Below is a letter of response from Malcolm Burr Chief Executive of CnES, text in blue are my comments. – Graham
Dear Mr McLellan,
I refer to our recent correspondence following your open letter of 18 February 2014. I will also make this response available publicly.
I am pleased that this letter is to be made public, I shall do the same GAM
The regeneration of Lews Castle has been a long-standing ambition of the Comhairle and its partners. The vision to bring this iconic building back into operation through a mixed-use heritage and hospitality scheme has been well publicised over many years and was encapsulated in the last Area Tourism Partnership (ATP) Visitor Strategy.
ATP was not aware that there were problems securing original tender. GAM
The support of the community and the potential of the project to deliver significant long term benefits across the islands were major factors that enabled the Comhairle to secure over £9m of external funding for the project, an exceptional level of support. Funding bodies have made it clear that the new museum and archive, public access to the Castle and a commercially viable hospitality operation are all critical to the overall success of the project.
The present proposal does not have the support of the community GAM
These elements make this a unique project and, ironically perhaps, also explain why the Comhairle had only limited success in attracting serious interest from the private sector in the early stages of the project. It was clear from discussions with potential investors that the small scale of the development, the requirement for public access to the Castle and the adjacent museum and archive were seen as issues that would affect the viability of an exclusive hotel development.
There is absolutely nothing “unique” in these proposals. More of the same.
A complete lack of imagination and wit. GAM
It is vitally important to understand the whole context in considering the current proposals for the development of the upper floors of the Castle. It is also important to understand that the operation of the upper floors and the ground floor public rooms – which will provide public facilities, including a café, open to all visitors and a range of outstanding rooms for functions – are linked and are part of the hospitality opportunity for which the Comhairle has sought a private sector partner.
It is vitally important that you and all concerned understand the economic impact of your proposals on existing businesses GAM
Two separate procurement exercises were undertaken over the past three years in order to attract a private sector partner. Both procurements allowed flexibility to enable the market to respond to the opportunities offered within the Castle. Indeed, from the outset the tender documentation made clear that although the potential for hotel use had been identified, other commercial options would be considered. The exact nature of the private sector proposals for the upper floors was always going to be market-led, within the broad requirement of being compatible with the heritage elements of the project.
No one was aware the first tender had failed and that a second tender was being sought GAM
The first process resulted in a proposal for a small 4-star hotel and a preferred bidder was identified. Unfortunately, the preferred bidder later withdrew their interest in the project and the Comhairle recommenced the procurement process. Following a review, the hospitality element was reviewed by the Project Board. The hotel concept (4-star minimum) was retained, whilst also allowing the market to propose other high quality accommodation models, such as serviced apartments and self-catering, the latter required to be 5-star.It is simply not correct to say that the procurement was changed in the manner you suggest. The Comhairle agreed to a second tendering on the basis of a Report considered in public on 6 September 2012.
Nigel Scott must have missed this public report. It was not released in the press or was it? The present councillors are not aware of it. They have been briefed since and told all was well, the project given a “thumbs up”. They were still expecting a luxury hotel to be delivered. Have they all been asleep at these briefings? GAM
In both procurement processes, the Comhairle met its legal obligations in full, by advertising through Procurement Contracts Scotland and the Official Journal of the European Union. That is the proper process for all public sector tendering exercises and is well known to the market. It was, of course, open to any business, local or otherwise, to tender if they so wished. I am satisfied that the procurement processes were fair, transparent, compliant and not underhand or corrupt in any way. Your comments in this regard are misleading, ill-judged and as they impugn the reputation of named officers of the Comhairle should be withdrawn in writing immediately.
We elect council members and trustees to the Stornoway Trust. If they are kept in the dark by council officers, then I consider the democratic process to have been corrupted. GAM
In response to the second procurement process the Comhairle received one proposal from an international leisure operator. I can confirm that the proposal for the upper floors is for luxury accommodation with 26 bedrooms and 9 living/kitchen spaces which allow for self-catering if required. The accommodation also allows bedrooms to be let as conventional en-suite hotel rooms. The restored ground floor of the Castle will feature a dedicated reception space for guest check-in and the operator will operate the museum cafeteria and shop. The public rooms will provide an outstanding venue for weddings, conferences and other celebrations. The proposal will create up to 30 direct jobs.
I have been in correspondence with Joe MacPhee since October 2013. Check his e- mails back to me. You won’t be able to as he has put nothing in black and white to me. Your 30 jobs is well short of reality. Most will be seasonal and part time. 26 rooms and 30 jobs… you wouldn’t be in business for long!
Also, these jobs will in any case will only be replacing ones that will be lost in the existing accommodation sector. Perhaps some of the respondants on my blog will find employement there, they will need the wage not only to live on but to pay their bank loans.
The staff from the Stornoway Trust’s Woodland Centre café might be glad to find alternative employment in the Castle Museum Café. GAM
The assertion that the proposal amounts to a 100-bed self-catering operation is false.
As recently as Wednesday 5th Feb, at the OHTIA AGM, I asked Joe MacPhee, how many rooms and kitchens? Complete prevarication from him… “not so easy a thing to say, depends on this and that.” Strange answer as at that time detailed plans had already been submitted by Natural Retreats for listed building ammendments for self catering.
He did though say 26 large family rooms, hence a reasonable enough assumption of 100 bedspaces. He has had five months to give answers to e-mails and phone calls, and finally in an open forum. Any errors in detail are down to him alone. GAM
The Comhairle has taken advice on State Aid issues in relation to the overall regeneration project which has always involved the Castle being regenerated with public funding and ownership remaining with the Comhairle. Public funds are being use to renovate the Castle and to put it into a condition to enable any potential operator to use it. The project was made available to all interested parties, and the private sector partner will be required to pay a commercial rent and to invest significant sums into the project.
Does common sense and decency impact on The Comhairle’s decision making? GAM
The Comhairle shares the concerns expressed by the industry regarding transport capacity, particularly ferries. These matters are currently being addressed, and industry representatives have recently been invited to participate in a Ferries Task Group led by the Comhairle. However, the new ferry on the Stornoway to Ullapool route is a very welcome development and, subject to final timetabling being confirmed, should provide additional capacity.
You recognise the bottleneck we have. GAM
Please also recognise the accommodation overcapacity that has built up via the investment of private capital. This proposal is bringing nothing new and will be in direct competition with ALL existing accommodation provision, not merely self-catering GAM
The recent positive press publicity regarding the growth in the tourism sector, with Lewis and Harris being named as the best island destination in Europe and the opportunities arising from the new Tourism 2020 Strategy suggests that there are significant opportunities for expansion of the tourism potential of the Outer Hebrides. Doing nothing with the upper floors of the Castle is not an option. Using the opportunity to support further growth as well as adding to the quality and diversity of the existing product is an imperative to realise the full economic benefits of the Lews Castle Museum and Archive project.
I disagree. Find a fitting use, but do not jump upon the rolling bandwagon the private sector has created GAM
I would point out that the Comhairle is still in discussion with the preferred partner and operator regarding the details of the commercial package. Assurances have already been given that all relevant issues will be shared with the Outer Hebrides Tourism Industry Association in due course.
Joe MacPhee has given me the same assurances, several times, including at the OHTIA AGM. His promises to keep me informed have proved worthless. As I say, he has given me nothing but verbal “assurances”. Not good enough. GAM