garvagh high school opportunity site the asset &...

GARVAGH HIGH SCHOOL SITE OCTOBER 2014

Louise Browne Associates

Lindsay Advisory

GARVAGH HIGH SCHOOL OPPORTUNITY SITE

THE ASSET & AMBITION

FINAL REPORT OCTOBER 2014


CONTENTS

CONTRIBUTORS

1 INTRODUCTION AND BACKGROUND

2 THE PROCESS OF ENGAGEMENT

3 EMERGING DEVELOPMENT OPTIONS

4 OPTIMISING THE OPPORTUNITY SITE

5 THE WAY FORWARD

GARVAGH HIGH SCHOOL SITE: STUDY TEAM

Karin Eyben, Community Foundation for Northern Ireland

Ann McNickle, Causeway Rural and Urban Network

Rose Smyth, Causeway Rural and Urban Network

Louise Browne, Louise Browne Associates

Susan Lindsay, Lindsay Advisory

GARVAGH HIGH SCHOOL SITE: PROJECT TEAM

Adrian McQuillan, MLA

Amanda Morrow, Garvagh Allotments Society

Ann Clyde, Garvagh & District Development Association

Damien McNicholl, BJM Chartered Accountants, Garvagh

Dane Higgins, Business Owner, Garvagh

David McMeekin, Chair, Garvagh Museum

Helen Patterson, Garvagh Women’s Network

James Smyth, Smyth Steel Ltd, Garvagh

Jessica Andrews, Garvagh Youth Club

Jimmy Higgins, Business Owner, Garvagh

Megan Millar, Garvagh Youth Club

Mervyn Gordon, Carn Wheelers

Michelle Knight - McQuillan, Councillor, Coleraine Borough Council

Paul Rule, Garvagh Allotments Society

Richard Holmes, Councillor, Coleraine Borough Council

Ronnie Hyndman, Garvagh resident

RW Patterson, Garvagh Museum

Rose Smyth, Causeway Rural and Urban Network

Shane Elder, Carn Wheelers


Garvagh High School Site – The Asset & Ambition 3

CONTRIBUTORS

We would like to thank the very many contributors who gave generously of their time,

expertise and information.

Aaron McElvee, Cornerstone Youth &

Community Centre

Aaron Platt, Orange Order

Adrian McQuillan, MLA

Aidan Rafferty, Principal, St Patrick’s & St

Joseph’s Federated Primary School

Alan Gibson Cornerstone Youth &

Community Centre

Alan Knox, Royal British Legion, Garvagh

Branch

Alex Farlow, Farlow Engineering,

Garvagh

Amanda Morrow, Garvagh Allotments

Society

Andy McFetridge, Garvagh Community

Forum

Angela McMeekin, Garvagh Resident

Ann Clyde, Garvagh & District

Development Association

Anne Lyttle, Garvagh Museum

Arthur McGraw, Cornerstone Youth &

Community Centre

Audrey Paul, Principal, Gorran Primary

School

Barbara Clyde, Garvagh Resident

Caro-lynne Ferris, Outdoor Recreation NI

Chanice Parke, Cornerstone Youth &

Community Centre

Charlie Fisher, Development Trusts NI

Chris Alexander, Triangle Housing

Association

Ciaran Archibald, Cllr CBC & Shadow

Council

Claire Millar, Garvagh & District


Clare Campbell, Killyvalley Residents

Association

Colette Tannahill, Garvagh resident

Colin Archibald, Forest Service

Damien McNicholl, BJM, Chartered

Accountants, Garvagh

Dane Higgins, Business owner, Garvagh

Daphne McClarty, Gortin Glen

David Jackson, CEO Designate, Causeway

Coast & Glens District Council

David McMeekin, Chair, Garvagh

Museum

Debbie Barbour, PSNI

Denis Torrens, Garvagh Museum

Desie McNally, NI Council for Integrated

Education

Diane Lees, Garvagh Youth Club

Elizabeth Collins, Garvagh resident

Gerry Kelly, NEELB

Hazel Gibson, St Paul’s

Heather Moore, Garvagh resident

Helen Patterson, Garvagh Women’s

Network

Howard Mullan, Garvagh resident

Hugh Scott, Garvagh resident

Ian Irwin, Forest Service

Jack Stewart, Garvagh resident

James McCleary, NEELB

James Smyth, Smyth Steel, Garvagh

James Smyth, PSNI

James Wilson, SPARK, Church of Ireland

Jasmine Campbell, Killyvalley Residents

Association

Jessica Andrews, Garvagh Youth Club

Jimmy Higgins, Business owner, Garvagh

John Currie, Currie Engineering, Garvagh

John Kerr, Garvagh & District


John McLenaghan, Carhill Integrated

Primary School

Kathleen McBride, NITB

Liam Baxter, Outdoor Recreation NI

Louise Crawford –McCafferty, St Guaire,

Church of Ireland

Margaret Garvin, Garvagh Museum

Mark Mearns, W&M Given Architects

Mark Parker, Forest Service

Mark Patterson, Cornerstone Youth &

Community Centre

Mark Platt, Garvagh Football Club

Mark Watt, Cornerstone Youth &

Community Centre


Garvagh High School Site – The Asset & Ambition 4

Maurice Todd, Garvagh resident

Megan Millar, Garvagh Youth Club

Megan O'Kane, Cornerstone Youth &

Community Centre

Mervyn Gordon, Carn Wheelers

Michelle Knight –McQuillan, Cllr CBC &

Shadow Council

Moira Mann, Coleraine BC

Nelly Lees, Garvagh resident

Norman Atkins, Garvagh resident

Olive Harding, Garvagh resident

Patricia McCallion, Coleraine BC

Patricia McQuillan, Moneydig Rural

Network

Paul Rule, Garvagh Allotments Society

Paul Whittaker, Church of Ireland

Penny Ramalho, Cornerstone Youth &

Community Centre

Peter Thompson, Coleraine BC

Philip Hutchinson, W&M Given Architects

Philip Scott, NI Council for Integrated

Education

Raymond McFarland, Garvagh resident

Raymond McFaul, Garvagh resident

Rebecca Morrow, Cornerstone Youth &

Community Centre

Reuben Wilson, Garvagh resident

Rex Humphries, Garvagh resident

Richard Holmes, Cllr CBC & Shadow

Council

Robert Bigger, Garvagh resident

Robert Lyttle, Garvagh resident

Robert Murray, Garvagh resident

Roisin Loftus, Cllr CBC & Shadow Council

Ronnie Hyndman, Garvagh resident

Ruth Henderson, Cornerstone Youth &

Community Centre

RW Patterson, Garvagh Museum

Ryan Moore, Cornerstone Youth &

Community Centre

Sam McQuiston, Principal Garvagh

Primary School

Samantha Doherty, Garvagh Women’s

Network

Samantha Russell, Principal Carhill

Integrated Primary School

Samuel Cole, Cllr CBC & Shadow Council

Sandra Cooper, St Paul’s

Shane Elder, Carn Wheelers

Sharman Wilson, Garvagh Community

Forum

Sheila McFaul, Garvagh tennis Club

Stephanie Campbell, Community

Foundation for NI

Stephen Bill, NITB

Stewart Black, Orange Order

Tanya Collins, Garvagh resident

Timothy Reid, Garvagh Culture

Awareness

Tom Fleming, Garvagh Museum

Tracy Nevin Garvagh resident

Tracy Hegarty, Coleraine BC

Una Duffy, Heritage Lottery fund

Warren Graham, W&M Given Architects

Wayne Hall, W&M Given Architects

Wendy McCullough, Coleraine BC

Wendy Nelson, North Eastern Education

& Library Board

William King, Cllr CBC & Shadow Council

Zoe Gibson, Cornerstone Youth &

Community Centre


Garvagh High School – An Opportunity Site 5

1 INTRODUCTION AND BACKGROUND

1.1 INTRODUCTION

Louise Browne Associates, in association with Lindsay Advisory, was retained by the Causeway

Rural Urban Network (CRUN) and the Community Foundation for Northern Ireland to prepare

an outline feasibility study for the future use of the former Garvagh High School site. This site

became an opportunity site in August 2013 following the formal closure of the school by the

North Eastern Education and Library Board (the NEELB).

The purpose of this report is to provide a clear rationale and case to all stakeholders, including

the community and local government, to work together to effect timely re-use of the site in a

manner which optimises the benefits to be derived from the former Garvagh High School site.

For the purposes of this report an opportunity site is defined as follows:

Land that has no defined future use, but which owing to its location and prominence, offers the

community it serves scope to regenerate the landscape of the area - with the expectation that

physical, social and/or economic benefits will be derived by that community.

1.2 STRATEGIC CONTEXT

The Reform of Public Administration

The Causeway Coast and Glens District Council has been established as one of the eleven new

Council areas as part of the Local Government Reform Programme. The current 26 Councils will

cease to exist on 1st April 2015 (Vesting Day). The new Council has been formed from the four

Predecessor Councils Ballymoney, Coleraine, Limavady and Moyle and will have responsibility

for a number of new functions that will be transferred from Central Government, the most

notable being the transfer of Planning. The Causeway Coast and Glens District Council will

initially work alongside the Predecessor Councils in a Shadow Mode and will assume full powers

from 1st April 2015.

Community planning

We understand that ‘community planning’, however defined, will be at the heart of local

government and, notwithstanding the fact that Councils currently undertake aspects of these, a

range of functions will transfer including development planning and development management,

rural development, the public realm aspects of local roads functions, urban regeneration and

community development, a range of housing related functions, local economic development

and tourism.

While this period of transition is challenging, it is also a time of opportunity. Community

planning, for example, has the potential to provide a framework to address a wide range of

issues. Whilst yet to be clearly defined it is considered to be a mechanism for improving health

and well-being by coordinating targeted interventions to tackle social and economic deprivation

including transport accessibility and employment opportunity.



Community Planning

Councils will have a duty to facilitate the process through working in partnership with

statutory agencies and community and voluntary organisations to address the needs

of local communities. Community planning involves integrating all the various

streams of public life (such as the services and functions that are delivered in an area)

and producing a plan that will set out the future direction of a council area, with a

focus on improving service delivery for the benefit of citizens. Community planning

aims to improve the connection between regional, local and neighbourhood levels

through partnership working and better use of all available resources, with a focus on

collaboration between organisations for the benefit of citizens accessing services.

Development planning

While the relationship between community planning and development (area) planning has also

yet to be clearly defined there is a sense that it will be important for local areas to be able to

articulate their own needs and ambitions and work in partnership with strategic partners within

the new arrangements being put in place. Garvagh starts with a huge advantage in this area. In

October 2009 a Regeneration Audit, Development and Action Plan was commissioned by

Coleraine Borough Council for the town. This set the agenda for a range of improvement and

enhancement interventions. While much has been achieved in the intervening period, it is now

well recognised that the plan for the town needs to be refreshed in light of changing

circumstances not least of which is the opportunity now provided by the High School site to

reinvigorate the local economy and deliver a range of benefits for the people of Garvagh and

beyond.

1.3 AN OVERVIEW OF THE STUDY AREA AND SITE

Garvagh

Garvagh is located 18km south of Coleraine on the A29 between Coleraine and Maghera.

Ballymoney lies approximately 18km to the east, while Limavady is 34km northwest of the town

(via Coleraine). It lies within the Coleraine Borough Council area which, along with Limavady,

Moyle and Ballymoney Council areas will form the new Causeway Coast and Glens District

Council from April 2015. The town is orientated predominantly north south along the A29, but

with east and west extensions along the B64 and B70 respectively. The A29 is an important

route for visitors accessing the Sperrins and the Causeway Coast.

Garvagh functions as a service and employment centre for a significant rural catchment,

providing a range of services and considerable employment. In recent years the town has

expanded considerably with a number of new housing developments, generally in more

peripheral locations relative to the traditional core. The town centre has benefited from a shop

front initiative and environmental improvement scheme which has greatly improved the

physical presentation and appearance of the traditional core.

Garvagh is designated as a small town in recognition of its role as a significant service centre for

its local residents and the surrounding countryside. It provides a wide range of services and

considerable employment opportunities. Facilities and services include convenience shops, post

office, bank, pubs, restaurant, churches, two primary schools and medical centre. Recreational

facilities include the Jim Watt sports centre, playing fields and play areas. Three industrial

zonings in the town provide additional employment opportunities. The town is situated on the

banks of the Agivey River in an attractive undulating and well wooded landscape. Garvagh

Forest to the south west, Glen Ullin and the Sperrin foothills complete the distinctive setting.

Further expansion of Garvagh is restricted due the physical, topological and environmental



factors affecting the surrounding lands. Garvagh in the main is encircled by Local Landscape

Protection Areas (LLPAs) - Lissatinny LLPA to the north west; Twenty Acres LLPA to the north

east; Garvagh Forest LLPA to the south west (which includes the High School site) and the Agivey

River LLPA to the south east - which protect the high quality landscape and important setting of

the town in addition to its major environmental and amenity assets.

IN SUMMARY Garvagh has been designated as one of four towns in the Coleraine District – the

others being Kilrea, Portrush and Portstewart. This elevates its position from village as

designated in the North East Area Plan thereby enabling it to assume a much more significant

role within the hierarchy of settlements in the new Causeway Coast and Glens District Council

area. It is strategically located on the A29, a major north-south route in the centre of Northern

Ireland and a major approach route which runs from the border to the north coast.

Garvagh High School Site

The Garvagh High School site, which is owned by the North Eastern Education and Library Board,

is located within expansive, mature grounds to the south western side of the Main Street.

Bounded by walls with metal railings to the east, access is on the west side of Main Street via a

screen wall with round arch and a pedestrian cast–iron gate. The drive, with mature planting on

either side, leads to a large car park to the south of the main school building. With expansive

grass and paved sports grounds to the south west, the remaining perimeter is bounded by metal

railings. The remaining grounds are generally planted lawns with a caretaker’s house to the

south and greenhouse accommodation to the north east. Two historic outbuildings of black

stone lie to the immediate north of the main school building. The site sits within the grounds of

the former Demesne of Lord Garvagh – a descendant of the Canning Family. The Cannings were

responsible for establishing Garvagh as a private Plantation settlement during the mid 17th

century, when George Canning, an Agent of the Ironmongers Company of London, obtained a

grant for and settled in Garvagh. The town was initially developed by his son Paul Canning who

erected a ‘chapel of ease’ (St Paul’s Church) on this site in 1659 for the use of his family.

Garvagh Forest, owned by Forest Service, abuts the site to the west and the south and covers an

area of over 400 acres. Located to the west and south west of the town it comprises both

conifer and broad leafed trees. The forest is dissected by a network of well-maintained forest

roads, which provide almost 7 miles of safe and very attractive walks. The boundary of the forest

is marked in the south by the Gortree Burn and Agivey River and in the north by the old deer

park wall.

Adjoining the High School on its northern boundary is the Garvagh Museum site. The collection

is located in a large building within the old walled garden of Garvagh House. This is for the most

part a folk museum and in this respect it houses a wide range of artifacts. The Museum recently

secured accredited status.

IN SUMMARY the Garvagh High School site occupies a large pocket of prime land in the town

centre with a frontage onto the well trafficked A29. It backs onto Garvagh Forest and

presents a unique opportunity for direct access between the town and the amenity of the

forest lands. While it falls within the Garvagh Forest Local Landscape Policy Area, it

nevertheless poses a significant opportunity site for the town.



Figure One: Garvagh High School Site Boundary

Garvagh High School

Located in the grounds of the eighteenth-century manor Garvagh House, the former home of

the Canning family, Garvagh High School (formerly Garvagh Intermediate School) dates from the

early 1950s and was built to designs by Noel E Campbell, the County Education Architect. A later

section to the east was added in the mid-1960s. Work started on Garvagh Intermediate School

in October 1951 and the building was opened on Friday 5th September 1953 by the then

Minister of Education, H C Midgley before a gathering of 500 guests including parents of

intending pupils and prominent local citizens. The school was built at a cost of more than

£107,000. The contractors were Orlit (NI) Ltd, manufacturers of pre-cast concrete.



The Intermediate School was built as a result of the Education Act of 1947, which introduced

transfer at 11+ to Intermediate, Grammar and Technical schools and set out to modernize the

aging educational fabric in Northern Ireland. Garvagh School was one of 50 under construction

in the early 1950s. The new building was thought to embody ‘modern ideas of construction and

lay-out’ and local newspaper coverage at the time emphasised the ‘bright colour scheme’ and

the fact that this was the first school in Northern Ireland to be equipped with under-floor

heating. The concrete frame of the building allowed Campbell to employ large amounts of

glazing throughout, adding to the sense of light and spaciousness in the interiors.

This was only the second Intermediate school to be built in Northern Ireland and the first to be

built in a rural area. It could accommodate 325 pupils, mostly transported from the surrounding

area by County Education Committee buses. The school incorporated the innovations of modern

school design; a school meals block serving 500 hot meals per day, metal and woodwork rooms

with the most up-to-date equipment and an annexe for a forge, a covered play area and art,

needlework and science rooms. The classrooms were given an ‘informal character’ by the

provision of chalk boards on the long wall, the omission of dividing walls between classrooms

and stores and architect-designed built-in furniture constructed of wood and plastic veneer.

The tank tower next to the entrance was embellished with a county crest modelled and

coloured by the architect himself. The school was to be used at night for evening classes and

lighting was therefore designed to enhance its appearance after dark. Fittings were selected for

their good design, and colour and lighting schemes as a ‘stimulus to the eye’. The bright colours

were intended to be pleasing to children and to add interest to the shell of the building.

The school drew its pupils from a radius of 7 or 8 miles around Garvagh which meant a longer

school day for children who were accustomed to walking to their local school. The intermediate

school was said to be well equipped to allow children to learn from ‘doing things’ as well as from

books and could therefore provide a training that was a ‘real preparation for life’. As a large

proportion of boys would be going on to work on the land the school had a laboratory for rural

science, a large kitchen garden and a field of 4 to 5 acres for practical agricultural education.

The school was highly praised by contemporaries for its modern and aesthetically pleasing

design. The Education Minister thought the school was ‘so lovely’ that ‘bus tours should be

operated to it’. Garvagh House was retained within the design of the new school and provided a



domestic flat for the teaching of ‘housecraft’, two general purpose classrooms, Principal’s and

Vice-Principal’s study, staffrooms, offices, library and a reading room as well as residential

accommodation for the Principal and some members of the teaching staff. In 1956 girls at the

school took part in an experimental scheme in ‘home-craft training’ by spending one day and

one night weekly in the domestic flat at Garvagh House doing all the cooking and housework.

Garvagh House was retained on the site for some years, but was demolished around 1965 to be

replaced by a new primary school. However the late nineteenth-century stable block which had

been converted into the main boiler house, survives, as does the Canning crest formally situated

over the portico of the house. When the school-leaving age was raised to 16 in 1972, numbers in

secondary education increased and the primary school was closed and its buildings transferred

to the Intermediate School. The school was renamed Garvagh High School but enrolment began

to decline in recent years and the school closed in 2013.

IN SUMMARY the High School and its surrounding site are owned by the North Eastern

Education and Library Board. The Board is in the process of declaring the site – the exact

boundary of which has yet to be determined – surplus to requirements. As a result of both its

architectural and historic interest a large proportion of the High School has been listed. This

means that anyone who wants to demolish, alter or extend it in any way that affects its

character, must obtain ‘Listed Building Consent’. In addition to this a number of trees within

the grounds have been the subject of a Tree Preservation Order which means that they must

be protected.

Figure Two: Garvagh High School Site – Listed Structures (bounded in red) & Zone of Heritage

Influence (shaded pink)



1.4 DRIVERS FOR ACTION

Following the closure of Garvagh High School in 2013, the land owner, the NEELB initiated the

process of disposing of the site. In implementing this process the Board has entered into

negotiations with Garvagh Museum to ensure that the portion of the site that they require to

consolidate their operations is ring fenced. The expectation is that, following this exercise,

which will likely involve the separate purchase of a parcel of the site by the Museum, the Board

will offer the remaining site to the public sector in the first instance (through the public sector

trawl mechanism); and subsequently will place the site onto the open market for sale.

Given that the site has considerable restrictions on its future use due to the recent listing of a

number of, but not all of, the school buildings and protection orders on a number of trees the

risk is that the site will not be acquired through either the public sector trawl or open market

offer of sale. The likely impact of this being that the site is at risk of falling into further disrepair

or that ultimately the building is vandalised and/or subjected to arson attempts.



2 THE PROCESS OF ENGAGEMENT

2.1 THE APPROACH

The Phase One Study, undertaken in the period from September 2013 to January 2014, was

commissioned as a result of a desire by the sponsoring bodies to promote an inclusive and

engaging community planning process with the explicit goal of creating a shared vision and

reuse strategy for the Garvagh High School site.

Participation

Shaping places with rather than for those who will use it has many advantages. Firstly it

provides a focus around which relationships necessary for success are formed. Secondly it

capitalises on the collective expertise and understanding of the place in question, thereby

reducing the risk of failure. And thirdly, it gives everyone a greater ownership and pride in the

outcome, which will greatly aid its ongoing success. This must go beyond minimal processes of

‘consultation’ to meaningful approaches to ‘participation’.

This community engagement process had two key facets, firstly there was an awareness raising

phase during which local residents were invited to become involved and were kept abreast of

developments. Communication took the form of two editions of information flyers, as

illustrated below; the first entitled ‘Garvagh High School – Realising the Potential’ - introduced

the project and invited participation in a Community Conversation, held on the 26th

September

2013, about the future of the school site. The second entitled ‘Garvagh High School – Picturing

the Future’ provided notice of a ‘co-design’ workshop – an opportunity for participants to share

their views on the emerging ‘picture’ of how the school site might be developed. This event

took place on 21st

November 2013. This information process was further facilitated by the

creation of a dedicated link on the Garvagh Town website and through updates provided in the

Garvagh Community News.



Secondly, having raised awareness in the local community, numerous opportunities were

provided to enable local people to participate in the development of the project.

This process of engagement involved a series of focused discussions with members of the

steering committee; one-to-one conversations with key individuals active in the community;

community conversations with the broader public; focused discussions with some key agencies

and workshop sessions with particular interest groups, which included a session with the

younger citizens of Garvagh. The outcomes of all of these conversations culminated in the

hosting of a ‘co-design’ workshop where participants began to picture the future.

2.2 IDEA GENERATION

Due to its uncertain future, planning for the future development of the Garvagh High School site

needed to consider multiple possibilities for how the area might be transformed. We used a

‘scenario planning’ approach that allowed us to initiate conversations and foster discussions

about how things might unfold, providing the opportunity for individuals, groups and agencies

to look beyond their individual plans and concerns for the future and work collectively to fashion

possible outcomes. The scenarios addressed two important considerations;

• The disposition of the people of Garvagh towards working together to improve their

economic and social prospects and

• The potential of the High School site - set within the context of a significant natural and

cultural heritage resource - to generate economic and social vitality

As a result of the ‘co-design’ workshop which took place on the 21st

November 2013 a concept

plan for the site was developed around the following scenarios;

- Scenario / Usage One: Community Campus / Community Hub

Providing practical training for real jobs; a technology lab; excellence in engineering

innovation; business units; craft workshops; a crèche, youth club; meeting place; multi-

purpose venue; a great hall; a productive space

- Scenario / Usage Two: Expanded Museum / Heritage Provision

An enhanced museum; exhibition space; a gallery; an orientation point to the history and

heritage of Garvagh and the wider area

- Scenario / Usage Three: Activity Provision

Play park close to car park; walking and cycling routes; outdoor fitness equipment; focal

point at the pedestrian entrance; mountain biking trails support facilities

- Scenario / Usage Four: Tourism Provision

Camping; Aire de Service; visitor information; visitor orientation

In terms of design, the following principles were agreed as being important in underpinning the

emerging concept;

Create good first impressions - create a sense of welcome and openness

Re-use - preserve and re-use at least the most historically significant portions of the school



Embrace the natural environment - preserve and enhance existing vegetation and landscape

features; establish a strong connection to the natural environment, create places that flow from

indoor to outdoor spaces, enhance pathways and destination spaces, connect to local trails and

create public open/park space; maximise opportunities for viewing and enjoying the forest;

incorporate on – site food production such as a community garden

Make connections- include pedestrian links to and through the site to other features of the

town such as the forest, the river and other aspects of the natural and cultural heritage

Make it accessible for all - design spaces, pathways, amenities etc. with all ages and abilities in

mind; enhance opportunities for exercise and physical experience; include elements that inspire

delight, offer comfort and uplift the spirit; create interior and exterior places for connecting as

community

The key scenarios/ usages within an early iteration of the concept plan are illustrated overleaf.

2.3 MARKET TESTING

In refining the scenarios from the high level “wish list” determined through Phase One, the first

task undertaken in this Phase Two stage was to engage with key stakeholders, over and above

those who had participated in the various group engagement events in to consider the detailed

implications of each scenario and shape a realistic final proposition for the Garvagh High School

site. In general the importance of public sector collaboration to define meaningful as well as

practical approaches to redevelopment ranked very high in the consultation outcomes, although

it was recognised that partnerships with the private sector is also fundamentally important.

CONSULTATION OUTCOMES IN SUMMARY

SCENARIO KEY INFORMANTS KEY CONSIDERATIONS

Community

Campus /

Community

Hub

Department of Education

North Eastern Education &

Library Board

Primary school principals

Engineering companies based in

Garvagh

Business owners

Cornerstone Youth & Community

Centre

Garvagh & District Development

Association

Causeway Rural & Urban

Network

Coleraine Borough Council

Causeway Coast & Glens District

Council (CEO)

Triangle Housing Association

While providing formal educational

opportunities on the site ranked low,

due primarily to the presence of other

venues for these programmes,

exceptions might include specialised

programmes related to training; adult

education; community education; day

care; arts; sustainable living; horticulture

and community gardens. The concept of

a forest school was mooted whereby

aspects of the school curriculum could

be delivered ‘in the trees’. While a

community centre with meeting facilities

ranked fairly low due to existing facilities

in the town, some form of community

venue availing of the existing school

auditorium could fit nicely with other

potential uses and take advantage of

space in the listed buildings.

Expanded

Museum /

Heritage

Garvagh Museum Committee

Northern Ireland Tourist Board

Heritage Lottery Fund

Preserving some of the school buildings

was seen to be important by a minority

of informants. Those in favour of the



Provision Coleraine Borough Council –

Tourism, Recreation & Economic

Development

Forest Service


Council (CEO)

listing pointed to the opportunity

presented by possible support measures

triggered by the heritage value of the

site eg through NIEA and HLF. Comments

indicated a significant appreciation for

the community heritage embodied in the

school and site. All concurred with the

need to refresh the museum offer and

the key requirement for additional space

to accommodate exhibitions and provide

a more appealing experience for visitors,

in particular school groups. The heritage

of the forest was seen to provide fertile

ground for interpretation as could the

heritage of the bicycle relative to the

prospect of the mountain biking centre

going ahead.

Activity

Provision

Forest Service

Jim Watt Centre


Outdoor recreation Northern

Ireland

Carn Wheelers

NI Mountain Biking Alliance

Sustrans


Council (CEO)

In general the outcome of responses in

this category indicated a clear desire on

the part of informants to preserve the

green open space aspect of the site.

Opportunities could include paths, open

space, and community / demonstration

gardens or allotments.

Active recreation was regarded as a

highly appealing component of the

concept, in particular the prospect of the

development of a significant regional

mountain biking centre. Playground

space for young children was noted as

important and possibly a permanent

feature on the site to serve the needs of

the wider neighbourhood. This category

explored occupancy of part of the site by

the public sector – in particular the

Forest Service’s regional office which is

currently housed in pre fabricated

accommodation within the forest to the

north west of the school site. Public

offices were viewed as a positive use on

the site, particularly in the listed

buildings, because it retained some

degree of public access to and

engagement with the site.

Tourism

Provision

Garvagh Museum Committee

Northern Ireland Tourist Board



Council (CEO)

Heritage Lottery Fund

Garvagh’s tourism offer is somewhat

limited. It has no visitor accommodation

and while it boasts a range of events,

these \are local in nature with little

scope for attracting visitors from the

wider area.



Figure Three: Garvagh High School Site- Picturing the Future



2.4 REFINING THE SCENARIOS

Scenario One: Community Campus / Community Hub

The notion of a ‘community campus’ emerged as a result of an ambition not only to retain an

educational use within the heart of the community but to expand its scope to include

considerations such as training – particularly for the younger citizens of the town - as well as

promoting life long learning. For example, Garvagh has an unrivalled reputation in engineering

excellence dating back to the 1800s. This scenario sought to explore a unique opportunity for

the creation of, within the context of fit for purpose and mutually reinforcing partnership

arrangements with local businesses, an integrated, high quality, well resourced community

campus, which could serve a wide range of learning and training needs for people living in and

beyond Garvagh.

Following more detailed discussion with a number of business owners in the town it was

concluded that the provision of training – particularly in the field of engineering – would require

a range of specialist and purpose built facilities. It was not clear whether the school buildings

would lend themselves to this type of provision, given that the listing would require a

refurbishment of the existing premises rather than demolition and rebuild. Nor was it clear to

what extent the provision of such facilities in Garvagh would have the capacity to effectively

compete with the existing facilities available within universities, colleges of further education

and training institutes in the larger urban areas of Coleraine, Ballymena and Magherafelt.

It is noted that more recently, the MP for the neighbouring constituency of Mid Ulster, Francie

Molloy, has called for a ‘training faculty of excellence dedicated to the engineering sector to

locate in Mid-Ulster.’ While commenting on the situation in his own constituency his remarks, as

detailed below, are reflective of concerns expressed locally in the adjoining constituency of East

Londonderry within which Garvagh is located.

CENTRE OF EXCELLENCE

Speaking in August 2014, the MP for Mid Ulster indicated that “At a recent meeting I pressed

the Employment Minister to provide additional engineering training facilities in the constituency

as there is a shortage of skilled trainees to meet the needs of local engineering firms. South east

Tyrone and Mid Ulster has over 150 engineering firms. Many of these have indicated the need

to recruit employees in other European countries because of the shortage of training provision

locally to meet their needs.”

Scenario Two: Expanded Museum / Heritage Provision

A significant asset for Garvagh is its location relative to other settlements as well as

destinations of regional and national significance. While Garvagh has the potential to grow its

function as a ‘gateway’ to the Sperrins and to the Causeway Coast that is not to say that it is not

a destination in its own right and those passing through must be encouraged by the quality of

the place and what it has to offer, to stop and spend time and money in the town. Accessibility,

along with quality of life, is one of Garvagh’s prime assets in terms of its capacity to

attract visitors and needs to be fully exploited. A key anchor of the visitor offer is Garvagh

Museum. Located adjacent to the High School site – it has the potential not only to provide a

welcome for visitors but is also ideally placed to serve as a key point of orientation to the history

of the town and the wider region as well as providing a source of information about the other

aspects of Garvagh’s visitor offer.



Throughout the course of the consultation process it became increasingly evident that the

school building could present a significant opportunity for the provision of additional gallery

space, exhibition areas, display and storage space as well as visitor welcome and orientation for

Garvagh Museum.

Scenario Three: Activity Provision

A key consideration to emerge during the course of conversation around this scenario was the

potential the outdoor resource of the existing playing pitches and access to the forest provided

for the development of outdoor activity and sports. Garvagh Forest, for example, covers an area

of over five hundred acres. The forest is dissected by a network of well maintained forest roads,

which provide very attractive walks. A Mountain Bike Trails project is currently being developed

by Outdoor Recreation NI, Coleraine Borough Council, Carn Wheelers, the Northern Ireland

Mountain Biking Alliance and Forest Service. The aim of this project is to develop Garvagh Forest

as a regional mountain bike centre with 10kms of mountain bike trails supported by visitor

services such as a bike wash, trail cards and waymarking. Given the proximity of the forest to the

school site there would appear to be huge scope for the latter to play a prominent and

supporting role in enhancing and augmenting this offer of value not only for participants in the

sport itself but also for beginners, for visitors and for those attracted to the major events that

may be hosted as part of the development of the mountain biking calendar.

As discussions around this theme developed, other possibilities began to emerge. Given its

location next door to the forest, the school site was identified as the ideal place for providing a

trailhead for the regional mountain bike centre of exceptional appeal. It was seen to offer

ample scope for providing a range of facilities including bike wash, toilets, parking, a skills area,

bike hire business and even accommodation, as well as the promotion of night time riding which

is becoming increasingly popular. Given the emphasis in this scenario on making the most of the

outdoors, the provision of a play space, public open space and trails for walking and cycling, as

well as a community garden began to be visualised as part of this option.

Scenario Four: Tourism Provision

Initial discussions centred on the need to develop some sort of accommodation offer in the

town. The need for accommodation not only featured in later discussions around the

development of the Mountain Bike Centre in Scenario Three above, but was also talked about in

the context of Garvagh being the ideal place to provide an Aire de Service point on the A29. Aire

de Service points for Motorhomes have been developed at a number of locations throughout

Northern Ireland including Carrickfergus Harbour Car Park, Dundonald (Leisure Park – November

to early March), Whitehead (Bentra Golf Course), Broughshane, Donaghadee, Belcoo (Rushin

House Caravan Park - by arrangement, November to February) with a further four points in

Annalong.

Sometimes Aire de Service points are associated with camp sites and trunk road parking but

many are situated in small towns and villages where local people hope their provision will bring

valued trade to the town. Some have been developed in really delightful spots where visitors

would be happy to stay some time - but they are essentially intended only for servicing and/or

short stays, typically single over-nighting or about three days at the most. Limits on stays are

usually displayed on site.

2.5 IDENTIFIED RISKS TO CHANGING THE STATUS QUO

The Phase One concept plan was developed with no confirmation of site boundaries nor

clarification of future ownership.



Identified Constraint / Risk One:

The North East Education & Library Board is still in the process of agreeing the surplus lands

to be offered for sale through the public sector trawl process. It is not clear at this time if the

NEELB will require full site purchase (or perhaps allow part purchase) of the identified

surplus lands. To enable this report to progress the project team has assumed that the full

site has to be purchased / transferred.

In addition, there remains no clarity as to future site ownership.

Identified Constraint / Risk Two

Once the Board has made a decision on the revised area to be declared surplus, the property

must be sold in accordance with the Land and Property Services guidelines on the disposal of

public sector property. The Central Advisory Unit (CAU) of the Land and Property Services

deals with the initial Public Sector Trawl. At this stage the community’s sponsor

Department/nominating body – if they have one - will be able to express an interest in

acquiring the property. The CAU will then request each interested party to formalise their

interest and complete a questionnaire. The questionnaire will require details on matters

such as, their eligibility to acquire under the public sector transfer procedures, update on

their progress with a business case or feasibility study, indicating a timetable for completion.

As of now no formal approach has been made to Coleraine Borough Council (as the most

likely nominating body) to express an interest on behalf of the community, assuming there is

community interest in such a transfer.

A further site-specific risk relates to the listing recently applied to the site.

Identified Constraint / Risk Three

Given that the site has considerable restrictions on its future use due to the recent listing of

a number of, but not all of, the school buildings and protection orders on a number of trees

the risk is that the site will not be acquired through either the public sector trawl or open

market offer of sale. The likely impact of this being that the site is at risk of falling into

further disrepair or that ultimately the building is vandalised and/or subjected to arson

attempts.

2.6 CONCLUSION

It would appear that there are three emerging development options for the site; not all of which

are predicated / reliant on being located at the former High School site; these are:

• Expansion of the Garvagh Museum to build on the recent accreditation and to exploit the

archives;

• Recreational use on the exterior of the site with a view to tapping into the tourism potential

offered by the forest, in particular the mountain biking project; and

• Refurbishment of listed buildings for commercial use e.g. garden centre, biking retail, etc.

A further iteration of the concept plan is detailed overleaf.



Figure Four: Garvagh High School Site- Our Plan for the Future



3 EMERGING DEVELOPMENT OPTIONS

3.1 GARVAGH MUSEUM

Overview

Garvagh Museum, which is now accredited, can trace its beginnings back to the 1980s, when

artefacts were collected from the town and district as part of an education/school-based

project. As word of mouth spread and donations to the collection grew, the school project

developed into a community museum, which was housed in a large warehouse-type structure

which was funded by Enterprise Ulster on the periphery of the NEELB lands within the walled

garden of the former Garvagh House. The existing collection consists of over 3,500 artefacts

which trace the history of the Bann Valley from 3000BC through to the first half of the 20th

century; all of which were donated by the community and are deemed to “provide a unique

treasure trove of history with many important exhibits that bring history to life and help us to

better understand our shared culture and heritage.”

The Museum is operated on a voluntary basis, with opening hours reflective of this low

operating cost sustainable business model; opening in peak season (June to August) from 2pm

to 5pm Wednesday to Saturday and available for group visits at all other times through

advanced bookings. In addition, the Museum regularly opens for craft open days whereby

spinning, basket weaving, lace making, stick making, wood turning and story-telling all feature

on the programme of activities.

The Museum has recently developed its Strategic Plan for the next five years; the first part of

which was to receive accreditation as a museum. Having recently achieved this status, the

museum management committee now plans to improve its community engagement and to

develop its capacity to appropriately place the charity in a position to apply for capital monies

from, for example, the Heritage Lottery Fund.

The five-year plan also recognises that the facility has scope to increase its offering through the

introduction of additional exhibition and storage space. While currently seeking to extend its

footprint there is a significant opportunity for the Museum to consider the scope which the

school building presents in terms of gallery space, indoor and outdoor exhibition areas, display

and storage space as well as visitor welcome and orientation.

The Museum regularly opens for craft open days when old and young can see and learn new

skills. Annual visitor numbers to the Museum and museum organised events are c. 1,200, which

consist of tourists, as well as groups / organisations from throughout Northern Ireland. Notably,

the school group market currently visiting the Museum is considered below par and provides

scope for growth in visitor levels; albeit the facility is constrained in catering for the needs of

this age group due to the lack of teaching /activity space and visitor servicing facilities. Within

the Museum’s Strategic Plan there is a commitment to increase the visitor numbers to the

Museum and museum events either on or off site by 10% per annum. In the absence of any

expansion to the Museum’s existing facilities, the committee expects that the projected visitor

levels will remain fairly static at current levels.

The existing site which the Museum operates from, which is circa one acre is size and valued at

approximately £20,000, is on a long term lease from the NEELB; although it is noted that the



terms of this lease are somewhat prohibitive on the Museum insofar as the lease is subject to

only a six-month termination notice period, which has restricted the charity from attracting

capital grants (due to the risk of claw back in the event of lease termination). The existing site is

augmented by an adjacent area which provides informal parking for 15 cars and one bus.

Potential Development Opportunity

As previously detailed, the Museum’s five-year plan recognises that the museum has scope to

increase its offering through the introduction of additional exhibition and storage space.

Based on consultation with the Museum, we understand that the existing Museum is not

appropriately sized or formatted for the purposes of a modern museum; for example, the

display space is too small for the volume of exhibition material available, thereby limiting the

number of items that may be displayed at any time; there is a significant under-provision in

storage space; the facility does not have appropriate environmental controls to regulate the

temperature and moisture of the display area to enable the display of borrowed collections and

there is no classroom facility available to enable the delivery of quality visitor experience to the

target school children market.

A scoping exercise undertaken by the Museum has indicated that the quantum of additional

space required to enable the Museum to meets its five year plan objectives in relation to visitor

numbers and quality of the visitor experience is in the region of 750m2 to 1,000m

2.

In seeking to fulfil this medium term ambition to grow the footprint of the museum, the

management committee is actively seeking to acquire its existing site from the NEELB with a

view to making a capital grant application to a funder such as the HLF in two to three years’

time. In recognition of the low income generation of the Museum, there is a recognition that

any extension would likely have to include income generating accommodation e.g. heritage

units let to a third party.

In addition, the museum management committee is open to making use of the listed building to

the south east of the existing footprint; however, it is noted that the income generating

potential of the Museum is somewhat lower than would likely be the cost of any such rental

terms for a building of this size, making this option unviable in the absence of Council

subvention.

Costs / Sources of Funding

Notwithstanding that the area of the existing school that is likely to be suitable for use as a

museum gallery is in excess of the upper level of new build facility size identified by the

Museum, it will nonetheless require substantial refurbishment works to convert the existing

disused school building into a quality museum gallery. Based on discussion with the Design

Team this is likely to cost circa £1,500 per sq.m.; which equates to at least £1.5m.

Consultation with the museum management team indicated that the museum is not yet in the

position to apply for capital grant funding to expand its service offering and in the short term is

seeking to purchase its existing site.

Market Appetite for Locating on the Opportunity Site

Whilst the museum management team advocates the idea of a multi-use re-use of the former

school building, with the expansion of the museum housed in one refurbished part of the larger

school building (likely to be part of the listed school building), it is unlikely that this would offer

value for money for:



- The building owner - the museum has a low income generating capacity in its current format

and relies on a low income base that would be unlikely to afford commercial or even soft

rents on the 1,000m2 rental property; and

- The school building would require substantial refurbishment works to make it fit for purpose

for use as a museum – any funder would likely prefer a new build option on their existing

site from a quality perspective and also from a value for money viewpoint – based on the

assumed cost of refurbishment of £1.5m.



3.3 CARN WHEELERS/ OUTDOOR RECREATION NI

Overview

The map below details the forests which currently provide mountain bike trails for recreational

purposes within Northern Ireland forests.

Figure Five: Mountain Bike Trails in Northern Ireland

Within the new Northern Ireland Mountain Bike Strategy, responsibility for which resides with

NI Mountain Biking Alliance (NIMBA), there exists a hierarchy of mountain bike trails that are

classified as national, regional or local, as presented overleaf:

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Potential Development Opportunity

Garvagh Forest, owned by Forest Service NI, is approximately 200 hectares and unlike many

other forests within Northern Ireland benefits from its close proximity to the town centre, being

situated on the western outskirts of Garvagh. Unofficial trails, largely as a result of the activities

of the local and regional cycling clubs and visitors, have developed within the forest. The main

club in the area is the Carn Wheelers which has a membership of circa 120 and is based in

Maghera.

There is widespread acknowledgement that whilst the wider north coast area (within which

Garvagh Forest sits) is already a significant destination for active outdoor recreation particularly

along the Causeway Coastal Route, the forests in the area also provide hitherto untapped

potential to target the family and activity segments which are the key priority areas for NITB.

In recognition of the opportunity presented by the forest, over the past year to 18 months

NIMBA has been developing plans, in conjunction with the local club Carn Wheelers, and in

association with the Forest Service, Coleraine Borough Council and Outdoor Recreation NI, to

implement a series of mountain bike trails which will be suitable for a wide range of mountain

biking abilities from novice through to competent bikers. To this end, Forest Service and

Coleraine Borough Council have agreed a draft terms of reference as to what any such in-forest

facilities / infrastructure will comprise.

NIMBA has indicated that its aspiration is to “make Garvagh a ‘regional’ trail centre that is, one

that provides for the local and domestic market as well as out of state visitors, as part of a

wider visitor itinerary”. The aims guiding the development of the Garvagh mountain bike trail

centre are set out as follows:

• To create a high quality formal recreation resource that enhances the area’s reputation as

an active outdoor recreation destination;

• To maximise the recreation and tourism potential of both the Forest and the area as a

whole;

• To enhance the potential of the north coast area and wider hinterland as a mountain biking

destination;

• To complement mountain bike provision being made in the wider Sperrins area e.g. Davagh

Forest and Blessingbourne Estate;

• To link into Sustrans Sperrin Route 11; and

• To create a positive impact on the local and regional economy.

Whilst the location of the mountain bike trails is fairly fixed and funding (estimated at circa

£0.75m) is likely to be sought by NIMBA from Sport NI’s Community Fund, consultation has

indicated that there are two options being considered for the visitor services to accompany this

tourism product.

Firstly, there is the low cost reduced scale option to utilise existing public amenities available

through the Jim Watt Sports Centre. This would provide the following:

- Changing / showering facilities;

- Access to 25 existing car parking spaces;

- Toilets; and

- Bike Wash.



The positives and negatives of this option are as follows:

Positives Negatives

- Low cost option that enables

market testing of the trail’s

popularity prior to significant

investment in visitor servicing

- Increased footfall to a rural

Council facility, thereby

improving sustainability of same

- The centre is located across a busy road and not

directly adjacent to the forest, which is

considered less attractive to the target market of

families (due to health and safety risks)

- The facilities would be minimal vis-à-vis other

comparable regional facilities where there is

dedicated car parking and onsite bike hire and

café provision to support the visitor market

- Lack of car parking provision for events (recent

league races have attendances of circa 200

competitors, 25% from the out of state market.

The 2013 national championships held in

Garvagh (once every 5 years) had attendances of

300, 50% from the out of state market).

Secondly, and pertinent to the study, there is a larger scale option to develop a dedicated

trailhead on the lands previously used as playing fields within the larger Garvagh High School

surplus lands.

In this instance there is great potential to develop a high quality regional activity facility that

attracts visitors to stay longer and spend more in the region. The unrestricted school site

provides scope for the following provision whether achieved through new build or conversion of

those parts of the existing school buildings which would lend themselves to redevelopment:

- Changing / showering facilities;

- Access to 50 car parking spaces;

- Toilets;

- Bike Wash;

- Retail/ Activity Provider/ Bike Hire; and

- Bike Skills Area

- Low key accommodation

Costs / Sources of Funding

If progressed within the context of a transfer of the asset of the High School Site either to

Coleraine Borough Council or to the Garvagh Community or to some form of partnership

arrangement, the above option would require the site to be secured and further design work

undertaken to inform an application to the NITB Tourism Development Scheme. Indicative

costings are provided as follows for the two options:

• Option One – Minimal Facilities Trailhead at Jim Watt Centre.

• Option Two – Tourism-focused Trailhead on part of former school site – NIMBA has

provided indicative budgets for the Skills Area of circa £75,000 and the Bike Wash at circa

£10,000



Potential Impacts and Benefits

Anecdotal evidence provided by NIMBA is that the economic appraisal targets and projected

economic benefits to be derived from the NITB-assisted investment in the Kilbroney trails and

visitor servicing facilities are surpassing projections. To substantiate this feedback NIMBA is

imminently tendering for an economic impact assessment of the facility; to determine, inter

alia, where the visitors originate from, whether those coming from out of state are staying in

the region and the average spend whilst here.

By way of a proxy as to the potential positive economic impact that can be derived from

mountain bike tourism, we refer to the situation in Scotland as illustrated below which

demonstrates not only the economic but also the health and social benefits particularly for

school going children.

MOUNTAIN BIKING IN SCOTLAND: KEY FACTS & FIGURES

The 7stanes network has generated £9m for the local economy in the South of Scotland and

attracts some 400,000 visitors per year.

There are some 123,000 mountain bikers over the age of 16 and a further 15,000 aged 15 and

under (sportscotland)

Trips in Scotland involving mountain biking amount to 134,000, with an estimated spend of £39

million. (UK Tourism Survey)

There is an estimated total of 84,000km of paths and tracks in Scotland (Scottish Paths Record)

with 20,000km reported as being signposted or waymarked (Scottish Government). Some

42,000km of minor roads contribute to the access of the off-road facilities, both formal and

informal.

UCI Mountain Bike World Cup and the UCI Mountain Bike & Trials World Championships attract

some attract vast crowds of approximately 20,000 and world-wide TV audiences.

Scotland is also producing young cyclists who can win medals in world competitions


NIMBA, as the project champion, is open to either option being delivered as both will deliver on

the Association’s agenda of increasing access to mountain bike forest trails. Due to the lack of

clarity around site ownership NIMBA is still pursuing discussions with Coleraine Borough Council

about both options. From a qualitative perspective, Option Two to locate regional facilities in

the town adjacent to the forest provides much better scope to bring about economic benefits to

this rural economy through activity-related tourism.

Therefore, the next steps for this project rely heavily on Council’s appetite for the larger scale

tourism project, which is likely to be eligible for any future NITB Tourism Development Scheme

funding of up to 50%. Consultation with NITB indicates that there is no confirmation at this

stage as to whether budget will be available for the programme.

3.4 COMMERCIAL DEVELOPMENT

Overview

The emerging concept is intended to provide a focal point within Garvagh to attract a broad

spectrum of visitors, engage interest in a variety of ways, provide opportunities to participate in

outdoor activities and events, learn about the heritage of the area and signpost visitors to key

locations within the wider destination. A key requirement in all of this will be to find

complementary uses for the school buildings themselves. The Museum has already informally

expressed an interest in occupying some space within the listed structure to meet its needs

going forward but this still leaves the bulk of the school buildings without a clear indication of



intended future use. The challenge will be finding productive uses for those listed spaces that

will remain in situ.


A number of people during the course of the study process have come forward with ideas for

business start ups ranging from the provision of budget style accommodation to cater for the

event aspect of the mountain biking project; possible bike hire business; garden centre

development; garden produce shop; artist studios etc. The challenge for these business people

in terms of their own business planning needs is the level of uncertainty regarding the future of

the site; the current state of the school buildings; the capacity of the internal spaces to

accommodate the different uses and the cost of any refurbishment.

The second area for potential commercial development identified during the course of the study

process was the possibility of a business incubator that could support start-up businesses, in

particular, professional service businesses. This type of development could offer longer term

economic benefits to the community in the form of new job creation. While not as likely at the

present, discussions around this possibility have been initiated with various business owners in

the town.

With regard to other forms of commercial development such as the provision of a small retail or

café business to fill specific niche needs on the site, it is recognised that any such commercial

development would need to be carefully positioned in the market to complement rather than

compete with businesses in the town.



4 OPTIMISING THE OPPORTUNITY SITE 4.1 COLLABORATION TO EFFECT TIMELY REGENERATION

This assignment has been driven by the opportunity presented by the closure of the school in

Garvagh, with a common desire by all residents and stakeholders engaged in Phases One and

Two to drive forward a re-use strategy which is realistic and achievable - the risk being that the

site will fall into dis-use and disrepair; and become an unsightly gap site in the town.

In practice however, and perhaps not surprisingly given that the site has been empty for nearly

one year and has recently been somewhat restricted in its future use through the application of

listed status to some but not all building structures within the site, this is not an easy ask. This

has a number of underlying causes.

• The site is not owned by those with the ideas, desire and passion to drive forward the

project.

• The transfer of the site to the community – should this be the ambition - requires a

nominating body to act on its behalf to express an interest in the forthcoming trawl

• The projects which have emerged as part of the concept plan have yet to really tackle the

most problematic aspect of the site – the listed structures at its core

The consultation undertaken has determined that there are two key components to the project

– the expansion of Garvagh Museum from its current location (which is adjacent to the

opportunity site) and the installation of a mountain bike trailhead on the site (due to its direct

adjacency and access to the forest).

The findings suggest that there is no immediate appetite or affordability for the Museum to

expand onto the former school building; but that this may be an option for consideration in two

to three years when the museum will be in the position to apply for capital grants.

In respect of the mountain bike trailhead, the decision to locate on the site is driven by the

Council’s ability to purchase the land and draw down NITB monies for the implementation of a

large scale facility than that proposed at the Jim Watt Centre.

4.2 EXPLORING COMMUNITY ASSET TRANSFER

According to Murtagh et al1 community asset transfer involves the transfer of ownership or

management of land and buildings of a range of types, from central government departments,

agencies and local authorities to community organisations. In Northern Ireland this has involved

the transfer of social housing, disused public buildings and land, often surplus to requirement,

for roads or industrial estates. There are various types of asset ownership, business models and

1 Murtagh, Bennett, Copeland & Goggin, Community Asset Transfer in Northern Ireland, Joseph Rowntree

Foundation, 2012



legal structures to enable larger-scale social enterprises to develop, from small-scale,

peppercorn or nil-value rent arrangements to the legal transfer of title.

The authors go on to state that the concept of asset transfer challenges Northern Ireland’s

preoccupation with ‘needs-based approaches’ to local development. Understanding and

analysing social deprivation is important, but programmes such as Neighbourhood Renewal and

related area-based strategies have often led to resource competition, a dependence on external

help and a deficit model of urban regeneration. Here, using various assets (social, economic,

cultural and community) along with physical infrastructure highlights the value of asset transfer

in the creation of more resilient and adaptable communities.

Community Asset Transfer: Ashton Community Trust

Ashton Community Trust (www.ashtoncentre.com), one of the largest community-based social

enterprises in Northern Ireland, started with a Community Share-type scheme; 720 shares

valued at £35 per share were issued with contributors offering £1 per week to build the initial

capital. This enabled pump-prime funding, gave the community a material stake in the

organisation and showed commitment and self confidence to resource further developments.

The shares had both material and symbolic value and allowed Ashton to raise additional

funding in order to build scale and financial robustness in a volatile property and funding

market. Over time, the organisation built a new multi-purpose facility that integrated childcare,

commercial and community uses and was constructed on DSD-owned land. With the help of

the NGO Community Places, the land was sold at ‘community value’ rather than the original

commercial value set by the government’s Land and Property Services, making the project

financially viable. Grant aid from the EU URBAN II programme core funded the facility that is

now fully let, and yields a sustainable income stream. Now, Ashton Community Trust is in a

position to develop a government-transferred youth club, which was struggling to attract

numbers and finance. The organisation feels that because they are so embedded in the

community, they can build volume and offer a range of more flexible programmes to operate

the centre more efficiently.

In discussion with Development Trusts NI, findings to date in relation to Community Asset

Transfer indicate that;

• The transfer is just the start of the process and the best examples are linked to functioning

community organisations with a clear business case, viable uses, market prices for services

and revenue funding in place to sustain the facility.

• Grant investment is also important to refurbish or re-equip the asset and incubate

businesses capable of producing a revenue stream at the point of transfer.

• Progressive policy-makers and an entrepreneurial attitude have helped to support

responsible forms of asset transfer, trust and effective working relationships between

partners.

• Skilled leaders and competent managers capable of developing the potential of the asset

are also critical, and many of the most successful schemes are associated with charismatic

individuals, although this is risky if succession planning is not put in place.

• Relevance to local needs is essential, and the best schemes offer a range of services and

mechanisms to keep local people on board, including community financing and share

options.



4.3 MOVING FROM A COMMUNITY OF INTEREST TO A COMMUNITY OF PURPOSE

Our work in Garvagh has enabled us to redefine what we mean by community planning and

community leadership. We understand a leader to be someone (anyone) who steps forward to

take the initiative with the support of local people. This project has allowed participants the

space to recognise, support and at times challenge each others’ practice as community leaders.

It has opened up the opportunity to hear other voices and has provided a platform for those

who want to be involved in the practice of community planning. It has also fostered a way of

working that has enabled participants to take a joined up view of developing community assets.

It has demonstrated that there is a great deal of talent, knowledge, ability and willingness in

people to improve Garvagh. Finding the keys to unlocking this talent must remain a critical part

of the next stage of our work.

Our work has also demonstrated the importance bringing together players with varying but

potentially complementary usages for the site together. While each identified use of the site is

being driven by different communities of interest there is benefit to all in working

collaboratively as a community of purpose in seeking to realise a shared ambition for the future

of the site.



5 THE WAY FORWARD

5.1 THE NEXT STEPS

A key aspect of the project was to continue and grow the community engagement and learning

process to enable local stakeholders to become co-designers in any final proposition. The

ambition was to ensure that, through a process of dialogue, a core group of ‘champions’ would

emerge as project advocates thereby gradually shifting the responsibility for the shaping and

realisation of the project from the client team to the community itself. Following the

presentation on the 30th

September 2014 of the emerging plan to all who had been involved in

the process from the beginning, a number of people, as detailed below, came forward to

volunteer their time and energy in taking the next steps needed to realise the ambition for the

Garvagh High School site. The Garvagh High School Project Team had its first meeting on the

23rd

October 2014.

At this meeting a number of key steps were identified as follows;

• Seek technical advice on building-specific development / demolition options to inform

what space is left for new build and what has to be re-used

• Seek expressions of interest for commercial interest in the site – split between new

build and existing buildings

• Approach the Council to express interest in the forthcoming public trawl

• Approach the Council to take site ownership with a view to development brief

Two key tasks emerged as a result of this meeting – the first being to sell the story of the site -

the vision for what could be achieved - and the second being to explore the ‘what if’ through a

trawl of expressions of commercial interest from the private sector and social enterprises in the

site.



5.2 THE ENABLING ENVIRONMENT

This report has been prepared with full acknowledgement that there are a number of unknowns

that need to be addressed as a matter of urgency to inform the future usage strategy for the

Garvagh High School site. The following unknowns have to be resolved:

1. Determination of whether the NEELB will permit part disposal of the site to provide the area

to the west of the site designated for use as the mountain bike trailhead. Also, cost of any such

site portion.

2. Determination of support forthcoming from Coleraine Borough Council in relation to securing

the site through a public trawl of same by NEELB. It is not clear if the Council is bought into the

case to purchase the site or if there is capital match funding available to implement the

trailhead in association with NITB.

3. Determination of what will happen to the school buildings if the public trawl and private trawl

of the surplus lands yields no expressions of interest – will the NEELB demolish all buildings

apart from those with a listed status?

An addendum to the report will be prepared once answers to the above are received in the

due course of time.

garvagh high school opportunity site the asset &...

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