Ulva House

Bringing one of the Ulva’s most important buildings back to life

About Ulva House

Ulva House is one of the most significant buildings on the island. Originally rebuilt in the 1950s on the site of earlier houses, it served as the Laird’s residence and remains the architectural focal point of Ulva.

The building is now a Category B listed property, recognised for its architectural quality and unusually intact interior from the post-war period.

Following the community buyout in 2018, Ulva House has sat largely unused while the charity developed a suitable proposal for bringing it back to life which was essential not only to preserve the building itself, but to support the long-term sustainability of the island.

Internal Photos of Ulva House from 2018

  • Entrance lobby

  • Dinning room

  • Main sitting room

  • Loft

  • Loft 2

  • Master bedroom

  • One of the bedrooms

How the project developed

Following the community buyout of Ulva in 2018, Ulva House was identified as a key asset within the wider island development plan. Its scale, condition, and prominence meant it had the potential to play a central role in both the island’s economy and its cultural life.

In 2021, the charity commissioned a detailed design and feasibility study to explore how the building could be brought back into use.

This work focused on a combined heritage and income-generating model, proposing:

  • a visitor and exhibition centre

  • flexible meeting and community space

  • self-catering accommodation to generate revenue

The proposals were shaped by the building’s Category B listed status, which places strong emphasis on:

  • retaining the original layout and key rooms

  • preserving architectural features and historic character

  • working within the constraints of a largely intact post-war mansion

At the same time, the study identified the scale of work required to make the building viable, including:

  • full roof repairs and replacement

  • structural and fabric repairs

  • new heating, electrical and drainage systems

  • improved access from the pier

This work fed directly into the development of the Stòras Ulbha project, which secured significant funding and advanced to an early delivery stage.

However, external factors — including COVID, Brexit, and rapid increases in construction costs — made the project unviable within funding constraints. A decision was taken not to proceed with a model that could no longer be delivered responsibly.

Following this, the charity revisited the original options for the building. Two clear routes were considered:

  • a heritage-led model (as previously developed)

  • a hospitality-based use

A decision was made to pursue a hospitality-led approach, supported by a long-term lease model to reduce operational risk while ensuring the building is actively used and maintained.

A formal tender process was undertaken to identify suitable tenants. Following this process, Ro and Banjo were selected based on their proposal, experience, and long-term vision for the building.

ULVA HOUSE REFURBISHMENT PROPOSALS (2021)
ULVA HOUSE REFURBISHMENT PROPOSALS (2021)

Delivering the project

Since the lease was agreed in June 2025, the focus has been on the charity, as landlord, delivering a defined package of essential works, including:

  • asbestos removal and management

  • repairs to the flat roofs

  • reconnection of electricity

  • core works to make the building safe and compliant

Ro and Banjo have taken on responsibility for the remaining external and internal works, including the full fit-out required to turn the building into a functioning hospitality business. BBC has followed their journey, which has been featured in TV series: Banjo and Ro’s Grand Island Hotel.

The progression of this project has been a collaborative process, requiring coordination, problem-solving, and flexibility — particularly given the challenges of working on a remote island.

Support that made it possible

The enabling works carried out by the charity habe been supported by:

  • Community Ownership Fund

  • Historic Environment Scotland

  • The Waterfall Fund

  • DTAS Green Shoots

The charity would also like to acknowledge the support of Bakkafrost, who have provided freight transport throughout the project and for many years across Ulva more widely. Support of this kind makes a significant difference to delivering projects for a remote island like Ulva.

The project has involved a wide range of contractors, consultants and specialists, including TSL Contractors as principal contractor for the physical works package, alongside surveyors, architects, utility providers and tradespeople who have helped move the project forward.

The charity would also like to thank Ulva residents for their patience and support throughout the works. Projects of this scale inevitably create periods of disruption on a small island, and the understanding and practical help shown by residents has been genuinely appreciated.

Where the project is now

Ulva House has now entered a new phase, being led by tenants Ro and Banjo - who by their own admission - see themselves as the custodians of this historic building.

The long-term aim is for Ulva House to:

  • provide high-quality accommodation

  • create local employment

  • support Ulva’s economy

  • include space that can be used by the community

Although there’s significant work ahead, after years of planning, development work and enabling repairs,Ulva House is now moving forward with a clear and deliverable future.

Support this work

Projects like Ulva House are only possible through a combination of external funding, practical support, and a huge amount of time and effort from the people involved along the way.

As Ulva is community owned and managed by a charity, investment into buildings, infrastructure and long-term development depends heavily on that continued support.

Donations help the charity continue caring for and improving the island — helping ensure Ulva remains a living, working and growing community.