Blackburn House - West Lothian

Our (Simpson & Brown) approach on the project was very much to 'conserve as found', to utilise as much original fabric as possible, and to upgrade it as far as possible to meet modern day standards. The main conservation challenge was that of the building’s condition. The parapet gutters had failed and instead of conducting water to the outside pipes, water was channeled down the inside faces of the walls. Almost all the timber below the roof level had been affected by dry and wet rot, and in some places joists had rotted away to failure at both ends.

In order to save the fine interior plasterwork a very elaborate system of propping had to be designed to provide safe access to carry out the works, to support the structure for repairs, and to hold the plaster in place until it could be re-attached from above.

Generally rooms were restored to the original details, however, the north-east corner which had suffered the worst damage and had little surviving original fabric provided an opportunity to introduce new services, a lift providing access to the basement, principal and first floor, tea preparation areas and WC's.

Other modern day issues, which had to be dealt with included the fire strategy, whereby fire lobbies were introduced, where appropriate, a sprinkler system, and the introduction of fire curtains and barriers - all of which had no adverse impact on the historic interiors. This was particularly important to the end user who will be using the main rooms as film sets for period dramas where the sight of a smoke detector would look somewhat out of place.

Externally, the West Pavilion and East Doo'cot were restored - the West Pavilion providing office space and the East Doo'cot housing some interpretation displays. One wall of the East Pavilion survived and the rest was re-built using brick. A new timber-clad West Doo'cot was built to sit within the boundary walls, and a lean-to structure on the east side was re-built based on photographic evidence, to house recording studio facilities. A further lean-to structure was added to the east quadrant wall providing external storage and a plant room.

Traditional materials and techniques were used for the repair and restoration of the project:

Internally, lath and lime plaster, timber doors, skirtings and facings. The original windows had been removed and stored - these were all repaired and returned to their original locations. Doors and ironmongery were generally re-used, and only doors which had to be fire doors were renewed and the existing doors utilised in alternative locations. To avoid the installation of a DPM throughout the basement floor, a lime hemp floor was installed. This allowed us to introduce some element of insulation to the floor but maintain its breathability. This was then finished with salvaged stone flags from the building or simply lined out to give the impression of a stone flag floor.

Externally, stone repairs were carried out where necessary - maintaining as much original fabric as possible. Stonework was finished with a flush point lined out, based on evidence found on site. The slate roof was overhauled, and lead finishes re-instated. New structures were sympathetically designed, based on historic evidence, and simple use of materials.

Summary
Blackburn House is a late 18th century country house built by George Moncrieff which stands on the A705 between Blackburn and Livingston, which once formed part of the principal route between Edinburgh and Glasgow.

The building was last occupied in 1972 and had fallen into a serious state of disrepair. In 1998 the Cockburn Conservation Trust commissioned a feasibility study, which concluded that a business use would offer the best opportunity for the long term, and would also offer a greater amount of public access and benefit. The building has now been restored, and along with some new build accommodation provides a mixture of office and studio space.

Architect: Simpson and Brown

The transformation of Blackburn House (West Lothian) sees one of Scotland’s most historically valuable buildings return from a state of total dereliction to become a shining jewel in the crown - a triumph that will ensure a legacy for future generations.
Blackburn House is a stunning Category “A” Listed Classical Country House, built in 1771 with Pavilions, composed of local Lothian Sandstone. We (Blackburn Arthouse – formerly Caledonian Arthouse) became tenants of this building in June 2008, following the completion of over three years of restoration works. Our company is involved in the Arts and other Creative Industries and we are delighted to be able to offer access to the beautifully restored exteriors and interiors of this significant property.
It is inspirational to work within such an exquisite space, restored to its former glory and to be able to offer a range of contemporary offices (both permanent and short term), studios, meeting rooms, educational/training spaces, conference/events spaces and other facilities/workspaces to other creative industry enterprises.
The property is drawing attention from both within the local community in West Lothian, which sorely lacks access to this sort of Category "A" listed property, and also from abroad, where it has been a specific objective of interest from a visiting delegation of Brazilian Government and academic development experts undertaking a study tour of the UK seeking innovative ways of both safeguarding their heritage and fostering economic development. It is also available as a versatile filming and broadcasting location. This will mean that potentially the beauty of this four floor Palladium Manor House may be broadcast, not just nationwide, but internationally. The property has the ability to be transformed into the required, period to suit each film-makers needs.

Blackburn House was built by George Moncrieff around 1772. Moncrieff had made his fortune as a Sugar Plantation owner in Antigua and returned to Scotland in 1769. Whereby he acquired the Blackburn Estate which at the time ran to about 670 acres and proceeded to build his new home. Although from the front the House appears to be a fine Palladian Villa it is more in the character of a “Villa Rustica”, in other words a grand working farmhouse. Moncrieff was an agricultural improver and the landscape of the surrounding area can largely be attributed to the field and hedgerow patterns he set out over 200 years ago.

Unfortunately, by the 20th century the estate had dwindled to 120 acres and the House fell into a long progressive decline. By 1970 the House was abandoned as the main farmhouse and its decline accelerated.

In 1992, a small area of land was passed to the newly created Blackburn House Preservation Trust. This Trust established a training centre for traditional skills, but by 1995 the Trust foundered and the Bank of Scotland took possession of the property as heritable creditors.

Cockburn Conservation Trust (CCT), a charitable organisation, dedicated to the conservation and promotion of Scotland’s architectural heritage, took up the challenge of identifying a sustainable scheme of restoration for the building. Working with specialist conservation architects, Simpson and Brown, and Blackburn Arthouse (formerly Caledonian Arthouse) developed both a conservation/restoration scheme and a scheme for the creation of a “Centre for the Creative Industries in West Lothian”. Successful grant applications were made to HLF, Historic Scotland, AHF, the European Regional Development Fund, Scottish Enterprise Edinburgh and Lothian, and West Lothian Council. Work commenced on site in December 2005, with Hunter & Clark as the chosen Contractor.

The restoration of Blackburn House is a classic example of the kind of scheme that can only be delivered through the Building Preservation Trust (BPT) movement. Clearly the costs are beyond any kind of commercial scheme, and the timescales involved require patience, tenacity and mechanisms to fund the up-front costs. Invariably these schemes involve a consortium funding arrangement and the skill of the BPT is in putting together a sustainable scheme that will be attractive to the priorities of the various potential partners. Almost invariably these days, these large schemes are providing new exciting uses for important buildings that Scotland would be the poorer for their loss. These new uses are often the centrepiece of larger regeneration schemes and the buildings are well loved and appreciated by local people.

The rescue of this derelict Mansion House is highlighted in an interesting interpretation exhibition, featured in the restored Doo’cot, which contains details of the history of the house and its previous inhabitants. This facility has been enjoyed by the local community, particularly on “Doors Open Day Events”. CCT is delighted to have met the challenge of returning an historic building back to a productive use for wider community.