Welcome to the Errogie Church Project page. Each week we intend to give you a regular Thursday update on how projects are progressing. Some weeks there will be lots of activity, others not so much. If you have any questions - or have knowledge and skills you would like to bring to the project please do get in touch with the lead Directors via the button on the right!
Attention this week for both staff and Directors of the Trust has been on preparation for the AGM and the launch of the CAP, which you can now read online. If you attended the AGM, you will have heard Gareth's update on this project and we will continue to notify you of further progress here on a weekly basis.
There will be a Steering Group meeting next week with the new architects, details will be sent out to all members of the Steering group later today or tomorrow. If you would like to be part of this meeting and have not received your invitation, please contact Caroline, Gareth or Lorraine.
In the next couple of weeks we will be looking to hold a steering group meeting where we can introduce you to the new Architects. This meeting will be an opportunity for steering group members to ask questions and put their ideas across to ensure that the Architects are able to fully represent what the community would like in this new community space. Following this, we are hopeful that by mid December there will be some concept designs available for public consultation.
Discussions have been ongoing this week on how to incorporate the new Architects with the Phase 1 repair works. We will hopefully be able to provide further information on both of these over the next couple of weeks.
This week the focus has been on working with the new Architects on how to represent the community's needs from the building from a design perspective. Using the information Caroline gathered from Steering Group members in August, our Architect will put together a new concept for the design of the building for viewing and feedback, which will then be presented to the community for comment. It is hoped that these new ideas will be available for everyone to see within the next couple of months.
Last week was our Inception meeting with the new Architects, giving both the team and the Architects the opportunity to discuss the perameters of the project and how we will work together on making the church an ambitious and exciting community space. We hope to finalise more details over the coming weeks, and more information will be available in due course.
We are looking forward to our Inception meeting with our chosen Architect for Phase 2 of the project next week. This will enable us to move forward on the production of a community-led design, which is a very exciting stage in the project. Completing the remaining aspects of Phase 1 is also a priority, and we will be working towards progressing this very soon.
If you have any questions on the project so far, or would like to see any of the tender information from the Architect, please contact Gareth or Caroline.
Thank you to everyone who attended last week's steering group meeting. Following approval from the Board, we have now approached our chosen Architect to start the ball rolling on Phase 2.
If you would like to see Caroline's report on the proposed uses of the building, or any of the tender proposals, please get in touch with Caroline by emailing firstname.lastname@example.org.
We look forward to seeing you all at tonight's Steering Group meeting, where we will be able to give you an update on where we are with Phases 1 and 2 of the project.
Our focus is still very much on which Architect we would like to engage for the design phase, and as such we are now working towards holding a Steering Group meeting on Thursday 16th September, so save the date! We will use this meeting as an opportunity to give you a full update on where we are with the project, including the recent tendering process for phase 2. If you have any questions at this stage, please get in touch with any of the members of the project team.
This week we have been considering submissions from 5 Architects for the second phase of the project, and we have shortlisted 3 who we will now work with to come up with potential suggestions of how we can incorporate the community's needs into the building. If you would like to see their thoughts so far, please get in touch with Gareth, Lorraine or Caroline!
Just a reminder too, that if you are interested in tendering for the remedial work on the building, please contact Caroline as soon as possible.
Are you interested in being involved in the works at Errogie Church? We will shortly be tendering for local building companies to assist with the first phase of the project, focused on carrying out essential repairs and making the building wind and watertight before the onset of winter. The contract comprises remedial work on the core structure, involving repairs and improvements to the roof, stonework, internal timber linings, electrics and floor. If you would like to be kept informed about the tendering process, planned for next month, please drop a note to the Project Co-ordinator, Caroline Tucker, who can be reached at email@example.com, before August 30th.
David from Northern Asbestos Services was on site on Wednesday to carry out an Asbestos survey, which is essential before any construction works can be carried out. We hope to receive the results of this very soon.
Caroline has spent time with a number of members of the Steering group this week, gathering information and ideas on the potential uses of the building. There are some wonderful ideas out there, but what has come through loud and clear so far is the need for a warm, inviting and multi-purpose community space. Once all the information is gathered, it will be collated and presented to the Steering Group, wider community and our chosen architect to help with the design process.
Next week is looking to be a busy week in the life of the Errogie Church project!
Caroline is looking forward to meeting members of the Steering Group to discuss Arts & Craft, Health & Fitness, and Heritage provision within the conversion phase of the project. We have been extremely impressed with the work that has gone in so far, and thank you Alister, Ros, Lorraine and Mark for your time on the phone and the information you have already prepared – it is invaluable to the project and will help ensure that the final design encompasses the needs of the community.
Next Friday sees the deadline for design proposals from Architects for Phase 2 of the project. We have 5 Architects who have confirmed interest, so we are very much looking forward to seeing their ideas.
Also next week we are hoping that the Asbestos survey will take place – date yet to be confirmed.
Going forward, we will soon be tendering for building companies to take on the first phase of the project – the essential repairs. If you are interested, or know a local building company that might be, please contact Gareth or Lorraine on the email addresses on the right hand side of the page.
Last month Kirsty, Gareth and Frank met with potential funders, Greencoat Capital, to discuss the Errogie Church Project. Yesterday we heard that they were so impressed with our project that they would like to use it as their key ESG case in their company report and presentation. Naturally the team are quite pleased with this!
In other news, we have agreed to progress with an Asbestos survey on the site prior to work beginning, and we have also asked the Quantity Surveyors to develop a Bill of Quantities to assist us with tracking the costs of the next phase of the Project.
Caroline has begun contacting Steering Group members, and is looking forward to meeting you soon - if you are expecting an email from her, please check your junk box in case she has already been in touch!
Update - 28/7/21
Over the last couple of months, activity at Errogie Church has picked up again and the project is beginning to move forward. Our budget has been approved by the Trust for the first phase of the project – Essential Repairs – and we are working with the Architects and Quantity Surveyors with a view to start work on this next month. We have also put the design process for Phase 2 – Building Conversion – out to tender to a number of interested parties, and Gareth and Caroline are meeting one of the prospective Architects, Catriona Hill from Oberlanders, at the Church later this week.
As part of the design process for Phase 2, Caroline is hoping to be in touch with members of the Steering Group over the coming weeks – thank you to those of you who had a chat with her at the Gala on Saturday about your thoughts and ideas! She will be in touch with you again in due course to discuss the proposed uses of the building, so that we can feed this information to the Architects to incorporate into their designs.
Tony and Caroline have also done some research into other funding sources for the project, and for this we are primarily looking at grants with a focus on the conservation of a historic building and conversion of an existing resource to a community space. Tony has put an application in for a grant from the Regeneration Capital Grant Fund via the Highland Council, and our application has been put forward for consideration.
Previous update - 11/01/2021
The church is a single storey building dating from around 1900. It sits in the centre of Errogie and comprises an entrance hall, the main church hall and a vestry at the rear. There is mains water and electricity and a sceptic tank. The rateable value is £4,400.00pa
The building was used by the Free Church until approximately two years ago, since when it has stood empty
The market valuation report by DM Hall notes that the condition of the property is consistent with its age, type and location. The surveyor valued the building at £90k
Benefit to the Community
The rationale for purchasing the building is that it will provide a meeting place for the community in the north end of the Strath. It will complete a network of properties ensuring that in those areas where there is a concentration of households there is a Trust-funded amenity on their doorstep.
Purpose of the Building
The purpose of the Church will be to provide facilities for relatively small groups engaged in very specific activities such as cookery lessons, dance classes, cinema, museum etc. It is not intended to use the building for large gatherings in order that it functions as an annexe to and not in competition with Stratherrick Public Hall. The specific activities that are provided in this building will be developed in consultation with the local community and how it sits within the overall vision we are developing for the Trust’s property portfolio
The Local Community
We have either met or emailed more than 30 people who live in the vicinity of the church. The outcome of those conversations is that 90% support the idea of a meeting space. The figures are 27 in favour, 2 no and one maybe. Those that expressed an opinion were enthusiastic about the church because of the character and history of the building.
These are a number of quotes extracted from our conversations:
- ‘All of the investment by the Trust has been in the south of the area, it is time that facilities are developed on our doorstep’
- ‘We live on the edge of the village and feel rather out of it. It will be great to have somewhere that we can meet our neighbours’
- ‘It would be a wonderful space for a museum of life in the Strath. I did a show of old musical instruments and a talk on cheese making. The feeling afterwards was that it was a real shame we had nowhere for a permanent collection’
- ‘Could there be space for a community craft shop. It is very common out on the West coast. We’ve just come back from a trip to Ardnamurchan and there were a number of such ventures scattered around’
- ‘It could be open certain hours and staffed by volunteers on a rota, with maybe a local employed as a caretaker. It would be great to have a positive community focus that people actually want’
- ‘It think there are insufficient number of people who would use it’
Most of the people we interviewed said they would participate in an ‘Errogie Church Support Club’ helping to define the role of the building and helping to run it.
Purpose of the Building
With regards to the purpose of the building, we have already talked about how it will complete the strategic objective of ensuring there will be access to amenities on the doorstep of all areas where there is a concentration of people.
The vision we are developing as a Board at the moment is being created to ensure all the buildings and properties play both a unique and complementary role.
Locally there is enthusiasm for a building that caters specifically for music and arts. This is partly driven by the nature of the families living in the area. The village is home to two excellent Scottish Traditional musicians, and then are a number of artists living locally. Ideas floated on the doorstep included a permanent space for arts and crafts activities including a workshop, cupboards to store equipment and gallery/exhibition space. From our conversations it has become clear that it must not compete with Stratherrick Public Hall, which is regarded with great fondness by many residents in the Strath.
The Trust Membership
We have surveyed the members of the Trust using SurveyMonkey. We asked a single question: The Trust currently owns sites at Whitebridge and Foyers and at the centre of the area is Stratherrick Public Hall. This leaves a gap at the northern end of the Strath to serve households in Errogie and Torness. Do you agree in principle that we should provide a community meeting space in this area? It was a simple ‘yes’ ‘no’ response.
To date (13.30 2.09,2020) we have received 31 replies with 70% in favour, 20% against and 10% have no view.
We asked people to provide comments in support of their answer – we received 18 comments.
- I think it's important that our community has easy access to a range of facilities that are spread out evenly over our geographical area.
- It could be quite small but with enough space for a local community meal and a blether . We won’t know how to use it yet, but build it and we will use it.
- As long as it can be proven that an additional property will be used and not sit empty and what about something at Inverfarigaig then each of the 4 corners of community are covered.
- I think an additional asset for our community would be beneficial especially as there are no Trust facilities down that area
- It would be nice to see the trust actually spend money on the smaller things our community needs, not another building for the directors to freely spend the community money on like is happening with Wildside
- Surely the Community has enough meeting spaces already . Upkeep of properties can become a millstone around a community’s neck
- I am ambivalent about this. I'm not sure what we would use it for, as it's only a couple of miles to the Hall. I understand your reasoning, just not sure if this is a best use of Trust funds.
We approached the Trust’s retained architect, Mike Lawson to provide guidance on the suitability of purchasing Errogie Church for the purpose described above.
He considered the building to be suitable for conversion. Internally there is water damage to the plasterwork, particularly at the west end that takes the brunt of the winter weather, there is a suspended wooden floor that is damaged by woodworm I places and there is bowing to what appear to the main purlins.
Externally it is constructed of granite blocks with no signs of movement and the roof is in reasonable condition for its age.
Mike advises that the renovation should be tackled in two or three phases and recommended that the first step should be to remedy the main fabric elements. This included stripping out the timber ground floor structure and replacing it with concrete slab and insulation, stripping out the lathe and plaster to walls and coombs and replacing with plasterboard lining and insulation, removing and renewing the grooved lining boards to the ceiling and injecting DPC to walls.
On Mike’s advice, Gary Wilson, from WSD Inverness, was instructed to prepare a cost estimate to rectify the main fabric elements. His estimate, provided on July 23rd, is £90.000.00.
The Structural Engineer
Mike’s one concern about the structure of the building was bowing in the roof timbers. This will be historic movement and he advised we sought the advice of a structural engineer.
We instructed Andrew Fleming, from Fairhurst Engineers Inverness, who is the technical director and is a conservation accredited engineer. He visited the church and concluded that the building structure appears in fair to good condition with no evidence of structural defects to the external masonry walls. The roof structure externally appears in fair condition. Internally there is evidence of bending/deflection of tie beams. He recommended that a provision of between £20k and £30k should be made for remedial work to the timber and masonry.
The particulars for sale describe the building as ‘to be suitable for residential conversion/development.’ We are of course proposing to use the building for community purposes which is in line with its current use. In order to get reassurance that this would be allowed we sought the help of Councillor Margaret Davidson, Highland Council leader.
She spoke to the senior planners and replied: ‘I have spoken with planning and they have no problem in principle to converting an old church into a community centre. there would also be the usual planning issues, entrances, sightlines parking, disabled access and other things.’
We have researched whether the building is listed. A search of the database of protected buildings managed by Historic Environment Scotland returned only one result for Errogie – the former United Free ‘Tin Church’ that sits along the road, separated by a field.
The costs of purchasing the building and bringing it back into use are the purchase, approximately £95,000, restoring it to a useable space £90,000 and a provision for restoring an old building, £20,000 to £30,000k
We have consulted with SSE and they have agreed this is an appropriate investment (TBC). We will then seek match funding for the restoration and conversion of the building.
There is certainly an appetite for a community space in this end of the Strath which will enable the vision of providing doorstep amenities in every part of the area. It is an old building which brings an element of risk in terms of the cost of bringing it back into public use.
Conversely, there is a strong argument that restoring a building, whose historic purpose has been to support and enable a healthy vibrant community, is an appropriate project for the Trust. The developed building would also contribute to a property portfolio that will form part of the legacy fund.
The concern was expressed at the special Board meeting about the ongoing cost of maintaining the property portfolio. If purchased, we will work with the Financial Director to develop a strategic investment plan that will provide the work plan and resources for the maintenance of all Trust buildings. There is unlikely, looking at the buildings in the area, that anything suitable for community use will come onto the market in the near future.
We ask the members of the board to decide on the following recommendation:
- A meeting space is provided in the north end of the Strath
- The Trust purchases Errogie Church to fulfil this purpose
Please email your responses by 09.00 am tomorrow Tuesday 22nd, September 2020.
Gareth Jones – Director
Lorraine Lewis - Director
|Mrs Lorraine Lewis|
|Mr Gareth Jones|