Ulva House: From Ambition to Action

The new BBC Scotland programme Banjo and Ro’s Grand Island Hotel has prompted the charity to reflect on the long and sometimes complex journey Ulva House has taken since Ulva came into community ownership in 2018.

Every project is different, but one thing is consistent: bringing a large historic building back into use takes time, flexibility, and a willingness to adapt as circumstances change.

Finding the right future for Ulva House

Ulva House has long been recognised by the charity as one of the island’s most important assets – and one of its most challenging. From the outset, a range of potential future uses were explored, with a strong emphasis on heritage, community benefit, and long-term sustainability.

In 2020/21, the charity secured funding of almost £1.5 million for Stòras Ulbha, an ambitious project to develop Ulva House as a heritage centre. The project was well developed and ready to move forward.

However, as the project progressed towards delivery, the impacts of COVID and Brexit became increasingly clear. Construction costs rose sharply, supply chains became unpredictable, and – critically – it became apparent that the works could not be completed within the timescales required by the funders.

A considered shift in approach

A hospitality-based use for Ulva House – such as a B&B or small hotel – had always been one of the options under consideration.

Rather than the charity operating the building itself, a long-term lease model was chosen. This approach allows experienced tenants to take on the day-to-day running of the business, while the charity – and therefore the community itself – retains ownership of the building and responsibility for key structural elements.

Finding the right tenants was a crucial part of this process. The charity wanted partners who understood the realities of island life, respected the building’s history, and shared a long-term commitment to Ulva and its community.

Working together to bring the building back into use

Since agreeing the lease, the charity has worked closely with the new tenants, Ro and Banjo, to prepare Ulva House for its next chapter.

Ro and Banjo have approached Ulva House with a clear sense of care and responsibility, seeing themselves – like the charity – as custodians of an important historic building. Their commitment to looking after Ulva House and helping it play a meaningful role in Ulva’s future has been evident throughout the project.

As landlord, the charity has taken responsibility for a defined package of essential works, including asbestos removal, repairing the flat roofs (replacing the original copper covering with lead), and reconnecting the electricity supply to the building. Alongside this, Ro and Banjo have taken on all remaining external and internal works and the full fit-out – a substantial undertaking to transform a large historic building into a functioning hospitality business.

This has been a challenging but genuinely collaborative process, involving careful coordination, problem-solving and patience on all sides – particularly given the additional logistical challenges of working on an island off an island. The charity has been pleased to work with Ro and Banjo and has valued the constructive, open way the project has progressed.

Support that made this possible

This work would not have been possible without the financial support of Community Ownership Fund (Ministry of Housing, Communities & Local Government), Green Shoots (Development Trusts Association Scotland), The Waterfall Fund, and Historic Environment Scotland. Their funding enabled the charity to address essential works, meet regulatory requirements, and move Ulva House from long-term uninhabited, deteriorating building towards its active use. Without this support, the property would have been at real risk of remaining empty for the foreseeable future.

The charity would also like to acknowledge the ongoing support of Bakkafrost, who have provided free freight transport throughout the project – and to Ulva for many years. This support has been – and continues to be – of real value to the Ulva community, helping to make projects like this possible in a remote island setting.

The charity is also grateful to the wide range of professionals, contractors and tradespeople involved – from architects and surveyors to utilities providers and building teams – who have contributed their expertise and worked within the particular challenges of an island project.

Last but not least, the charity would like to thank all Ulva residents for the many ways they have supported the project along the way. From helping with transport and clearing out the building, to showing patience and understanding during what were at times busy and disruptive periods – that support has been genuinely appreciated. Projects of this scale inevitably affect day-to-day life on the island, and the goodwill shown by residents has made a real difference.

Looking ahead

Ulva House is now moving into a new phase. It will take time before the building generates meaningful income for the charity, and expectations remain realistic. However, the value of the project already extends beyond financial return.

After many years of planning, reassessment and careful decision-making, it is encouraging to see this important building back in use. The charity looks forward to continuing to work with Ro and Banjo and to seeing Ulva House contribute to Ulva’s future in the years ahead!