The Peaston development aims to regenerate the redundant farm steading and its 17 dwellings into a modern village. A key focus in the design of the development has been to respect the original farmstead while creating attractive, efficient homes where residents can enjoy 21st-century living and community in a rural setting. Starting in 2013, 5 tenanted cottages were extensively upgraded to modern standards, with the occupants retained. Subsequently, 9 small derelict cottages were renovated and extended to create 5 detached houses whose materials, colors, and design create attractive buildings with energy-efficient installations that blend in with the surrounding landscape.
When Peaston Farm was relinquished by the tenant in 2013, the initial priority was to inspect the 5 occupied properties which were found not to have even been redecorated since 1965 and their condition was dire. An architect was immediately appointed whose advice enabled the cottages to be dramatically improved to meet modern building standards. While the external aesthetic of the cottages required little alteration, the interiors underwent a full refurbishment to bring the living conditions up to current-day standards. The departure of one tenant from their cottage facilitated the opportunity to commence with the upgrade works to the vacant cottage, then in rotation, the remaining tenants were temporarily rehoused to the upgraded cottage while the work was undertaken on their home before returning. This eliminated the need for them to relocate far away with all the associated difficulties and expenses incurred during the improvements. Works included all roofs undergoing significant repair and all new external doors and double-glazed windows were fitted to protect against inclement weather in the exposed location. New electrical wiring and additional insulation were installed, new bathrooms, kitchens, and plumbing systems were also configured and fitted throughout. The basic essentials inside each cottage were also upgraded; new heating systems were fitted as open fires were the only source of heat for residents previously, followed by redecoration and cleaning throughout before the tenants returned. The existing drainage system was retained, but all lines were jetted, repaired, and renovated as needed to meet modern demands. More recently, the existing water supply was switched to the new public main, and a car parking area was extended and surfaced to provide all occupants ease of access. All the contractors engaged on this initial phase of the project were from the local area, including J. Dunn & Sons Builders & Joiners of Bonnyrigg, Peter Joyce Plumbing & Heating Engineers of Gorebridge, John Winthrop (Builders) Ltd of Pathhead, All About Drains Ltd of Roslin, amongst others. Once the upgrade works were completed on the cottage of an elderly tenant and he had returned to his life-long home, both he and his niece were thrilled with the improvements made. The development of the next phase contract was awarded to Malcolm Paterson of MPJ Building Contractors Ltd of Gifford who went on local contractors, as listed: KP Groundworks of Pencaitland, Anderson Electrical of Gladsmuir, Neil Paterson Plumbing & Heating of Loanhead, Mcleod Innes Green (MIG) Roofing, Musselburgh. The Grieve’s cottage proved to be an interesting design puzzle with the constraints of its listed status, but eventually, Architect Henry Gibson found a solution that met with the planners' approval. He designed a wood-clad, two-story extension, facilitating a bedroom and bathroom upstairs, yet keeping the structure below the maximum height limit. Two large expanses of windows were installed in the extension to offer several outlooks over both the East Lothian and Midlothian countryside, and the wood roof joists were left open to provide a greater ceiling height in the space. During the renovation, the cottage interior had to be extensively stripped down; all floors were lifted to install insulation and underfloor heating, and a timber frame internal construction added for wall insulation. A ground source heating coil was laid in the adjacent field to power the heating, and a solar array which could also allow the export generation of power for future occupants of the cottage. A separate septic tank was installed to service the property. A mains electric pole adjacent to the property was removed, with the supply piped underground by Scottish Power. Once Malcolm Paterson and his team had finished at the Grieve’s cottage, they moved on to the derelict Sheepwash Cottages. The 4 Sheepwash Cottages had previously been 8 semi-detached dwellings each with an original footprint too small by current housing standards, so a design was proposed and approved to reconfigure and extend them to form 4 detached houses of a good size. Ross Walker and his team from Walker Brothers Builders & Stonemasons of Haddington, did painstaking work, in all weathers, on stabilizing the derelict structures and capping the walls. They removed the internal walls and chimneys, re-using any recovered stone in the restoration of the external walls, and then repointed the new structures. Due to existing window openings being very low to the ground, it was necessary to lower the floors and under-build all the walls by about 450mm, to create space for insulation and the underfloor heating, and ensure the bottom of the windows was at a normal height. This enabled the wall-head to be higher with a good ceiling height that appeared higher because the joists were left exposed. At this stage, Malcolm Paterson’s firm was contracted and took over the building work. His team dug out the floors, set the damp proof course, fitted the installation, and the initial concrete. The roof was then erected, at the original height of the buildings, and an internal timber structure formed before insulating the walls and ceilings. Timber for the roof joists was supplied from Windymains Sawmill, itself within sight of the cottages. The roofs were finished by Mcleod Innes Green (MIG) Roofing from Musselburgh with locally supplied Spanish slate. All of this helped maintain the front elevation aesthetics, while a wooden extension to the rear of each building provided the additional space for more bedrooms, bathroom, and utility space, again fully supplied with underfloor heating throughout. The added structure was clad in vertical larch boarding, grown on the Bowhill Estate and supplied by Caledonia Timber of Lilliesleaf, and ultimately topped off with roofs made of profiled red tin. The materials and colors chosen helped tie the modern additions into their surroundings by mimicking the aesthetics of agricultural structures surrounding the area. Finally, large, fenced-in gardens were allotted to each property at the rear and new grass sewn to start a lawn, 2 flower beds at the front of each house were also provided. All new services had to be supplied to the Cottages; heating by means of air source heat pumps, housed outside each property. All new electrical installations. All are on mains water supply, and a biodigester septic tank was installed, to take the waste from the four cottages, leading to an outfall and existing cundy situated some half mile away across the fields. Furthermore, connections to fiber broadband are now available to all households at Peaston.
Throughout the development, there has been a commitment to 'keeping it local'; wherever possible, materials have been sourced or supplied locally or in Scotland, and all contractors used to date have been from the surrounding area. Ongoing relationships have been established with many of the contractors to carry out maintenance and repair work on other properties on the estates. All new services have been provided to Grieve's and Sheepwash Cottages to ensure that the buildings operate with minimal impact on the environment; heating by means of ground or air source heat pumps and a solar panel system capable of exporting electricity, new electricity supplies have been installed to all 5 cottages and a new water main has been constructed and accepted by Scottish Water with new septic tanks to take domestic effluent. It is believed that all of this has been successfully undertaken while maintaining the aesthetics of Peaston with a respectful nod to its architectural heritage.
Deterioration in the countryside is always sad to witness. The conditions of the 5 rented cottages were intolerable for a landlord, and the tenants are very happy. Some, with lifelong connections, are able to remain in their own homes with comfort and dignity. The restoration of the previously dilapidated cottages will allow the future tenants to enjoy the space and expansive views of the countryside, while contributing to the local community and bringing a healthy boost to local schools and businesses. The compliments from passing locals have been gratifying, including several who are keen to know when they will be put up for sale! The marketing of these 5 properties is likely to attract more young people to the countryside, and the regeneration work is breathing life back into the East Lothian countryside. The end of phase two is a good time to pause and assess the local response from planners and neighbors. Because a high standard has been set, planning will be required before a full steading development is completed, probably including both housing and light industrial or commercial units. All of this would contribute to the return of a substantial rural settlement at Peaston, linking with Humbie, Ormiston, and Glenkinchie after more than a century of decline.
Find out more about the finalists for the Helping it Happen Awards 2023