Bid to replace 17th‑century Borders cottage rejected over ‘unwelcome precedent’

Julia and James Campbell had applied to Scottish Borders Council for permission to knock down Burnhouse Cottage at Burnhouse Farm, Stow, and build a new home on the site. They argued the scheme would “revitalise a derelict site” and make productive use of brownfield land.

However, planning officers ruled that replacing the long‑abandoned cottage would amount to an “inherently unsustainable” form of rural development.

In his report, lead planning officer Carlos Clarke acknowledged that the proposal would deliver a new home at a time of housing pressure and that the design was “respectful” of its surroundings. But he said policy exists to prevent cumulative harm to the character of the countryside.

“To approve this development despite this principal requirement not being met would be potentially unsustainable,” he wrote. “It implies that deteriorating former houses that have not been maintained over decades and have now reached substantial dereliction are suitable sites for new replacement houses. That is an inherently unsustainable means of countryside development.”

The cottage, located north of the disused farm hub, consists of collapsing natural‑stone walls and a metal roof. Once used as a farm worker’s home, it has been empty for many years, with part of the adjoining thatched byre already fallen in.

A supporting statement for the applicants argued the new home would avoid loss of greenfield land, protect local biodiversity and reflect the traditional vernacular of the original building.

Historical notes submitted with the application suggested links to Clan Pringle, including a record of John Pringle visiting the property in May 1607.