Art Treasures of Kinloch Castle: January 2017

Kinloch Castle
DEMOLITION

NOT AN ACCEPTABLE OPTION !!

Remember ... ... the Island was

purchased with tax-payers money in 1957

it belongs to the nation.

OPTION 15 FROM:

PROPOSAL FOR A SUSTAINABLE FUTURE FOR KINLOCH CASTLE

(the full Proposal can be read below this introduction.)

The eighteen point November 2016 Proposal was written by Stewart Sandison,

today South Highland Operations Manager for NatureScot, formerly Scottish Natural Heritage.

Mr. Sandison says: "... any future owner will need to contribute towards three key objectives;

(1) securing the conservation and preservation of Kinloch Castle,

(2) contributing to the sustainability of the Rum Community

and enhancing nature on the island, and,

(3) promoting enjoyment and minimising the castle's impact on the natural environment."

WHAT ABOUT THE CONTENTS ?

YOU CAN READ MORE ABOUT KINLOCH CASTLE AND ITS CONTENTS -

GOOGLE: ART TREASURES OF KINLOCH CASTLE

Kinloch Castle remains a unique and outstanding example of a fully furnished late Victorian / Edwardian hunting lodge.

It was purchased along with the 26,400 acre island on which it is located for a peppercorn price on 28 February1957 from Monica, Lady Bullough, with tax-payers money,

it belongs to the nation.

Kinloch Castle is located at the head of Loch Scresort on the east coast of the 26,400 acre Isle of Rum National Nature Reserve, Scotland. Island and Castle combine both the social and natural heritage of this Inner Hebridean Island over millennia.

Used until recently as a hostel for visitors the castle could accommodate at least forty-eight and was much enjoyed by visitors and university study groups from around the world. Its licensed bistro offered breakfast and evening meals, complementing the overnight visitor experience.

Since the closure of the hostel by Scottish Natural Heritage (SNH), a Scottish Government funded agency, overnight visitors have reduced dramatically. Today accommodation is provided in a new, self-catering twenty bed bunk house plus a camp site, both run by the Island Community. Some households offer bed and breakfast.

This loss of overnight accommodation and reduction in visitor numbers has had an adverse impact on jobs and the economy to the extent that the resident island community is now back in the twenties whereas previously, after years of uncertainty, it had grown to around forty. Rum retains a junior school, (which has encouraged young families to the island), a licensed General Store / post office and tearoom in the Community Hall.

Kinloch Castle Hostel and Bistro offered seasonal employment, and attracted many hundreds of visitors who patronised the shop and tea room. Historic figures from the 1990’s show up to 10,000 visitors a year. There is proven potential.

The dramatic reduction in overnight accommodation, resident population and now threat of demolition, are directly contrary to SNH obligations to enhance public access, support local communities and in the 1957 Acquisition Agreement “to maintain Kinloch Castle”.

Today's politicians should put right the total failure of their
predecessors sixty-six years ago to place Kinloch Castle with its contents in-situ in the hands of a more appropriate body.

The sumptuous mahogany paneled Dining Room can accommodate sixteen diners as it did when the Castle was run for several years as a licensed hotel in the mid 1980's
to early 1990's serving breakfast and dinner.
It could and should do so again.
Table and chairs came from the Bullough's Steam Yacht.
SS Rhouma is depicted in the oil painting by Charles Dixon on the rear wall
and shown right.

Measuring 15½ x 23 inches (41 x 61 cms.) the work is signed and dated,

“Charles Dixon 96”

and depicts “S Y Rhouma” at Cowes, Isle of Wight Regatta in 1896.

It is one of over three hundred pictures, oil, watercolour and engravings,

displayed in the Castle.

As part of the original tax payer purchase

their future is at risk, they are public property.

(Photographs and descriptive text George W. Randall)

Please read the following

PROPOSAL FOR A SUSTAINABLE FUTURE FOR KINLOCH CASTLE

and make your opinions known by contacting:

The Scottish Parliament

St Andrews House, Regent Road, Edinburgh EH1 3DG

Email: CabSecCTEA@gov.scot

PLEASE contact the Member of Parliament (MP) and
Member of the Scottish Parliament (MSP) directly:

The MP for Ross Skye and Lochaber, Ian Blackford,
House of Commons, London, SW1A 0AA
or email ian.blackford.mp@parliament.uk

Regional MSP Donald Cameron, email Donald.cameron.msp@parliament.scot

The Constituency MSP Kate Forbes, email kate.forbes.msp@parliament.scot

PROPOSAL FOR A SUSTAINABLE FUTURE FOR KINLOCH CASTLE

Summary:

1. The purpose of this paper is to update Board members on the current position with Kinloch Castle and to seek their support for the Chairman to approach the Cabinet Secretary, inviting her to convene a summit meeting of key public bodies and other interests to consider the future of the castle.

Action

2. The Board is asked to:

i. Note the current position regarding Kinloch Castle.

i ii. Support the proposal for the Chairman to write to the Cabinet Secretary inviting her to convene a summit meeting with the key public bodies and other interests to discuss the future of Kinloch Castle.

Preparation of the Paper

3. This paper has been prepared by Stewart Sandison following discussion with George Hogg with input from Dominic Sargent. It is sponsored by Nick Halfhide.

Background

4. Kinloch Castle is a Category-A listed building built in 1897. The castle includes a collection of historic artefacts in its original period interior. When the building was acquired by the Nature Conservancy in 1957, a commitment was made to ‘maintain the castle so far as it might be practicable to do so in the circumstances’.

The Castle is surrounded on three sides by a glazed walkway which deflects water from the very foundations of the building.

In the late 1990's material arrived to replace the timber which had rotted leaving large sections without glass and in a hazardous state. But the allocated time ran out before the job was half completed, the contractors left leaving large sections unfinished to this day and the replacement material where it stood. Where is it now?

RIGHT: the repaired south facing section with galvanised struts replacing rotted timber and new lead flashing,

BELOW: An unfinished corner allows rain access into stonework where pointing has crumbled. On Rum, with its exceptionally high rainfall, keeping water out of all the buildings is a priority.

(Photographs and descriptive text George W. Randall)

5. The castle has deteriorated over the years largely due to water ingress which has affected the fabric of the building and the interior. We have developed a number of restoration proposals aiming to secure a future for the building, but have not to date been able to secure the necessary funds to take them forward. Our more recent focus has been on the implementation of a conservation plan to reduce the deterioration of the building.

6. The castle currently functions as a visitor attraction and as such is significant to the local economy. A visitor survey revealed that over one third of visitors to Rum came to visit the castle with over half of all survey respondents partaking of a castle tour.

7. In 2013, SNH undertook a new look at the options for the future of Kinloch Castle. This project (referred to as Stage 1) involved all major stakeholders and produced an options appraisal for uses of Kinloch Castle. At the request of the Environment Minister, this focused exclusively on a range of positive options for: potential uses for the castle building; ownership models; and management of the castle’s artefact collection. In particular, it highlighted two options (‘Restoration to museum and visitor accommodation’ and ‘Restoration/ conversion to museum and mixed residents/ visitor accommodation), with associated variations, which were worthy of working-up, through a second stage of work (Stage 2) into a more fully developed business case.

A corner of the Great Hall.

The original radiator is by Rosser and Russell, Ltd.,
Charing Cross, Hammersmith, London.

The three bay windows contain magnificent examples of late Victorian stained glass.

Walls and opposite gallery are heavily carved oak. The Hall is a focal point for visitors and contains fine examples of Japanese bronze from the Meiji Period with fine, though sadly neglected oil paintings adorning the walls.

All these treasures and enormous potential of the Castle has been allowed to languish and go almost totally unknown for sixty years through being left in the hands of an inappropriate body not required or funded to care and maintain this unique Edwardian time capsule.

(Photograph and descriptive text George W. Randall)

Update

8. Stage 2 of the Kinloch Castle’s future project recently developed a business case for the castle, focusing on the two previously identified preferred options relating to the provision of a museum and residential accommodation. This work was undertaken by Savills. The business case (Executive summary in Annex 1) presents an arrangement which is flexible in providing a range of residential accommodation along with retention of the museum. The study highlights the importance of the castle in attracting visitors to the island and notes critical issues facing the island community. Key findings are:

* The overall cost of the project is nearly £13M (excluding VAT and work to upgrade the roads, electricity and water supply and to develop the gardens). A cumulative financial subsidy of approximately £237,000 would be required to cover expected losses in the first four years of operation. Based on current predictions (May 2016) it is estimated that the business will reach breakeven in year 5 of operation and generate an annual surplus of £50k by year 10. Ongoing revenue funding from a variety of sources will always be difficult but could achieve a degree of success.

The six panes of original stained glass windows in the Great Hall.
(Photograph and descriptive text George W. Randall)

* Key funders identified are the Heritage Lottery Fund and Historic Environment Scotland but other public sector funding will be needed to meet the full capital costs. The preferred delivery vehicle is a building preservation trust, its charitable status giving the greatest opportunity for raising money from the widest range of funding sources.

* Although there are a wide range of risks associated with achieving a restored and viable Castle, the option of ‘doing nothing’ could have significant negative socio-economic effects on the island and wider area. There are also significant issues associated with selling the building.

9. In September, further essential work to address dry rot and asbestos work has revealed considerable further deterioration of the steel framework. At this stage we do not know the additional cost this may incur but it is likely to be considerable. Given that the steel frame is integral to the structure of the castle, our best estimate is that this may add between £5-10 million to the total costs.

Lady Bullough’s Drawing Room was originally two room finished in dark oak similar to the

Great Hall. The arrival of Lady Bullough following her marriage to Sir George heralded

a new era in the life at Kinloch Castle. After removal of the dividing wall the room was painted

white with delicate silk rose embroidered screens on the walls.

The magnificent carved wood arch (part visible right) is reputedly from Wandsworth Palace,
home of Princess Anne later Queen Anne and demolished in the 1890’s.

Just to its left stands the 18^th century brass cased lantern clock by W. Jackson, London. To the right, through the flat-topped arch stands a Louis XVI kingwood bureau a cylinder.

On the mantle-shelf a pair of chased ormolu and cut glass candelabra.

(Photograph and descriptive text George W. Randall)

*

On-going Maintenance

10. As a result of SNH’s financial position, we have been unable to secure financial resources this year to enable us to progress the current repair programme element of the Castle Conservation Plan in 2016/17. We have however undertaken some unscheduled but urgent masonry works and as a consequence we have had to commission a report on the structural integrity of the castle and are reviewing the Conservation plan.

11. Future budget availability will be subject to this year’s spending review outcome. However the expectation is that the current financial position will not improve and the current constraints on implementing the repair programme will continue leading to further deterioration of the structure.

12. We continue to have no operational need for Kinloch Castle and are conscious of the ongoing resource commitment that is required to achieve and then maintain the castle as wind and watertight. We acknowledge the significant complexities and increasingly difficult resource implications of delivering long-term positive options.

The oak paneled Games Room with raised viewing dais.
Full size Burroughes and Watts Billiard Table and score board.

(Photographs and descriptive text George W. Randall)

Risk Management Implications

13. As a result of our continued ownership of, and responsibility for Kinloch Castle, and our limited budget for maintenance works there is a likelihood that it will deteriorate further with a risk of the following impacts:

* Financial:

a. Pressure to try to secure sufficient funds within an environment of a decreasing SNH budget.

b. Possible financial sanctions placed upon us by the Local Authority for failure to meet our statutory obligations as owner of a Listed Building.

* Legal:
a. As an owner of a category A listed building we are obliged to take reasonable steps for the care and maintain of the property and we could be at risk of being served an improvement notice by the Local Authority.
b. If we fail to act on the improvement notice the local Authority could instruct that the necessary works be undertaken and seek reimbursement from us.

* Reputational:

a. As a responsible public body we would fail to meet our obligations under ownership of a listed building and the Scottish Historic Environment Policy for public bodies.

b. We would fail to meet reasonable public expectations of a standard expected of a Public Body.
c. We would fail to meet the expectations of stakeholders with regard to Kinloch Castle.

d. We would expose the community to an adverse economic impact if we had to close the Castle to visitor tours, as a result of deterioration.

* Stakeholder:
a. As a responsible public body we have engaged with the key stakeholders and could be seen to have raised expectations which will subsequently remain unfulfilled.

b. Failing to meet stakeholders’ expectations now will erode trust and confidence in us being able to meet our responsibilities in the future.

Discussion

14. We have been trying to find an acceptable and affordable future for Kinloch Castle for over a decade. In that time, the condition of the building has continued to deteriorate despite considerable sums spent to address the most serious issues.

15. The options are stark: we either find a way to generate significant funds over many years to invest in renovating the building and securing a cost effective use for the building, or we accept that the castle has no future and should be demolished.

16. The first option has a multitude of variations including a range of future uses and funding models, many of which are explored by the Savills work. They could also include private sale and private investment. To take any of them forward though we need to transfer the risks, principally financial, to those able to manage them.

17. Equally, the second option has a range of risks – reputational, legal and financial – which we need to share with others.

18. Given the sums involved, and level of influence required to manage the risks around these two options, we recommend that the Chairman invite the Cabinet Secretary to explore this through a summit meeting of the key interests.

Author: Stewart Sandison

Date: November 2016

Contact: stewart.sandison@snh.gov.uk

The Library contains many Oriental treasures collected by
Sir George Bullough on his world travels as well as 1500 titled works.
Damp, due to water ingress as a result of poor maintenance is visible
by the French doors.

(Photograph and descriptive text George W. Randall)

*

Annex 1.

Kinloch Castle – Isle of Rum – May 2016 Feasibility Report

Executive Summary

* This second stage feasibility study on Kinloch Castle, undertaken by Savills, was commissioned by Scottish Natural Heritage (SNH) to focus in on two previously identified options relating to the provision of a museum and residential accommodation of varying types.

* In appraising the existing situation the study draws on the considerable amount of work previously undertaken on the Castle during the last decade and identifies the substantial repairs SNH has instructed to ensure that the building remains substantially wind and watertight. It notes the critical issues facing the island specifically communications, the socio-economic situation and infrastructure emphasizes the importance of addressing these areas to allow the Castle project to proceed smoothly.

* With the aid of preliminary layouts, the study presents a potential arrangement which is flexible in providing a range of residential accommodation, (self-catering/ hotel accommodation, taster accommodation for potential residents) designed to meet changing circumstances and cater for a variety of events. The proposals note the importance of the Castle in attracting visitors to the island and identify the key areas of the castle which should be retained as the museum, accessible to the public and partially open for event use.
*

The Ballroom - viewed from the Minstrel’s Gallery - has an arched ceiling originally painted

dark blue in which a number of small lights “twinkled” like stars in the night sky.

Delicately shaded side lights and a magnificent central chandelier of Waterford Cut Crystal

add to the ambiance of these room in which the Bullough’s guests would dance the night away.

(Photographs and descriptive text George W. Randall)

* The key funders are seen as the Heritage Lottery Fund and Historic Environment Scotland but other public sector funding will be needed to meet the full capital costs. Key to raising funds will be a person with appropriate and highly developed fundraising skills.

* A developed business plan demonstrates the financial viability of the project as well as pointing out the caveats and shows how a number of models and scenarios could work for the proposed layout and lead to a profit making situation over a period of time. Marketing and maintaining the standard of the product will be critical in achieving the final outcome.

* The overall cost of the project, excluding major external works is nearly £13 Million (excluding 20% Value Added Tax).

* Based on the current settings for the financial variables in the model it is estimated that the business will reach break-even in year 5 of operation and generate an annual surplus of £50,000 by year 10. A cumulative financial subsidy of approximately £237,000 would be required to cover expected losses in the first four years of operation.

The Empire Room.
Before the arrival of Lady Bullough this south facing room was Sir Georges Library,
opening into a magnificent domed Conservatory, regrettably long since gone
as is the way with all things wooden unless maintained.

The magnificent Conservatory circa. 1900.

The library we see today was the original Business Room / Castle Office.
Lady Bullough was the eldest daughter of French aristocrat
the 4^thMarquis de la Pasture
and upon her marriage to Sir George, as with her drawing room, quickly commandeered the south facing rooms of the Castle re-furnishing her husband's
former library with French engravings and fine porcelain.

DOUBLE CLICK OB THIS LINK to view my Blog:
https://www.blogger.com/blog/post/edit/3149945780622106744/4216589569849091792
(Photographs and descriptive text George W. Randall)

*

* An endowment fund that will generate interest and therefore a continuing revenue stream will help reduce long term risks and provide a better chance of ensuring sustainability. If an investment return of 3% could be achieved, a fund value of approx. £800,000 would be required to generate an annual income of £25,000. This is the predicted value of the average annual income shortfall of the museum for the first 10 years.

* The preferred delivery vehicle is seen to be a building preservation trust with the appropriate stake holders represented on its board. Its charitable status gives it the greatest opportunity for raising money from the widest range of funding sources. It would be able to transition into a management trust to run the project once restoration and conversion was complete.

* There are significant issues associated with selling the building and any return is likely to be very limited.

* The castle has considerable potential for holding luxury, group and corporate events making use of the wide range of accommodation and event spaces.

* Ongoing revenue funding from a variety of sources to help top up the costs of maintaining the Castle will always be difficult but if properly managed could achieve a degree of success.

* The Castle grounds have the potential to enhance the activities in the Castle. The designed landscape to a degree can be used as a setting for events but any designs should be kept simple to keep maintenance costs at a minimum. The Gazebo and Squash Court have the potential to be small self-catering units. A decision on the future of the Steading building should be delayed until a decision on the future of the Castle is made. If the Castle project proceeds, the Steading building could usefully be used for activities associated with the building contract. The walled garden would be ideal for horticultural activities to the benefit of the Castle and community.

* From a socio-economic point of view a refurbished castle will inevitably help support the island and wider community, increasing economic activity and visitor numbers.

* There are a wide range of risks associated with achieving the objective of a restored and viable Castle but the option of ‘doing nothing’ could have significant negative socio-economic effects on the island and wider area.

* The overriding objective must be to achieve a sustainable solution for the Castle and this can only be done by ensuring that everyone including all stake holders involved in the project remain totally focussed on a successful outcome and are fully aware of the consequences of failure. The cost of failure to the island and wider community, the present custodian, the public sector, central government and all other stakeholders is likely to be considerably more than the cost of success.

So, what happens next - restore it or lose it?

DON'T TRUST TO OTHERS

MAKE YOUR CONCERNS KNOWN

Don’t let Britain’s heritage slip away through indifference -

Make your opinions known by writing to:

Fiona Hyslop MSP

Cabinet Secretary for Culture, Tourism and External Affairs

St Andrews House, Regent Road, Edinburgh EH1 3DG

e-mail: CabSecCTEA@gov.scot