Banff THI - Nos 3 and 7 Carmelite Street

A “Gap Site” into which it is proposed to build a flatted development

The gap site at 3 & 7 Carmelite Street lies within the heart of Banff, and was previously occupied by an 18th Century townhouse, with retail space to the ground floor. The building was category C Listed, and similar in character to its neighbours at No.1, with sandstone surrounds to openings, 2 over 2 sash & case windows and bay dormer windows set within the slated roof.

Poor ground conditions which resulted in subsidence lead to the issuing of a dangerous buildings notice. The subsequent demolition of the building, undertaken by Aberdeenshire Council, has left the bracing and propping in place for over twenty years.

With the development of the Renaissance Scheme, and the intent and funds being made available, Aberdeenshire Council finally obtained a clean title deed that allows the land to be transferred to a housing association.

Planning permission has now been granted to a scheme that incorporates the adjoining C Listed property to the rear, No. 5 Carmelite Street, and land to the rear of No.1 Carmelite Street.

Tenants First Housing Co-operative Ltd is looking to redevelop this gap site, which will retain some original walls that help to support the buildings on three sides of the site. The proposal is to redevelop the site to a design, scale and finish which will fit into the outstanding conservation area and provide nine housing units in total. These units will be of varying size, to be let at an affordable rate through Tenants First.

Contemporary design has been brought forward using high quality traditional finishes combined with modern materials. Shopping areas in many of our towns are developed at ground level only, with the upper levels being underused and semi-derelict in appearance. Lifting one’s eyes from ground floor level can often be a depressing experience, particularly at night. The proposal intends to create a ‘beacon’ within the townscape during both daylight and night-time hours.

Project Update May 2010

The original aim of the THI was to obtain a clean title deed for the site and pass on the land to a housing association to enable the site to be developed for affordable housing for let. The project was developed further to incorporate two neighbouring listed buildings and taken up to a stage it was ready to receive planning. The investigations into the ground conditions resulted in a substantial increase in the cost of the development and external factors caused additional constraints on funding for the project which put a stop to the project progressing to the next stage. The THI are still very keen to see the site developed and will continue to investigate alternative options including the possibility of a design competition.

Click on the images below to view descriptons.

Property in 1986

On the left is a view of the front elevation of the 3-7 Carmelite Street in 1986. On the right is the rear elevation of the property in 1986, along with No.1 Carmelite Street. The buildings are all occupied at this time, and are in relatively good condition.

Site of Nos 3 and 7 Carmelite Street as it is today

The left photo is a view of the site as it is today, following the demolition of Nos. 3 & 7 Carmelite Street. No. 1 Carmelite Street is to the left of the gap site, with No. 5 to the rear. The middle shows the remains of Nos. 3 & 7 Carmelite Street. The right photo is a view of the site as it is today from the rear, with No. 5 Carmelite Street seen on the left. The upstanding walls of No. 7 Carmelite Street are also visible.

3D View

The left image shows a 3-D view of how the proposed development will look when complete. This is the front elevation showing Nos. 3 & 1 Carmelite Street. It is a contemporary design created using traditional materials. The middle image is a 3-D view of the rear of the proposed design, showing the new building extending back from No. 1 Carmelite Street. The right image depicts the proposed development from the rear, with No. 5 Carmelite Street shown on the left, and Nos. 3 & 7 at the end of this alleyway. These three Images are courtesy of Les Hunter Architects.