South Street

A derelict Grade B listed hotel in Kinross, Scotland, has been transformed into an impressive modern family home.

The Project

Delivered by M&S Character Homes, the renovation plans combine the former Royal Hotel’s main two storey building with the L-shaped additional building to create a single dwelling home. Built in the early nineteenth century, the property boasts striking period features such as oak beams and low ceilings.

However, both the owners and architect’s dedication to retaining as many of these features as possible and the listed status of the building, meant there were some inherent design issues that needed to be considered in order to comply with the Scottish Building Standards.

Kingspan OPTIM-R Flooring System
Scott Strachan
M&S Character Homes
The Kingspan OPTIM-R Flooring System was used as it met our thermal requirements at a third of the depth of a normal insulation board. Additionally, the head height in the other part of the hallway is very limited as there is an oak main beam. If Kingspan OPTIM-R hadn’t been used, the floor-to-ceiling height would have been 60 mm less.

Murray Mitchell - Homeowner and Director of M&S Character Homes
Ceiling height in the ground floor hallway where a new staircase needed to be installed was particularly low. As the ceiling heights could not be raised, the Kingspan OPTIM-R Flooring System was specified in a 30 mm thickness to meet the Building Standards for both the head height for the staircase and to achieve the required thermal performance.

The innovative design of the Kingspan OPTIM-R panels allow them to achieve optimum levels of insulation performance with a declared value thermal conductivity of 0.007 W/m.K, therefore enabling the builders to achieve the modern regulations. Whilst their nominal thickness makes them ideal for projects where the floor to ceiling height is more limited, as they can reduce the amount of digging down required to maintain the existing floor level after the insulation is fitted.
As the property is Grade B listed, there are certain limitations to how far it can be altered. The much-altered historical building fabric, current dilapidated state of repair & new owners’ enthusiasm for the property provided a unique opportunity at this stage to both conserve the existing historic building fabric and create a new 21st century chapter in the history of the building.

Scott Strachan - Architect

Kingspan Insulation Ltd

For queries relating to insulation boards, cavity closers or membranes.





General enquiries: 01544 388 601

Technical advice: 01544 387 382

We use cookies on our website To find out more about the cookies we use, or to change your cookie preferences i.e. to remove your consent to our use of certain categories of cookies, please visit our Cookie Policy & Control page.

Please click "Accept and close" to accept the use of cookies on our website. If you do not click "Accept and close" but continue to use this website: you thereby consent to the use of all Kingspan's cookies and third party cookies for the purposes of improving performance, improving functionality and audience measurement, in accordance with the terms laid out in our Cookie Policy & Control page; and we will assume that you have read and understood our Cookie Policy & Control page.

The Cookie Policy & Control and Website Privacy Notice were updated on 13 August 2018.