmmakers had to use a computer generated image of the chapel with the temporary roof off for exterior shots.

Crichton Wood, a renowned architect and expert on Scottish castles, believes current rules on conservation are too inflexible. Wood, who has studied and documented castles across Scotland, says there is an argument in some cases for intervention using up to date materials and design in the restoration of historic buildings. He also believes that some ruins should be restored to their former glory.

"I think it's a shame that buildings like Linlithgow Palace are left in a state of ruin," says Wood. "There are parts of the building which are being lost for ever and I believe there is a cultural argument for restoring it. There are a number of castles around Scotland that are being left to decay into a pile of rubble."
Wood advocates the use of materials such as breeze block to restore walls which are then covered in harling. This then frees up cash to concentrate on crafts for carvings and other visible parts of the building.

"I know there are purists who are against this sort of work, but so long as it's clear what’s old and new, it's the pragmatic thing to do," says Wood. "Some would argue that's a bit like putting a Vauxhall engine in a 1920s Rolls Royce, but there has to be some expediency in a restoration project."

Historic Scotland points out that less than 1%, or 47,000 buildings, in Scotland are listed. The organisation has a statutory duty to investigate any proposed changes to a scheduled monument or Category A listed building. Ranald MacInnes, principle inspector at Historic Scotland, advises: "In general terms, before you buy a property with a view to restoration you have to consider if what you propose is achievable. Will the local authority really allow planning consent for an extension or a conservatory? Seek advice from the local planning office before you buy."

Mmm, having a wee dig at HS. I can see where the property owners and restorationists are coming from, but I can also appreciate the HS position.
There has to be some sort of control over what is planned and done. HS have that role as part of their remit.
I don't believe that comments such as
are true. Look at what they did at Stirling Castle.
The article seems to be supporting the Tioram case, but before anyone jumps to their aid, we do know that HS and the Executive had rejected the planes because
It's not often in a press feature like this that we actually see the detail of the plans, yet we are asked to have sympathy with the developer. I for one trust the judgement of HS who will have seen the detail, and am aware of the incredible amount of work and research they put in when supporting restoration projects. They have a duty to protect our Heritage from unwise or ill-founded development,
if they are carrying out those duties, why is that portrayed as being wrong?
Rowallan is a development, Tioram the specific details are not shown here,
but the comments by Crichton Wood are perhaps more relevant to lesser projects.
Remember that this article is talking about nationally important sites, rather than lesser listings, and so if some portion of our built heritage deserves restoration using original techniques and without diversification from the original structure it is the Class A buildings. We surely have to retain some portion of buildings in their original state or we begin to detract from the whole. He talks freely of restoring Linlithgow, one day perhaps that will happen, though I doubt if it will be done under his guidance or ethic. A restoration of Linlithgow would follow the tenets used when Stirling's Great Hall was renovated, but would be far greater commitment to a department with strict monetary controls, and no one has an unlimited budget!

IMHO such methods as using breeze block to restore is a short cut that achieves nothing of the look or authenticity of a Cat A structure.
If all he wants is a Disney land castle let him build it elsewhere.


http://thesaurus.english-heritage.org.uk/t...p;term_no=97776