Refiring The Pipe Factory

Invitation for Expressions of Interest for architect-led design services


The Pipe Factory’ is an ornate brick, grade B listed, former factory of clay smoking pipes at 42 Bain
Street in the heart of Glasgow’s Barras market.
The building was considered at risk until 2015 when grant aid from the Scottish Government’s
Regeneration Capital Grant Fund (RCGF), via the Calton-Barras Action Plan, helped save the structure
through repairs to the roof, windows and fabric. Since then, The Pipe Factory has been used mainly
for exhibitions, artist studios and occasional events.
Following several years of creative and community use, the building was due to be sold on the open
market. Friends of The Pipe Factory (FoTPF) is a Community Interest Company (CIC) and was
founded in May 2020. With finance from Nesta’s Arts and Culture Impact Fund as well as other social
investors, FoTPF purchased the building in March 2021.
The CIC founding members are INCH Architecture + Design Ltd, Articulate Cultural Trust and Strange
. Friends of The Pipe Factory has a strong board with a wide range of skills and experience, and
we are in the process of appointing additional directors to support us in the next stage of our journey.


To repair, protect and re-imagine The Pipe Factory for the long-term benefit of our three communities:
young people from marginalised communities; the local community of Calton and the Barras; and
early-career artists, architects and designers.


To refurbish the building and develop a creative home and hub for our three communities, with high
quality space for small businesses and social enterprises, as well as flexible and accessible public
space for a range of activities aligned with our mission.
The refurbishment works will include the following key improvements within an overall
development package to provide infrastructure to support key activities and uses:

● repair of the historic building fabric and features;
● installation of an external lift and fire-resistant second staircase;
● insulation and energy efficiency improvements;
● a low carbon heating system;
● new services throughout.

The upgraded building will provide a container for enterprise with a focus on education, creativity,
and pathways to employment.

Programming of the public areas will focus on celebrating the heritage of the building and local area;
increasing access to the arts, architecture and design; providing skills development and training; and
bringing our communities together.

The proximity of activities within the building will help break down barriers between different
disciplines and cultural and socio-economic backgrounds, which together with local businesses and
cultural activity will help create new connections within the wider area.

FoTPF wish to demonstrate the technical opportunities to decarbonise a historic building and ensure
affordable running costs in the long term, utilising the refurbishment process to maximise local
economic benefit and provide opportunities for our three communities wherever possible.
Current status of refurbishment work

Since buying the building in May 2021 FoTPF have:

● Submitted a pre-planning application for the refurbishment and received positive feedback
from GCC Planning Department.
● Installed an accessible toilet and kitchenette on the ground floor and made safety and
security improvements elsewhere in the building.
● Commissioned a RIBA stage 2 report, including brief, outline design, and QS cost plan. The
cost plan was updated in June 2022.
● Been invited to submit applications to the National Lottery Heritage Fund and RCGF Round
10 (2023-24).

To date design and architectural services have been provided by INCH Architecture + Design Ltd.
The estimated capital cost of the refurbishment excluding design team fees is £2.5m (ex VAT)
including forecast inflation.

Subject to the outcome of funding applications, planned site start is Q4 2023-Q1 2024.

Scope of services

FoTPF intend to appoint an architect-led design team to provide the design services required to
review the current proposals and provide proposals to secure planning/ listed building consent,
complete RIBA stages 3 and 4, to oversee the delivery of works during RIBA stage 5, and to support
the building handover in RIBA stage 6.

Specific areas of focus for further work include the proposed external lift shaft, the low carbon and
energy efficiency design, and the heritage conservation requirements1.

Due to the grant funded nature of the project, the contract for services may be paused or ended
after the completion of any RIBA stage.

FoTPF intend to instruct RIBA stage 3 initially, with a planned contract start of September 2022.

Expression of Interest

FoTPF invite Expressions of Interest from architects, architectural practices and design teams who
can demonstrate and illustrate the following expertise:

● Experience of working on the refurbishment of listed buildings.
● Experience of integrating low carbon technologies and energy management strategies in the
delivery of building refurbishment projects.
● Experience of working with clients with a social purpose.
● Experience of creating opportunities for community engagement during the development
and delivery process.
● Experience of the use of traditional building techniques in the repair of historic buildings.
● Experience of working on projects largely funded by public grant funding.
● Experience of working collaboratively with other architects, engineers or industry
● That the practice has sufficient resources to undertake the work in the proposed timescales.

We would welcome applications from teams that have collaborated.

Insurances and Indemnities

Practices or teams will be required to demonstrate they have an aggregate public liability cover up
to £10,000,000 and have relevant Professional Indemnity Insurance.


This is the first step in a two-stage process. EOI submissions will be reviewed and a longlist of
candidates will be invited to interview. Following the interview, FoTPF expect to invite 6-8
candidates to submit a response to an Invitation to Tender (ITT).

EOI format

FoTPF will consider submissions of no more than four pages of A4 in pdf format which present a 500
word outline of your approach for this commission, demonstrating the experience noted in the
requirements section above, supported with illustrations as appropriate.
The deadline for Expressions of Interest is 5pm on Friday 29th July. FoTPF expect to issue the ITT to
shortlisted candidates by the 15th August, with a deadline for responses of 9th September. Apart
from the EOI deadline, these dates are provisional.


FoTPF do not yet have full funding for the anticipated costs of RIBA stage 3, but we expect to have
the required resources in September 2022. We will discuss our financial position with the appointed
provider in advance of any instruction. We are beginning the procurement process at this stage to
inform our budgets and to allow us to make timely progress against the required timescales of our
intended funders.

Open and competitive process

This process is open and competitive. The evaluation and interview panels will consist of FoTPF
directors not connected to INCH Architecture + Design, as well as an external advisor, Prof. Gordon
Murray PPRIAS. All panel members will declare any conflicts of interest as part of the evaluation of
the Expressions of Interest or subsequent tenders.


For further information please contact, cc’ing