Forth Ports Imperial Grain Silo Demoltion. Main Report

LDN Architects
Forth Ports
Imperial Dock Grain Warehouse
21 December 2010
LDN Architects | Edinburgh T: 0131 222 2900 | Forres T: 01309 673221 | E: architects@ldn.co.uk | W: www.ldn.co.uk
Contents
Page
Contributors
Introduction 1
Timeline History & Historical Images 2
Historical Plans 17
History 20
Operation & Gazetteer 23
Significance 49
Conservation Issues 57
Selected Comparators 59
Future Development 69
Bibliography 95
Appendices
Historic Scotland Listing Description
Condition Report
Indicative Costs
Structural Engineers Report
International Ship and Port Security Code
Copyright:
The images in this report are subject to copyright law. It must not be
copied without the prior approval of LDN Architects

Contributors
The following Study was prepared for Forth Ports PLC by the following
team:
Client:
Douglas Coleman - Project Manager, Forth Ports PLC
Michaela Sullivan - Head of Planning, Forth Ports PLC
Architects & Lead Consultants:

Mark Hopton - Conservation Architect, Team leader, LDN Architects.
Tom Gaze - Architect, Archival Research & Survey, LDN Architects
Alison Manson - Administration Support, LDN Architects.
Structural/ Civil Engineer:

Paul Jenkins - Create Engineering, Consulting Engineers
Quantity Surveyor:
Alan Brown - Thomson Gray Partnership
David Paterson - Thomson Gray Partnership

Introduction
Introduction
The Imperial Dock Grain Warehouse was built by the Leith Dock
Commission in 1933-34 and extended in 1957-58 and again in the
1960s as its scale of operations increased. Operations continued until
December 2006 when it was closed due to the unacceptably high level
of investment required to upgrade it to meet current health and safety
and grain handling standards. Grain is still imported at Leith but the need
for storage is much less and it is now stored prior to uplift on the flat in
dockside storage buildings.
Forth Ports, current owners of the Leith Docks, now propose to demolish
the Grain Warehouse and replace it with a new Biomass energy plant
capable of providing power for some 200,000 homes. This proposal is
of national importance in terms of meeting Scotland’s energy targets
over coming years. The site is ideal except that the Grain Warehouse is
Category B Listed and the Scottish Historic Environment Policy states that:
No listed buildings should be demolished unless it can be clearly
demonstrated that every effort has been made to retain it. Planning
authorities should therefore only approve such applications where they
are satisfied that;
• the building is not of special interest; or
• the building is incapable of repair; or
• the demolition of the building is essential to delivering significant
benefits to economic growth or the wider community; or
• the repair of the building is not economically viable and that it has
been marketed at a price reflecting its location and condition to
potential restoring purchasers for a reasonable period.
This study therefore addresses the four key assessment criteria set out in
planning legislation and describes:
• the building and its significance.
• the building’s condition and the indicative cost of repairs.
• the feasibility of development options in relation to the adaptive
re-use of the building.
• the benefits of demolition and redevelopment
It also sets out a framework for creating a comprehensive permanent

record of the building on the basis that it is recognised that the
demolition of the building is essential to delivering national benefits to
economic growth and the wider community and consent to demolish the
building is granted.
1
Timeline History & Historical Images
c1329 - 1904 Development of the Site

c1329 Edinburgh granted control of Leith harbour by Robert The Brice, following
which first quays built.
1799 John Rennie suggested creating a deep-water approach by building
three connected wet docks outside the river mouth across the existing
sandbanks.
1804 Wet docks opened, stretching from the Water of Leith to the deep water
at Newhaven . Since in-filled, now known as the Old Dock.
1817 Port extended westwards. Since in-filled, now known as the Old Dock.
1851 Victoria Dock built.
1858 - 63 Prince of Wales Dock built
1869 Albert Dock built
1873 - 81 Edinburgh Dock built
1904 Imperial Dock Opened
1906 - 1934 Grain Storage Development

1906 - 1934 Acquisition & Early Buildings
1906 First Grain Warehouse built at the Port of Leith on Edinburgh Dock by a
private firm.
1908 Ownership of Grain Warehouse taken over by Leith Dock Commission.
1913 - 1914 Two pneumatic grain elevators built at the south dock of Edinburgh Dock
to supply the Grain warehouse.
1913 - 1914 Grain warehouse at Edinburgh Dock extended to increase capacity to
20,000t.
c1920 Additional bucket grain elevator added to support and speed up
discharging.
1924 Three elevators in operation with dischargers at the north end of
Edinburgh Dock.
c1928 Alfred H Roberts is commissioned to design a new warehouse.
1928 New grain elevator and warehouse annexed to existing wooden
warehouse, is built at Edinburgh Dock, a concrete building conforming to
modern standards.
c1928 New substation and switch house built to electrically power new grain
elevator.
1930 Old wooden elevator and grain store burned down reducing storage
capacity. Decision made to create a completely new grain elevator at
Imperial Dock.
2
1934 - 1960 Imperial Grain Store

1934 New grain elevator at Imperial Dock opened to almost identical layout
and architectural design to the reinforced concrete extension at Edinburgh
Dock, constructed by Alfred H Roberts, Superintendent and Engineer to
the Leith Dock Commission.
1934 - 1956 Outbreak of Second World War and insecurities of the post-war years
delayed plans to increase existing storage units with 15,000t capacity
storage extension.
c1941 - 1952 Old wooden elevator and grain store (that had burnt down in 1930)
completely demolished.
1956 Rank open their Caledonia Mills with additional storage facilities west of
West Old Dock, offering an additional 10,000t capacity of grain storage.
1957 - 59 First 7-bay extension to the Imperial Dock grain elevator is erected,
adding another 15,000t capacity of grain storage. Designed by Kinnear
& Gordon, Consulting Civil Engineers, together with MC White, the then
Chief Engineer to the Leith Dock Commission.
1968 A second extension to the Imperial Dock grain store provides an additional
20,000t capacity of grain storage.
1960 - 2010 Further Alterations & Additions

c1960 - 70 Re-configuration of railway tracks to extend them eastwards.
1966 Leith Dock Commission agree to carry out £20,000 of survey and repair
work to the grain store at Imperial Dock.
1972 Scheme designed to provide further 15,000t to 20,000t of storage
allocated to the west of the existing grain elevator at Imperial Dock.
c1972 - 1979 Addition of eight free-standing silos to meet the storage requirements
noted above.
c1995 - 1998 Edinburgh Dock grain elevator (also by Alfred H Roberts) demolished.
2003 Repairs carried out to the silo bins by Buchanan Laird.
2003-2005 Electrical repairs carried out to comply with the Dangerous Substances
and Explosive Atmosphere (DSEAR) regulations.
2005 Replacing of the main fire escape.
2006 Closure of the building due to the cost involved to upgrade the plant to
new European standards.
2006-2010 No significant work carried out to the building.
3
Imperial Dock Grain Store under

construction, 1933
Imperial Dock Grain Store under

construction, 1934
4
Imperial Dock Grain Store following

completion, 1934
Imperial Dock Grain Store c1934.

Image © The Scotsman Publications
Ltd. Licensor www.scran.ac.uk
5
Grain sacks being loaded onto delivery

carts and lorries 1938.
Edinburgh Dock Grain Store, 1938
6
Grain being unloaded from a ship hold

using large hoses from the pneumatic
discharging plants, 1939
Start of foundation works for the first

storage extension to the Imperial Dock
Grain Store, 1957
7
Foundation works for the first storage

extension to the Imperial Dock Grain
Store, 1957
Construction of the first storage

Store, 1957
8
Construction of the first storage

Store, 1957
View toward the Imperial Dock Grain

Store taken from the Edinburgh Dock
Grain Store, c1958
9
Start of foundation works for the

second storage extension to the
Imperial Dock Grain Store, 1967
Construction of the second storage

Store, 1967
10

Store, 1967

Store, 1967
11

Store, 1967
Imperial Dock Grain Store c1967

Images © RCAHMS. Reproduced
courtesy of J R Hume. Licensor
www.rcahms.gov.uk
12
View of Imperial Grain Store following

closure, 2006

closure, 2006
13
View of Spout Floor following closure,

2006
View of ground Distribution Floor

following closure, 2006
14
View of Distribution Floor following

closure, 2010
View of Elevator Tower Top Floor

following closure, 2010
15

closure, 2010

closure, 2010
16
Historical Plans
Historical Plans
Drawing of East Elevation by Leith

Harbour and Docks Commission, 1931
Drawing of West Elevation by Leith

17
Historical Plans
Drawing of South Elevation by Leith

Drawing of North Elevation by Leith

18
Historical Plans
Drawing of Silo plans layout from

Construction & Engineering Magazine
Article, c1934
Drawing of Longitudinal Section by

Forth Ports Authority, 1975
19
History
History
The import of grain has traditionally been a main source of business for
Leith Docks but the trade has fluctuated with time and changing market
conditions and has fallen into decline since it was the Dock’s principal
import in the early 20th century. The port continues however to provide
the east coast of Scotland’s only common user grain storage.
Writing in The Dock & Harbour Journal of October 1924, the
Superintendent and Engineer to the Leith Docks Commissioners,
Alfred Roberts OBE MInstCE, recorded that the import of grain was a
“conspicuous feature of the trade of the port”. He also noted that a
Edinburgh Dock Elevator in 1938 private warehousing company, Patmore & Co, had built the first grain
storage warehouse at Leith on the South Quay of the Edinburgh Dock
in 1903 and that it was subsequently taken over by the Leith Dock
Commission in 1906. The warehouse was built on the “American silo
principle” and its storage bins were “constructed of timber on what is
known as the “Interlaced” System, the whole being surrounded by a brick
wall to protect the timber from the weather.”i
Grain was transferred directly to the warehouse using a bucket elevator
that could unload 360 tons of grain per hour. In 1913-14 two pneumatic
ship-discharging appliances were added to reduce the need for
manpower to complete the cleaning out of holds and the warehouse was
Grain being removed from a ship’s extended to create a total holding capacity of 20,000 tons.
hold, 1939 The grain trade continued to increase after the First World War and
grain became increasingly transported in bulk rather than in bags.
Increased mechanisation of handling processes reduced costs and the
need for man-power. In 1928 a new mechanised Grain Warehouse was
built adjacent to the 1903 warehouse to provide an additional 16,000
tons storage capacity and the ability to load railway wagons directly
as well as road vans and carts. This building was constructed entirely
of reinforced concrete and its design, although slightly smaller in size,
was the model for the later Imperial Dock Grain Warehouse. A detailed
Transporting of grain bags, 1938 description of the building and its operation is provided in September
1928 edition of The Dock & Harbour Authority Journal. The article also
records that Alfred Roberts had overall responsibility for the project and
that J Dalgleish Easton MInstCE had responsibility for the design of the
buildings, machinery and equipment and construction of the works.
The original 1903 warehouse was destroyed by fire on 12 January 1930
and “the Dock Commissioners decided to replace the old warehouse with
a new grain warehouse constructed entirely of reinforced concrete, but
on a new site at the east end of the Imperial Dock, the largest dock at the
port, so that vessels of larger size and deeper draught can be discharged.
The change of site involved the construction of a complete new ship-
discharging plant, as well as the alteration of quays, railways, roads etc.”ii
20
History
The new Imperial Dock facilities were completed in 1934 and a detailed
description of their design, construction, and operation of the plant,
processes and machinery was provided by T A S Fortune (1885-1963)
AMInstCE, the Resident Engineer for the whole works, in a series of
three papers for the Institute of Structural Engineers. Fortune, who had
a major role in the design and construction of the Imperial Dock Grain
Store, recorded that Alfred Roberts again had overall responsibility for the
project and that J Dalgleish Easton MInstCE again had responsibility for
the design of the buildings, machinery and equipment and construction
of the works. The building cost approximately £100,000 and the total
Construction of Imperial Grain Store,
1934 project including machinery, equipment, pneumatic ship discharging
plant, electrical transformer house, switchgear, cables, quay cranes and
the alterations to railways and roads was approximately £250,000; a
substantial investment for the Port Authorities. Fortune, who joined
the Dock Commission as an Assistant Engineer in 1909 and went on to
become General Manager, Secretary and Chief Engineer for Leith Docks,
retiring in 1949 after 40 years service, described the building thus:
“Upon the foundations described the new warehouse was erected. It is
a rectangular building about 159ft long by 142ft wide, providing storage
for 20,000 tons of grain. The walls, floor, columns, beams, roofs, silos,
and stairs are of reinforced concrete and are arranged to form (1) a
storage section consisting of a series of grain silos, (2) a delivery section
Imperial Grain Store, c1934
consisting of a series of grain silos and the delivery, distributing, weighing,
and machinery floors, (3) weigh house with floors, etc., to carry two large
grain-weighing machines, (4) switch house, and (5) sack store.
The storage section consists of seventy silos about 12ft 6in by 14ft to
hold 1,000 quarters of wheat and sixty silos 14ft by 6ft 3in to hold 500
quarters; all are approximately 77ft high with reinforced concrete hopper
bottoms and pumice concrete fillets.
The delivery section consists of thirty delivery silos with an elevator tower
approximately 150ft high above quay level, and is provided with seven
reinforced concrete floors to carry machines, appliances, and equipment.
These silos are fitted with steel hopper bottoms, while part of one silo
is occupied by a spiral sack chute. A passenger lift and stairway are
provided from the ground floor to the top of the elevator tower, and
there is a cast iron spiral stair from the delivery floor to the top floor of
the tower. The reinforced concrete roofs of the building are enclosed by
parapet walls and covered with asphalt waterproofing.”
In his only concessions to a discussion of aesthetics Fortune recorded
that “The beams at the various floor levels are flush with the columns
on the outside and they, together with the window openings, break the
front elevation into panels of varying heights and give character to the
elevations.” and that “After the outside walls of the building had been
constructed to their full height the entire concrete surface of the building
was given two coats of neat cement put on with a brush, and great care
was taken that the whole of the surface was uniform in colour. Cement
from one consignment was used for this purpose so as to avoid any
changes in shade.”
21
History
Between 1957 and 1959, the Imperial Dock Grain Warehouse was
extended by seven bays to provide an additional 15,000t storage capacity
by Kinnear & Gordon Consulting Civil Engineers working with M C White,
Chief Engineer of the Leith Dock Commission at the time. The design of
the extension replicates the design of the original storage section but is
only connected to it physically at ground level and at the distribution floor
above the silos. The construction work is documented in an evocative
collection of photographs held by Forth Ports.
A second extension to the Imperial Dock Grain Warehouse was added in
Foundations for the first extension, 1968, providing an additional 20,000t storage capacity and additional
1957 weighing machines, delivery silos and railway wagon and lorry loading
bays. Again, the construction work, which was phased, is recorded in a
photographic collection held by Forth Ports records.
During the 1980s some £1.25m was spent on improving plant and
machinery including a new dust extraction and delivery system and in
2004 a programme of concrete repairs was carried out to address rusting
reinforcing bars and spalling concrete. The concrete of the original
building was designed to the LCC Standards of 1915 which predated the
unified design standard of the 1920s. Every effort was made to prevent
water penetration to the grain by ensuring there were no cracks in the
concrete but concrete coverage over the reinforcement is only one inch
thick. This lack of coverage would not be acceptable today and suggests
Construction of the second extension, that further rusting of the reinforcement and spalling of concrete will be
1967
an on-going maintenance issue.
The Edinburgh Dock Warehouse was demolished in 1991 but the Imperial
Dock Grain Warehouse continued in operation until the end of 2006
when the prohibitively expensive cost of upgrading it to meet new health
and safety legislation together with uneconomic running costs forced its
closure. Grain is still discharged at Imperial Dock but the need for storage
is greatly reduced due to “just-in-time” delivery schedules and it is now
stored on the flat in modern warehouses adjacent to the dock.
i The Dock & Harbour Authority Journal, October 1924

i The Dock & Harbour Authority Journal, September 1928
ii Fortune, p195
22
Operation & Gazetteer
Operation
The Imperial Grain Store is sited on the southeast corner of the deepwater
Imperial Dock bordered to the south by the Albert Dock and to the east
by the Edinburgh Dock. It is therefore embedded almost centrally within
a lively working Port surrounded by a network of roads used intensively to
transport commodities to and from ships on the surrounding dock berths.
It is intended that the surrounding harbour site remains part of an active
port for the foreseeable future which makes vehicle and public access to
the grain silo extremely difficult to resolve and control, if the building is
redeveloped for a user who is not associated with the port authority but
remains sited within the port cordon.
The Imperial Dock Grain Warehouse, which is constructed entirely of
reinforced concrete, is a rectangular shaped building, approximately 124m
long and 39m wide. The structure comprises a storage section of 147
grain storage silos with a distribution floor both over and below them. A
distribution and delivery block to the south, the elevator tower, consists
of grain delivery silos together with six working floors which hold the
machinery necessary to distribute, weigh and deliver the grain around the
building to where it was required. There is a further delivery section to the
north of the building in part of the 1960’s extension that consists of grain
delivery silos together with a “Scale Floor” for weighing the grain prior to
loading it into lorries at ground level below. The building’s height to roof
level is 27m over the storage silos and 46m over the south delivery block.
The storage section holds 147 silos, each 3.6m x 3.6m, and a further 60
silos, each 3.6m x 1.7m. All the silos are approximately 24m high and
have hoppered bases of reinforced concrete. The elevator tower holds
25 delivery silos and a grain elevator, which lifts grain from the dockside
gantry vertically to the top of the building, together with machinery
that distributes and weighs the grain and a dust extraction system. The
delivery section to the north consists of a further 24 delivery silos each
3.6m x 3.6m leading to the Scale Floor below.
ROOF LEVEL
VOID THROUGH BUILDING
23
The grain store is served by two pneumatic ship-discharging plants,

sited on the quay of the Imperial Dock. Each plant could discharge 180
tonnes of grain per hour from a vessel lying alongside, and automatically
deliver the grain to either of the two conveyor belts placed in the high-
level gantry. By means of vacuum pumps the grain was raised in bulk
from a ship’s hold through pipes into a canister, and then conveyed on
belts to the automatic weighting house before being transported to the
grain store, where it was distributed to the storage silos via the tower
– in the case of the nearer silos by penthouse chutes and in the case of
the remoter silos on conveyor belts via grain carriers. In order to bypass
certain storage silos a series of grain conveyors were used to transport
grain horizontally to different penthouse chutes for storage as required.
When grain was required to be delivered out of the grain store it was
drawn off from the bottom of the storage silos to the conveyor belts at
the ground level and delivered to one of the bucket elevators, which took
it to the top of the elevator tower. It was then passed through weighing
machines and discharged either from delivery bins via hoppers or direct
through chutes to lorries positioned on the ground.
Further delivery of grain out of the grain store took place to the north
of the building where grain was drawn out of a series of delivery bins to
pneumatic grain scales on the scale floor below, which weighed the grain
before directing it through outlets and funnels to the lorries below. Any
surplus grain was redirected from the delivery silos to the ground floor
conveyors by use of return chutes, where the transportation process via
elevators and conveyors would begin again, to recycle the surplus grain
back into the storage silos.
Prior to storage the grain was transported via a grain conveyor to be
cleaned by a grain cleaner before moving to the grain drier for drying.
The above processes were supported by a central dust suppression system
to extract the dust generated by the conveyor. Dust was sucked out
by large dust extraction units mounted on the roof and transported via
overhead pipes into a dust collection silo sited to the east of the grain
store.
For communication between the elevator tower and main distribution
floor a series of Loudaphones and communication booths were sited
around the building. Once stored the silos were monitored for capacity
and temperature at a central control point located at the centre of the
main distribution floor.
Power and lighting of the building were controlled from an electrical
switch house on the ground floor at the western side of the grain store.
In order to supply additional electrical energy, due to the later extension
of the grain store, a further electrical transformer house adjacent to the
store was added, which is now used as a substation for the Imperial Dock
site.
24
Gazetteer
ID No. 001
Location NE Façade
Description Loading point for oil tankers. Supplied from oil tanks sited the west side
of the building (item 016). Not part of the workings of the building.
Image(s)
ID No. 002
Location E Façade
Description Fuel Storage Tank for Grain Driers (004).
Image(s)
25
ID No. 003
Location E Façade
Description Dust Collection Silo. Dust extracted from building and blown in from
fans on the roof of the building.
Image(s)
ID No. 004
Location SE Façade
Description Grain Drier. Damp grain brought in and dried before being stored in
Grain Silos.
Image(s)
26
ID No. 005
Location SE Façade
Description External store for storing incoming bags of grain before later becoming
an engineers shed.
Image(s)
ID No. 006
Location SE of building
Description Former office for administration of Grain Store until 1990.
Image(s)
27
ID No. 007
Location SE Façade
Description Load Intake, for delivery lorries. Added and used from the 1960’s
onwards following the decommissioning of trains through the building.
Image(s)
ID No. 008
Location S Façade
Description South Loading Point. Canopy for protecting lorries and housing chutes
for loading grain into lorries. Train tracks in this location only bypass the
building and were not used for loading purposes.
Image(s)
28
ID No. 009
Location SW Façade
Description Load Intake, for delivery lorries. Added and used from the 1960’s
onwards following the decommissioning of trains through the building
[as 007].
Image(s)
ID No. 010
Location SW of building
Description Grain Gantry, for transporting grain from ships to grain store, with
associated access stair towers.
Image(s)
29
ID No. 011
Location W of building
Description Grain Towers, including large suction hoses for extracting grain from
ships onto Grain Gantry.
Image(s)
ID No. 012
Location SW of building
Description Substation, supplying power to the port site.
Image(s)
30
ID No. 013
Location SW façade
Description Outbuilding housing the main electrical switch gear and control panels
for the grain store.
Image(s)
ID No. 014
Location W façade
Description Modern escape stairs from roof level, added after 2000.
Image(s)
31
ID No. 015
Description Oil Tank, for storage of oil residue from cleaning of large oil storage tanks
[016]. Not part of the workings of the building.
Image(s)
ID No. 016
Description Bases of oil storage tanks (erected and removed in the last 15-20 years).
Not part of the workings of the building.
Image(s)
32
ID No. 017
Location W façade
Description Oil pipe assembly, to supply oil from storage tanks to lorry loading point
to east side of the building [001]. Not part of the workings of the
building.
Image(s)
ID No. 018
Location Lorry loading bay
Description Loading Outlets, for transporting grain onto lorries from scale room
above.
Image(s)
33
ID No. 019
Location Gateway in NE wall enclosing East Court
Description Dust Suppression Funnel, locked onto each outlet [018] during loading to
control dust.
Image(s)
ID No. 020
Location Roof level
Description Dust Extraction Unit, to extract dust from the central dust extraction
system [028].
Image(s)
34
ID No. 021
Location Scale floor
Description Pneumatic Grain Scales, for controlling grain distribution from Delivery
Grain Silos above [026] to lorry outlets in loading bay below [018].
Image(s)
ID No. 022
Location Scale Floor
Description Return Chutes for diverting grain from Grain Silos above [026] to floor
outlets and back to ground floor Conveyor Belts [024].
Image(s)
35
ID No. 023
Description Compressors, to operate pneumatic Grain Scales [021].
Image(s)
ID No. 024
Location Distribution Floor
Description Conveyor Belt, to transport grain from front Elevators [038] to Grain Silos
[026].
Image(s)
36
ID No. 025
Description Grain Carrier, to deflect grain from conveyor [024] into Grain Silos [026].
Image(s)
ID No. 026
Description Grain Silos for grain storage. The 4 rows to the north of the building are
Delivery Silos to serve the Grain Scales below [021].
Image(s)
37
ID No. 027
Description Communication Box, originally housing Loudaphones [042] then later
radios to contact those on ground floor and elevator tower about the
control of the flow of grain.
Image(s)
ID No. 028
Description Central dust extraction system. Dust sucked out of the rooms by Dust
Extraction Units at roof level [020] before being stored in the Dust
Collection Silo [003].
Image(s)
38
ID No. 029
Description Control Point, originally containing dials for temperature monitoring and
later used for administration and monitoring Grain Silo capacity.
Image(s)
ID No. 030
Description Lower Penthouse Chutes, for direct supply of grain from the Grain
Elevators Heads [046] to Grain Silos [026].
Image(s)
39
ID No. 031
Location Front Distribution Floor
Description Grain Hopper, to supply grain to the Conveyor Belts [024], filled with
grain from Penthouse Chutes above [036].
Image(s)
ID No. 032
Location Front Distribution Floor to above levels
Description Manual Dust Extraction Slide, to transport dust sacks to the ground floor
and onto lorries. No longer used following installation of central dust
extraction system [020 & 028].
Image(s)
40
ID No. 033
Location Front Distribution Floor
Description Original and new starter panels for controlling Conveyor Belts [024].
Image(s)
ID No. 034
Location Front Distribution Floor to above levels
Description Original Spiral Access Stair, to access all levels above the Front
Distribution Floor.
Image(s)
41
ID No. 035
Location Spout Floor
Description Revolving Grain Hoppers and Outlets, to segregate grain types to various
silos.
Image(s)
ID No. 036
Description Upper Penthouse Chutes, combined with Lower Penthouse Chutes [030]
for direct supply of grain from the Grain Elevators Heads [046] to Grain
Silos [026].
Image(s)
42
ID No. 037
Description Air Compression Units to provide air to clean dust extraction filters.
Image(s)
ID No. 038
Description Grain Elevators to transport grain from incoming supply off Grain Gantry
[010].
Image(s)
43
ID No. 039
Description Grain Cleaner and Chain Conveyor, to clean the grain before it is
transported via the Chain Conveyor to the Grain Drier for drying [004].
Image(s)
ID No. 040
Description Chain Conveyor, connected to Upper Penthouse Chutes [036] above,
used to transport grain horizontally and bypass certain Grain Silos for
storage as required.
Image(s)
44
ID No. 041
Description Old scales, used to weigh and control grain supply to lorries at south
ground floor Loading Point [008].
Image(s)
ID No. 042
Description Loudaphones for controlling grain flow around the building, used to
communicate to other Loudaphones and Klaxons sited around Elevator
Tower, on Delivery Floor and on Ground Floor.
Image(s)
45
ID No. 043
Location Garner Floor
Description Grain Chutes to direct and control flow of grain from Grain Elevator
Heads to either Penthouse Chutes [030 & 036] or Grain Hoppers and
Conveyor Belts [024 & 031].
Image(s)
ID No. 044
Description Old Dust extraction hopper, for collection of dust before being bagged
and transported to ground floor lorries via the Manual Dust Extraction
Slide [032]. No longer used following installation of central dust
extraction system [020 & 028].
Image(s)
46
ID No. 045
Description Modern Dust extraction hopper, for collection of dust before being
extracted to the Dust Collection Silo [003].
Image(s)
ID No. 046
Location Top Floor
Description Grain Elevator Heads, to lift grain to top floor of Elevator Tower via
internal bucket chains before being gravity fed into the Grain Chute
system [042].
Image(s)
47
ID No. 047
Location Top Floor
Description Starter panels to power and control Grain Elevator Heads [045].
Image(s)
ID No. 048
Location Ground Floor
Description Conveyor belts to transport grain from storage silos [026] to the grain
elevators [038].
Image(s)
48
Significance
Significance
The purpose of this statement is to describe what characteristics of

the Imperial Dock Grain Warehouse, including its associated plant and
machinery, are of cultural significance in order to establish a context
within which informed decisions about change can be made and
substantiated with rigour and consistency.
The concept of cultural significance, defined in the internationally
accepted “Burra Charter”1 , refers to the qualities of a place, building or
monument, that:
help us understand the past,
enrich our present lives,
will be of value to future generations.
Such significance is inherent in the place itself, its fabric, setting, use,
associations, meanings, records, related places and related objects. The
Scottish Government’s Scottish Historic Environment Policy Annexe
1, Clause 5, describes the characteristics that may contribute to the
significance of the place:
5. Cultural Significance of any monument, whether of national

importance or more local significance, can be characterised by
reference to one or more of the following; the characteristics are
in three groups:
Intrinsic those inherent in the monument;
Contextual those relating to the monument’s place in the
landscape or in the body of
existing knowledge; and
Associative more subjective assessments of the associations
of the monument, including with current or
past aesthetic preferences
Intrinsic Characteristics
a. The condition in which the monument has survived. ‘Condition’
includes the potential survival of archaeological evidence above
and below ground, and goes beyond the survival of marked field
characteristics;
b. the archaeological, scientific, technological or other interest or
research potential of the monument or any part of it;
c. the apparent developmental sequence of the monument.
Monuments that show a sequence of development can provide
insights of importance, as can places occupied for a short time;
d. the original or subsequent functions of the monument and its
parts.
1
The Australia ICOMOS Charter for the Conservation of Places of Cultural Significance
49
Significance
Contextual Characteristics
e. The present rarity or representativeness of all or any part of the
monument, assessed against knowledge of the archaeology of
Scotland and of the region in which the monument occurs;
f. the relationship of the monument to other monuments of the
same or related classes or period, or to features or monuments
in the vicinity. This is particularly important where individual
monuments, themselves perhaps of limited immediate
significance, form an important part of a widespread but varied
class. The diversity of the class should be a material consideration
in making individual decisions;
g. the relationship of the monument and its parts with its wider
landscape and setting.

Associative Characteristics
h. The historical, cultural and social influences that have affected the
form and fabric of the monument, and vice versa;
i. the aesthetic attributes of the monument;
j. its significance in the national consciousness or to people who use
or have used the monument, or descendents of such people; and
k. the associations the monument has with historical, traditional or
artistic characters or events.

Assessments of significance can therefore be based on many different
criteria including aesthetic, architectural, archaeological, historic,
scientific, religious, and social value. Significance can vary in importance
and, however apparently objective the analysis, any such assessment is
influenced by the current values and perspective of its time: undoubtedly
the cultural significance of any aspect will vary over time. The purpose of
identifying different levels of cultural significance is, however, to establish
a rational hierarchy within which the relative importance of each aspect of
significance can be related to that of the whole place.
For the purposes of this study it is considered that five levels of
significance are sufficient to measure each aspect of significance and
compare it to the others consistently. The levels, their importance, and
their implications for conservation policy are as follows:
50
Significance
Level of Significance Importance Conservation Policy

A Exceptional International Reveal, maintain and
enhance significance through
meticulous preservation,
conservation, restoration or
reconstruction.
B Considerable National Reveal, maintain, and
enhance significance but
some adaptation and
c1958 View of Imperial Grain supplementary construction
Warehouse taken from roof of may be considered to
Edinburgh Dock Grain Warehouse
accommodate future
compatible uses.
C Some Regional Reveal, maintain, and
enhance significance but
acceptable options may,
subject to consensual
agreement based on expert
analysis, include alteration,
removal or demolition in
whole or part.
D Little Site Interventions, alterations
or demolition to suit new
purposes are appropriate.
E Intrusive Detrimental Improve or remove.

The various characteristics of the cultural significance of the Imperial Dock
Grain Store are set out in the following section. The Statement is based
on the evidence gathered to date and should be reviewed and updated
if new evidence is identified. Likewise, the absence of any item from
the section should not be construed as meaning that it may not be of
significance.
51
Significance
The Imperial Dock Grain Warehouse (C overall)

The Imperial Dock Grain Warehouse including its elevator and gantries
was built with the sole purpose of facilitating the import, discharge,
storage and delivery of grain from bulk cargo ships berthed at the deep
water Imperial Dock at the Port of Leith. The original building was
opened in 1934 to meet the expanding needs of the bulk grain import
trade and was subsequently extended in 1957 and again in 1968 to
accommodate growth in the trade. It continued in operation until the
end of 2006 when the prohibitively expensive cost of upgrading it to
meet new health and safety legislation together with uneconomic running
costs forced its closure. Grain is still discharged at Imperial Dock but, due
to industry-wide business changes, storage needs are now much less and
grain is stored on the flat in modern warehouses adjacent to the dock.
The team considers that the Imperial Dock Grain Warehouse is of Some
Significance which it derives from a number of physical and cultural
characteristics that help us understand the past, enrich our present lives
and will be of value to future generations:
Image © The Scotsman Publications Ltd. Licensor www.scran.ac.uk
52
Significance
SI Intrinsic
SI1 The building was designed and constructed to the highest C
standards of the time without compromise to suit one
specific purpose: to accommodate a uniquely specialised
industrial process that discharged grain from bulk cargo
ships, transported it to the Grain Warehouse for storage
in vertical silos and dispatched it in carts, railway wagons,
vans and lorries. The Warehouse was operational for over
seventy years and the changes in requirements, particularly
the need for additional storage capacity, over that period is
made manifest in its fabric.
SI2 All plant and machinery, including chutes, conveyors, C
elevators and fittings survive in place and in good
condition and are integral to the overall significance of the
building.
SI3 The plant and machinery provide physical evidence of an C
elegantly designed mechanised handling process.
c1960 images of Grain Store by
J Hume SI4 Evidence of how the building was operated including C
office booths, the Loudaphone telephone system and a
paper-based silo management board used to track batches
of grain are a remarkable survival, in place and in good
condition.
SI5 It is arguable whether the Grain Warehouse is a building at C
all or actually an engineering structure wholly integrated
with its plant and machinery, more closely related to an
industrial refinery plant or colliery than any traditional
notion of a building.
SI6 The original building is clearly identifiable and essentially C
complete, with minor modifications, as are the later
extensions.
SI7 The mass concrete structure of the building creates a C
fireproof, stable and waterproof environment in which to
store grain.
SI8 The latter extensions simply expanded the storage and C
delivery capacity of the original building and, it could be
argued, are of lesser significance than the original building
that accommodated the whole process in its own right.
SI9 The papers written by TAS Fortune describing the design C
and construction of the Grain Warehouse, held by the
Institute of Structural Engineers, together with the
photographic record of the construction of the extensions
form a remarkable collection recording the history of the
building.
SI10 The fabric of the Grain Warehouse is in reasonable C
condition and still shows evidence of the care with which
it was built but it continues to deteriorate. Water is
beginning to penetrate the fabric and cause damage.
Images © RCAHMS. Reproduced courtesy of J R Hume. Licensor www.rcahms.gov.uk
53
Significance
SI11 The original metal-framed windows of the Grain E

Warehouse have virtually all been replaced with
detrimental modern alternatives. Many original window
openings have been built up or reduced in size using brick.
These changes are visually detrimental to the appearance
of the building.
SC Contextual
SC1 The Grain Warehouse is a complete surviving example of C
its type; a fully mechanised grain elevator with vertical
storage and delivery silos, of which not many now survive
in their original form and fitted out for their original
purpose. (Most have been demolished on reaching the
end of their working lives because they are so difficult to
adapt to new purposes) Any loss of fabric, machinery,
plant or fittings will greatly reduce its significance.
SC2 The Grain Warehouse was not the first of its type in the C
country, nor even in Leith Docks, but is now one of the
few from the period now surviving intact in the UK and the
only one surviving in Scotland.
SC3 The Grain Warehouse’s industrial design and scale is C
representative of the change from traditional methods of
cargo handling and storage to new mechanised processes
relating to bulk carriage, handling, storage and delivery.
SC4 The changes to the building during its lifetime, including C
Edinburgh Dock Grain Warehouse the construction of the extensions in the late 1950s and
1960s, reflect the changing nature of the grain import
trade over the same period generally and the changing
nature of trade and investment at Leith Docks in particular.
SC5 Its design is based on the earlier Grain Warehouse built at C
the Edinburgh Dock at Leith in 1928 and also on earlier
mechanised grain stores then being developed throughout
the world for bulk grain storage and discharge.
SC6 The engineers responsible for the design and construction C
of the Grain Warehouse, Alfred Roberts OBE MInstCE and J
Dalgleish Easton MInstCE who succeeded Roberts as Dock
Superintendent and TAS Fortune OBE who also became
Chief engineer worked previously on the hydro-electrics
works at Kinlochleven.
SC7 Solely practical issues including available dockside space, C
proximity to the deep-water dock and relationship to the
dockyard railway lines and other dockyard infrastructure
dictated the Grain Warehouse’s location.
SC8 The Grain Warehouse’s raison d’etre, and therefore its C
significance, is inextricably linked to its usefulness in
relation to the operation of the port.
SC9 The Grain Warehouse is one of the largest structures in the D
Edinburgh area and has become a local landmark.
54
Significance
SC10 The Grain Warehouse’s built form, orientation and massing C

bear no formal relationships to any natural or artificial
features in the vicinity or wider area other than the
operational dockyard infrastructure of which it is a part.
SC11 The reinforced concrete structure of the original building C
is not a particularly early example of its type but has been
formed with great care and is of a higher finish than
subsequent phases
SA Associative
SA1 Modern Movement architects, including Walter Gropius C
and Le Corbusier, were inspired by the overwhelming
functionalism, repetitive modules, primary volumes and
lack of applied ornament in the design of industrial
buildings like the grain warehouses and silos of America
and viewed them as symbols of the New Age. Le
Corbusier states in Vers Une Architecture.
“ Thus we have the American grain elevators and
factories, the magnificent FIRST-FRUITS of the new age.
Image from Towards a New THE AMERICAN ENGINEERS OVERWHELM WITH THEIR
Architecture by Le Corbusier CALCULATIONS OUR EXPIRING ARCHITECTURE.” (p33)
The Imperial Dock Grain Warehouse is an example of such
a type but is much smaller in scale than its North American
counterparts and lacks the architectural expression of
purpose that the best examples display in the disposition of
their component parts including clearly expressed silos.
SA2 There is no evidence to suggest that an ambition to be C
part of the Modern Movement influenced the design of
the Imperial Dock Grain Warehouse. Its design is based
on earlier models, dating back to 1843, and is as purely
Functional a building as it is possible to conceive.
SA3 Its design is solely ordered according to practical C
considerations and, unusually, design decisions appear
to have been wholly determined by technological and
economic efficiency.
SA4 Its design displays no evidence of an aesthetic desire nor C
of lyrical architectural expression, indeed, not even the
varying sizes of storage silo are expressed architecturally.
SA5 The Grain Warehouse’s location, at the heart of the C
working dock complex, suggests it was not intended as an
architectural statement.
SA6 The earliest “grain storage and transfer warehouse” was C
steam-powered and built at Buffalo in 1843 by Joseph
Dart and Robert Dunbar. Others were then built in Toledo,
Ohio, and Brooklyn, New York in 1847.
55
Significance
SA6 Earlier precedents for the Imperial Dock Grain Warehouse C

are spread throughout the world and include those
at Buffalo (1897); Kansas (1897); Cape Town (c1920);
Baltimore (1923); Lubbock, Texas (1928) and Leith (1928);
SA7 Surviving mechanised grain elevators in the UK include C
those at the Royal Dock, Liverpool (c1960) and Tilbury
(1969) that are still in operation and Plymouth (1933), now
unused.
SA8 Now demolished mechanised grain elevators in Scotland C
Meadowside at Clydeport, 1960 include Meadowside at Clydeport (dating from 1911-
1960).
SA9 The papers written by TAS Fortune describe all aspects of C
the design and construction of the original building. They
demonstrate the meticulous care and attention to detail
that was lavished on its functional design and construction
but the only concessions to aesthetics he noted are that
the window bays and panels formed by the structural
grid give character to the elevations and that the whole
building, on completion, was coated with cement from a
single consignment to ensure homogeneity of appearance.
SA10 The Grain Warehouse has been operated by generations D
of dockworkers and its fabric provides evidence of their
working lives and working practices.

The significance of the Imperial Dock Grain Warehouse is recognised by
its Category “B” Listing by Historic Scotland as a building of Regional
importance.
56
Conservation Issues
Conservation Issues
The Statement of Significance identifies that the Imperial Dock Grain

Warehouse is of Some significance and that its completeness is its most
important feature. It is also clear however that its working life is over and
that it has no future use within the working life of the port.
In principle, therefore, the Warehouse should be preserved intact as
an increasingly rare and complete surviving historical example of its
type. The cost and practical implications of so doing, however, are
assessed in the section of this study covering adaptive re-use options and
demonstrate that it is not feasible to preserve the building as a museum,
or industrial monument, in either financial or practical terms. It is also
extremely unlikely that the Warehouse is of sufficient merit and public
benefit for it to be taken into long-term State care.
The Warehouse will not therefore survive intact on its own merit
and other conservation options have to be considered. A review of
comparator projects has been carried out but it demonstrates the
problems inherent in adapting similar structures and the detrimental
impact of such alterations on the significance of each one.
A number of options for adaptive re-use of the building that ensure
that some of the Warehouse’s fabric, at least, survives have also been
considered in this report but all require the plant and machinery of
the building and, in some options, even its grain silos to be removed.
All options are detrimental to the Warehouse’s significance, none are
commercially viable and none are possible within the context of the
working port.
The proposal to construct a renewable energy plant on the site of the
Warehouse is clearly of National economic and environmental benefit
to Scotland and there is therefore a strong argument for the demolition
of the Warehouse. Such a use also safeguards the significance of Leith
Docks as a working port and the Imperial Dock as working dock. This
continuity of use is, arguably, more important than the continued survival
of the Imperial Dock Grain Warehouse alone.
If, by a consensus of expert opinion and the consent of the statutory
authorities, the Imperial Dock Grain Warehouse is demolished there
are a number of mitigating actions that need to be enforced, prior to
demolition, to ensure that a comprehensive record of the building and its
plant machinery, processes and people is preserved for posterity. These
include:
• The preparation of a survey of the building by the Royal
Commission on the Ancient and Historical Monuments of Scotland
(RCAHMS).
• The preparation of a comprehensive archaeological site record
including, possibly, a 3-D digital and physical working model of the
grain handling processes that took place in the Warehouse.
57
Conservation Issues
• The collation and cataloguing of all archival information.

• The preparation of an oral history of the building and its workers.
• The publication of a history of the Warehouse and its significance.
All records should be deposited with RCAHMS.
58
Selected Comparators
The following desktop study of comparator grain stores in the UK and

abroad has been carried out to identify similar grain stores. The study also
reviews similar industrial buildings that have been reused and highlights
the impact that the loss of building fabric or machinery can have on the
relevance, understanding and the significance of the building. The study
demonstrates the difficulty of converting these buildings, which is often a
principal reason why they have tended to be demolished.
59
Selected Comparators - UK
No.1 Grain Elevator, Salford Manchester (1898): Built on Trafford Wharf,

the Elevator was capable of holding one and a half million bushels of
grain in its 268 bins. An American, John Metcalf, was responsible for its
construction. It was opened for use in 1898. It burnt down after being
hit by an incendiary bomb during the Second World War in 1940.
Now demolished.
Grain Silo, Water Eaton, Oxfordshire (1940). This Grain Silo was used
up until the 1980s and has remained derelict since. It has had planning
permission passed, to enable Ewelme based waste company Grundon, to
build a waste processing and recycling plant on the site.
Not listed.
Grain Silo, Plymouth (1933). This grain silo has been redundant for many
years and although being a prominent landmark was considered by
most people to be a blot on the landscape. There had been a number
of proposals to change its use, including the installation of a huge water
tank for deep diving training.
Now demolished.
Grain Terminal, Tilbury (1969): This grain terminal is one of the fastest
discharging installations in the world, at 2000 tons per hour. The grain
silo on land has a 100,000 ton capacity and there are adjacent private
flourmills ready to process the grain.
Not listed.
60
Selected Comparators - UK
Royal Victoria Dock, Newham (1920): This D Silo was used to unload
grain from barges before being milled in the adjacent Millenniumn Mills.
It was originally one of four silos (the other three were Silos A, B and C)
Grade II listed.
Grain Store, Gloucester Docks (c 1935). The North Warehouse is the only
surviving large warehouse, and that is under threat as it does not meet
modern storage requirements. The grain silo replaced a big warehouse
and adjoining store that were destroyed by a spectacular fire in 1934.
Two other large warehouses and several smaller buildings have been
demolished to make way for more modern facilities.
Not listed.
Royal Seaforth Dock, Liverpool (c1960). Moving two million tons per year,
the Port of Liverpool imports more grain and animal feed than any other
port in the United Kingdom. The Royal Seaforth Grain Terminal is the
biggest import facility in the country, containing three on-site mills and
total silo capacity for 168 thousand tons of cargo. The Port of Liverpool
also plays an important role in the supply chains of the country’s best-
known food manufacturers.
Not Listed.
Weavers Flour Mill and grain store, Swansea (1897): Weavers Flour
Mill and grain store (part of which can be seen on the right of this
photograph), was Europe’s first reinforced concrete building, built on
the basin of Swansea’s former North Dock by French engineer Francais
Hennebique in 1897. Although it survived the wartime bombs, Weavers
Flour Mill was demolished when the dock was filled to make way for
Sainsbury’s supermarket.
Now demolished.
61
Selected Comparators - International Grain Silos
Gowanus Elevator, Brooklyn (1922): Two elevated horizontal gantries and

a transfer tower combine to transport grain to and from the main storage
house.
Cargill Pool Elevator, Buffalo (1925): Main Elevator tower equipped with
two movable marine towers and a railroad loading and unloading shed
serving 125 storage silos.
Great Northern Elevator, Buffalo (1897): An intermediate steel grain

elevator supplies a 300ft long brick house containing 90ft tall steel bins
fed by horizontal transferring apparatus housed in a corrugated cupola at
the top of the building.
Girard Point Elevator, Philidelphia (1912): Built by the Girard Point Storage
Company this grain elevator was fireproof, built of steel and concrete.
The grain elevator was equipped with a grain drier and cooler housed in
a separate concrete building. The work house contained various machines
to assist in the storage and separation of grain. The drip shed had a
capacity of 36 cars, while the holding tracks adjoining the elevator could
accommodate 1,000 cars. The elevator was able to receive 240 cars each
10-hour working day.
The DeBruce Grain Elevator, Kansas (1954): This 2,717ft long cement
structure is listed as the largest grain elevator in the world. The elevator is
composed of 246 individual concrete silos in three parallel rows, all under
a single conveyor headwork running from the central elevator tower.
62
Selected Comparators - International Grain Silos
East London’s grain terminal, South Africa (1966): The Grain Elevator, with
a storage capacity of 76,000 tonnes is the largest in South Africa. Grain
is handled through the conveyor belt system and loading spouts into
storage silos at a rate of 1,600 tons an hour.
Port of Basra, Iraq (Circa 1965): Grain silo that can process 7,500 tons a
day with 5,000 tons being hauled away.
Szczecin Grain Elevator, Gdansk (1936): The largest grain silo on the
Polish coast with capacity for 75 thousand cubic meters.
Kalininsky Grain Elevator, Russia (date unknown):
63
Baltic Flour Mill, Newcastle
Site
The Baltic Flour Mill is a landmark industrial building on the south
bank of the River Tyne in Gateshead. Originally the site was accessible
only by an unpleasant walk along the Gateshead bankside. Following
redevelopment it has been made fully accessible to the public with two
access options provided: across the Wilkinson Eyre Millennium Bridge
from the Newcastle side, or along the same Gateshead bankside route as
before, since regenerated as part of a new public realm.
Building
Designed before the Second World War by Hull-based architects, Gelder
and Kitchen, the Baltic Flour Mills served as a model for other mills built
by Hovis Rank as part of a reconstruction programme after the War. The
building is 42 m high (almost 138 ft). It is 24 m wide (almost 79 ft) and
52m in length (170 ft). The building originally contained grain hoppers,
which are individually numbered and ran almost the whole height of the
building.
The entire floor plan of the original building had comprised a honeycomb
of flour silos, as in the Imperial Grain Store - concrete boxes rising the
full height of the building. Most have been stripped out but some have
been retained to maintain authenticity and structural stability as well
as to house full height services. Only the south and north facades of
the original 1950’s building were retained. A new structure consisting
of six main floors and three mezzanines was secured between the
facades, which contained 3000m2 of arts space (four galleries and a
flexible performance space), artists’ studios, cinema/lecture space, shop,
a library and archive for the study of contemporary art and the Rooftop
Restaurant. An additional two-storey structure: The Riverside Building,
was constructed to the west of the main building, providing the main
entrance into the mill, which overlook Baltic Square and the Gateshead
Millennium Bridge. The scheme has practically been a façade retention
exercise, avoiding the technical difficulties in integrating solid grain silos
into its design. It therefore communicates little of the original form of
the building. It is also important to note that the facade was designed
as an expression of Hovis Rank’s status as grain merchants and had a
significance and aesthetic quality that was important to retain in the
redevelopment.
Archaeology
All existing machinery and equipment was removed prior to its
redevelopment and therefore none of its former grain storing/ distributing
processes are physically communicated.
64
Silo Point, Baltimore
Site
This 300ft tall building has been the tallest structure on Baltimore’s Inner
Harbour industrial waterfront since 1923. It is sited on the waterfront in
an area zoned for low-rise residential and industrial uses.
Building
Built in 1923, the grain elevator in Baltimore’s Locust Point district was at
its time one of largest and fastest grain elevators in the world. The grain
store consists of a reinforced-concrete elevator tower and an adjacent
130ft tall silo building. The tower has been converted into residential
use. The top six stories, where the grain scales were housed was originally
enclosed in a corrugated iron box to support external cranes, and has
been demolished and re-framed with a new steel structure on the existing
concrete column grid.
Adjacent to the tower portion was a 130ft tall silo farm, each silo a
sealed concrete bunker. Fitting residential spaces into the silos proved
too difficult resulting in most of the silos being demolished. A 540-car
parking garage was erected in the centre of the demolished silos. Silos
were left in place at the corners, as well as in a row separating the garage
from the tower. New glass-clad residential spaces, all built upon the
existing foundation have been erected to wrap the remnants of the silo
structure.
With this scheme the technical challenges of reusing the silos have
resulted in their demolition with only 11 of them being retained to
serve as reminders of the site’s history and are therefore inadequate to
communicate the original form of the building and its significance.
Archaeology
65
Grünerløkka Student Accommodation, Oslo
Site
This converted grain silo is situated at the bank of Aker river, a former
industrial area dating back from the 17th and 18th century. The area
forms part of a national park regenerated by the government in the
1990`s to provide both a recreation and residential area in central Oslo.
Building
A grain silo in the Grünerløkka area of Oslo, constructed in 1953, has
been converted into a 50m high student-housing scheme.
The lower levels consist of single-room apartments, higher up the
building the central tube has been removed, making it possible to create
larger, two bedroom apartments. In total there are 226 units on 18
levels. Reinforced concrete floors were added and about 1,000 window
openings cut into the existing fabric. Internally there is specially designed
built-in furniture that sits against the curved walls. All living spaces are
circular, hallways and kitchen are circular segments, and bathrooms
occupy the star-shaped parts (between the silos) of the original plan form.
The roof is transformed into a common terrace with adjacent rooms for
common social activities.
The extent of openings cut into the Silo structure has significantly
changed the reading of the building as a reinforced concrete mass of silos
against adjacent working floors that originally housed plant to direct the
grain around to and from the solid silos.
The use of a large part of the silo structure is made possible by the
relatively shallow plan of the building, being only 3 silos deeps. In
comparison the Imperial Grain Store, which is 10 silos deep making such
an approach much less feasible.
Archaeology
66
Rocktown Climbing Centre, Oklahoma City
Site
The grain silo which now forms the Oklahoma City Rocktown Climbing
Centre is situated in a former industrial complex in Bricktown located to
the south of the city centre. While being centrally located access remains
complicated with the site embedding amid other industrial sites.
Building
Rocktown Climbing Gentre is housed in a grain elevator made up of 16
full silos and spaces between offering facilities to climb up to 90 feet. The
silo walls lend themselves perfectly to such a use and further advantage
is made of the concrete silo structure with a number of climbing routes
established on the outside of the building. The existing silos have only
partially been developed to date.
Archaeology
redevelopment and little of its former grain storing/ distributing processes
are communicated.
67
Inglis Elevator Row, Canada
Site
Inglis elevator row is a row of five grain elevators standing from south to
north alongside the former Canadian Pacific Railway track bed, on the
southeast edge of the village of Inglis, Manitoba, Canada. Because so
many grain elevators have been demolished throughout Western Canada,
only two elevator rows have survived partial if not complete demolition.
Inglis has one of the last two elevator rows in all of Canada with a total of
five elevators, the other being Warner Alberta with a total of six elevators.
Warner’s elevators have not been protected, but the elevators in Inglis
have been protected as a National Historic Site of Canada
Buildings
The Inglis Grain Elevators National Historic Site is internationally
recognized as a unique and enduring architectural symbol of the Prairies,
representing one of the most important periods in the development of
Canada’s grain industry from 1900 to 1930.
The site and its buildings have been made accessible and serve as a
museum and visitor centre to communicate the development of Canada’s
Prairie agriculture, the mechanics and function of an elevator and the
processes of grain weighing, grading, storage and transportation.
Archaeology
Most archaeology remains to help communicate the process of grain
storage and transportation in this former industrial area. The significance
is reinforced by the presence of the railway lines around the site that were
so integral as part of these processes.
68
Future Development
Future Development
The Imperial Dock Grain Warehouse was closed in December 2006

because of the prohibitively expensive cost of upgrading the building
and its plant and machinery to meet current legislation relating to fire
protection, grain handling and dust extraction. It has lain empty ever
since and will not be made operational again in the foreseeable future.
Forth Energy, a joint venture company formed by Scottish and Southern
Energy plc (SSE) and Forth Ports PLC, owners of the Leith Docks,
now propose to demolish the Grain Warehouse and replace it with a
new Biomass Energy Plant capable of delivering 54% of the electrical
requirements of the City of Edinburgh.
Forth Energy believes that the Leith Renewable Energy Plant will be a
valuable step in tackling the global challenges of climate change and the
national challenges of increasing the amount of energy to be generated
from renewable sources. In addition the project contributes to addressing
the potential generation capacity shortfall and security of energy supply
issues.
The need for the plant is set out in the preface to the Environmental
Assessment Scoping Report [December 2009], prepared by Sinclair Knight
Merz:
“The issue of climate change is recognised as one of the most serious
global challenges facing society today…
The European Commission has introduced several legislative mechanisms
to ensure compliance with the Kyoto Protocol and likely future targets.
These include the EU Emissions Trading System (EU ETS) and the
Renewable Energy Directive, the latter requiring all EU countries to meet
specified renewable energy targets. This Directive requires 15% of the all
the UK’s energy demand to come from renewable sources by 2020.
The Scottish Government has set a target that 50% of Scottish demand
[now 80%] for electricity should be met from renewable sources by
2020, with an interim milestone of 31% by 2011. The development of
renewable energy technologies is being strongly encouraged as a means
of tackling climate change and promoting the Scottish economy. An aim
of the Scottish Government is to realise Scotland’s very large renewable
potential while safeguarding the environment. The Scottish Government
has a policy of seeking to encourage a mix of renewable energy
technologies, with growing contributions from offshore wind, wave, tidal
and solar facilities and a greater use of fuel from wood and other energy
crops.
In addition, the UK must address the potential future electricity
generation gap in the UK, where electricity demand could outstrip supply
due to the closure of older capacity on the system, as well as ensuring
that the country maintains its security and diversity of energy supply.
69
Future Development
Forth Energy, as well as other industry leaders and the Scottish and UK
Governments, believe a broad range of technologies need to be deployed
to address these challenges. To support this, Forth Energy is proposing
to construct and operate four Renewable Energy Plants at the Ports of:
Leith; Grangemouth; Dundee; and Rosyth. The total renewable electrical
output for each site will be up to 200 MWe. The plants will also be
capable of exporting renewable heat to nearby users, and the applications
are accompanied by detailed CHP studies.
This Scoping Report relates to the proposed Leith Renewable Energy Plant
on a site at the Imperial Dock, within the Port of Leith. The Renewable
Energy Plant will generate renewable electricity from sustainably sourced
biomass fuel. It is well sited and will contribute towards the planning and
renewable objectives of not only the City of Edinburgh Council, but also
the national and global initiatives outlined above…
The proposed Renewable Energy Plant would enter into commercial
operation by 2014, subject to the granting of all necessary planning and
environmental consents and permits.”
The Renewable Energy Plant will generate up to 200 MW of renewable

electricity to the local electricity network and also, renewable heat to
local users from the use of around 1.8 million tonnes per year of biomass
fuel (dependent upon calorific value). Other than for the operation of
the auxiliary boiler and during commissioning, start-up and possible
intermittent load support of the main boiler(s), no supplementary fossil
fuel will be combusted. The plant is being designed to use efficient
modern technology with stringent emissions control with limits set by
SEPA in accordance with legislation.
The plant is intended to operate as a base-load plant, operating
continuously, except during maintenance downtime.
The proposed Leith Renewable Energy Plant will comprise:
• A power generation area;
• A fuel storage area;
• Infrastructure corridors for cooling water pipelines and fuel
conveyors; and
• An area for laydown during the construction phase.
The key development components of the operational development will

comprise:
• Boiler house(s);
• Main flue;
• Auxiliary boiler;
• Steam turbine building;
• Biomass storage facility;
70
Future Development
• Cooling water pipelines, intake and discharge infrastructure;

• Cooling structures (if once-through cooling not appropriate);
• Water treatment plant;
• Fire and potable water storage tank;
• Demineralised water storage tank;
• Fuel oil storage;
• Emergency generator;
• Fuel conveyors and transfer towers;
• Ash silos;
• Day fuel storage facility;
• Flue gas abatement equipment;
• Administration building; Bulk chemical storage;
• Electrical transformer(s) and substation; and
• Workshop and stores.
The choice of the site has been the subject of a rigorous options appraisal
prepared by Sinclair Knight Merz which reviewed four possible sites within
the Leith Docks area in terms of environmental, planning and technical
issues. The Imperial Dock site was selected because:
• It is adjacent to the deepwater Imperial Quay which is required for
the bulk supply of biomass fuel using the largest cargo vessels
• It is close to necessary infrastructure
• It is sufficiently large to accommodate the development
• Its location is compatible with the uses of other areas of the docks
• It is close to road and rail access
In order to progress the development of the Imperial Dock site it will be
necessary to demolish the Category B Listed Grain Warehouse. Previous
sections of this study have confirmed that, although the Warehouse
is of some significance, its importance is not sufficient to justify its
survival solely in terms of merit. The proposed Renewable Energy Plant
development is clearly of National economic and environmental benefit
to Scotland and there is therefore a strong argument for the demolition
of the building being justifiable in terms of the third criterion listed under
item 3.50 of the Scottish Historic Environment Policy (SHEP*):
• the demolition of the building is essential to delivering
significant benefits to economic growth or the wider
community
* SPP 2010 refers specifically to the SHEP as a set of criteria that the Planning
Department should take into account when determining applications regarding
listed buildings.
71
Future Development
The SHEP also states however that every effort should be made to
establish whether there is a potentially viable re-use for a Listed Building
before consent to demolish it is granted.
A development option feasibility study has therefore been prepared to
assess whether it is feasible in principle to adapt the Imperial Dock Grain
Warehouse to a new use. The conclusions of the study are described in
the following section.
The Imperial Dock Grain Warehouse is however sited deep within the
restricted area of the working docks, access to which is strictly regulated
by the International Ship and Port Security Code and associated port
security legislation (See Appendix). Any developer would therefore have
to accept an absolute obligation to comply with Port security rules and,
should there be a perceived threat to the Port, the Port could restrict
access further, or prevent it altogether. A typical lease term would have
to state that:
“At all times during the Period of this Lease, the tenant must ensure
that the Premises are kept secure in accordance with the International
Ship and Port Facility Security Code (as from time to time applying), and
the Landlord’s Port Security Rules (as from time to time applying). The
Tenant shall not knowingly permit any third party to access the Landlord’s
neighbouring property via the Premises, and shall indemnify the Landlord
for all losses arising from any such access being taken.”
Such uncertainty over access and security together with the other health
and safety and environmental constraints severely restrict the viability of
any adaptive re-use of the building. It is important to stress therefore that
the development options described are only possible if the Warehouse
and its surrounding area can be isolated from the working dock area and
made publicly accessible. This is all but impossible to achieve in practical
terms as long as the docks are operational.
The indicative capital costs of each adaptive re-use option which are
summarised at the end of the section also demonstrate that none of the
options described are commercially viable.
Forth Energy have however commissioned Jones Lang LaSalle to prepare
a marketing assessment in relation to the Grain Warehouse (JLL Imperial
Grain Silo, Leith, Market Assessment for Forth Energy, January 2011).
This assessment concludes that:
6.1 Potential for Alternative Use

The existing structure has no economically viable potential
alternative uses unless the port opened up access restrictions.
If access restrictions were opened up then the alternative uses
mentioned could be feasible, but none would be economically
viable.
72
Future Development
6.2 Likelihood of Securing Occupier Interest

Our investigations have revealed no known current requirements
for the reuse of the existing building. There were some outline
enquiries shortly after the closure of the silo which were not
progressed and proved to be without foundation.
The only real way of establishing occupier interest would be to
market the building and land for sale. Given the restrictions with
the site we believe that this process would be futile and unlikely
provide any more demonstrable evidence of there being any
market for alternative use of the existing structure of the grain silo.
6.3 Interpretation of SHEP Test

Our investigations have highlighted the constraints associated
with the site and building relative to identifying an economically
viable alternative use. In relation to SHEP test d), given the location
within the secure port estate, it is not considered appropriate to
undertake an open marketing campaign, as would traditionally be
undertaken with a commercial or industrial building in a publicly
accessible area.
This report has highlighted the extent of direct enquiries to
Forth Ports for alternative uses, together with an overview of the
potential for alternative uses relative to current market conditions.
It is considered highly unlikely that any marketing campaign would
highlight any additional alternative uses, and in particular none that
would be considered as commercially viable in the context of the
location and format of the building and the associated constraints
to alternative use.
It is proposed that this market assessment, when read in
conjunction with the LDN report, provides sufficient evidence
to highlight that there are no economically viable conversion
opportunities to generate market interest to secure the future of
the building.
73
Future Development
The following options have been prepared to investigate the building’s

ability to accommodate a range of uses. The options aims to examine the
feasibility of forming new accommodation entirely within the building to
determine whether partial or complete demolition of it would be required
and the potential impact of such changes.
The strengths and weaknesses of each option have been assessed and
are set out at the end of each section with a summary of the indicative
construction costs of adapting the building to suit these new uses. *
Development Summary:
Option 1: Repair of the whole building to retain it in its current

state as a former grain store.
Option 2: Repair and redevelopment of the whole building (excluding
silos) to form units for offices and residential use.
Option 2a: Demolition of the later 1950’s and 60’s storage extensions
and repair and redevelopment of the original 1930’s building
(excluding silos) to form units for offices and residential use.
Option 3: Repair and redevelopment of the whole building (including
silos) to form units for offices and residential use
Option 3a: Demolition of the later 1950’s and 60’s storage extensions
and repair and redevelopment of the original 1930’s building
(including silos) to form units for offices and residential use.
Option 4: Façade retention of the whole building
Option 5: Repair of the whole building and alteration only necessary to
support the building for use as a museum
Excluded in all the above options is the repair of the existing gantry
structure to retain it as an industrial monument in its existing setting.
Costs for necessary site wide external works and infrastructure to support
these options are also excluded. The description and cost for these items
applied to all options but has been listed separately for clarity.
* The indicative construction costs exclude inflation VAT and fees. A full
breakdown is provided in the Appendix.
74
Future Development
Option 1
Description
Repair of the fabric of the building to prevent further deterioration and
protect the interior structure and machinery from damage by further
water ingress.
The scope of work for this option is outlined in LDN’s Fabric Report and
Create Engineering’s Structural Fabric Report contained in the appendix.
The scope of work can be summarised as follows:
• Structural repairs to concrete (external and internal) including
removal and replacement of defective reinforcement bars.
• New protective cement coating over entire building.
• Replacement and repair of damage brickwork infills to original
openings.
• Replacement of corroded metal windows to 1950’s and 1960’s
extensions.
• Adjustment to the structural window openings prior to window
replacement to solve source of corrosion.
• Replacement of membrane roof finish throughout the building.
• Repair of concrete roof deck prior to membrane roof replacement.
• Overhauling and replacement of rainwater goods throughout.
• Minor upgrading of mechanical and electrical services to secure
ongoing safety.
75
Future Development
Strengths:
• Existing building and machinery protected.
Weaknesses:
• Significant cost expended while building remains unused.
• Ongoing maintenance costs would also be significant without the
building being in use.
• Access to the site remains restricted.
• Minimal public benefit.
Indicative Construction Cost Summary

Demolition £153,433
Structure n/a
Roof £952,575
Stairs n/a
External walls/ windows/ Stair towers £2,276,062
Internal walls/ doors £236,820
Finishes & Decoration £866,802
FF&E n/a
Sanitary n/a
Services (inc. builderwork) £105,000
External Works n/a
Preliminaries £734,511
Contingency @ 10% £534,797
Construction Cost Total £5,860,000
76
Future Development
Option 2
Description
Repair and redevelopment of the whole building (excluding silos) to form
units for offices and residential use.
This option utilises the floors of the existing elevator tower for residential
use and the main distribution floor above the silos is altered to provide
office use.
The delivery area on the first floor of the elevator tower and it’s
mezzanine level are identified for plant space to support the office units
above. The gain silos and associated reinforced concrete hoppers at
ground floor level are cleaned out sealed off and retained as existing.
The scope of work for this option can be summarised as follows:
• Fabric repairs to exterior and interior.
• Existing machinery and plant removed throughout
• Tower floors lined and insulated and redeveloped to form
residential units.
• Main distribution floor lined and insulated and redeveloped to form
Office units consisting of open floor space, storage and meeting
areas, toilets and kitchen facilities.
• Tower ground and first floor used to house the plant required to
support the offices above.
• Ground floor beneath silos used to house the plant required to
• New access and escape stair and lift towers are introduced to allow
means of escape from all areas to current technical standards.
• Landscaping of site and external works to access the site
76
Future Development
ROOF LEVEL
4TH FLOOR LEVEL
ROOF LEVEL
4TH FLOOR LEVEL

3RD FLOOR LEVEL RESIDENTIAL
OFFICE SPACE
2ND FLOOR LEVEL
OFFICE PLANT SPACE
ROOF LEVEL OFFICE SPACE
2ND FLOOR LEVEL
OFFICE PLANT SPACE

1ST FLOOR LEVEL ROOF LEVEL
ROOF LEVEL
DISTRIBUTING FLOOR LEVEL 1ST FLOOR LEVEL ROOF LEVEL
DISTRIBUTING FLOOR LEVEL
DELIVERY BINS
DELIVERY BINS
DELIVERY FLOOR LEVEL

INTERMEDIATE FLOOR LEVEL
RESIDENTIAL INTERMEDIATE FLOOR LEVEL
GROUND LEVEL SILO PLANT
OFFICE SPACE GROUND LEVEL SILO PLANT
OFFICE PLANT SPACE
TYPICAL SECTION SHOWN AT A-A

© This drawing is copyright of LDN Architects LLP LDN
Revisions: Job Title:
- --.---- -- -- 0959 Imperial Grain Store
LDN Architects 57 - 59 Bread Street, Edinburgh EH3 9AH
T: 0131 222 2900 --
F: 0131 222 2901
E: architects@ldn.co.uk
© This drawing is copyright of LDN Architects LLP LDN
Job Title:
0959 Imperial Grain Store Revisions: Job Title:

Drawing Title:
-- Options Appraisal
Option 2 - Office and Residential Use (who
Drawing Title: 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
Options Appraisal 21.420 m2 21.739 m2 22.652 m2 21.420 m2 21.420 m2 21.420 m2 DrawingNumber:

Drawing Title:
Option 2 - Office and Residential Use (whole building exept Silos) Options Appraisal
39.198 m2 39.198 m2 3.384 m2
3.192 m2
L(--)200 DRA
Option 2 - Office and Residential Use (whole
10.144 m2 2.273 m2 10.894 m2 13.361 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2
m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
Drawing Number: Scale: Date: Drawn
2
21.739 m 2
21.420 m2 13.758 m2 22.652 m 21.420 m2 21.420 m2 21.420 m2
L(--)200 DRAFT
2
10.473 m2 4.178 m2 11.162 m2 8.413 m 7.185 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 1:-200@A1
Drawing Number: 02.2010 TCG
m2 2.273 m2
Scale: Date: Drawn: Reviewed:
3.384 m2
3.192 m 2 L(--)200 DRA
19.668 m2 10.144 m2 2.273 m2 22.712 m2 10.894 m2 23.682 m2 13.361 m2 19.668 m2 10.144 m2 2.273 m2 19.668 m2 10.144 m2 2.273 m2 19.668 m2 10.144 m
2 2.273 m2
m2 4.178 m2 1:-200@A1 02.2010 TCG -- Scale: Date: Drawn:
10.473 m2 4.178 m2 11.162 m2 8.413 m2 7.185 m2 13.758 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 1:-200@A1 02.2010 TCG
2
3.902 m 3.893 m2 14.548 m2
12.410 m2 3.461 m2 13.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2
m2
SILO PLANT
19.668 m2 22.712 m2 23.682 m2 19.668 m2 19.668 m2 19.668 m2
m2 3.461 m2 11.326 m2 12.162 m2 8.196 m2 6.977 m2 14.548 m2 11.326 m2 11.326 m2 11.326 m2

4.200 m2 4.200 m2 4.200 m2 4.200 m2
3.902 m2 3.893 m2 14.548 m2
12.410 m2 3.461 m2 13.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2
m2 2 11.138 m2 4.737 m2 12.138 m2 9.212 m2 7.612 m2 14.437 m2 11.138 m2 4.737 m2 11.138 m2 4.737 m2 11.138 m2 4.737 m2
4.200 m
11.326 m2 12.162 m2 8.196 m2 6.977 m2 14.548 m2 11.326 m2 11.326 m2 11.326 m2
4.200 m2 4.200 m2 4.200 m2 4.200 m2
m2 4.737 m2 11.816 m2 12.625 m2 14.446 m2 11.816 m2 11.816 m2 11.816 m2
T: 0131 222 2900
3.313 m2 11.138 m2 4.737 m2 12.138 m2 3.800 m2 9.212 m2 7.612 m2 14.437 m2 3.313 m2m2
11.138 4.737 m2 3.313
11.138 m2 m
2
4.737 m2 11.138 m23.313 m
2
4.737 m2
F: 0131 222 2901 3.582 m2
m2 E: architects@ldn.co.uk
20.109 m2 22.876 m2 23.487 m2 20.109 m2 20.109 m2 20.109 m2
3.313 m2
Job Title:
11.816 m2 12.625 m2 14.446 m2 11.816 m2 11.816 m2 11.816 m2
0959 Imperial Grain Store
m2
20.987 m2
3.313 m2
24.097 m2 23.865 m2
3.582 m2
3.800 m2
20.987 m2
3.313 m2
20.987 m2
3.313 m2
20.987 m2
3.313 m2
LIVING SPACE
20.109 m2 22.876 m2 23.487 m2 20.109 m2 20.109 m2 20.109 m2
m2
LIVING SPACE
Drawing Title: 12.408 m2 3.261 m2 20.987 m2
13.401 m2 3.891 m2
24.097 m2
3.983 m2 14.660 m2
23.865 m2
12.408 m2 3.261 m2
20.987 m2
12.408 m2 3.261 m2
20.987 m2
12.408 m2
20.987 m2
3.261 m2 LIVING SPACE
m2 Options Appraisal
BEDROOM
3.261 m2
BEDROOM
Option 2a - Office and Residential Use 11.229 m 2
4.198 m2 12.408 m2 3.261 m2
12.042 m 2 2
7.347 13.401
m m2
2
7.021 m 3.891 m2 14.660 m2
3.983 m2 14.660 m2 11.229 m 2
22
12.408mm
4.198 3.261 m2
11.229 m 2
12.408 m2 m2
4.198 3.261 m2
11.229 m 2
12.408 m2 4.198 m2 3.261 m2
8 m2 39.198 m2
m2 BEDROOM
4.198 m2
Drawing Number: 12.306 m2 5.067 m2 11.229 m2
4.198 m2
13.331 m2 m 2 m2
10.14012.042 8.353 m2 7.347 14.635
m2 m2 7.021 m2 14.660 m2 12.306 m2 5.067 m2 m2
11.229
4.198 m2
12.306 m2 5.067
11.229 m2m
2
4.198 m2
12.306 m2 11.229 m5.067
2 m2
4.198 m2
BATHROOM
m2 5.067 m2 L(--)210 BATHROOM
DRAFT
10.647 m2 12.306 m2 5.067 m2 11.421 m2 13.331 m2 10.14014.635
m2 m2 8.353 m2 14.635 m2 10.647 m2 12.306 m2 5.067 m2 10.647 m2 12.306 m2 5.067 m2 10.647 m2 12.306 m2 5.067 m2 BATHROOM
m2 3.202 m2 3.378 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
56.846 m2
1:-200@A1 02.2010 TCG -- 3.582 m2
3.202 m2
KITCHEN 23.122 m2 11.421 m2 14.635 m2
56.846 m2
10.647 m2 23.823 m2 10.647 m2 10.647 m2 10.647 m2

3.202 m2 3.378 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
56.846 m2
20.885 m2 3.582 m2 20.885 m2 20.885 m2 20.885 m2
23.122 m2 23.823 m2
5 m2
39.198 2m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 VERTICAL CIRCULATION
39.198 m2 39.198 m2 VERTICAL CIRCULATION 20.885 m 20.885 m2 20.885 m2 20.885 m2
39.198 m 2 39.198 m 2
39.198 m2
39.198 m2
39.198 m2 39.198 m2 VERTICAL CIRCULATION
LATERAL CIRCULATION LATERAL CIRCULATION

LATERAL CIRCULATION
INTERDMEDIATE FLOOR LEVEL 1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
FLOOR LEVEL ROOF LEVEL
INTERDMEDIATE FLOOR LEVEL 1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
LIVING SPACE
39.198 m2 39.198 m2 41.781 m2

39.198 m2 39.198 m2 41.781 m2
BEDROOM OFFICE SPACE
356.781 m2
356.781 m2
BATHROOM ANCILLARY
703.629 m2 39.198 m2 39.198 m2 41.781 m2
348.286 m2 703.629 m2
348.286 m2 703.629 m2
KITCHEN TOILETS
356.781 m2 726.856 m2
726.856 m2
39.198 m2 39.198 m2 41.781 m2
8m 2
39.198 m2 VERTICAL CIRCULATION KITCHEN
22.505 m2 356.781 m2
84.779 m2 49.075 m2
348.286 m2 m2m2 13.213 m2 43.482 m2 43.482 m2 703.629 2m
2
28.313 m2 13.213
28.313 84.779 m
84.779 m2 22.505 m2 m2
22.505 49.075 m2m2
49.075
726.856 m2
LATERAL CIRCULATION VERTICAL CIRCULATION 66.129 m2 49.722 m2 m22
49.722 m
21.354 21.354 m2
66.129 m2
348.286 m2 703.629 m2
ROOF LEVEL 2 726.856 m2 345.179
2 m2
46.634 m 345.179 m
LATERAL CIRCULATION VOID 66.294 m2
66.294 m2 50.008 m2
50.008 m2
21.477 m2
21.477 m2
36.435 m2 49.075 m2 24.587 m2 VOID 46.634 m2
ABOVE ABOVE 28.313 m2 13.213 m2 43.482 m2 84.779 m2 85.007 m2 22.505 m2
36.435 m2 49.075 m2 49.075 m2
46.634 m2 2
24.587 m
85.007 m2 36.435 m2 49.075 m2 24.587 m2
INFILLED
OFFICE PLANT SPACE
INFILLED 2
66.129 m 49.722 m2 21.354 m2
28.313 m2 13.213 m2 43.482 m2 84.779 m2 22.505 m2 49.075 m2
66.129 m2 49.722 m2 21.354 m2 345.179 m2

66.294 m2 50.008 m2 21.477 m2
OFFICE SPACE VOID 46.634 m2
ABOVE 727.865 m2 85.007 m2 345.179 m2
36.435 m2 49.075 m2 24.587 m2
8 m2
INFILLED VOID 66.294 m2 727.865 m2 50.008 m2 21.477 m2
779.178 m2
ANCILLARY ABOVE
46.634 m2
85.007 m2 36.435 m2 779.178 m2 49.075 m2 24.587 m2
INFILLED
TOILETS
727.865 m2
39.198 m2 39.198 m2 41.426 m2
KITCHEN 779.178 m2
727.865 m2
39.198 m2 39.198 m2 41.426 m2
779.178 m2
VERTICAL CIRCULATION
FIRST FLOOR LEVEL DISTRIBUTION FLOOR
LATERAL CIRCULATION 39.198 m 2 FIRST FLOOR LEVEL 39.198 m 2 DISTRIBUTION FLOOR 41.426 m 2
39.198 m2 39.198 m2 41.426 m2
OFFICE PLANT SPACE
DELIVERY FLOOR LEVEL DISTRIBUTION FLOOR

39.198 m2 39.198 m2
39.198 m2 39.198 m2
27.384 m2
27.384 m2
A A
A A
4,296.660 m2
4,296.660 m2
27.384 m2
27.384 m2
39.198 m2 39.185 m2
39.198 m2 39.185 m2
SILO PLANT - OFFICE PLANT SPACE

77
Future Development
Strengths:
• Minimal new-build elements required to provide the
accommodation outlined above.
• Existing open floor plates provide flexible layouts.
• Existing building is retained and reused.
• External features of the building are reinstated.
• Accessibility issues are addressed throughout.
• Cost of alteration can be accurately estimated.
Weaknesses:
• Substantial costs required to utilise only a small percentage of the
overall building.
• Limited community or public benefit achieved.
• Large areas of the building remain unused and inaccessible.
• Loss of existing plant and machinery diminishes the significance of
the building.
• New residential and office units difficult to service within the
context of a working port.
• Ongoing costs demanded of tenants/residents for the future
maintenance of the building.

Structure £410,846
Roof £1,254,442
Stairs £985,000
Internal walls/ doors £759,957
Finishes & Decoration £2,154,578
FF&E £564,029
Sanitary £407,175
Services & Utilities (inc. builderwork) £4,445,807
External Works £1,170,000
Preliminaries £2,914,350
Contingency @ 10% £2,170,961
78
Future Development
Option 2a
Description
Demolition of the later 1950’s and 60’s storage extensions and repair and
redevelopment of the original 1930’s building (excluding silos) to form
This option proposes the removal of the later 1950’s and 60’s storage
extensions to take the building back to its original 1930’s proportions. The
floors of the existing elevator tower are utilised for residential use and the
main distribution floor above the silos is altered to provide office use. The
delivery area on the first floor of the elevator tower and it’s mezzanine
level are identified for plant space to support the office units above. The
gain silos and associated reinforced concrete hoppers at ground floor level
are cleaned out sealed off and retained as existing.
• 1957 and 1968 extensions demolished.
residential units.
79
Future Development
ROOF LEVEL
4TH FLOOR LEVEL
ROOF LEVEL
3RD FLOOR LEVEL

4TH FLOOR LEVEL
RESIDENTIAL
OFFICE SPACE
2ND FLOOR LEVEL
3RD FLOOR LEVEL OFFICE PLANT SPACE

RESIDENTIAL
ROOF LEVEL
OFFICE SPACE
2ND FLOOR LEVEL

OFFICE PLANT SPACE
ROOF LEVEL

DELIVERY BINS
DELIVERY BINS

RESIDENTIAL GROUND LEVEL

OFFICE SPACE GROUND LEVEL
OFFICE PLANT SPACE

© This drawing is copyright of LDN Architects LLP

Revisions: TYPICAL SECTION SHOWN AT A-A Job Title:
© This drawing is copyright of LDN Architects LLP
--

T: 0131 222 2900 Revisions: Job Title:
F: 0131 222 2901
E: architects@ldn.co.uk - --.---- -- -- 0959
Drawing Imperial
Title: Grain Store
Job Title: --
0959 Imperial Grain Store Options Appraisal
39.198 m 2 Option 2a - Office and Residential Use
39.198 m2 39.198 m2 39.198 m2 39.198 m2 Drawing Title:
2
21.739 m 22.652 m 2
Drawing Title:
21.420 m2 21.420 m2 21.420 m2 Options
Drawing Appraisal
Number:
Options Appraisal 3.384 m2

3.192 m2 39.198 m2 Option 2a - Office and Residential Us
L(--)210
10.894 m2 13.361 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
Option 2 - Office and Residential Use (whole building exept Silos) 21.739 m2 22.652 m2
10.144 m2 2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2
39.198 m2 39.198 m2 21.420 m2 21.420 m2 21.420 m2 Scale:
Drawing Number: Date:
11.162 m2 8.413 m2 7.185 m2 13.758 m2
1:-200@A1 02.2010
L(--)210
2
0m
Drawing Number: 3.384 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2
3.192 m2
10.894 m2 13.361 m2
L(--)200 DRAFT
2 2 2
10.144 m 2 2.273 m 10.144 m2 2.273 m 10.144 m2 2.273 m
22.712 m2 23.682 m2 Scale: Date:
4 m2 2.273 m2
8.413 m2 19.668 m2 19.668 m2 19.668 m2
11.162 m2 7.185 m2 13.758 m2
Scale: Date: Drawn: Reviewed: 10.473 m2 4.178 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 1:-200@A1 02.2010
3 m2 4.178 m2 1:-200@A1 02.2010 TCG -- 3.902 m2 3.893 m2 14.548 m2
13.461 m2
22.712 m 2 23.682 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2
19.668 m2 19.668 m2 19.668 m2
8 m2
12.162 m2 8.196 m2 6.977 m2 14.548 m2
3.902 m2
13.461 m2 3.893 m2 14.548 m2 11.326 m2 2 2
11.326 m2 2
11.326 m2 2
4.200 mm
12.410 3.461 m 2 4.200
12.410 m m 2 3.461 m 2
12.410 m 4.200 m
2 3.461 m 2
SILO PLANT
0 m2 3.461 m2
12.138 m2 9.212 m2 7.612 m2 14.437 m2 14.548 m2

12.162 m2 8.196 m2 6.977 m2 11.138 m2 4.737 m2 m2 11.138 m2 4.737mm 2
11.138 m2 2
11.326 11.326 2
11.326 4.737
m2 m
6 m2 4.200 m2 4.200 m2 4.200 m2
4.200 m2
12.625 m2 14.446 2
m2 m
8m 2 4.737 m 2
T: 0131 222 2900
12.138 m2
3.800 m 2
9.212 7.612 m2 14.437 m2 11.816 m2
11.138 m2 4.737 m2
11.816 m2
11.138 m2 4.737 m2
11.816 m2
11.138 m2 4.737 m2
F: 0131 222 2901 3.582 m2 3.313 m2 3.313 m2 3.313 m2
22.876 m2 12.625 m2 23.487 m2
Job Title: 14.446 m2 20.109 m2 11.816 m2 20.109 m2 11.816 m2 20.109 m2 11.816 m2
6 m2
3.800 m2
3.313 m2 0959 Imperial Grain Store 3.582 m2 3.313 m2 3.313 m2 3.313 m2
9 m2 24.097 m2
22.876 m2
23.865 m2
23.487 m2
20.987 m2
20.109 m2
20.987 m2
20.109 m2
20.987 m2
20.109 m2 LIVING SPACE
7 m2 Drawing Title: LIVING SPACE 13.401 m2

24.097 m2
3.891 m2 3.983 m2 14.660 m2 23.865 m2
20.987 m2 20.987 m2 20.987 m2
LIVING SPACE
12.408 m2 3.261 m2 12.408 m2 3.261 m2 12.408 m2 3.261 m2
Options Appraisal BEDROOM
8 m2 3.261 m 2 Option 2a - Office and Residential Use 12.042 m 2
13.401 m2
7.347 m2 7.021 m 2
m2
3.89114.660 m2
3.983 m2 14.660 m2
12.408 m 2
12.408 m 2
12.408 m 2
3.261 m2 3.261 m2 3.261 m2
98 m2 39.198 m2
BEDROOM 11.229 m2
4.198 m2
11.229 m2
4.198 m2
11.229 m2
4.198 m2 BEDROOM
9 m2 Drawing Number: 12.042 m2 7.347 m2 7.021 m2 14.660 m2
BATHROOM
4.198 m2 13.331 m2 10.140 m2 8.353 m2 14.635 m2 11.229 m2 11.229 m2 11.229 m2
4.198 m2 4.198 m2 4.198 m2
L(--)210 DRAFT 12.306 m2 5.067 m2 12.306 m2 5.067 m2 12.306 m2 5.067 m2
BATHROOM
6 m2 5.067 m2
Scale: Date: Drawn: Reviewed: 11.421 m2
13.331 m2 10.140 m2
14.635 m2
8.353 m2 14.635 m2
12.306 m2 5.067 m2 12.306 m2 5.067 m2 12.306 m2 5.067 m2 BATHROOM
10.647 m2 10.647 m2 10.647 m2
1:-200@A1 02.2010 TCG --
3.378 m2
7 m2 3.582 m2 14.635 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
11.421 m2
23.122 m2 10.647 m2 10.647 m2 10.647 m2
3.202 m2
KITCHEN 23.823 m2
56.846 m2
3.378 m2
3.582 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
23.122 m2 23.823 m2
20.885 m2 20.885 m2 20.885 m2
885 m2
39.198 m 2
20.885 m2 39.198 m2 20.885 m2 39.198 m2 20.885 m2 39.198 m2 39.198 m2 VERTICAL CIRCUL
39.198 m2 39.198 m2
39.198 m 2
39.198 m2 39.198 m2 39.198 m2 39.198 m2 VERTICAL CIRCU
LATERAL CIRCULATION LATERAL CIRCULA

LATERAL CIRCUL
FLOOR LEVEL ROOF LEVEL 1st FLOOR LEVEL 2nd FLOOR LEVEL
1st FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
LIVING SPACE
BEDROOM
39.198 m2 39.198 m2 39.198 m2
OFFICE SPACE 39.198 m2 39.198 m2 39.198 m2
356.781 m2
39.198 m2 39.198 m2 57.105 m2 39.198 m2 OFFICE
OFFICES
BATHROOM 356.781 m2 57.105 m2
ANCILLARY 356.781 m2 57.105 m 2
703.629 m2
KITCHEN 39.198 m2 39.198 m2 39.198 m2 ANCILLA
ANCILL
TOILETS 356.781 m2 57.105 m2
756.223 m2 756.223 m2
98 m2 39.198 m2 VERTICAL CIRCULATION TOILETS
TOILET
KITCHEN 756.223 m2
84.779 m2 22.505 m2 49.075 m2
LATERAL CIRCULATION
KITCHE
KITCHEN
VERTICAL CIRCULATION 756.223 m 2
ROOF LEVEL 59.480 m2 48.545 m 18.868 m2 2

59.480 m2 48.545 m2 18.868 m2
46.634 m2 VERTIC
VERTICA
2 LATERAL CIRCULATION 39.417 m 2 2
36.435 m 49.075 m2 24.587 m2
39.417 m2 59.480 m2 48.545 m2 18.868 m
30.200 m2
39.417 m2
m2
2
39.417
m2m
OFFICE PLANT SPACE
39.417
48.545 m2 18.868 m2 LATERA
59.480 m2
LATERA
30.20030.200
59.480 m2 48.545 m2 18.868 m2

m2
39.417 m2 59.480 m2 48.545 m2 18.868 m2

39.417 m2
OFFICE SPACE
59.480 m2 48.545 m2 18.868 m2 OFFICE
30.200 m2
39.417 m2
OFFICE P
178 m2 57.997 m2
ANCILLARY 59.480 m2 48.545 m2 18.868 m2
57.997 m2
757.132 m2
2
57.997 m 757.132 m2
TOILETS
57.997 m2
757.132 m2
KITCHEN 757.132 m2
VERTICAL CIRCULATION 39.198 m2 39.198 m2 39.198 m2
2
39.198 m 2
39.198 m 2 39.198 m
LATERAL CIRCULATION 39.198 m2

39.198 m2 39.198 m2
39.198 m2 39.198 m2 39.198 m2
DELIVERY FLOOR LEVEL INTERMEDIATE FLOOR LEVEL DISTRIBUTION FLOOR
OFFICE PLANT SPACE

39.198 m2
27.384 m2
39.198 m2
27.384 m2
1,675.545 m2
1,675.545 m2
27.384 m2
27.384 m2
39.198 m2
39.198 m2

80
Future Development
Strengths:
• Existing open floor plates provide flexible layouts.
• Original building is retained, reused and expressed.
• Original features of the building are reinstated to the elevations.
Weaknesses:
• Substantial costs required to re-use the building.
• Limited office space provided to generate revenue.
• Large areas of the building remain unused and inaccessible.
the building.

Demolition £1,340,000
Structure £231,051
Roof £913,428
Stairs £450,120
External walls/windows/Stair towers £5,556,979
Internal walls/doors £531,558
FF&E £416,770
Sanitary £348,227
Contingency @ 10% £1,639,328
81
Future Development
Option 3
Description
Repair and redevelopment of the whole building (including silos) to form
This option utilises the floors of the existing elevator tower for residential
use. The main distribution floor above the silos is refurbished to provide
office use and the silos below altered significantly to provide additional
floor plates of office accommodation. The ground floor below the silos
and the delivery area on the first floor of the elevator tower (including it’s
mezzanine level) are identified for plant space to support the office units
above.
• Selected silo walls demolished to provide new floors of office space
residential units.
• Silo floor levels lined and insulated and redeveloped to form office
units.
82
Future Development
ROOF LEVEL
4TH FLOOR LEVEL
ROOF LEVEL
3RD FLOOR LEVEL 4TH FLOOR LEVEL

RESIDENTIAL
OFFICE SPACE
2ND FLOOR LEVEL
OFFICE PLANT SPACE
ROOF LEVEL
OFFICE SPACE
2ND FLOOR LEVEL
1ST FLOOR LEVEL ROOF LEVEL OFFICE PLANT SPACE

ROOF LEVEL


SILO FIFTH

SILO
SILO FIFTH
FOURTH
DELIVERY BINS
SILO FOURTH
SILO THIRD
DELIVERY BINS
SILO THIRD
SILO SECOND
SILO SECOND
DELIVERY FLOOR LEVEL SILO FIRST
DELIVERY FLOOR LEVEL SILO FIRST

RESIDENTIAL SILO GROUND

GROUND LEVEL SILO GROUND
SILO PLANT
OFFICE SPACE
GROUND LEVEL SILO PLANT
OFFICE PLANT SPACE

© This drawing is copyright of LDN Architects LLP LDN Arc
T: 0131 222 2900
F: 0131 222 2901
Revisions:
E: architects@ldn.co.uk Job Title:
Job Title:
--
0959 Imperial Grain Store
© This drawing is copyright of LDN Architects LLP Drawing Title: LDN Architects 57 - 59 Bread S
T: 0131 222 29
Drawing Title: F: 0131 222 29
Options Appraisal E: architects@ld
Options Appraisal Revisions: Job Title:
39.198
-- m
2 Option 2a - Office and Residential Use (1930's bu
Option 2 - Office and Residential Use (whole building exept Silos) - --.---- --
39.198 m2 39.198 m2 39.198 m2 39.198 m20959 Imperial Grain Store
39.198 m2 39.198 m2 --
21.739 m2 22.652 m2
21.420 m2 21.420 m2 21.420 m2
m2 Drawing Number:
Drawing Number:
L(--)200 DRAFT 10.894 m2

3.384 m2
3.192 m2
13.361 m2 Drawing Title: L(--)210 DRAFT
2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2
m2
Options Appraisal
Scale: Date: Drawn:
Scale: Date: Drawn: Reviewed: 8.413 m2
m2 4.178 m2 1:-200@A1 02.2010 TCG --
11.162 m2 7.185 m2 13.758 m2
39.198 m2
10.473 m2
4.178 m 2 10.473 m 2
4.178 m 2 10.473 m 2
4.178 m 2 Option 2a - Office and Residential Use
1:-200@A1 (1930's building except
02.2010 TCG Silos)
39.198 m2 39.198 m2 39.198 m2 39.198 m2
21.739 m2 22.652 m2
m2
T: 0131 222 2900 22.712 m2 23.682 m2
19.668 m2
21.420 m2
19.668 m2
21.420 m2 21.420 m2
19.668 m2
Drawing Number:
F: 0131 222 2901
L(--)210 DRAFT
2
E: architects@ldn.co.uk 3.384 m
3.192 m2
10.894 m2 13.361 m2
Job Title: 3.902 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2
13.461 m2 3.893 m2 14.548 m2
m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 Scale: Date: Drawn: Reviewed:
0959 Imperial Grain Store 11.162 m2 8.413 m2 7.185 m2 13.758 m2
10.473 m2 4.178 m2 10.473 m2 4.178 m2 10.473 m2 4.178 m2 1:-200@A1 02.2010 TCG --
m2 12.162 m2 8.196 m2 6.977 m2 14.548 m2

4.200 m2 22.712 m2 23.682 m2 11.326 m2 2
11.326 m2 11.326 m2
4.200 m
19.668 m2 19.668 m2 4.200 m2 19.668 m2 4.200 m2
Drawing Title: 3.902m

14.437 m2 2
m2 4.737 m2 12.138 m2 9.212 m2 7.612
13.461 m2 m
2
3.893 m2 14.548 m2
SILO PLANT 11.138 m2 4.737 m2m2
12.410 3.461 m2 11.138 m2 12.410 m2 4.737 m2 3.461 m2 11.138 m22
12.410 m m2m2
4.737
3.461
Options Appraisal
m2 Option 2a - Office and Residential Use 12.625 m2 12.162 m2 8.196m
14.446 m2 2
6.977 m2 14.548 m2
98 m2 39.198 m2 11.816 m2 11.326 m2 11.816 m2 11.326 m2 11.816 m22
11.326 m
3.313 m2 4.200 m2 4.200 m2 4.200 m2
3.800 m2
3.582 m2 3.313 m2 3.313 m2 3.313 m2
m2 Drawing Number: 22.876 m2 12.138 m2 9.212 m2 7.612 m2 14.437 m2
23.487 m2 11.138 m2 4.737 m2 2 4.737 m2 2 4.737 m2
20.109 m2 20.109 m2 11.138 m 11.138 m 2
20.109 m
L(--)210 DRAFT
LIVING SPACE 12.625 m2 14.446 m2 11.816 m2 11.816 m2 11.816 m2
LIVING SPACE
2
m
Scale: Date: Drawn: Reviewed: 24.097 m2 23.865 m2 3.800 m2
3.582 m2 20.987 m2 3.313 m2 20.987 m2 3.313 m2 20.987 m2 3.313 m2
1:-200@A1 02.2010 TCG -- 22.876 m2 23.487 m2
20.109 m2 20.109 m2 20.109 m2
m2 3.261 m2
BEDROOM 13.401 m2 3.891 m2 3.983 m2 14.660 m2
12.408 m2 3.261 m2 12.408 m2 3.261 m2 12.408 m2 3.261 m2
24.097 m2 23.865 m2
20.987 m2 20.987 m2 20.987 m2
LIVING SPACE
BEDROOM
m2
4.198 m2 14.660 m2
12.042 m2 7.347 m2 7.021 m2
11.229 m2 11.229 m2 11.229 m2
13.401 m2 3.891 m2 3.983 m2 14.660 m2 4.198 m2 2 4.198 m2 4.198 m2
m2 5.067 m2 BATHROOM 12.408 m 3.261 m2 12.408 m2 3.261 m2 12.408 m2 3.261 m2
BEDROOM
13.331 m2 10.140 m2 8.353 m2
12.042 m2
14.635 m2
7.347 m2 7.021 m2 14.660 m2 12.306 m2 5.067 m2
11.229 m2
12.306 m2 5.067 m2
11.229 m2
12.306 m2
11.229 m2
5.067 m2 BATHROOM
m2 4.198 m2 4.198 m2 4.198 m2
3.202 m2
KITCHEN 11.421 m2 14.635 m22
BATHROOM
56.846 m2
13.331 m2 10.140 m 8.353 m2 14.635 m2

10.647 m2 12.306 m2 5.067 m 2 10.647 m2 12.306 m2 5.067 m 2 10.647 m22
12.306 m 5.067 m2
3.378 m2
3.582 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
23.122 m2 m2 m2
23.823
11.421 14.635 m2
85 m2 10.647 m2 10.647 m2 10.647 m2
2
3.378 m
ROOF LEVEL 3.582 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
39.198 m2 39.198 m2 23.122 m2 20.885 m2 20.885 m2 20.885 m2
23.823 m2
39.198 m2
20.885 m 2 39.198 m2 20.885 m 2 39.198 m2 20.885 m 2 39.198 m2 39.198 m2 VERTICAL CIRCULATION
LIVING SPACE 4TH FLOOR LEVEL
LATERAL CIRCULATION 39.198 m2

39.198 m2 39.198 m2 39.198 m2 39.198 m2 VERTICAL CIRCULATION
LATERAL CIRCULATION
FLOOR LEVEL ROOF LEVEL BEDROOM USABLE SPACE
LATERAL CIRCULATION
3RD FLOOR LEVEL
1st FLOOR LEVEL 2nd FLOOR LEVEL
1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
BATHROOM 2ND FLOOR LEVEL
ROOF LEVEL
KITCHEN
OFFICE SPACE
1ST FLOOR LEVEL 39.198 m2 m2
39.198 m2 39.198 m2 39.198
ROOF LEVEL 39.198 m2 39.198 m2
98 m2 39.198 m2 VERTICAL CIRCULATION 39.198 m2 39.198 m2 356.781 m2 41.781 m2 57.105 m2 OFFICE SPACEOFFICE SPACE
356.781 m2 57.105 m2
ANCILLARY DISTRIBUTING FLOOR LEVEL
356.781 m2 39.198 m2 39.198 m2 41.781 m2
2
703.629 m
LATERAL CIRCULATION ANCILLARY
356.781 m2 SILO FIFTH

ANCILLARY
TOILETS
ROOF LEVEL 348.286 m2
756.223 m2
703.629 m 2
TOILETS
SILO FOURTH
756.223 m2
KITCHEN DELIVERY BINS
726.856 m2
348.286 m 2
703.629 m2 TOILETS
84.779 m2 22.505 m2 49.075 m2 726.856 m2
SILO THIRD KITCHEN
VERTICAL CIRCULATION 2
KITCHEN
m2m 18.868 m
2
28.313 m2 13.213 m2 43.482 m2 59.480 m2 84.779 m2 48.545
22.505 49.075 m2
SILO SECOND
28.313 m2 13.213 m2 43.482 m2 22.505 m2
46.634 m2
OFFICE SPACE 66.129 m2 49.722 m2 39.417 m2m2
21.354
59.480 m2 48.545 m2 18.868 m2 84.779 m2 49.075 m2
LATERAL CIRCULATION VERTICAL CIRCUL
30.200 m2
36.435 m2 39.417 m2 66.129 m2 49.722 m2 21.354 m2
49.075 m2 24.587 m2 DELIVERY FLOOR LEVEL SILO FIRST
39.417 m2 345.179 m2 LATERAL CIRCULATION
66.294 m2 50.008 m2 21.477 m2
ANCILLARY VOID 59.480 m2 48.545 m2 18.868 m2
30.200 m2
39.417 m2 345.179 m2 46.634 m2
OFFICE PLANT SPACE ABOVE
VOID 66.294 m2 50.008 m2 85.007
21.477
m2 m
2
36.435 m2
INFILLED
49.075 m2 SILO GROUND
24.587 m2
46.634 m2 LATERAL CIRCUL
ABOVE 59.480 m2 48.54585.007 m
m2 18.868 m2
2
36.435 m2 49.075 m2 24.587 m2 OFFICE PLANT SPACE
TOILETS GROUND LEVEL INFILLED SILO PLANT
57.997 m2
757.132 m 2
OFFICE PLANT SP
78 m2
KITCHEN PILED FOUNDATIONS
57.997 m2
727.865 m2
727.865 m2 779.178 m2
TYPICAL SECTION SHOWN AT Y-Y 757.132 m2
VERTICAL CIRCULATION 779.178 m2
39.198 m2 39.198 m2 39.198 m2

LATERAL CIRCULATION
2
39.198 m 2 39.198 m 41.426 m 2
39.198 m2 39.198 m2 41.426 m2
OFFICE PLANT SPACE 39.198 m2 39.198 m2 39.198 m2


39.198 m2 39.198 m2
27.384 m2
969.145 m2
26.605 m2
26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2
26.605 m2 26.605 m2
Y Y
960.368 m2 547.114 m2
96.711 m2
26.605 m2
26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2 26.605 m2
26.605 m2 26.605 m2
825.586 m2
27.384 m2 26.605 m2
39.198 m2 39.185 m2
39.198 m2 39.198 m2
27.384 m2
A A
4,296.660 m2
27.384 m2
39.198 m2 39.185 m2

83
Future Development
Strengths:
• Existing open floor plates maximise potential for flexibility of
layouts.
• Existing building is retained and used.
• Fire separation of units easy to achieve due to concrete structure.
Weaknesses:
• Substantial costs required to utilise the whole building mass.
• Floor plates within the silos will require significant amount of
structure to be retained limiting the flexibility of these areas.
• Loss of the reading of the existing building due to the extent of
demolition required.
the building.
• Ongoing costs demanded of tenants/residents for the future
maintenance of the building.
• Cost of alteration can be difficult to estimate.

Structure £5,305,387
Roof £1,234,442
Stairs £985,000
External walls/ windows/ stair towers £9,541,563
Internal walls/doors £2,245,158
FF&E £1,209,743
Sanitary £548,051
Contingency @ 10% £6,083,296
84
Future Development
Option 3a
Description
Demolition of the later 1950’s and 60’s storage extensions and repair and
redevelopment of the original 1930’s building (including silos) to form
This option proposes the removal of the later 1950’s and 60’s storage
extensions to take the building back to its original 1930’s proportions.
The floors of the existing elevator tower are utilised for residential use.
The main distribution floor above the silos is refurbished to provide office
use and the silos below altered significantly to provide additional floor
plates of office accommodation. The ground floor below the silos and
the delivery area on the first floor of the elevator tower (including it’s
mezzanine level) are identified for plant space to support the office units
above.
residential units.
units.
85
Future Development
ROOF LEVEL
4TH FLOOR LEVEL
ROOF LEVEL
4TH FLOOR LEVEL
OFFICE SPACE
2ND FLOOR LEVEL
OFFICE PLANT SPACE

3RD FLOOR LEVEL ROOF LEVEL
RESIDENTIAL
1ST FLOOR LEVEL

OFFICE SPACE
2ND FLOOR LEVEL ROOF LEVEL
OFFICE PLANT SPACE

ROOF LEVEL
DELIVERY BINS
DELIVERY BINS
INTERMEDIATE
DELIVERY FLOOR LEVEL FLOOR LEVEL
RESIDENTIAL
GROUND LEVEL
OFFICE SPACE
GROUND LEVEL
OFFICE PLANT SPACE

TYPICAL SECTION LLPSHOWN AT A-A
© This drawing is copyright of LDN Architects LDN A
Revisions: © This drawing is copyright of LDN Architects LLP Job Title:
T: 0131 222- 2900 --.---- -- -- 0959 Imperial Grain Store
F: 0131 222 2901
--
Revisions: Job Title:
Job Title:
0959 Imperial Grain Store --
Drawing Title:
Options Appraisal
Drawing Title:
Drawing Title:
39.198 m2 Option 2a - Office and Residential Use (1930'
Options Appraisal 39.198 m2 39.198 m2 39.198 m2 39.198 m2 Options Appraisal
21.739 m2 22.652 m2
Option 2 - Office and Residential Use (whole building exept Silos) 39.198 m2
21.420 m2 21.420 m2 21.420 m2
Drawing Number: Option 2a - Office and Resident
39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
m2
Drawing Number: 10.894 m2
3.384 m2
21.739 mm
3.192
2 2
13.361 m2
22.652 m2
21.420 m2 21.420 m2 21.420 m2 L(--)210 Drawing Number:
DRAF
10.144 m2 2.273 m2 10.144 m2 2.273 m2 10.144 m2 2.273 m2
L(--)200 DRAFT 11.162 m2 8.413 m2 22

7.185mm
10.894
3.384 m2
13.758 m2 3.192 m2
13.361 m2
Scale:
L(--)210
Date: Drawn:
m2 2.273 m2
10.473 m2 4.178 m2 10.144 m2 2.273 m2 10.473 m2 4.178 m2 10.144 m2 2.273 m2 10.473 m2 4.178 m210.144 m2 2.273 m2 1:-200@A1 02.2010 TCG
Scale: Date:
m2 4.178 m2 1:-200@A1 02.2010 TCG -- 11.162 m2 2 8.413 m2 7.185 m2 13.758 m2
22.712 m2 23.682 m 2 10.473 m2 4.178 m2 2 10.473 m2 4.178 m2 2 10.473 m2 4.178 m2 1:-200@A1 02.2010
19.668 m 19.668 m 19.668 m
2
m 22.712 m2 2 23.682 m2
3.902 m2 3.893 m 14.548 m2 19.668 m2 19.668 m2 19.668 m2
13.461 m2
12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2
SILO PLANT
m2 3.461 m2 3.902 m2
13.461 m2 3.893 m2 14.548 m2
12.162 m2 8.196 m2 6.977 m2 14.548 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2 12.410 m2 3.461 m2
11.326 m2 11.326 m2 11.326 m2
4.200 m2 4.200 m2 4.200 m2
m2
4.200 m2 12.162 m2 8.196 m2 6.977 m2 14.548 m2
11.326 m2 11.326 m2 11.326 m2
12.138 m2 9.212 m2 7.612 m2 14.437 m2 4.200 m2 4.200 m2 4.200 m2
11.138 m2 4.737 m2 11.138 m2 4.737 m2 11.138 m2 4.737 m2
m2 4.737 m2
12.138 m2 9.212 m2 7.612 m2 14.437 m2
12.625 m 2 11.138 m2 4.737 m2 11.138 m2 4.737 m2 11.138 m2 4.737 m2
14.446 m2 11.816 m2 11.816 m2 11.816 m2
m2
3.800 m2
3.582 m2 12.625 m2 14.446 m2 3.313 m2 3.313 m2 3.313 m2
3.313 m2 11.816 m2 11.816 m2 11.816 m2
22.876 m2
m2 LDN Architects 57 - 59 Bread Street, Edinburgh EH3 9AH
T: 0131 222 2900
23.487 m2
3.582 m2
3.800 m 2
20.109 m2 3.313 m2 20.109 m2 3.313 m2 20.109 m2 3.313 m2
F: 0131 222 2901
22.876 m2 23.487 m2
20.109 m2 20.109 m2 20.109 m2
m2
Job Title: LIVING SPACE 24.097 m2 23.865 m2
20.987 m2 20.987 m2 20.987 m2
LIVING SPACE
0959 Imperial Grain Store 24.097 m2 23.865 m2 LIVING SPAC
20.987 m2 20.987 m2 20.987 m2
m2 13.401 m2 3.891 m2 3.983 m2 14.660 m2
3.261 m2 12.408 m2 12.408 m2 12.408 m2
BEDROOM 13.401 m2 3.891 m2 3.983 m2 14.660 m2
3.261 m2 3.261 m2 3.261 m2
BEDROOM
12.408 m2 3.261 m2 12.408 m2 3.261 m2 12.408 m2 3.261 m2
Drawing Title:
m2
4.198 m2 12.042 m2 7.347 m2 7.021 m2 14.660 m2
11.229 m 2
4.198 m2
11.229 m 2
4.198 m2
11.229 m 2
4.198 m2
BEDROOM
Options Appraisal 12.042 m2 7.347 m2 7.021 m2 14.660 m2
m2 5.067 m2 BATHROOM
Option 2a - Office and Residential Use
11.229 m2
4.198 m2
11.229 m2
4.198 m2
11.229 m2
4.198 m2
m2 39.198 m2
13.331 m2 10.140 m2 8.353 m2 14.635 m2
12.306 m2 5.067 m2 12.306 m2 5.067 m2 12.306 m2 5.067 m2 BATHROOM
m 2
Drawing Number:
13.331 m2 10.140 m2 8.353 m2 14.635 m2
12.306 m2 5.067 m2 12.306 m2 5.067 m2 12.306 m2 5.067 m2 BATHROOM
11.421 m2 14.635 m2
3.202 m2
L(--)210 KITCHENDRAFT 10.647 m2 10.647 m2 10.647 m2
56.846 m2
11.421 m2m2
3.378 14.635 m2
3.582 m2 3.202 m2 10.647 m2 3.202 m2 10.647 m2 3.202 m210.647 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
23.122 m2 3.378 m2
Scale: Date: Drawn: Reviewed: 23.823 m2 3.582 m2 3.202 m2 3.202 m2 3.202 m2
KITCHEN
56.846 m2
56.846 m2
56.846 m2
85 m2
1:-200@A1 02.2010 TCG -- 23.122 m2 23.823 m2
39.198 m2 39.198 m2 VERTICAL CIRCULATION 20.885 m2 20.885 m2 20.885 m2
39.198 m2 20.885 m2
39.198 m 2
20.885 m2
39.198 m 2
20.885 m2
39.198 m2
39.198 m2 VERTICAL CIRCULATION
39.198 m2
39.198 m2 39.198 m2 39.198 m2 39.198 m2 VERTICAL CI
LATERAL CIRCULATION
LATERAL CIRCULATION
FLOOR LEVEL ROOF LEVEL LATERAL CIR
1st FLOOR LEVEL 2nd FLOOR LEVEL
1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
LIVING SPACE OFFICE SPACE

39.198 m2 39.198 m2 39.198 m2
39.198 m2 39.198 m2 39.198 m2
BEDROOM ANCILLARY 356.781 m2 57.105 m2 57.105 m2

OFFICE SPACE
OF
356.781 m2
703.629 m2
2
39.198 m 39.1982m2
39.198 m 39.198 m 39.1982 m2 39.198 m2
BATHROOM TOILETS ANCILLARYAN
356.781 m2 356.781 m2 57.105 m2 57.105 m2
756.223 m2 756.223 m2
2
KITCHEN KITCHEN TOILETS TO
84.779 m2 22.505 m 49.075 m2
VERTICAL CIRCULATION VERTICAL CIRCULATION

m2 39.198 m2 756.223 m2 756.223 m2 KITCHEN KIT
46.634 m2 59.480 m2 48.545 m2 18.868 m2 48.545 m2 18.868 m2

LATERAL CIRCULATION LATERAL CIRCULATION 59.480 m2
36.435 m2 49.075 m2 24.587 m2
VER
VERTICAL CIRC
39.417 m2 39.417 m2
ROOF LEVEL
OFFICE PLANT SPACE
30.200 m2
39.417 m2
30.200 m2
39.417 m2 59.480 m2 18.868mm

48.545 m259.480 2
2 48.545 m2 18.868 m2
LAT
LATERAL CIRC
59.480 m2 48.545 m2 18.868 m2
39.417 m2 39.417 m2 59.480 m2 48.545 m2 18.868 m2
30.200 m2
39.417 m2
30.200 m2
39.417 m2
78 m2 OF
OFFICE PLANT
59.480 m2 48.545 m259.480 22
18.868mm 48.545 m2 18.868 m2
57.997 m2
OFFICE SPACE 57.997 m2
757.132 m2
2
757.132 m
ANCILLARY
57.997 m2 57.997 m2
757.132 m2 757.132 m2
TOILETS
KITCHEN 39.198 m 2
39.198 m 2 39.198 m 2
39.198 m2 39.198 m2 39.198 m2
2
39.198 m2 39.198
39.198 m2 m
2 39.198
39.198 m2 m 39.198 m2

LATERAL CIRCULATION DELIVERY FLOOR LEVEL INTERMEDIATE FLOOR LEVEL DISTRIBUTION FLOOR
OFFICE PLANT SPACE DELIVERY FLOOR LEVEL INTERMEDIATE

DELIVERY FLOOR FLOOR
LEVEL LEVEL DISTRIBUTIONFLOOR
INTERMEDIATE FLOORLEVEL DISTRIBUTION FLOOR
39.198 m2
39.198 m2
27.384 m2 27.384 m2
26.605 m2
605.384 m2
2 2
26.605 m 26.605 m 26.605 m2 26.605 m2
26.605 m2 12.913 m2
A A
83.020 m2
1,675.545 m2
26.605 m 2 12.913 m2
26.605 m2 26.605 m2 26.605 m2 26.605 m2
605.384 m2
26.605 m2
27.384 m2 27.384 m2
39.198 m2 39.198 m2
SILO GROUND, FIRST, SECOND, THIRD, FOURTH & FIFTH - OFFICE SPACE SILO PLANT - OFFICE PLANT SPACE
86
Future Development
Strengths:
• Existing open floor plates maximise potential for flexibility of
layouts.
• Existing building is retained and used.
• Compartmentation of units easy to achieve due to concrete
structure.
Weaknesses:
• Loss of the reading of the existing building due to the extent of
demolition required.
the building.
• Cost of alteration can be difficult to estimate.

Roof £500,647
Stairs £400,000
Internal walls/doors £2,121,611
FF&E £607,626
Sanitary £437,915
Contingency @ 10% £3,167,092
87
Future Development
Option 4
Description
Demolition of the internal silo structure, retaining the outer silos only to
support and retain the existing elevations. New floors provided to form
spaces for exhibition/museum use. The floors of the existing elevator
tower are utilised for museum office use. The ground and first floor of the
elevator tower (including it’s mezzanine level) are redeveloped to provide
essential visitor accommodation.
residential units.
units.
• Tower ground and first floor redeveloped to provide essential visitor
facilities (toilets, cafe, kitchen and reception space).
88
Future Development
ROOF LEVEL
ROOF LEVEL
4TH FLOOR LEVEL
4TH FLOOR LEVEL
3RD FLOOR LEVEL
3RD FLOOR LEVEL
2ND FLOOR LEVEL
2ND FLOOR LEVEL
ROOF LEVEL
ROOF LEVEL


SILO THIRD
SILO THIRD
DELIVERY BINS
SILO THIRD NEW CURTAIN

DELIVERY BINS GLAZED FACADE
NEW CURTAIN
SILO SECOND GLAZED FACADE
NEW CURTAIN SILO SECOND

GLAZED FACADE
SILO SECOND
SILO FIRST
55.815 m2 SILO FIRST
DELIVERY FLOOR LEVEL GALLERY OFFICES
55.815 m2
SILO FIRST
INTERMEDIATE FLOOR LEVEL GALLERY OFFICES
EXHIBITION SPACE
GALLERY OFFICES INTERMEDIATE FLOOR LEVEL
GROUND LEVEL SILO GROUND

EXHIBITION SPACE
PLANT SPACE
EXHIBITION SPACE GROUND LEVEL SILO GROUND
PLANT SPACE
SILO GROUND
PLANT SPACE

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

8 m2 39.198 m2
39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
775.072 m2
355.142 m2
EXHIBITION SPACE
775.072 m2
355.142 m2 EXHIBITION SPACE
EXHIBITION OFFICE/SUPPORT SPACE
or RECEPTION AT GROUND FLOOR EXHIBITION SPACE OFFICE
EXHIBITION
or RECEPTION AT G
NEW VERTICAL CIRCULATION 310.801 m2 310.801 m2 310.801 m2 EXHIBITION OFFICE/SUPPOR
or RECEPTION AT GROUND F
NEW VERTICAL CIRC
310.801 m2 310.801 m2 310.801 m2
TOILETS NEW VERTICAL CIRCULATION
TOILETS
8 m2 39.198 m2 KITCHENS or CAFE AT GROUND FLOOR TOILETS
39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 KITCHENS or CAFE A

PLANT SPACE KITCHENS or CAFE AT GROU
39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
SILO HOLE (TO ACCESS SERVICES)

ROOF LEVEL PLANT SPACE
PLANT SPACE
DELIVERY 1st FLOOR LEVEL 2nd FLOOR LEVEL SILO HOLE (TO ACC
FLOOR LEVEL DELIVERY 1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL SILO HOLE (TO ACCESS SERV
FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
39.198 m2
39.198 m2 EXHIBITION SPACE
28.207 m2
EXHIB
28.207 m2 ANCILLARY
ANCIL
26.605 m2
TOILETS
26.605 m2
TOILET
KITCHEN
A KITCH
A VERTICAL CIRCULATION
3,732.219 m2
ALL SILO REMOVED RETAINING ONLY OUTER SILOS AS PART OF FACADE RETENTION VERTIC
3,732.219 m2
ALL SILO REMOVED RETAINING ONLY OUTER SILOS AS PART OF FACADE RETENTION NEW CURTAIN
GLAZED FACADE SERVICE ZONES
NEW CURTAIN
EXHIBITION SPACE GLAZED FACADE SERVIC
26.605 m2
26.605 m2
ANCILLARY
TOILETS
KITCHEN 28.207 m2 33.798 m2 NEW CURTAIN

A 28.207 m2
GLAZED FACADE
33.798 m2 NEW CURTAIN
GLAZED FACADE
39.198 m2
39.198 m2
NEW CURTAIN
GLAZED FACADE SERVICE ZONES
SILO GROUND, FIRST, SECOND, THIRD - EXHIBITION SPACE

SILO GROUND, FIRST, SECOND, THIRD - EXHIBITION SPACE
33.798 m2 NEW CURTAIN

GLAZED FACADE
39.198 m2 39.198 m2
153.858 m2
50.097 m2
VOID 183.723 m2
29.618 m2
123.208 m2
39.198 m2 39.198 m2
INTERMEDIATE INTERMEDIATE FLOOR

FLOOR LEVEL MEZZANINE LEVEL
89
Future Development
Strengths:
• New open floor plates maximise potential for flexibility of layouts.
• Most of existing building is retained and used.
Weaknesses:
• Substantial demolition required. Loss of the reading of the existing
building due to the extent of demolition required.
the building.
• Substantial cost involved in redeveloping the building.
• New public building difficult to service within the context of a
working port.

Roof £1,234,442
Stairs £895,000
FF&E £2,673,646
Sanitary £450,000
Contingency @ 10% £5,934,895
90
Future Development
Option 5
Description
Repair of the whole building and alteration only necessary to support the
building for use as a museum.
This option retains the whole building and its existing machinery and
equipment in its current state. Alteration and refurbishment of part of
the elevator tower is proposed to provide support accommodation for
museum use and new circulation elements are added to provide access.
• Existing machinery and plant retained throughout
• Upper tower floors retained as existing.
• Main distribution retained as existing.
• Ground floor beneath silos retained as existing.
• New services provided to suit current standards
• Tower ground and first floor redeveloped to provide essential visitor
facilities (toilets, cafe, kitchen and reception space).
• Ground floor beneath silos retained as existing.
• Landscaping of site and external works to access the site.
91
Future Development
ROOF LEVEL
4TH FLOOR LEVEL
3RD FLOOR LEVEL
2ND FLOOR LEVEL
ROOF LEVEL

X X
DELIVERY BINS
GROUND LEVEL
PILED FOUNDATIONS
LIFT AND STAIRWELL
VOID
MUSEUM/EXHIBITION SP
NEW VERTICAL CIRCULA

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2
MUSEUM/EXHIBITION SPACE
NEW VERTICAL CIRCULATION INTERMEDIATE FLOOR LEVEL 1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL
39.198 m2 39.198 m2
LEVEL ROOF LEVEL
41.781 m2
153.858 m2
39.198 m2
50.097 m2
VOID
29.618 m2
123.208 m2 NEW VERTICAL CIRCULATION
RECEPTION/OFFICE
TOILETS
39.198 m2 39.198 m2 39.198 m2 41.426 m2
CAFE
DELIVERY FLOOR LEVEL DELIVERY FLOOR DISTRIBUTION FLOOR PLANT SPACE

MEZZANINE LEVEL
41.781 m2
A A
39.198 m2
NEW VERTICAL CIRCULATION
RECEPTION/OFFICE
TOILETS
41.426 m2
CAFE
PLANT SPACE SILO PLANT - OFFICE PLANT SPACE
92
Future Development
Strengths:
• Minimal intervention required to provide the accommodation
outlined above.
• Existing open floor plates retained as existing and significance
protected.
• Existing process are communicate din their entirety and significance
protected.
• Community or public benefit offered.
Weaknesses:
• Substantial costs required to maintain the building and its
equipment.
• Health & Safety and security concerns difficult to manage in the

Structure £365,342
Roof £952,575
Stairs £695,000
Finishes & Decoration £988,713
FF&E £53,517
Sanitary £200,000
Contingency @ 10% £1,593,730
93
Future Development
Useable Area and Cost Comparison
Useable Area: Indicative Const. Cost: Cost / m2

Option 1 n/a £5,900,000 n/a
Option 2 6,633 m 2
£23,300,000 3,513
Option 2a 4,000 m 2
£17,850,000 4,462
Option 3 32,433 m 2
£66,100,000 2,038
Option 3a 13,900 m 2
£34,900,000 2,510
Option 4 22,000 m2 £65,250,000 2,967
Option 5 10,750 m 2
£16,900,000 1,573

Comparative New-build Construction Rates:

m2 rate for commercial housing (refurbishment) = £ 750 - £1,000 per/m2
m2 rate for commercial offices (refurbishment) = £ 500 - £750 per/m2
m2 rate for commercial housing (new-build) = £1,500 - £1,600 per/m2
m2 rate for commercial offices (new-build) = £1,300 - £1,500 per/m2
94
Bibliography
Bibliography
The Australia ICOMOS Charter for the Conservation of Places of Cultural

Significance - 1979” Burra Charter”
Historic Scotland - July 2009 Scottish Historic Environment Policy
The Scottish Government - 2010 Scottish Planning Policy
TAS Fortune - 1934 Selection of papers describing the design and
construction of the Grain Warehouse
Le Corbusier - 1923 Vers Une Architecture.
Gifford, J - 1984 The buildings of Scotland: Edinburgh. Penguin Books
Ltd, London.
Historic Scotland - 29th March 1995 Listing description for the Imperial
Grain Warehouse
Forth Ports PLC - International Ship and Port Security Code and associated
port security legislation
The Dock & Harbour Authority Journal, October 1924
The Dock & Harbour Authority Journal, September 1928
Mowat S - 1994 The Port of Leith: Its History and Its People., Fort Ports
and John Donald, Edinburgh
Forth Ports - December 2009 Leith Renewable Energy Plant:
Environmental Assessment Scoping Report by Sinclair Knight Merz in
association with Jones Lang LaSalle.
Forth Ports - Biomass publicity exhibition banners and panels for Port of
Rosyth.
95

Forth Ports Imperial Grain Silo Demoltion. Main Report

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Forth Ports Imperial Grain Silo Demoltion. Main Report

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LDN Architects

Imperial Dock Grain Warehouse

Architects & Lead Consultants:

Structural/ Civil Engineer:

Imperial Dock Grain Warehouse

It also sets out a framework for creating a comprehensive permanent

Timeline History & Historical Images

c1329 - 1904 Development of the Site

1906 - 1934 Grain Storage Development

1934 - 1960 Imperial Grain Store

1960 - 2010 Further Alterations & Additions

Imperial Dock Grain Store under

Imperial Dock Grain Store under

Imperial Dock Grain Store following

Imperial Dock Grain Store c1934.

Grain sacks being loaded onto delivery

Edinburgh Dock Grain Store, 1938

Grain being unloaded from a ship hold

Start of foundation works for the first

Foundation works for the first storage

Construction of the first storage

Construction of the first storage

View toward the Imperial Dock Grain

Start of foundation works for the

Construction of the second storage

Construction of the second storage

Construction of the second storage

Construction of the second storage

Imperial Dock Grain Store c1967

View of Imperial Grain Store following

View of Imperial Grain Store following

View of Spout Floor following closure,

View of ground Distribution Floor

View of Distribution Floor following

View of Elevator Tower Top Floor

View of Imperial Grain Store following

View of Imperial Grain Store following

Drawing of East Elevation by Leith

Drawing of West Elevation by Leith

Drawing of South Elevation by Leith

Drawing of North Elevation by Leith

Drawing of Silo plans layout from

Drawing of Longitudinal Section by

i The Dock & Harbour Authority Journal, October 1924

VOID THROUGH BUILDING

The grain store is served by two pneumatic ship-discharging plants,

The purpose of this statement is to describe what characteristics of

5. Cultural Significance of any monument, whether of national

Level of Significance Importance Conservation Policy

The Imperial Dock Grain Warehouse (C overall)

Image © The Scotsman Publications Ltd. Licensor www.scran.ac.uk

SI11 The original metal-framed windows of the Grain E

SC10 The Grain Warehouse’s built form, orientation and massing C

SA6 Earlier precedents for the Imperial Dock Grain Warehouse C

The Statement of Significance identifies that the Imperial Dock Grain

• The collation and cataloguing of all archival information.

All records should be deposited with RCAHMS.

The following desktop study of comparator grain stores in the UK and

No.1 Grain Elevator, Salford Manchester (1898): Built on Trafford Wharf,

Selected Comparators - International Grain Silos

Gowanus Elevator, Brooklyn (1922): Two elevated horizontal gantries and

Great Northern Elevator, Buffalo (1897): An intermediate steel grain

Selected Comparators - International Grain Silos

Kalininsky Grain Elevator, Russia (date unknown):