Empty 19th Century villa costs its owners over £1 million

by LESTER CROSS

A once-splendid early 19th Century classical villa by the banks of the River Tweed is to be marketed by estate agents seventeen years after the charity which owns it vacated the property.

Gattonside House, near Melrose, a former care home run by the Brothers of Charity [BOC] (Scotland), fell victim to vandals and to thieves who stole the roof lead after the religious order moved out in 2007. 

There have been a number of attempts since then to take forward plans aimed at converting the B Listed house into 15 flats with new build homes in the substantial grounds. But after development schemes were abandoned, the BOC Trustees were forced to take drastic action to safeguard the crumbling structure.

In 2022, Scottish Borders Council planners approved the installation of a temporary roof and scaffolding for a period of two years to enable permanent restoration of the damaged roofing timbers and slates. 

But now it has been revealed the extensive repairs to the roof have not been carried out. And agents for the Trustees have applied to the council for an extension to the current short-term measures. 

Solicitor Sandy Fowler, of the agents, Harper Macleod, explains in a report backing the fresh application for Listed Building Consent: "Whilst the dampness has now dried out as a result of the temporary roof being erected, it has been reported that wet rot and dry rot have spread throughout the building, including into the roof beams. 

"As a result, it is not feasible to simply replace the lead roof in isolation without undertaking significant further restoration works required to the residual building. Even if it were possible to complete the roof works in isolation without further addressing the wet and dry rot, our client has a very real concern that if the Council were to mandate the roof to be replaced at this point in time, then the replacement roof will simply be stolen once again whilst the building remains unoccupied."

Mr Fowler says Gattonside House is currently uninhabitable and will continue to remain unoccupied. 

He adds: "To evidence this concern, despite the continued existence of security fencing over the site, there is evidence that the site continues to be breached by intruders. Our clients are a charity, and to date, they have incurred significant expense in erecting the scaffolding and installing the temporary roof (approximately £900,000) and erecting and maintaining security fencing at a cost of approximately £120,000 per annum."

The initial cost of simply replacing the lead roof (without undertaking the further works required) have been estimated at approximately £850,000. 

"To sufficiently restore the roof will therefore involve addressing the wet and dry rot throughout the property, and given the vast sums involved, as well as the outlined security concerns, this will have to be completed by a developer as part of the overall restoration of the property under the Development Permission. The Property is currently in the process of being marketed with Savills to allow for a purchaser of the site to be found. 

According to Historic Environment Scotland's file on Gattonside House: "A well-detailed early 19th century Classical villa with additions by distinguished architects, John Smith, of Darnick, and Robert Lorimer, located beside the River Tweed overlooking the Eildon Hills. The bow-fronted, arcaded porch provides a striking central feature to the principal south facing elevation while inside, a fine top-lit inner hall with arcaded upper gallery is an important centre-piece to the arrangement of interior spaces, adding to the building's special interest.

"Between 1821-1824, Sir Adam and Lady Ferguson, close associates of Sir Walter Scott lived at Gattonside House. Following this the house was acquired by retired banker George Bainbridge who employed eminent local architect, John Smith of Darnick in 1824 to enlarge it."

The house was taken over by BOC in the early years of the 20th Century, and it functioned as St Aidan's Care Home for the charity until it was no longer required for that purpose. 

Ten years ago discussions were held between BOC and Rivertree Developments Ltd, a firm specialising in the conversion of large country houses with a view to forming a joint venture to ensure Gattonside's future. At the time it was estimated conversion work to produce 15 apartments would cost in excess of £2 million. However, the proposals did not proceed and a planning application was withdrawn in 2016.