Kilmahew / St Peter's Masterplan

masterplan summary document, prepared by erz Limited, issued November 2011, client NVA

contents: NVA mission statement

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location plan

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executive summary

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masterplan

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Walled Garden Detail Area

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Seminary Complex Detail Area

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Woodland Cabins

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Masterplan Topics

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NVA mission statement: NVA is an environmental arts charity founded in Glasgow in 1992.

people to use ideas and methodologies to support their own development and means of expression.

Our practice is directly engaged in the wider world of urban and rural landscapes. Our approach is a collective one: both in its artistic development and in encouraging audiences to participate physically and creatively in the making of each work, whether it is temporary or permanent. It takes what is ‘there’ as a starting point for uncovering complex underlying realities, revealing how places shape, and are shaped by, their inhabitants.

Critically acclaimed contemporary art works and performances, encompassing walked animations in gorges, and on mountainsides, include ‘The Path’ (Glen Lyon 2000) and ‘The Storr: unfolding landscape’, (Isle of Skye, 2005). The sense of ownership and memory of these works has been intense and long- lasting for many. The act of taking part releases strong emotional ties: either with the landscape itself or with an aspect of people’s individual histories, in a powerful intermingling of the private and public.

NVA champion an emerging form of dialogical public art that aims to galvanise public partners and bridge the gap between political strategy and practical implementation, based around key issues facing our contemporary society.

NVA is an acronym of nacionale vitae activa, a Roman phrase describing ‘the right to influence public affairs’. This defines a non-gallery based democratisation of presentation, in which generative models of exchange are created to stimulate

NVA, The Storr, Isle of Skye 2005, photograph - Alan McAteer

Urban initiatives include the White Bike Plan (2010), Glasgow, multiple award-winning ‘Hidden Gardens’ sanctuary (Tramway, 2003), and international light festivals such as ‘Radiance’ (Glasgow, 2005). Our focus includes the long-term transformation of St Peter’s Seminary and Kilmahew woodlands, (Cardross, 2008 onwards), and SAGE, a major urban food growing scheme, (Clyde Valley 2009 onwards).

NVA, The Hidden Gardens, Glasgow

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location plan:

Helensburgh

Kilmahew / St Peters Cardross A814

Renton

A82

Dumbarton

M8

M8

GLASGOW

River Clyde

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executive summary:

project overview:

The resuscitated form of Kilmahew / St Peter’s is a model for a new creative and productive landscape. The condensed history of the site is used as inspiration for durational public art commissions and the ‘Invisible College’, an international educational research network.

landscape as starting point:

The conceptual starting point for the project is the site. The physical history of Kilmahew / St Peter’s demonstrates an accumulation of very different perceptions of landscape. It has been successively reshaped over five centuries.

The estate contains fragments of native woodland and distinctive river gorges and has a strong underlying identity and structure. The landscape still contains evidence of medieval settlement, most obviously Kilmahew Castle, which was significantly remodeled in the 19th century. The built and un-built remnants of the Victorian designed landscape are evident across much of the site.

The world renowned modernist St Peter’s seminary buildings represent the most recent additions. All of the traces of human intervention, from medieval to modern currently exist in a ruined state. These cultural fragments, alongside the unmanaged landscape, overtaken by invasive species, are in an advanced stage of decline.

generative creative process:

The proposed response to this complex and surprising layered history is one of continual examination, to act as a permanent generator of creative work. Educational and artistic investigation is conceived as an exchange that involves a wide spectrum of participants: artists, academics, landscape architects, architects, local people, purposeful visitors, walkers, runners and accidental passers by.

The creative programme is based on the idea that any intervention or action on the site will generate a range of responses. By harnessing these responses, they in turn generate the basis for the next series of artistic interventions and research.

This can be described as a ‘generative’ or ‘metabolising’ creative process. The educational and research focus which will draw on conversations with the multiple users and neighbours of the project is distilled into the idea of the ‘Invisible College’ an international educational research network which will have a seasonal presence and annual interpretation focus.

A state of permanent flux is integral to the concept. What is relevant now, may be less relevant or influential in 5, 10 or 20 years time. The programme accepts and aims to explore this temporal nature of work and to keep at the forefront of new thinking and public art practice.

incremental placemaking:

Kilmahew / St Peter’s intends to be perceived to be distinct or ‘other’ from wider society and people’s day-to day lives. This less certain definition of territory will stimulate people to step out of their set routines, modes of thinking and acting.

We aim to shift people’s relationship with the landscape from one of being a passive observer or detached consumer, to having a more active physical, sensory and / or intellectual engagement.

This will build a strong sense of ‘place’ with all of the actions and interventions (be they artistic, architectural or other) being devised and ultimately delivered to contribute to this shift.

Through the work of Kilmahew / St Peter’s, the seeds are sown enabling people to carry elements of its singular narrative with them and to realise similar activities and productivity elsewhere.

This could be just beyond its boundaries within nearby communities, but also much further removed, as the sharing of generated knowledge and new thinking expands across borders and beyond Scotland.

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the masterplan:

The masterplan explores and describes the interventions required to realise the creative ambitions: both physically and programmatically. It must anticipate the continuing ‘generative’ artistic and research activities and co-ordinate the necessary infra-structure to support this, whilst retaining flexibility for change. The masterplan is underpinned by a detailed and comprehensive understanding of the history along with the natural and cultural features of the site.

The masterplan represents a long-term vision for the Kilmahew / St Peter’s site. The project will necessarily be delivered in phases. How the masterplan proposals will be broken down into discrete phases of work will be represented within separate documentation.

experience of the site:

The over-arching principles that pertain to the visitor’s experience of the landscape include: -

retaining the sense of surprise and discovery that the site contains at present. There is a deliberate management of a sequence of ‘reveals’ and ‘thresholds’ and a very controlled use of signage and fixed interpretation.

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keeping the qualities of the current ‘interim state’ of particular locations. This is evidenced in particular by the colonisation of spaces by birch trees. The proposition is that this landscape type is perpetuated and integrated in the proposed interventions.

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broad functions:

Both in terms of realising the shift from passive observer to active participant and delivering the academic and creative programme of the ‘Invisible College’, the master-plan is focused on bringing a range of new functions and activities to the site.

These functions are highlighted on the adjacent Key Plan and outlined on the following page:

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seminary complex walled garden complex upper meadow flexible growing space cabins - temporary accommodation lower meadow camping stables block - workshops and store

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the seminary complex:

The intention is to animate the seminary buildings through a mix of public, programmed and creative activity. The process of consolidation, repair and re-use of the seminary buildings is conceived as a phased, incremental process (with each phase being complete in itself). The sequence and sub-division of work is described in detail in the document.

The intention is to make the partially restored buildings a flexible focus for creative and academic activity and presentation. The ultimate goal for the seminary buildings includes the creation of a large scale heated flexible performance and exhibition space within the main block; teaching, exhibition, interpretation & library space within the teaching block and office / work space for an operational team, with discrete temporary accommodation for visiting educational groups in the convent block.

The external spaces associated with the seminary buildings are manipulated to reveal the complex layering and history of the site. Notably, the landscape to the north of the seminary is configured to create a surprising intersection of remnants of the Victorian designed landscape, the modernist interventions of the seminary buildings, the ‘lost’ Japanese garden, revealing of the volcanic bedrock and the playful manipulation of the water course as it passes.

the walled garden complex:

The walled garden complex is seen as the main focus for visitor information, orientation, group and social activity. From this hub, the reorganised circulation network offers routes to all parts of the site. The walled garden is to be brought back into use in line with its original function. It will provide productive land for ‘growing’ activity and a base for related programmed activity.

In physical terms, the main walls and features of the walled garden are to be reinstated, with a series of new design interventions to redefine the character and experience of this remnant feature of the Victorian designed landscape. This includes a repositioning of the approach route to the walled garden and through this generating a surprising intersection of the various design typologies seen across the site.

A new multi-functional public building is proposed as part of the walled garden complex. This will incorporate a refectory / dining space for staff, educational groups and visitors. Two main flexible spaces are created within the building to accommodate teaching and lectures, with a series of associated break out spaces and reading / study rooms. Office and working space is provided for permanent staff and visiting academic staff / groups. The building is anticipated to be a first point of orientation for visitors and includes a public reception and information point. The upper floor of the building also incorporates servicing for the adjacent camping area in the meadow, which is directly to the north of the walled garden.

Further buildings associated with the walled garden include two discrete dwellings for site staff, covered horticultural working space and secure storage. The dwellings bring a permanent human presence to the site, which alongside electronic security measures, aims to bring active surveillance and discourage antisocial behaviour.

upper meadow flexible growing space:

While the walled garden acts as the focus for group and supported horticultural activity, the upper meadow is seen as a space for future extension of the growing activity. This is conceived as a more open or flexible use, with a patchwork of ‘plots’ devolved to groups and individuals. This can

include ‘allotment’ like community growing, commissioning of horticultural / art works, competitive selection of proposals for creative use of space or designated areas given over to activities as part of the core creative and academic programmes.

cabins - temporary accommodation:

People living on the site for short periods of time is seen as a great opportunity to bring about social engagement and direct participation. Two clusters of bespoke designed cabins, with associated communal spaces are proposed within areas of woodland on site.

It is anticipated that the cabins will provide accommodation for visiting educational groups, for visiting artists and also offer opportunities for the general public to stay on the site for short periods.

lower meadow camping:

The lower meadow area is to be seasonally managed as a camping space, again to offer the opportunity for people to spend short periods dwelling on the site. As noted above, the servicing of this activity is incorporated discretely within the walled garden public building.

stables block – workshops and store:

The site of the former stables block is proposed to house the base for site maintenance and management alongside workshops for creative activity.

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site wide management & infra-structure: movement around the site:

The means of vehicular and pedestrian movement around the site is pivotal to both its functionality and the richness and quality of the human experience of its constituent parts.

A thorough process of technical investigation and dialogue with statutory authorities has been undertaken to inform the strategy for vehicular circulation and servicing. This limits the extent of vehicular access and associated infra-structure as far as possible. The site for the most part is ‘pedestrian only’.

The path network across the site has been developed to accentuate the walked experience and to offer non-sequential and particular ‘readings’ of the landscape. The proposed network is largely focused on the remnant paths of the Victorian designed landscape, but selectively omits certain routes and creates a number of new path connections. These moves refocus the network on the walled garden complex as a core point of orientation for the wider site.

hydrology:

The management of surface water and foul water on the site and in relation to the proposed development have been technically assessed and investigated. The proposed surface and foul

water systems are carefully considered to reinstate key historical features and to integrate necessary infra-structure in a discrete and positive way. The surface water management strategy is focused on the re-use of water and the foul water system integrates on site reed bed treatment as a positive component of the designed landscape. In addition, the latent potential of the watercourses and elevational change are realised to generate power through two discrete HEP schemes.

enclosure:

Practical security and estate management considerations are addressed alongside visual and spatial enclosure through fencing, hedge and perimeter planting proposals.

vegetation management:

The woodland is currently in a poor condition, with an unbalanced structure and a lack of regeneration as a result of the extensive spread of Rhododendron ponticum across the site. This and other invasive species are out-competing other vegetation and creating expansive mono-cultures. Immediate intervention is required to address this situation. An initial management strategy is described, that responds to the varying characteristics and issues of different parts of the site.

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Kilmahew Castle Whin dyke and waterfall Swan Pond Japanese Garden Woodland Cabins Seminary Complex Western approach High arched bridge Former tennis courts / new moat Upper meadow (flexible growing) Lower meadow (camping) Walled Garden complex Low double bridge Confluence of burns Entrance / parking Entrance portal Carman Road Stables Block (workshops and storage)

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masterplan:

200m

walled garden area:

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to Kilmahew gorge

to seminary to meadow

to castle to stable block

to Wallacetown glen

promontory

walled garden hub: The walled garden, which was created as part of the Victorian estate landscape is presently in a derelict state. The enclosing walls are in places missing, the former glasshouse structure is largely collapsed, the ancillary buildings derelict and the spaces overgrown.

The intention is to re-establish the walled garden and surrounding spaces as the main focus of growing activity on site. The necessary infra-structure to support public and group activity will be provided within the proposed buildings and outdoor spaces (which are described in detail in the following pages).

The walled garden area is intended to become a hub of public activity, of supporting facilities and also providing accommodation for site staff.

Beyond the growing activity, the proposals re-organise the pedestrian circulation and the experience of approaching the walled garden.

The route to the walled garden is announced on the main drive by the proposed promontory/access which cuts across the existing bridge (at deck level). The promontory is described further in the following pages. From this point one ascends past the water treatment beds, through meadow and orchard, with glimpsed views to the walled garden. This route offers a

main drive

sequential experience, crossing a series of thresholds, each revealing the next space.

The walled garden is encapsulated by a hedge which defines a tightly enclosed circulation route around the perimeter of the walled garden. From this route, two discrete openings enable access into the core walled garden space. The original walled garden plan includes four access points, the lower two (which are currently closed to access) are proposed to be reopened and the upper two are proposed to be infilled (although offering glimpsed views in). The proposal is essentially to shift the access points to the lower part of the walled garden.

The wider site path network has been re-organised so that routes to all parts of the site radiate out from the walled garden (from the inner circulation route defined by the hedge).

The walled garden therefore becomes a hub for pedestrian movement around the site.

The walled garden complex is to be securely enclosed in order that it can be locked down when closed to public access. The existing walls form a secure perimeter to two sides, with secure fencing discretely incorporated to the other edges. The security strategy for this area and the seminary complex are focused on a combination of secure perimeter fencing, human presence (working and dwelling) and supporting electronic security measures.

wall/ hedge enclosed route: Insel Hombroich (Germany)

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New concrete promontory Existing yew hedge retained Existing stand of birch trees retained New ‘moat’ around tennis courts New residential accommodation New public building Raised growing beds In-ground growing beds Existing mature apple trees First floor deck access to building New field boundary hedge New drainage ditch Covered horticultural working space

Gates

Perimeter security fence

New orchard tree planting

Existing Birch trees retained

Meadow

Reed beds

Yew hedge

Growing beds with gravel paths

Grass surface

In-situ concrete surface

High quality natural stone surface

Gravel path surface

Gravel surface to wider path network

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walled garden:

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Hierarchy of space

‘Hortus conclusus’ Walled Garden

ancillary walled garden space

Programme

walled garden buildings: It is proposed that a new public building and two small dwellings for staff are introduced to the walled garden complex.

The public building is located at the top (northern) edge of the core walled garden. The proposed building sits within / re-uses the existing sandstone base of the glasshouse structure and extends to the north side of the high back wall of the walled garden where a new linear extension is proposed. The main public spaces within the building are focused on the south side of the wall (within the glasshouse footprint), with servicing and ancillary spaces focused in the new structure to the north of the wall.

The main functions within the public building are: flexible refectory / gathering space, flexible teaching space, horticultural working and growing space and the necessary service and support facilities.

The building is mainly single storey, however the service block extends locally to two storeys where the upper floor incorporates

the facilities to support camping on the lower meadow area (toilets, showers etc.). This arrangement capitalises on the site topography, with discrete deck access to the upper floor of the building from the meadow.

The dwellings are to provide on site accommodation for staff and are of different sizes to accommodate either a small family or a single person / couple. The dwellings are part of the wider strategy to populate the site with human presence and surveillance to discourage anti-social behaviour.

public functions

service / private functions

Approach / Entry sequence

Both dwellings are single storey and sit against the outer garden wall, with glazed walls and open views to Wallacetown burn to the east.

The buildings (both public and private) are located and designed to sit discretely at the edges of the walled garden spaces. The existing walls and topography are capitalised on to embed the buildings. Only the public building within the glasshouse footprint extends into the enclosed garden spaces.

control elements / new wall elements circulation / entry route

entry points / new aperture in wall

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confluence of the burns: The reorganised approach route to the walled garden is announced on the main drive at the double bridge which spans the Kilmahew and Wallacetown burns shortly before their confluence.

This new link is formed by a ‘promontory’ structure that, in plan, cuts across the Victorian stone bridge (flush with the bridge deck level). To the north, the structure spans to meet the rising ground, to connect to the walled garden. To the south, it forms an elevated viewing platform that terminates with a view down to the confluence of the burns.

The confluence of burns is a pivotal point on the site. The site is structured around the two burns and their associated gorges.

This confluence is currently bypassed and it, the bridge and the walled garden sit in an awkward, unresolved relationship.

The ‘combined’ burn as it flows to the south is strongly linear in plan and becomes deeply incised in the sandstone bedrock. The promontory picks up on and extends the alignment of the burn.

This new axis is extended up to the walled garden and more discretely beyond to the upper meadow. This axis connects the confluence, bridge and walled garden.

The promontory creates a dialogue between the natural site, the Victorian designed landscape and (through its own form as a slim concrete deck) the modernist seminary complex.

seminary complex:

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Seminary Buildings: Restored Building Uses

seminary complex: The history of the seminary buildings, their significance and detailed information on their origin, design and condition is available in the supporting documents noted in the introduction.

The detailed proposals for the consolidation and redevelopment of the seminary buildings are described in the material prepared

by Avanti Architects within this section of the document.

The design strategy for the landscape spaces associated with the seminary complex, can be described in two parts: 1. the spaces at the core of the seminary complex and 2. the landscape setting to the north of the seminary complex.

core seminary spaces:

The strategy for the spaces immediately associated with the seminary buildings is broadly focused on uncovering, repairing and reinstating the original finishes (hard and soft) that were implemented associated with the Gillespie, Kidd and Coia buildings and the pre-existing terraces associated with the former Kilmahew House. Key features such as the moat, the springs feeding this and the associated planting are to be reinstated and reinterpreted.

The counterpoint to this conventional conservation approach is the retention and management of the regenerative birch trees within the footprint of the former Kilmahew House. The retention of these trees acts as a marker of the interim derelict state of the site.

Kilmahew House sat as a volume within the three sided courtyard formed by the modernist seminary buildings.

The dense block of birch trees echoes the original spatial

arrangement, overtime filling the physical void of the demolished house. Within this block of trees a discrete space is proposed as a quiet, personal discovery.

main building

teaching block

convent block

sisters common room and kitchen block: walls retained

Landscape Features

A number of the single storey buildings within the core space (the kitchen block and the convent block sisters’ common rooms) are to have their external walls retained (in whole or in part). The spaces defined by the remaining walls will be planted or surfaced to create intriguing walled outdoor spaces.

Various new arrangements in terms of vehicular and emergency access have been incorporated, informed by dialogue with the relevant statutory authorities, as described in the plan drawings. former japanese garden

The seminary complex is to be enclosed by a new secure fence.

The fence is to be repositioned (from the current alignment) and essentially pushed substantially away from the buildings. The proposed fence line will allow the buildings to be approached without the security fence being in the foreground of any view.

Notably the fence extends significantly to the east to enclose a substantial area of woodland.

existing conifers retained

self-seeded birch within remains of Kilmahew House

existing golden yew

path network

existing tree planting within seminary complex

Introduced / Restored Hard Landscape Works

The strategy for the security of the seminary complex is, as for the walled garden, based on a secure perimeter that can be locked down, human presence (working and dwelling) and supporting electronic security measures.

Two controlled access points to the secure seminary complex are proposed, both with electronic facilities for controlled ticketed access.

boundary fence

new constructed edge

proposed paths/ access features

new bridges

exposed / sculpted bedrock

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seminary buildings overview: introduction

This report is one of a suite of studies prepared by a professional consultant team led by Avanti Architects, including Stace Quantity Surveyors, Conisbee Structural Engineers and Skelly & Couch, Environmental Services Engineers. Together these contributions form part of a masterplan for the Kilmahew site and former St Peter’s Seminary, Cardross which has been commissioned by the charitable trust NVA, its new prospective owner. Other contributors to the masterplan include ERZ, Mayer Brown and Armour QS. While these other contributions cover larger aspects of the Kilmahew Estate, including such issues as landscape rehabilitation, public access and transportation, the focus of the Avanti team’s work is the rescue and regeneration of the seminary complex itself. Our remit has been to provide an initial account of the scope of work and costs entailed in repairing and restoring the buildings to serve a range of cultural, educational and performance uses being developed by NVA. Subject to the extent of available funding this work is expected to form the first phase of a long term programme for the progressive regeneration of the Kilmahew estate.

In the preparation of this report reference has been made to Avanti Architects’ Conservation Assessment of St Peter’s Seminary, Cardross undertaken in 2007/8 for the Archdiocese of Glasgow and Historic Scotland, subsequently published on the website of Historic Scotland. www.historicscotland.gov.uk/Home/News/Indepth/StPeter’s/ AvantiArchitectsreport That investigation included an historical account of the seminary and its site, an assessment of its heritage significance, a detailed survey of its condition (2007) and necessary remedial works, identification of existing hazards and security issues, and description of a range of generic options for rehabilitating the buildings and the site that were also compatible with the statement of significance. The range of consultant disciplines allowed architectural, structural, environmental, archaeological, landscape and financial issues to be addressed together. The study also set out a syllabus of actions and management proposals and procedures to enable a recovery project to be progressed.

However, whilst the historical research and critical assessment undertaken in that commission has informed the current study, it should be understood that the latter is based on a new operational brief from NVA and also takes account of the increased restoration work consequent upon continuing dilapidations of the seminary fabric over the intervening years. scope of study: The current study provides outline proposals for the repair and reuse of the principal surviving buildings of the seminary complex, including: • • •

The Main Building, comprising chapel, sanctuary, sacristy, crypt, refectory and trainee priests’ accommodation The Teaching Block The Convent, including the sisters’ common room and refectory

Buildings of the original complex which are not included in this study comprise: • •

The Kitchen block - remains may require partial clearance Kilmahew House - footprint only survives

Consideration of both of the above will form part of the landscape proposals for the immediate setting of the principal surviving buildings. conservation philosophy: In preparing our response to the new initiative to restore the Kilmahew Estate to beneficial use we are acutely aware of the educational and ethical dimension of the project and the need not only to accomplish an effective rescue of the buildings under consideration but also to provide a meaningful evidence trail of the conservation philosophy adopted in doing so. Whilst the current document is essentially a working technical report, we consider it important that the key criteria adopted in formulating repair measures are articulated for the project record, which in itself should be regarded as one of the benefits of the enterprise.

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The anticipated scope of work may be said to comprise three essential types of operation: • • •

Repair Upgrade Intervention

Repair constitutes the recovery and making good of original damaged fabric. The intention here has been to retrieve and restore significant original fabric capable of remediation for viable future service. An example would be the retention and remediation of selected vaulted ceilings of the trainee priests’ cells, in cases where it is deemed possible to work with and consolidate the remaining fabric.

Upgrade refers to the improvement or replacement of fabric or services where the original is no longer compliant or fit for purpose.

Examples would include the renewal of mechanical and electrical services installations where the original is either deficient or beyond repair, or the replacement in replica of the Sanctuary roof beams.

Intervention occurs where a new use demands an adaptation of the original building arrangement, and would apply for example to a proposal to convert the Convent block to office use.

Holding Operation Alongside the above generic considerations, it should be noted that the current project scope is not expected to achieve the complete restitution of the entire seminary complex but rather that certain elements may need to be consolidated in a ‘holding operation’ until such time as resources permit further work.

Response Our approach to the above demands has been to tailor the response to reflect the sensitivity of the element concerned.

Elements of high sensitivity will require a response that pays full regard to the original design intent, utilising so far as possible the authentic materials and details on a like-for-like basis. Where repairs are to be carried out locally within a larger surviving field of original fabric the repair would be as closely matched as possible to the original, but still capable of discreet differentiation. Where the original

detail or materials contributed to early failure, or where the type or location of the work is not ‘heritage sensitive’, the intention is to undertake the work with discretion while at the same time ensuring that where possible details are re-formulated in such a way as to provide a more long lasting outcome.

Lots The proposed works have been grouped into a series of Lots.

The purpose of this approach is to enable cost estimates to be clearly identified against specific tranches of work. Secondly, this is intended to facilitate the matching of potential funding to a range of possible outcomes. Thus, a greater or lesser combination of Lots may be achieved in any given phase, depending on the extent of funds available. It will accordingly be appreciated that the costing of Lots left to later phases would require adjustment to take account of price indexing and works already completed.

Lot 1 is currently defined as the first phase and the subject of initial funding applications. However further Lots are included in the study to provide an overview of the project as a whole.

Archival Research In addition to field survey of the buildings in their current condition, the repair and restoration proposals have been informed by archival research with reference to the extensive archive of original drawings in the Gillespie Kidd & Coia Archive held at the Glasgow School of Art. This considerable cache of original material provides an almost comprehensive record of the designers’ original intentions, though it should be noted that it is not always the case that drawings correspond with the building as built.

next stages: It should be noted that the current work is taken to a level of development to provide sufficient information to fulfil the requirements of the masterplan. The next stages will develop the work in further detail in order to furnish sufficient information for planning and listed building consent applications, and to provide the basis for invitation of tenders for implementation of the works. (See following diagrams showing Lots as currently defined.)

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seminary buildings overview Main Building

Lower Ground Level

External Escape Stair

Convent Block

Teaching Block

KEY TO USES: Restoration Temporary weather protection Safety guarding Refurbishment Consolidation Consolidated hy-rib vault Maintenance access flooring (Lot 1a) Public access Storage Heated Space

Kitchen Block

Immediate Setting

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LOT 1/1a

HALTING DETERIORATION

The first phase of work to be carried out at St. Peter’s is contained within Lot 1, and will consolidate the structure, halting the deterioration process and securing the building fabric.

In order to arrest the ongoing deterioration of the main building, a new roof will be provided throughout with temporary polycarbonate screens installed to windows and openings. The sanctuary rooflight will be temporarily instated with a polycarbonate rooflight however the structural glulam roof beams will be authentically restored. (Full restoration of the pyramidal rooflight would be undertaken in Lot 2 or Lot 7).

The scheduled consolidation works have been prioritised due to cost implications with non-urgent remedial works appearing under Lot 1a or later lots. These works which are described in the schedule (but not illustrated in the Table of Lots) form part of the overall consolidation of the seminary but will occur at a later date.

MAIN BUILDING/SANCTUARY Consolidation of the main building involves concrete repair works, internal clearance and the installation of temporary weather protection to prevent further deterioration to the building fabric.

The cladding panels and balconies will undergo full restoration, as will the masonry walls of the Sanctuary and silo shaped side chapels to create a sound shell.

LOWER GROUND LEVEL - ENTRY SEQUENCE/CLOISTER The public enter the building via the original moated entrance, gaining access to the cloister at lower ground level before proceeding up the main stair to the Chapel and Refectory. New WCs have been provided in the underbuilding area, the remainder of which can be utilised as storage.

GROUND FLOOR LEVEL – CHAPEL/REFECTORY The ground floor level is fully accessible to the public. The Refectory area remains unenclosed while the Chapel is provided with temporary screens to provide weather protection and demarcate a space where events can take place. The whole space remains unheated with the exception of a small area at the south of the altar, which will form a meeting room space for NVA’s use. Access to the upper levels is reserved for authorised personnel only via mobile scaffold towers with access via the external escape stair being introduced during Lot 1a works.

EXTERNAL ESCAPE STAIR – VIEWING PLATFORM The public will have access to the external concrete escape stair which will act as a viewing platform enabling views to the estate itself as well as the wider landscape. There will be no access to the upper levels of the main block from this stair, except for authorised personnel only.

Maintenance gangways will be installed to the upper levels to allow access for inspection under Lot 1a works.

UPPER FLOORS The non-structural hy-rib vaults to the upper floors will be inspected and any hazardous material removed. In Lot 1 the priority vaults directly above the publicly accessible area which are salvageable will be consolidated to make safe by spraying with concrete and installing corrosion inhibitors to the compromised steel lathe. The remaining vaults will be fully consolidated as above in Lot 1a.

Lower Ground level will be hoarded off to prevent access and provide some protection from the elements.

Handrails/guardings will be required to ensure safety, but should not distract the visitors from the relatively untouched surrounding surfaces.

Access to the upper/lower levels is prohibited (except for authorised persons) and it will be made clear to the public that the stairwell is out of bounds. The staircase at the west end leading back down to the courtyard will be refurbished for public access/egress.

OTHER STRUCTURES A. KILMAHEW HOUSE The footprint of the original Kilmahew House will be retained, the treatment of this space is described in the masterplan section of the document.

B. KITCHEN BLOCK The remnant walls of the block will be retained in part (openings are required to facilitate fire vehicle access). The floor area will be resurfaced.

C. SISTERS’ REFECTORY & COMMON ROOM All debris to be cleared and unstable roof removed. The walls are to be consolidated to make structurally sound and a temporary flashing installed for weather protection.

For details of the ground plane treatment please refer to separate landscape drawings by ERZ, which precede this section.

CONVENT BLOCK

IMMEDIATE SETTING

Lot 1 works to the Convent Block include the installation of a new felt roof, temporary weather protection to the windows and concrete repairs. The structure will be left stable and safe. Full repair and refurbishment of the building is proposed in Lot 3.

Rank vegetation and debris to be cleared, original surfaces to be reinstated. Seminary complex fence enclosure line to be adjusted locally as required to enhance security and safety. For details of the treatment of the immediate setting of the seminary buildings, including the seminary complex fence enclosure see the relevant chapters of the document prepared by ERZ. Precinct lighting and security installations as required.

TEACHING BLOCK The Common Room level of the Teaching Block will be accessible to the public as a ‘belvedere’ platform to allow views to the surrounding landscape at its northern most point. To provide a measure of cover the structure will be re-roofed with a temporary covering and temporary screening installed to the openings at first floor level. The openings at

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seminary buildings overview: lots Lot 1/1a:

Lower Ground Floor Plan

Ground Floor Plan

First Floor Plan

LOCATION KEY 1. Entry 2. Bridge 3. Moat 4. Cloister 5. Main stair 6. Stair to Sanctuary 7. Sacristy 8. Crypt 9. Exit to gardens 10. Steps to courtyard 11. Teaching Block Library level 12. Underbuilding 13. Boiler room

14. Chapel 15. Sanctuary 16. Refectory 17. Side chapels 18. New Meeting Room 19. Teaching Block Common Room level 20. Kitchen Block shell 21. Kilmahew House footprint 22. Convent Block 23. Sisters’ Refectory & Common Room 24. Temporary Public Access Ramp 25. Courtyard

26. Students’ Cells (hy-rib vault floor to be consolidated as per vault diagrams) 27. Maintenance access (Lot 1a works) 28. External escape stair 29. Teaching Block Classroom level 30. External galleries

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Lot 2 : Events Space

Formation of heated space in main block Chapel & Sanctuary Permanent enveloping of heated space; full internal restoration of this space Use for events such as performances, talks, workshops, exhibitions

Lot 3 : Office/Residential in Convent Block Full refurbishment of Convent Block including services Internal fit out to suit new office/residential use Base for NVA staff - allows surveillance of site

Lot 4 : Teaching Block

Lot 4a - Weathertight Space, Basic Specification No heating provision Catering facilities at LG level and associated services Weathertight envelope to basic specification

Lot 4b - Fully refurbished Teaching Block Fully serviced building with heating Catering facilities at LG level and associated services

Lot 5 : Sample Students’ Cells Two example cells fully restored internally on 1st floor Limited staircase access and gangway

Lot 6 : Sisters’ Common Room & Refectory Full restoration of envelope including roof, interior and services

Lot 7 : Restored Main Building

Full restoration/adaptation/upgrade of the main seminary building Permanent weatherproofing measures New mechanical and electrical services Full rehabilitation of all internal fixtures, fittings and finishes

woodland cabins:

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cabins: As discussed, one of the broad intentions of the project is to cause people to engage with the landscape more fully. One of the means of achieving this is through the opportunity to live on the site (for short periods). To this end, temporary accommodation is proposed in the form of cabins set within wooded areas of the site.

discrete from the main public routes and with suitable topography.

The cabins may be developed incrementally and through design and construction workshops, invited competition etc. However, beyond the specific form and construction method of individual cabins, broader design parameters require to be considered in terms of: location, scale, scope of facilities, servicing etc. This section of the report defines design concepts and parameters for the temporary woodland accommodation.

The cabins offer a single internal space with bed, storage, workspace and a wood burning stove for heating purposes. A composting toilet and outdoor insect screened ‘lobby’ space are attached. Rainwater is collected from the cabin roof for hand washing etc. The cabins therefore provide a simple, but comfortable space to sleep and dwell. The cabins are not connected to any mains services (water, power etc.).

A core consideration is that the accommodation does not insulate visitors from the landscape setting. The approach is to explode the domestic situation into the woodland, so that the day to day activities of washing, cooking, getting warm, socialising demand an engagement with the landscape. The goal is to avoid suburban, day to day routines simply being transposed, with a view of woodland out of the window.

The communal spaces provide an outdoor area with a roof shelter and open sides. The space is focused around a chimney structure that incorporates cooking and drying facilities as well as a hearth / camp fire for warmth and as a focus for social gathering. Seating is clustered around the fire to create a core social space. Services and facilites for food preparation (storage, work surface, sinks etc.) and facilities for chopping wood and dry wood storage are incorporated. Mains water and localised grey water treatment and facilities for composting of kitchen waste are proposed.

Two areas are identified as a focus for the temporary woodland accommodation, both being within broad areas of woodland,

It is proposed that a number of functions are removed from the cabins themselves and are focused in a serviced communal space. concept: personal cabins

concept: communal space

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cabins: components & massing 1.

2.

3.

4.

5.

6.

WC: composting toilet (1.35 msq) protected external / entrance pod; midge and rain repellant (4.25 msq) adjustable workspace (2msq) fire / heat / cooking / drying area (3.08 msq) bunk beds (1.62 msq) storage x 2 (1 msq)

communal space: components & massing 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

sheltering element chimney stack; for cooking drying and heating (2.80 msq) immediate wood store adjacent to fire workspace: food prep, washing, table (2.35 msq) additional seating campfire seating area (8 msq) level base platform water storage; to be integrated into fire system for heating drying space (8 msq) wood chopping plinth large covered wood store (8 msq)

masterplan topics:

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2 1 3

movement: vehicular circulation:

4

6

The over-riding principle for the site is to limit the extent of vehicular access and associated infra-structure as far as possible and essentially to seek to make the main body of the site pedestrian only and car free. The movement and access strategy has been informed by:

A new entry / exit junction is formed to maximise visibility along Carman Road, complemented by modification of the road surface and the introduction of a gateway feature (to the east) to increase driver awareness. A second controlled, entry only access from Carman Road is also provided.

-

-

-

Controlled and limited access is provided beyond the parking area for: staff, disabled, delivery and emergency services. This limited vehicular access is primarily focused on the existing main drive, which will be enhanced through the provision of discrete passing bays (allowing it to be maintained at its current width).

An assessment of the anticipated visitor numbers by the Moffat Centre which has been bench marked against data for comparable sites across Scotland.

Dialogue and site evaluations with Argyll and Bute Roads Department.

Dialogue and preliminary considerations by Argyll and Bute Building Control and Strathclyde Fire and Rescue to consider the fire and safety risk associated with public access.

The vehicular movement and access strategy is described in the adjacent diagram. The strategy has been formulated following detailed evaluation of a series of access options including: zero parking, remote parking options and park and ride solutions.

It was an important consideration for Argyll and Bute Roads Department that a level of parking was provided on site. The level of parking provision was defined through a detailed visitor attraction profile and occupancy assessment to highlight the duration of stay throughout the year. Accordingly, 48 parking spaces are provided in a discrete location within the woodland adjacent to Carman Road.

The existing vehicular bridges to the main drive have been assessed to ensure, subject to some minor repair works, that no weight limit requires to be imposed.

Emergency service requirements have been investigated in some detail, most notably through dialogue with Strathclyde Fire and Rescue. The requirement for access for the Fire Service’s high level platform to the core of the Seminary complex has been taken into account in the proposals. Emergency vehicle access has also been accommodated to the Walled Garden Complex from both directions, as indicated in the adjacent diagram. The parking layout and detailed access and turning arrangements are described in more detail later in the report.

5 7

8 10

9

11 12

vehicular circulation: 1. seminary complex 2. staff parking 3. turning for service / delivery vehicles 4. main drive: vehicular access (two way) limited to staff access, service / delivery & emergency vehicles: passing places incorporated 5. walled garden complex

6.

emergency / delivery access & turning 7. staff / resident parking & turning 8. site entrance / exit 9. public parking with two way vehicular movement 10. gateway to 'pedestrian' portion of site: limit of public vehicular access 11. bus pick-up / drop-off 12. site entrance (one way)

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pedestrian circulation - historic:

The historic path network on site is still evident (to varying degrees) and in parts is still active. This network of paths was primarily laid out as part of the Victorian designed landscape.

There are however also traces of earlier routes through the site.

pedestrian network (origin): historic routes re-established new path links historic routes not re-established other smaller routes / not formalised thro' surfacing etc. not shown

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main drive pre-victorian romantic route kilmahew burn gorge route walled garden route(s) wallacetown burn / meadow route other smaller routes / not formalised thro' surfacing etc. not shown

1

1

55

2 1

6

pedestrian circulation - proposed:

The proposed path network is predominantly, although not exclusively, based on the designed landscape routes. Selectively, routes are renewed (though not all), new links are introduced and sections of much older routes are re-established.

4 1

1

The proposed path network reveals a more complex layering of site history whilst also redefining the pattern of movement on site. The different routes offer fundamentally different experiences of the site. These are broadly characterised and described in more detail later in the document in section D.

6

3 6

The ‘main drive’ is the most obvious and dominant route at present. This remains broadly unchanged, the other routes are however modified to refocus pedestrian movement around the site.

The proposed network is focused on the walled garden area as the hub to which all other routes around the site link. This generates a better connected and more legible path network.

The proposed network provides a series of connected loop routes and a range of options for movement through the landscape.

To achieve these routes and links, a number of pieces of infrastructure are required to provide crossings over burns and to traverse steep slopes etc. Although the main vehicular bridges are broadly intact, all of the former pedestrian bridges are now absent or in a derelict state beyond the potential for repair.

pedestrian network (proposed):

pedestrian infrastructure:

main drive drive main

1. new pedestrian bridges over main burns

pre-victorian & romantic romantic route pre-victorian route

2. ramp

kilmahew burn gorge routeroute kilmahew burn gorge walled garden route(s) walled garden route(s) wallacetown burn / meadow route wallacetown burn / meadow route other smaller routes / not formalised thro' surfacing etc. not shown

other smaller routes / not formalised thro' surfacing etc. not shown

3. promontory 4. stairs / step access 5. smaller bridges over minor tributaries etc.

6. existing 'vehicular' bridges reinstated / repaired as required

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1

vegetation management key:

vegetation management: The woodland on site is in a poor condition, with a generally poor structure and lack of regeneration as a result of the extensive spread of Rhododendron ponticum across the site.

This and other invasive species (including Japanese Knotweed and Himalayan Balsam) are out-competing other vegetation and creating expansive mono-cultures across the site. The woodland is in a state of decline and without the removal of the Rhododendron, and appropriate management, will have a limited future as a viable woodland.

Immediate intervention is required to remove the Rhododendron and other problem species and to create a viable baseline position for new planting and management of the woodland and remnants of the designed landscape.

Each section of woodland has distinct and varying characteristics. Some areas are long standing and broadly native woodland, there is Victorian plantation woodland dominated by native species and there are also more deliberately composed areas of woodland planting at the core of the Victorian designed landscape, including a wide variety of exotic and ornamental tree and shrub species.

Each of these woodland or landscape types demands a subtly different strategy for intervention to remove the rhododendron (and for ongoing management). The methods identified for each area are in direct response to the landscape’s different origin, condition and qualities.

1. no / very limited Rhododendron ponticum present. Selective / specific woodland management.

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2. extensive Rhododendron ponticum along main drive & western site edge: immediate removal - mechanical uprooting - to enable immediate new planting. Hand weeding of Rhododendron seedlings in following period.

2

3b 7b

3. Woodland with extensive Rhododendron ponticum present. 'Motor/manual' process removal. Possible trainee/volunteer input. a: plantation high storey woodland: selective felling & replanting b: oak woodland: selective felling, replanting & understorey planting, protection of NVC plants during clearance operations

5 7a

8 10

4. Gorge spaces requiring specialist rope access working. Selective removal of Rhododendron & laurel (NB not all Rhododendron in core gorge is R. ponticum)

3a

5. Focussed horticulturally guided removal of Rhododendron ponticum & other invasive species. Survey required to identify non-invasive Rhododendron species. Opportunity for guided trainee/volunteer input.

8

4

12

11 7b

6

9

7. Invasive species requiring immediate treatment: Japanese Knotweed & Himalayan Balsam. SEPA consent required for removal/treatment strategy. a. soil removal and on site treatment/composting of Japanese Knotweed etc. (at location 11) b: in-situ treatment - spraying/cutting etc.

8. localised areas of birch regeneration retained

1

2

6. Mixed native woodland: Rhododendron removal through mix of manual removal & specialist rope access working.

3a

1

9. walled garden & environs: selective tree & stump removal: retain specific specimens, spray out invasive weeds and cultivate 10. seminary complex (general): selective/general removal of self seeded trees 11. former stables site used as on-site treatment / composting space for invasive species not treated in situ. Possible location for plant to chip Rhododendron material etc.

Also, general storage for materials arising from woodland management practices

2

12. meadow area: drainage improvements & spray treatment of Juncus spp. Re-seed treated areas Note: All areas of Rhododendron removal require 2-3 year period of spraying of regrowth / seedlings after initial intervention.