A couple have successfully won a battle to demolish a £1million house and replace it with a £4million mansion. Rory and Kate Hunter purchased Jocks Hill House in Linlithgow, West Lothian, for £920,000 and subsequently drew up plans to tear it down.
Green Agenda Drives Demolition Plans
The Hunters argued that the existing property needed to be replaced with an energy-efficient home to align with the government's green agenda. They claimed that the house had lost much of its 'original fabric' due to poor-quality upgrades and extensions, making retrofitting less viable.
West Lothian Council initially rejected the proposal, stating that demolition would negatively impact the Linlithgow Palace and High Street conservation area. However, the couple appealed to the Scottish Government and have now been granted permission to build their new six-bedroom luxury home.
Cost Comparison: Retrofit vs New Build
Figures calculated on behalf of the Hunters indicated that retrofitting the existing property would cost approximately £4.8million, while constructing a new build would cost £4.1million. This financial analysis supported their case for demolition.
An appeal document lodged on their behalf stated: 'Mr and Mrs Hunter aspire to achieve excellence in creating an energy-efficient home, in line with the government’s drive to reduce carbon emissions arising from domestic energy consumption. Following the purchase of Jocks Hill House, early cost advice was obtained on adapting and retrofitting the existing property to meet these objectives. However, both externally and internally, much of the original fabric of Jocks Hill House has already been lost as a result of poor-quality upgrades and extensions. The outcome of the cost exercise, together with the current condition of the house, led the Hunters to pursue the proposal now under consideration.'
The document added: 'The proposed replacement represents the most appropriate, sustainable, and context-sensitive architectural solution for Jocks Hill, safeguarding heritage, landscape, and environmental value, while establishing a benchmark for a high-quality, low-carbon, site-specific family home.'
Government Reporter Overturns Council Decision
Government reporter Jane Smith said: 'I am satisfied the proposed demolition, subject to the conditions imposed, would preserve or enhance the character and appearance of the conservation area.' This overturned the council’s stance, which had argued that the original building was of 'architectural and historic interest' and contributed positively to the conservation area, meaning demolition would neither preserve nor enhance it.
Conditions imposed on the Hunters include restrictions on when work can take place and requirements to submit plans detailing how they will minimise noise, dust, and vibrations. They have three years to complete the project.
