NETHERURD HOUSE Blyth Bridge, , Peebleshire, EH46 7AQ Change of Use from Training Centre (residential institution Class 8) to Family Home (residential Class 9)

Planning Supporting Statement

50776 | January 2021

CONTENTS

1.0 INTRODUCTION

2.0 NETHERURD HOUSE

3.0 DEVELOPMENT PROPOSALS

4.0 DEVELOPMENT PLAN AND OTHER MATERIAL CONSIDERATIONS

5.0 SUMMARY AND CONCLUSIONS

Appendix A – Netherurd House, Summary of Marketing (Savills) Figure 1: SiteNetherurd Layout House, Change of Use Planning Supporting Statement Mr and Mrs O’Neill

Netherurd House, Change of Use Planning Supporting Statement Mr and Mrs O’Neill

1.0 INTRODUCTION

1.1 This planning supporting statement has been prepared by Ironside Farrar on behalf of Mr & Mrs Kevin & Lindsey O’Neill, who are seeking permission for the change of use of Netherurd House from a Girlguiding training centre (Residential Institution Class 8) to a family home (Residential Class 9).

1.2 Netherurd House was Girlguiding Scotland’s main training centre until its closure in March 2020. Several factors led to the closure including an increase in virtual training and low usage of the facility. In addition, COVID-19 has exacerbated financial issues which means it is no longer viable for the facility to continue to operate.

1.3 The capital receipt raised by the sale of Netherurd House for residential change of use will be reinvested into Girlguiding Scotland’s operations throughout Scotland. Time and money currently spent subsidising the centre will be invested into improving the overall members’ experience.

1.4 Nethererurd House will provide a wonderful family home for the O’Neill family, returning it to residential use as per its original intention and function from 1794 to 1952. The O’Neill’s private investment in building upkeep and maintenance will ensure the preservation of the Category B Listed 18th Century Mansion for future generations.

1.5 This statement sets out the contextual background of Netherurd House and justifies its change of use to a family home against the terms of the Development Plan and other material considerations.

IronsideFarrar Page 1 50776 / January 2021 Figure Netherurd2: Netherurd House, Change House of Use – Lots 1,2 & 3 Planning Supporting Statement Mr and Mrs O’Neill

Lot 3:

East Lodge

Lot 2: Garden Lot 1: House Netherurd House

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2.0 NETHERURD HOUSE Category B Listed Building

Site Context 2.5 The house is Category B listed. It has an impressive front façade with a pediment above over a pilastered doorway 2.1 Netherurd House is located approximately 37km from with a balcony and Palladian window above. The main house , 7.5km south of West Linton and 1.2km south-west is four storeys with a Victorian wing at the back which of Blyth Bridge in the . incorporates a conservatory.

2.2 The property is accessed from the public road via private 2.6 Many period features such as original timber work, cornicing driveways. The main access is to the east of the site leading to and fireplaces remain. The upper floors are accessed by a a short section of local road which then links with the A701. An beautiful front stairway with halls at each level. There are also additional secondary access leads directly to the A721. back stairs and a lift to the first floor.

History of Netherurd House 2.7 The change of use application will not have an impact on the Category B Listed Building and all special features of historic 2.3 Netherurd House is an 18th century country mansion within its interest will be preserved. Any refurbishment required over own grounds. The original house was erected between 1791 time will be agreed with Scottish Borders Council and Historic and 1794 by William Lawson of Cairnmuir and later sold to Environment Scotland where required. John White of Drumelzier. The house was altered and enlarged at various times. Netherurd House and Girlguiding Scotland

2.4 In 1942 Netherurd House was acquired by Major Edward 2.8 Girlguiding Scotland are selling Netherurd Estate, their main Thomson, an Edinburgh shipping business owner. Thomson training centre, and reinvesting the capital receipt from the had previously bought the neighbouring estate of Castlecraig sale into Girlguiding Scotland’s operations throughout which had been used as an auxiliary hospital for war Scotland. Furthermore, Girlguiding Scotland note that time wounded. His wife Betty was the first leader of the West Linton and money currently spent subsidising the centre will be Guides in 1924. In 1944 Edward and Betty allowed the Girl invested into improving the overall experience of members. Guide Association Scotland (now known as Girlguiding Scotland) to use Netherurd House and garden for a nominal 2.9 All activities ceased at the facility since March 2020. Several rent. In 1952 he gave the house and part of the grounds to factors led to the decision to close the facility including a shift Girlguiding Scotland outright as a training centre. in the way future training is being delivered, low usage of the

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facility by Girlguiding members and financial issues which have been further compounded by the impact of COVID-19. As a result, it is no longer viable for the facility to continue to operate. Sensitive financial figures are available to the Council upon request. Grirlguiding Scotland’s statement on the sale of Netherurd House, which is now considered to be a physically and economically obsolete facility, is set out in greater detail in Section 4.0 of this statement.

Netherurd House Sales Context

2.10 The Netherurd House Country Estate (27+acres) comprises the following three distinct parts marketed in three separate Lots (see Figure 2). Lot 1 is the subject of this application for a change of use to residential.

2.11 Lot 1. Netherurd House (24.91 acres) comprises an 18th century Georgian mansion with double drawing room, library, office, lounge/bar, dining room, kitchen and preparation rooms, conservatory and bedrooms. It also includes a staff flat and stores, outdoor activity spaces and camping areas.

2.12 Lot 2. Garden House (2.67 acres) comprises a purpose built modern external conference centre with 14 bedrooms, 2 lounges and conference hall. Lot 3. East Lodge (incl. 0.15 acres) is a one-bedroom lodge at the site entrance.

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Figure 3: Site Layout (extract from plan prepared by 3.0 DEVELOPMENT PROPOSALS Jefcoate Anderson Architects) Change of Use

3.1 Nethererurd House was erected and used for residential purposes for 158 years from 1794 to 1952. Since 1952 the building has been used as a training and activity centre by Girlguiding Scotland.

3.2 The proposed change of use being sought on behalf of Mr and Mrs Kevin & Lindsey O’Neill, is for the change of use of Netherurd House from a Girlguiding Scotland training centre (Residential Institution Class 8) to a family home (Residential Class 9) thus, returning it to a residential property.

3.3 The important private investment in its upkeep and maintenance should help to ensure the preservation of the Category B Listed 18th Century Mansion for future generations.

3.4 The house is currently suitable for residential occupation and therefore there are no physical alterations proposed to the building and grounds at this time. The applicant is very much aware of the historical and architectural merit of Netherurd House and its Category B Listed Building status – its local and national importance in that regard.

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4. DEVELOPMENT PLAN AND OTHER MATERIAL CONSIDERATIONS THE DEVELOPMENT PLAN

4.1 Using the information set out in the preceding sections, the 4.5 Policy 1B ‘The Spatial Strategy: Development Principles’ notes proposed change of use can be reviewed against policies that Local Development Plans will ensure that there are no contained in the Development Plan and other Material significant adverse impacts on the integrity of international Considerations. and national built or cultural heritage sites in particular World Heritage Sites, Scheduled Ancient Monuments, Listed 4.2 Sections 25 and 37(2) of the Town and Country Planning Buildings, Royal Parks and Sites listed in the Inventory of (Scotland) Act 1997 require that planning decisions are made Gardens and Designed Landscapes. in accordance with the Development Plan unless material considerations indicate otherwise. 4.6 The proposed change of use will ensure appropriate investment is made in the preservation of Netherund House for 4.3 The Development Plan is therefore the starting point for future generations. consideration of the proposal. The Development Plan consists of SESPlan 2013 and Scottish Borders Local Development Plan SCOTTISH BORDERS LDP 2016 2016. 4.7 The Scottish Borders Local Development Plan was adopted in SESPLAN 2013 May 2016 and contains the planning policies against which planning applications are assessed in the Council area. 4.4 SESPlan is the strategic planning document covering the City of Edinburgh, East Lothian, Fife, Midlothian, Scottish Borders 4.8 Within the Local Development Plan, the site is unallocated and West Lothian Councils, approved by Scottish Ministers in and outwith any settlement boundary. The site is classed as being in the countryside. June 2013 replacing the previous Structure Plan. The SESPlan

vision states that: 4.9 There are particular policies within the Scottish Borders Local Development Plan against which the proposed change of “By 2032, the Edinburgh City Region is a healthier, more use of Netherurd House should be assessed. All of the relevant prosperous and sustainable place which continues to be policies are supportive of proposals, outlined further in the internationally recognised as an outstanding area in which to table below. live, work and do business.”

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SCOTTISH BORDERS LOCAL DEVELOPMENT PLAN 2016 – POLICY DISCUSSION Policy Discussion POLICY HD2 - HOUSING IN THE COUNTRYSIDE POLICY HD2 - HOUSING IN THE COUNTRYSIDE

The Council wishes to promote appropriate rural housing development: The proposed change of use from a Girlguiding a) in village locations in preference to the open countryside where permission will only Scotland training centre (Residential Institution be granted in special circumstances on appropriate sites, Class 8) to a family home (Residential Class 9) is b) associated with existing building groups where this does not adversely affect their compliant with policy HD2 for the following character or that of the surrounding area, and reasons: c) in dispersed communities in the Southern Borders housing market area. (C) CONVERSIONS OF BUILDINGS TO A HOUSE These general principles in addition to the requirement for suitable roads access will be the starting point for the consideration of applications for housing in the a) Netherurd House is a category B listed countryside, which will be supplemented by Supplementary Planning Guidance, building that is of architectural and historic Supplementary Guidance on New Housing in the Borders Countryside and on merit. It is currently suitable for residential Placemaking and Design. use without conversion or any further …. intervention. (C) CONVERSIONS OF BUILDINGS TO A HOUSE Development that is a change of use of a building to a house may be acceptable b) The building is wholly intact and ready for provided that: residential use without any intervention. a) the Council is satisfied that the building has architectural or historic merit, is capable of conversion and is physically suited for residential use, c) No alterations are proposed or required to b) the building stands substantially intact (normally at least to wallhead height) and facilitate the change of use. the existing structure requires no significant demolition. A structural survey will be required where in the opinion of the Council it appears that the building may not The proposed change of use is therefore in be capable of conversion, and accordance with policy HD2 ‘Housing in the c) the conversion and any proposed extension or alteration is in keeping with the Countryside’. scale and architectural character of the existing building.

…. In ALL instances in considering proposals relative to each of the policy sections above, there shall be compliance with the Council's Supplementary Planning Guidance where it meets the terms of this policy and development must not negatively impact on landscape and existing communities. The cumulative effect of applications under this policy will be taken into account when determining impact.

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POLICY EP7 - LISTED BUILDINGS POLICY EP7 - LISTED BUILDINGS

The Council will support development proposals that conserve, protect, and enhance No alterations are proposed to the category B the character, integrity and setting of Listed Buildings. Internal or external alterations listed Netherurd House as part of this and extensions to Listed Buildings, or new developments within their curtilage, must application. The O’Neill’s private investment in meet the following criteria: building upkeep and maintenance will ensure a) be of the highest quality, the conservation and enhancement of the b) respect the original structure in terms of setting, scale, design and materials, whilst Category B Listed 18th Century Mansion for not inhibiting contemporary and/or innovative design; future generations. c) maintain, and should preferably enhance, the special architectural or historic quality of the building; The proposed change of use is therefore in d) demonstrate an understanding of the building's significance accordance with policy EP7 ‘Listed Buildings.

All applications for Listed Building Consent or applications affecting the setting of Listed Buildings will be required to be supported by Design Statements.

New development that adversely affects the setting of a Listed Building will not be permitted. The demolition of a Listed Building will not be permitted unless there are overriding environmental, economic, social or practical reasons. It must be satisfactorily demonstrated that every effort has been made to continue the present use or to find a suitable new use.

POLICY IS1 - PUBLIC INFRASTRUCTURE AND LOCAL SERVICE PROVISION POLICY IS1 - PUBLIC INFRASTRUCTURE AND LOCAL SERVICE PROVISION The Council will encourage the retention and improvements to public infrastructure and local services. This policy seeks to prevent the loss of public infrastructure, facilities and local services. 1. Development that might prejudice the future provision of those infrastructure and service improvements identified on the Proposals Maps will not be permitted. Until March 2020, Netherund House provided an outdoor activity and training centre for 2. Proposals that result in the loss of an existing public facility or local service may be Girlguiding Scotland whereby access to the supported if; facility was restricted to and under the control a) It can be adequately demonstrated that the existing facility or service is of Girlguiding Scotland only. Access was not financially unviable, and available to the public. b) It can be demonstrated that all reasonable attempts have been made to sell the facility or service as a “viable concern”, and

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c) It can adequately be demonstrated that the loss of the facility will not have an As it was an important facility for Girlguiding adverse impact on the settlement, and Scotland the Council may consider this policy d) the proposal will offer significant wider public and community benefits, and the relevant - as such we have considered the proposal does not detract from the character and amenity of the surrounding proposed change of use against it as follows. area. a) As outlined in further detail in section 4.20 – 4.24 below, the running of Netherurd House is now economically unviable (and physically and economically obsolete) for Girlguiding Scotland. Due to falling usage numbers (more recently less than 10% of members used the centre in any one year) the centre recorded significant financial deficits in 2018 and 2019. Netherurd’s closure in March 2020 due to COVID-19 placed additional strain on its finances. The shift to running more virtual training events – which allow for members living in remote locations to take part more easily – further reduced the potential future use of the centre. Girlguiding Scotland’s main priority remains its members and will ensure the time and money currently spent subsidising the centre will be invested into improving the overall member experience. b) Netherund House has been extensively marketed by Savills and all offers received have been to return it to a residential dwelling. There was no market demand for alternative commercial uses such as offices or a hotel (see section 4 and Appendix A). c) The loss of Netherund House as a Girlguiding facility will not have an adverse impact on the nearest settlements of Blyth Bridge and West Linton.

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d) The O’Neill’s private investment in building upkeep and maintenance will ensure the conservations and enhancement of the Category B Listed 18th Century Mansion for future generations. e) The change of use of Netherund House to a residential dwelling will not have an adverse impact on the character or amenity of the surrounding area.

The proposed change of use is therefore in accordance with policy IS1.

POLICY IS8 - FLOODING POLICY IS8 – FLOODING

At all times. avoidance will be the first principle of managing flood risk. In general terms, Policy IS8 is intended to encourage new new development should therefore be located in areas free from significant flood risk. development to areas away from significant flood risk. Development will not be permitted if it would be at significant risk of flooding from any source or would materially increase the probability of flooding elsewhere. The ability of Parts of the wider site are subject to a risk of functional flood plains to convey and store floodwater should be protected, and flooding from the Tarth Water. Netherurd House development should be located away from them. itself is outwith the flood envelope (see Figure Within certain defined risk categories, particularly where the risk is greater than 0.5% 4) and as this is a change of use application, annual flooding probability or 1 in 200 year flood risk, some forms of development will there is no development proposed within the generally not be acceptable. These include: wider site. a) development comprising essential civil infrastructure such as hospitals, fire stations, emergency depots etc., schools, care homes, ground-based electrical and In any event SEPA’s ‘Flood Risk and Land Use telecommunications equipment unless subject to an appropriate long term flood Vulnerability Guidance’ (July 2018) places risk management strategy; residential institutions within a ‘must vulnerable b) additional built development in undeveloped and sparsely developed areas. uses’ category and places residential dwelling houses within a less vulnerable (and as such Other forms of development will be subject to an assessment of the risk and mitigation more acceptable in flood risk terms) ‘highly measures. Developers will be required to provide, including if necessary at planning vulnerable uses’ category. permission in principle stage:

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a) a competent flood risk assessment, including all sources of flooding, and taking The proposed change of use is therefore in account of climate change; and accordance with policy IS8 ‘Flooding’. b) a report of the measures that are proposed to mitigate the flood risk.

The information used to assess the acceptability of development will include: a) information and advice from consultation with the council's flood team and the Scottish Environment Protection Agency; b) flood risk maps provided by the Scottish Environment Protection Agency which indicate the extent of the flood plain; c) historical records and flood studies held by the council and other agencies, including past flood risk assessment reports carried out by consultants and associated comments from the Scottish Environment Protection Agency, also held by the council; d) the Scottish Environment Protection Agency's Land Use Vulnerability Guidance.

IronsideFarrar Page 11 50776 / January 2021 Netherurd House, Change of Use Planning Supporting Statement Figure 4: NetherurdMr and Mrs O’Neill House Position relative to SEPA Flood Envelope (extract from plan prepared by Jefcoate Anderson Architects)

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Other Material Considerations

4.10 There are two important material considerations that should 4.15 They agreed a lotting programme with Girlguiding Scotland be taken into account in the determination of this to widen the interest. The property was also available to be application. purchased as whole.

(1) Viable Sale 4.16 Following soft marketing since the closure of the facility in early 2020 the property was put on the market on 2nd 4.11 Savills, the selling agent for the site, have set out a summary November 2020. The property was widely marketed and of the sales and marketing process carried out for the generated substantial interest. The interest and viewings Netherurd Estate (Appendix A). focused on the lots rather than the Estate as a whole. After a six-week period and several expressions of interest a closing 4.12 Savills note that the closure of Netherurd followed years of date was set date for offers to be submitted. financial assistance and investment by Girl Guiding Scotland to try and stem a tide of underuse and falling demand. 4.17 Savills received offers for the House (Lot 1) as a residential Unfortunately circumstances, including the recent COVID-19 dwelling, which was its former use prior to it being gifted to Girl restrictions meant the inevitable closure was made public in Guiding Scotland. There was no market demand for the summer and the sale was instructed in the autumn. alternative commercial uses such as offices or a hotel.

4.13 Savills also note that many other similar bodies have struggled 4.18 Netherurd House had a highly specialised use as operated by to continue operations such as Netherurd due to a change in Girl Guiding Scotland and that use is now economically and demand and ever-changing Health and Safety requirements. physically obsolete. A return to private residential use has Even with charities there is a prerequisite to be economically proved to be the only viable sales option. viable. (2) Girlguiding Scotland Funding 4.14 Savills were instructed following a tender process by the client. An independent property adviser to the client oversaw the 4.19 As discussed, the Netherurd Estate is now economically and process. Savills is an international firm with Commercial and physically obsolete as a specialised training centre for Hotel divisions as well a residential estate agency. As such Girguiding Scotland. As a result the association are selling it they were able to market the Estate widely. and reinvesting the capital receipt from the sale into their operations throughout Scotland. Girlguiding Scotland note that time and money currently spent subsidising the centre will

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be invested into improving the overall experience of encourage all our members to use it at every opportunity. members. This plan worked well initially and there was an increase in its use and its income. 4.20 Following a poor financial performance, a review was undertaken in 2014/15 which resulted in investment in "However, over the last 2-3 years, this increase has not been Netherurd based on a 5-year plan for improving business sustained and we have again seen fewer people coming and Netherurd has lost more money. “Each year we have performance. Although the initial results were positive, a low tried other avenues including holidays for Trefoil groups, percentage of usage has been experienced since 2017 with retreats for local churches, private family gatherings and less than 10% of the membership using the centre in any one occasional weddings, but overall we could not generate year. The centre recorded significant financial deficits in 2018 enough routine business to help us improve the finances.” and 2019. Netherurd’s closure in March 2020 due to COVID- 19 placed additional strain on its finances. Sensitive financial 4.23 Girlguiding Scotland’s main priority remains its members. The figures are available to the Council upon request. decision to close Netherurd, although difficult, will ensure the time and money currently subsidising the centre will be 4.21 As outlined on Girlguiding Scotland’s website despite a invested into improving the overall member experience. The commitment to host many national and county training capital receipt raised by the sale of Netherurd House for events at Netherurd, the shift to running more virtual training residential change of use will be reinvested into Girlguiding events – which allow for members living in remote locations to Scotland’s operations throughout Scotland. take part more easily – further reduced the potential future use of the centre. Although some training bookings may have picked up as the COVID-19 restrictions eased, it was considered unlikely to return to previous levels of use.

4.22 Scottish Chief Commissioner Moira McKenna notes that Netherurd had been in decline for years. She states:

“Five years ago we were worried about the Netherurd estate and its finances, so Sue Walker and her team carried out a review. We had a serious debate, involving trustees and all the county commissioners, and decided that we would invest a significant sum of money in Netherurd to upgrade facilities and make it more suitable and attractive for girls and adult volunteers. We also worked hard to

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5.0 SUMMARY AND CONCLUSIONS

5.1 This planning supporting statement has been prepared by Category B Listed 18th Century Mansion for future Ironside Farrar on behalf of Mr & Mrs Kevin & Lindsey ONeill, generations. who are seeking permission for the change of use of Netherurd House from a Girlguiding Scotland training centre 5.5 The proposed development has been reviewed against (Residential Institution Class 8) to a family home (Residential policies contained in the Development Plan and other Class 9). Material Considerations.

5.2 Netherurd House was Girlguiding Scotland’s main training 5.6 SESplan 2013 and the adopted Scottish Borders Local centre until its closure in March 2020. A number of factors led Development Plan (2016) support the proposed to the closure including an increase in virtual trainings and low development. Policies are particularly supportive of the numbers of members using the facilities. In addition, the conversion of buildings of architectural and historic merit to impact of COVID-19 has exacerbated financial issues which ensure their appropriate preservation. The two material means it is no longer viable for the facility to continue to considerations discussed in section 4 regarding viable sale operate. The use of the Netherurd Estate as a specialised and Girlguiding Scotland funding are particularly pertinent, training centre is now economically and physically obsolete further support proposals and should be taken into full with significant overheads which cannot be met and can no consideration in the determination of this application. longer be justified by a charitable organisation such as Girlguiding Scotland. 5.7 Taking into account the detailed discussion and assessment set out in this supporting statement and in accordance with 5.3 The capital receipt raised by the sale of Netherurd House for Sections 25 and 37(2) of the Town and Country Planning residential change of use will be reinvested into Girlguiding (Scotland) Act 1997, this planning application for the change Scotland’s operations throughout Scotland. Furthermore, time of use should be approved. This is on the basis it has been and money currently spent subsidising the centre will be clearly demonstrated throughout the policy discussion that invested into improving the members’ overall experience. the proposed development is compliant with all relevant Council policies and that there are no material considerations 5.4 The proposed change of use of Nethererurd House will that indicate otherwise. Furthermore, there are two particular provide a wonderful family home for the O’Neill family, material considerations which are directly supportive of the returning it to residential use as per its original intention and proposed change of use. function from 1794 to 1952. The private investment in building upkeep and maintenance will ensure the preservation of the

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Appendix A

Netherurd House Summary of Marketing (Savills)

11th January 2021

bc

To whom it may concern

Jamie Macnab E: [email protected] DL: +44 (0) 131 247 3711 F: +44 (0) 131 247 3724

Wemyss House 8 Wemyss Place Edinburgh EH3 6DH T: +44 (0) 131 247 3700 savills.com

Dear Sirs

Marketing of Netherurd House, Blyth Bridge, West Linton, , EH46 7AQ

Netherurd has been offered for sale by Savills following its closure as a residential and activity centre by Girl Guiding Scotland.

The closure of Netherurd followed years of financial assistance and investment by Girl Guiding Scotland to try and stem a tide of underuse and falling demand. Unfortunately circumstances, including the recent COVID restrictions as a final hurdle, meant the inevitable closure was made public in the summer and the sale was instructed in the autumn.

Many other similar bodies have struggled to continue operations such as Netherurd due to a change in demand and ever changing requirements asked for under Health and Safety requirements. Even with charities there is a prerequisite to be economically viable.

Savills were instructed following a tender process by the client. An independent property adviser to the client oversaw the process. Savills is an international firm with Commercial and Hotel divisions as well a residential estate agency. As such we have the ability to market properties widely.

We agreed a lotting programme with the client to widen the interest. The property was also available to be purchased as whole.

The property was launched onto the market on 2nd November 2020. We had enquires passed on to us prior to this from when our clients had released a statement announcing the closure earlier in the year. The property was widely marketed and generated substantial interest. The interest and viewings focused on the lots rather than on the whole. After a six week period and several expressions of interest a closing date was set date for offers to be submitted.

Following this closing date the offers received and proposed dates of entry pointed to selling Netherurd in lots rather than as a whole. The offers met with valuations provided both by Savills and the other advisers who sought the agency at the time of tender.

Offices in Europe, Asia, Australasia, Africa. Strategic alliance with Trammell Crow Company in the USA & Canada.

Savills (UK) Limited. Chartered Surveyors. A subsidiary of Savills plc. Registered in England No. 2605138. Registered office: 20 Grosvenor Hill, London W1K 3HQ a

Savills received offers for the House (Lot 1) as a dwelling which was its former use prior to it being gifted to Girl Guiding Scotland. There was no market demand for alternative commercial uses such as offices or a hotel.

Netherurd had a highly specialised use as operated by Girl Guiding Scotland and that use was economically and physically obsolete. A return to private residential use was proved to be the only viable sales option.

Yours sincerely

Jamie Macnab MRICS Director

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