The new BBC Scotland programme Banjo and Ro’s Grand 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!
Well done to all concerned. A huge amount of time, energy and goodwill will have been committed to get to this stage. The passion shines through.
I look forward to somehow contributing myself in some shape or form.
From one island dweller to others (Isle of Skye). So lovely to see your beautiful island and clear community spirit you have. Wishing you all the very best of luck.
Absolutely brilliant that this house is being restored. Thank you to all stakeholders concerned.
A great update & important to understand more of the story behind the publicity that Banjo & Ro are bringing to the renovation and longer term survival of this historic building. Haven’t started watching the program yet, but fully intend to, and will view it with different eyes now.
Well done to all involved.
Thoroughly enjoying watching the programme on iPlayer, as I have all Banjo’s projects. A precious & beautiful building being restored with such loving care is a joy to observe.
Despite living a long way away, I love Scotland & its islands & would love to visit this hotel when it’s open for bookings.
Having renovated a grade 2 listed cottage doing much of the work ourselves living with no running water or heating for a few years, and with nieviety, I utterly relate to the heart and heartache, determination, exhaustion and imagination, creativity and trust in the process it takes. I so relate to this and loved watching this. I visited Mull last year for the first time and was captivated. I didn’t get to Ulva, but plan to spend much more time visiting and hope to be able to stay. Well done Banjo and Ro and keep the energy, love and spirit alive… Can’t wait to book.
Looks wonderful!
Once again, a community taking land and asset ownership prove beyond all doubt that the people in such communities can do incredible projects with great imagination.
Really well done to all involved and NWMCWC.
It takes alot of guts to take on a project like this so well done to all involved. The tv coverage and many social media posts mean that thousands of people will want to visit the hotel this year and walk round the island. This means being able to handle customers expectations and needs. Publicity is good if you can deliver.
I wonder if the guys would concider setting up a u tube channel to allow people to continue to follow their journey .It is free to watch but a patreon account would supply additional funding whereby viewers can pay monthly ,normally around £5 , to watch extra footage or there is a buy me a coffee platform where any donation can be made .It is a lot of work filming and editing but would certainly raise extra funds and highlight the island.
This is a fantastic idea, which I would happily pay to support too.
That would be a grand idea if it went on YouTube, then I could watch from Canada.
Would be so exciting to see this development.
I have followed a chateau in France for 2 years being rebuilt and metal detected. Just a thought. Good Luck and wish you much success.
Sounds very promising. A combination of the island/community retain ownership and a measure of control whilst two people invest their time, energy and money and make I hope a reasonable living. Good job!!
Really enjoyed the programme and watching the renovation come to light , how wonderful to have so much support from various businesses charities and the local community, also you couldn’t have picked a better couple , Banjo and Ro to bring it all together . I really do hope I can visit Ulva one day .
Awesome! Really good to see the building ( and gardens?) re emerging as a living space for visitors and the community.
Look forward to visiting again someday.
A valued project and a delight to see. We visit Ulva at least twice a year and greatly enjoy Ulva House Garden, which we love and have felt considerable concern about the decay of the house. The garden team are fabulous and doing a wonderful job, including rescue us from a group of curious Highland cattle with calves !! Bango and Ro have taken on the running of the Cafe with equal enthusiasm, essential, and the warmth of their commitment is truly inspirational. Thank you to all and I take this oppertunity to commend Rhuri, the efficient and welcoming boatman. Roll on June and our next visit ! Ros and Ian Kerry
As a MacQuarrie, I am so excited to see that progress is being made on the manor house project. I and Bruce McQuarrie’s family donated funds after his death in his memory to repair the gardens. I hope to return to see the progress within the next two years. Thank you everyone for your help and support of this renewal! Gregory McQueary, Rockford, Illinois, USA
As always these things aren’t as shiny as they may appear. It has taken dedication, commitment and vision of many to bring the project to life, and wonderful to hear everyone recognised. Super glad for everyone involved, and the cherry on the cake, Banjo and Ro to bring the final piece and some gorgeous soul for the dreams to come true.
Here’s hoping it brings joy, peace, love and genuine appreciators to the Islands. I visited last year, and I’ll be back for sure.
It’s so wonderful to hear about the community that cherishes Ulva and works to ensure a future for its treasures. I’m enjoying the TV series but it’s great to get more insight into the story and funding that will bring Ulva house back to life. Thank you
Well done to the community, the charity, and to Banjo & Ro. An inspiring story. Thank you for allowing so much to be filmed, it showcased the island’s beauty & friendly residents.
I am in absolute awe of the fantastic work that all parties have involved have played in restoring Ulva house. I have signed up to Banjo and Ro’s newsletter to hear when they open to the public so I can book a room asap! Wishing you all the best on this journey
Very impressed by the vision and commitment of all concerned. The concerted effort of the Trust and all the volunteers and financial contributers has made this happen. A brilliant example of what a community can achieve. Well done all of you!