Duneridge Co-Housing Development Forres, Scotland
KORE case studies offer an inside look at how our EPS solutions perform in real-world applications. The following case study is on an affordable housing development in Scotland. KORE’s Insulated Foundation System was used to achieve U-value of 0.10W/m2K in the floor.
Case Study Details
Project Name: Duneridge Co-Housing Development at Findhorn Eco Village
Developer: Green Leaf Design and Build
Products Used: Low Carbon KORE’s Insulated Foundation System
KORE Representative: Davin Flynn
A Word from our Sales Manager
“As National UK Sales Manager for KORE Insulation, I’m always encouraged to see projects where sustainability is not treated as an afterthought, but as a driving principle from day one. Our recent involvement in a construction project in Forres, Scotland, delivered in partnership with Jay Caddy of Green Leaf Design and Build, is a great example of this approach in action.
From the outset, Jay and his team were clear in their objectives: the project needed to achieve high levels of energy performance while also addressing the often overlooked challenge of embodied carbon. With increasing pressure across the industry to build not just efficiently, but responsibly, the specification of materials and systems played a critical role in meeting these goals.
KORE’s low carbon insulated foundation system was selected as a key component of the build. This decision was driven by its ability to significantly reduce embodied carbon compared to traditional foundation methods, while also delivering excellent thermal performance. By integrating insulation directly into the foundation system, the build benefited from a more streamlined construction process, reducing both material usage and on site labour.
Speed of installation was another important factor for the project team. In a climate like Scotland’s, minimising time on site can make a substantial difference to programme certainty. Our system allowed Green Leaf Design and Build to accelerate the foundation stage without compromising on quality or performance, helping to keep the overall project on track.
What stood out most in this collaboration was the alignment between client, contractor, and supplier. Sustainability targets were clearly defined, and every decision from design through to product selection was made with those targets in mind. It’s this level of joined-up thinking that will ultimately drive meaningful change across the construction sector.
We’re proud to have supported Jay Caddy and the Green Leaf team on this project in Forres. It demonstrates how innovative, low carbon solutions can be implemented in real world builds today delivering not only environmental benefits, but also practical advantages in terms of speed, efficiency, and long term performance.
At KORE Insulation, we remain committed to working with forward-thinking partners to help shape a more sustainable built environment across the UK.”
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KORE’s Insulated Foundation System installed -
Woodcrete Wall Build up on our Insulated Foundation System -
District Heating -
Green Roof & Solar Panels
Findhorn Eco Village using KORE Insulated Foundation System
KORE Insulation, in collaboration with Green Leaf Design & Build, were proud to supply our Insulated Foundation System to a community-led affordable housing development ‘Findhorn Eco Village’ in Forres, Scotland.
Led by Ekopia, a Social Investment Company who have secured Rural Housing Fund (Scottish Government fund) and supported by local stakeholders, the project was developed to address a growing affordability gap by delivering high-quality, energy-efficient homes at accessible price points.
The development was delivered in three distinct clusters:
• East Cluster
• West Cluster
• Central Cluster
This phased approach enabled a scalable, repeatable construction model aligned with modern methods of construction (MMC).
The objectives of this project were to deliver affordable homes within a high-demand local market whilst achieving low-energy, high-performance building standards. Utilise modern construction methods to improve programme efficiency and to ensure long-term sustainability and low running costs for homeowners, whilst integrating systems that support repeatability across multiple phases
The Solution
Working alongside Green Leaf Design & Build, the project adopted a fabric-first, MMC-led strategy, combining innovative materials with efficient construction processes.
KORE Insulated Foundation System
KORE supplied our Insulated Foundation System, which is designed to:
- Simplify construction sequencing
- Reduce labour and time on site
- Deliver consistent, high-performance outcomes
A key element of the solution was the use of a bespoke L-shaped EPS profile, specifically adapted to suit the wall system used on the project.
Technical Detail: Foundation Meets Structure
This project utilised a Woodcrete ICF system, a mineralised wood-based insulated concrete formwork, rather than traditional EPS ICF.
Key Integration Features:
- Foundation detail engineered to interface seamlessly with Woodcrete ICF blocks
- Maintains continuous insulation at the wall-to-floor junction
- Minimises thermal bridging at a critical construction detail
- Supports compliance with low-energy building standards in Scotland/UK
This demonstrates the flexibility of KORE’s system to integrate with alternative structural methods, not just conventional EPS ICF.
Programme & Delivery Benefits
The cluster-based layout enabled:
- Repeatable foundation designs across units
- Faster installation through standardised detailing
- Reduced construction complexity across phases
- Improved coordination between trades
On-Site Advantages:
- Reduced excavation and concrete works
- Elimination of multiple foundation stages
- Faster path to superstructure installation
- DIY approach with less manpower
- Greater programme certainty
Sustainability Impact
The development aligns strongly with both KORE’s and Green Leaf Design & Build sustainability goals:
- Fabric-first approach reduces operational energy demand
- High-performance envelope supports low heating requirements
- Efficient foundation design contributes to reduced material use
- Supports delivery of affordable homes with lower lifetime costs
This is particularly important in community-led housing, where long-term affordability is directly linked to energy performance.
District Heating & Ultra-Low Energy Demand
A key feature of the development is its innovative low-temperature district heating network, designed to significantly reduce energy demand and operational costs across the community.
The system is powered by a central renewable energy centre, distributing heat through low-temperature district heating pipes to homes across each cluster.
Due to the high-performance building fabric and airtight construction, the heating requirements of each home are extremely low.
This is demonstrated by the system design:
- 1 x 8.5kW heat pump for the West Cluster, 1 x 8.5kW heat pump for the Central cluster and a 11.2kW for the East Cluster which is a high temperature distribution system
This equates to shared, ultra-efficient heating across multiple dwellings, highlighting just how little energy is required to maintain comfort.
Funding & Delivery Model
The project utilised a blended funding model, including:
- Rural Housing Fund (Scottish Government)
- Developer Land Subsidies
- Shared Ownership Structures
This model demonstrates how innovative construction and innovative funding can work together to unlock housing delivery.
Why This Project Matters
- Demonstrates System Flexibility
KORE’s foundation system successfully integrates with non-traditional ICF systems, expanding its application across different markets and construction methods.
- Enables Scalable Housing Delivery
Cluster-based construction supports repeatability, efficiency, and programme certainty, key for larger housing schemes.
- Supports Low-Energy Living
By focusing on performance at the foundation stage, the project contributes to long-term energy savings for occupants.
- Aligns with Future Construction Trends
Combines:
- MMC
- Fabric-first design
- Community-led development
- Low-carbon thinking
This project demonstrates how innovative foundation design, when combined with modern construction methods and strong collaboration, can play a critical role in delivering affordable, sustainable housing at scale.
KORE Insulation continues to support forward-thinking developments across Ireland and the UK, providing engineered solutions that deliver performance from the ground up.
We would like to thank Jason Caddy, founder of Green Leaf Design and Build for trusting in us with the most critical stage of this project, and we look forward to future collaboration.
PHOTOS OF WORKS IN PROGRESS
Davin Flynn
National UK Sales Manager
Davin Flynn has been a Sales Manager for KORE since the beginning of 2024. With over 12 years of experience in the construction industry, and is currently studying a masters in construction innovation in Galway. Davin is based in Donegal, servicing the north of Ireland, and the U.K.
You can reach Davin by email or by phone on +353 87 1842 192