Trust argues Glencoe extension will stick out like a ‘sore thumb’

THE JOHN MUIR TRUST is calling for a planning application to replace a 1960s extension at the Kingshouse Hotel in Glencoe to be refused, saying the ‘large, incongruous building will stick out like a “sore thumb”.’

The leading conservation charity said the ‘proposal does not respect, enhance or make responsible use of our natural and cultural assets’ and that the ‘barracks-style, block design is not in keeping with the area’.

The concerns have been echoed by the National Trust for Scotland (NTS).

The original 17th-century droving inn, which closed last November ahead of proposed building work, is owned by Black Corries Estate, which plans to create a three-storey, 60-bedroom hotel on the site.

The company originally bought the hotel with planning permission for changes which included a single-storey extention with turf roof. Those plans were scrapped as commercially unviable.

Objecting to the proposals this week, NTS’s property manager for Glencoe and Dalness, Scott McCrombie, said that while fully supporting people accessing and enjoying Scotland’s landscapes and the social and economic benefits that brings, any developments to support this ‘should not come at the cost of the assets that attract visitors in the first place’.

He continued: ‘The proposals are for a very large structure in an otherwise open and little developed area. The National Scenic Area special qualities description notes that one of the attractive features of the area is that: “Where houses and settlements are present, they appear small among the large-scale surrounds of mountain, moor, glen and sea loch”.

‘A development with such a significantly larger elevation and footprint would detract from this contrast. It could also pave the way for further adverse development.’

The NTS also raised concerns about the built heritage, saying: ‘The proposals would see the addition of an annex that would dwarf what remains of the historic Kingshouse. We recommend that lower impact proposals are developed, preferably low-rise and conserving as much as possible of the historic character of this important site.’

While in favour of the application, chairman of Glencoe and Glen Etive community council Alister Sutherland said the council had not appreciated the size of the proposed extension.

Speaking on behalf of the community council, Mr Sutherland said: ‘The Glencoe and Glen Etive Community Council believe the development should go ahead as planned.

‘This community doesn’t have any industrial or commercial developments, it’s just got two or three hotels. The result is that there is little scope for employment for young people to stay and work in the community. This looks like a golden opportunity for the community.

‘We know we’re in a National Scenic Area but that doesn’t mean that nothing can happen here.’

Community councillors were, however, concerned about the accuracy of the architect’s impressions of what the proposed development will look like. Mr Sutherland continued: ‘In terms of the appearance of the development, we have had a look at the plans and the drawings don’t show all the trees that are currently there.

‘These trees will lessen the starkness of the development.

‘The community council are critical of these plans as we can’t imagine those tree will be felled.

‘As a community council, and in view of the planning process, we would like to see any future developments be presented to the community council before it gets to this stage.’

A third objection, from a local resident, opposes the siting of a large car and coach park on health and ecological grounds.

The resident said that not only would the car park mean diesel and petrol fumes being blown straight into their home, but they added: ‘The proposed parking area goes right to the end of the wood where there is a longestablished heronry. They raised young this year but are easily disturbed.

‘The busiest time for the hotel coincides with the nesting season, so continual traffic by the heronry could mean the nests being abandoned.’

Efforts were made to contact Black Corries Estate, but there was no response before going to press.

The deadline for a decision by Highland Council is October 15.