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orwell farm

The project involves the diversification of Orwell Farm on the banks of Loch Leven to create a rural business hub, which provides creative, inspirational and collaborative work environments with  community spirit at the heart.  The ethos of the project is to create a sustainable community that can all work, grow and thrive together within this rural setting. The series of existing derelict and redundant agricultural buildings have been designed to create high quality business premises that include stand-alone offices, co-working spaces, events space, workshops and studios. Within the steading building is LBA’s rural studio, where LBA led the design of the interior and fit-out, including the design of the bespoke furniture and desking systems.

From the outset the aim was to make the development as low energy and sustainable as possible. The farm and business hub includes a ground source heat pump which provides the heating and hot water and 50kw of PV on one of the agriculture shed roofs. This alongside the thermal building upgrades has resulted in a Net Zero EPC Rating, which the team are incredibly proud of.

The existing agricultural setting and character has been a key influence in the designs, in terms of scale, form and materials, striving for the development to retain its rural and historic roots. The stone steading provides office space and design studios within a contemporary and crisp interior.

LBA’s role was to provide a full service, from inception to completion including the interior design of the studio spaces. The steading for the phase 1 works was in a severe state of dis-repair and our ethos was to protect and preserve this historic structure. The approach with this building is to repair and preserve all existing openings, installing slim profile aluminium window and doors that allow the existing opening to read clearly as part of the original building. New openings have been minimised and are intended to be functional – framing views and providing natural light, where they do occur, they are treated in a very contemporary manner and lined with thin profile steel panels that puncture the stone. No traditional inbands, outbands or lintels and sills were used, instead, these supporting elements are all concealed behind the random stone. This allows the new openings to clearly read as new.

LBA remain involved in the further phases of the project and Phase 2, involving the conversion of the Dutch barn and new-build office pods are due to have statutory submissions in 2024.

TEAM insight

“As architect, client and main contractor on this project we were extremely hands on delivering our new Kinross studio and the wider masterplan for this farm diversification project. With a limited budget we focused on creating a clean open space within the rescued steadings and prioritising reducing our ongoing energy use. We achieved Net Zero EPC’s for the office spaces which we are absolutely thrilled about.”


Architect & Interiors:  Studio LBA

Structural Engineer: Etive Consulting

Photographer: Murray Bell & Jeff Manson

PROJECT details

Location: Kinross

Status: Complete

Sector: Business

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