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Caol Beach Project
BACKGROUND
The village of Caol is situated three miles from Fort William, one of the main tourism hubs of the West Highlands. Nestling in one of the most spectacular locations in Britain, Caol enjoys stunning views of Ben Nevis and equal stunning loch views both east across Loch Linnhe towards Fort William and westerly along Loch Eil.
Before the Second World War, Caol was predominantly a marshland known as Corpach Moss where there were five crofts, struggling to make a living. Local authorities wanted to build houses in some of the land and after a Public Enquiry in 1947, during which crofters' objections were over-ruled, the land was 'compulsorily purchased' and wooden houses were imported from Sweden to overcome the desperate shortage of building materials.
Since then many houses have been built and now Caol is the largest village in Scotland with a population of 3240. Primarily a residential village, the area has very few amenities or services as most are situated in Fort William. Only one new retail outlet has come to the area in recent years and the local population feel the time is now right to help develop further commercial enterprise. This increasing community confidence and pride has manifested itself in the enhanced surroundings which are predominantly a result of the work of the 'Caol in Bloom' group, who have worked tirelessly to improve Caol's environment for all.
DEVELOPMENT PROPOSAL
Tourism is seen as one of the most lucrative sectors, which can potentially transform Caol's fortunes. The village has unlimited potential as it enjoys a unique setting at the mouth to the Caledonian Canal (the world-famous Neptune's Staircase is only half a mile away), looking on to Ben Nevis. In addition, part of the west end of the newly launched Great Glen Way (a 70 mile long-distance route between Fort William and Inverness) passes through the project site.
Most importantly, Fort William currently enjoys around 2 million visitor bednights per year. If Caol could attract only 1% of those visitors to spend part or all of a day in Caol, then this would have a marked effect on local shops and other businesses.
This will be achieved in three phases as follows:
Phase 1 In the 1950s the shore (which is just over 1 km long) was used by families to walk and play. However, in common with many other areas, increasing industrialisation has taken its toll on the environment. While still enjoying outstanding views, the shoreline at Caol now leaves much to be desired. The beach is littered with detritus, very unsightly and largely unused.
It is proposed to carry out a major clean-up of the beach area (not a litter pick) by engaging contractors to reinstate it to the safe, sandy beach it was almost half a century ago. This work is the basis of funding bids to other form part of this Business Plan.
Phase 2 It is proposed to enhance the courtyard area which is bordered on two sides by commercial units - a mix of small retailers and charitable organisations. This site is the focal point of the village but has been neglected in terms of infrastructure and landscaping until now.
It is proposed to tidy this area, creating a focal point, possibly a water feature, which will enhance the dramatic setting. As per Phase 1 above, this work is the basis of funding bids to other programmes and although closely inter-linked, does not form part of this Business Plan.
Phase 3 Phases one and two are critical to the ability of Caol to draw tourists and local people from Fort William. However, to maximise the benefit to both Caol residents and visitors alike it is intended to construct a two-story Pavilion. The building will house the following elements:
- retail units
- genealogy research centre
- 'hall of fame'
- art studio
- restaurant
- conference facility
- toilets and changing rooms
The building will have a glass-fronted west wall enabling people to enjoy the views in all weathers. It is intended that it will maximise renewable energy technologies and will be as sustainable as economically possible.
This Business Plan specifically relates to Phase 3, the Pavilion, recognising the role and interlinking of the other phases.
THE PAVILION - THE DETAIL
Caol is a close-knit community. Despite being a relatively 'new' village; despite being the largest village in Scotland, Caol has retained a stronger sense of community than many other areas. However, it does have certain social problems, particularly in relation to young people. Many of the problems are a direct result of intense housing and a lack of local amenities, particularly the lack of a local meeting place.
It is recognised that the Caol community must fully support this proposal if it is to work. To ensure that such support does exist, Caol in Bloom have carried out a considerable amount of market research. One direct result of this is that a pilot cafe is being run in one of the empty shop units and this is already proving very popular. The mix of uses proposed reflects community wishes, but it is recognised that the Pavilion must be commercially viable.
- retail units
- genealogy research centre
- 'hall of fame'
- art studio
- restaurant
- conference facility
- toilets and changing rooms
MANAGEMENT
A newly formed charitable organisation 'Caol Regeneration Company Limited' will manage the affairs of this project.
March 2005 Formation of Company
March 2005 Planning permission applied for
April 2005 Acquisition/control of site achieved
April 2005 Funding applications submitted
June 2005 Planning permission achieved
October 2005 Funding package achieved
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