The Scottish Government

Name

Carron Tobin, MRTPI, MLI

Job title

Organisation

Loch Lomond & The Trossachs National Park Authority

Address

Carrochan, Carrochan Road, Balloch G83 8EG

Telephone

01389 722600

Fax

01389 722663

Email

carron.tobin@lochlomond-trossachs.org

1

2

3

4

5

6

Development Plans Development Management Development on the Ground Community Involvement

4 Title of entry

Carrochan: Building Beyond Boundaries ( LL& TTNPAHQ)

Professional knowledge Innovation Management Sustainable development

Partnership Community interest Regeneration Customer satisfaction

Carrochan is the new HQ for Scotland's first National Park in Balloch and is an examplar of what the Scottish Planning system and planners can achieve on the ground. It embodies innovation and was delivered through a mainstream budget demonstrating sustainability can be integrated at no extra cost. Quality of life for the community has been greatly enhanced, and the building, which achieved the top 'excellent' BREEAM rating, sets a new standard for public buildings, and ways of delivering better services to the public. Scottish Ministers have described Carrochan as "an examplar of the way we should aim to deliver public services to, and where possible with, people in the future. It stands as both an example of what good public buildings can be, and as an example of progress and co-operation".

Scotland's first National Park was established in 2002. There were no premises available for the new planning authority so temporary Portakabins were provided, while a business case was generated for a permanent solution. A vital project brief requirement of the the NPA, as Planning Authority, was that the resultant buidling embodied not only the values of the Park but also its aspirations as a planning authority. In 2005, a £8.98million budget was approved for a new HQ in Balloch. Less than 3 years later the building is complete - safely, on time, within budget and to an exceptionally high sustainable build and townscape standard. The open plan work space provides an exceptional environment for the succesful delivery of the new planning system in Scotland and wider efficient government initiatives.

The overarching aim of the project was to deliver a building that practices what we preach as planning authoirty, becomes a demonstration tool on the application of sustainable technologies and a vehicle for disseminating best practice, and which brings benfits for the local and wider NP Community. 10 critical success factors were established. The project must; a) be completed safely, within budget & on time; b) be of a high design quality and workmanship; c) be a flexible; d) be worthy of awards for design & sustainability; e) create an inspirational workspace; f) make a significant & measurable contribution to sustainability; g) be non-adversarial in its delivery; h) embody the values of the NP; i) minimise disruption to core business & j) be an asset for the local community & meet the aspirations of Scottish Ministers.

33 months from project approval to occupation (July 2005 to April 2008). The tight programme was dictated by the temporary lease of the portakabin site which had to be vacated in 2008 to allow Ph2 of Loch Lomond Shores to progress. The project was tightly programmed and succesfully managed within this context. A key aspect was recognising and managing the risks related to the planning process (especially given the applicant and the authority were the same), by integrating the project within the Balloch framework (adopted as supplementary planning guidance), establishing clear design parameters within the project brief, securing a non-controversial yet high quality design solution, and working closely with and responding to the local community's aspirations.

The NPA initially had to generate a business case for the Scottish Government establishing the need for and scale of the HQ plus a value managed budget requirement. This was awarded in 2005, linked to a very tight programme. The project brief set out the planning authority's aspirations for design and sustainability, and the design team were then selected based on their empathy with this vision. The authority then required consent from itself to proceed. The Project was also identified as a key aspect of the regeneration of Balloch through the Balloch Framework. This gave a platform for the further community involvement in developing design guidance. This process secured strong community support evidenced by no objections to the planning application.

Carrochan was directly funded by the Scottish government and delivered exclusively by the NPA. Its success, however, is directly attributable to the clearly articulated planning vision established at the outset, and the subsequent support & buy-in to this vision from; a) West Dunbartonshire Council in releasing the site to secure the prestigious development in their council area and the associated regeneration of Balloch; b) the Scottish Government's Centre for Expertise and Construction Advice Unit; c) the Authority's planning team; d) the Design team led by Page & Park; e) the 'considerate constructor' CBC Ltd; f) the local community, especially Balloch & Haldane Community Council and g) the Building Research Establishment's Environmental Assessment Matrix ( BREEAM) team.

A public building which embodies the principles enshrined in the new Scottish Planning System. A building with excellent sustainable build standards and townscape merit, delivered safely, within a mainstream budget and on time by a 'considerate constructor'. A fully documentated case study and a readily accessible vehicle for disseminating best practice to the planning profession, public sector services providers and the construction industry. An inspirational work environment for National Park planning staff and colleagues from partner agencies, which facilitates collaboration and enhanced public service provision. A resource for the local community and regeneration of the local economy with 70 jobs safegaurded plus 50 new jobs created on a site adjacent to a highly deprived area.

Carrochan is an exceptional building both physically in terms of urban design, the choice of materials and sustainable technologies but also in terms of what it stands for. The building is innovative being the largest green timber structure in the UK, is heated by biomass and solar gain, is naturally ventilated and uses the winter coats of 2500 sheep as insulation. The building very effectively balances economic development alongside environmental and social justice, and has secured much needed benefits for the community of Balloch, West Dunbartonshire and the wider National Park. The feedback in the first 3 months on the planning acheivements has been exceptional, being voiced by the public, e-planning colleagues from every authority, the Heads of Planning, various partner agencies & Scottish Ministers.

26 August 2008