# Spa Conversion — Working Proposal
*Ellen MacAllister, Lochside Lodge — January 2026*

## What I'm proposing

Convert the stone croft building in the grounds into a small spa facility for hotel guests and local bookings. The building is approximately 35 x 18 feet, stone construction, structurally sound.

**The facility:**
- Two treatment rooms (massage, facials — no specialist wet equipment needed in these)
- A sauna (Finnish-style, 4-person)
- An indoor hot tub in its own room — separate from the existing outdoor one at the main building, so guests coming out of the sauna don't have to cross the grounds
- A small changing area and shower

Not proposing a plunge pool at this stage — adds significant cost and complexity, can be added later if the facility performs.

## What the research turned up

**Planning**
Change of use from storage to commercial wellness requires a planning application to Highland Council. Not permitted development at this scale. Pre-application advice service available (£85 fee). Checked the portal — two similar conversions approved in the Fort William area in the last five years, both with conditions around parking, signage, and operating hours. No conservation area or listed building issues on this property.

**Building warrant**
Required. Covers structural alterations, drainage, ventilation (critical for sauna and wet areas), fire safety, and insulation. Highland Council building standards team handles this — can run in parallel with planning application.

**Services**
- *Water:* Scottish Water new connection enquiry submitted. Indicative cost £8,000–14,000 depending on distance to the main. Waiting for a site visit to confirm.
- *Power:* Craig (Paterson Electrical) walked the building — bringing a three-phase supply capable of running sauna, hot tub, and lighting estimated at £6,000–9,000.
- *Drainage:* Existing septic system may be adequate with an upgrade — Stuart (Connelly Plumbing) to assess. If a new soakaway is needed, add £3,000–6,000.

**Build and fit-out**
No firm quotes yet — need a specialist contractor. Based on comparable projects found online and HIE case studies, conversion of this type in the Highlands is typically running at £1,200–1,800 per square metre for a full wet facility. At 630 sq ft (roughly 58 sq m), that's a build cost range of **£70,000–105,000** before services and equipment.

Equipment on top:
- Sauna (commercial, 4-person): £8,000–12,000 installed
- Hot tub (commercial grade): £10,000–18,000 installed
- Treatment room fit-out (two rooms): £6,000–10,000

**Total capital estimate: £94,000–145,000**

I'm working to a planning figure of £120,000 for now — midpoint, with contingency.

## Revenue model

**Hotel guests**
- Upgrade room rate by £30–50/night for guests with spa access included (or sell as add-on)
- Treatment bookings: target 3–4 sessions per day at £55–70 per session during peak season

**Local bookings (off-season focus)**
- Sauna + hot tub session (90 mins): £35–45 per person
- Couples packages: £80–100 for a 2-hour slot
- Monthly membership (locals): £60–80/month for 4 sessions

**Rough annual revenue target**
- Peak season (May–Sep, 5 months): primarily hotel guests — £18,000–25,000
- Shoulder (Mar/Apr, Oct): mixed — £4,000–6,000
- Off-season (Nov–Feb): local bookings — £6,000–10,000
- **Total: £28,000–41,000/year**

At £120,000 borrowed over 10 years at ~7%, annual repayment is roughly £17,000. Running costs (utilities, insurance, laundry, consumables) estimated at £8,000–12,000/year.

The numbers are tight at the low end. They work if local bookings perform and the facility holds up through winter. They work better if I can push room rates up — which is the bigger prize.

## Next steps before committing

1. Scottish Water site visit — confirm connection cost
2. Pre-application meeting with Highland Council
3. Specialist contractor quote
4. Stuart to assess drainage
5. Janet (accountant) to model loan repayment vs. realistic revenue scenarios
