Planning policy
Many councils support replacing an existing home, especially in the countryside where new houses are otherwise restricted. Policies vary on size, siting and the condition of the existing building, so we check yours first.
Replacement dwelling design in ScotlandStart again, on ground you love.
Replacement dwellings
A new home in a place you already know.
An existing property may occupy an exceptional site without making the most of its potential.
ED Design helps homeowners explore the possibilities of replacing an existing dwelling with a contemporary home better suited to their lifestyle and the surrounding setting.
We consider the planning context, site constraints, architectural opportunities and practical requirements from the earliest stages. Replacement isn't automatic: each council assesses the existing building and the site against its own policies, so we look at that first.
What we design
What can be replaced.
Every site is different, and so is the planning policy behind it. We assess each one individually.
Tired bungalows
Replacing a dated, poorly insulated house with a home designed around how you live now.
Derelict or dilapidated cottages
Where repair isn't realistic, a new home on the footprint of the old.
Former agricultural cottages
Rural sites given new life with a contemporary home that suits the landscape.
Homes in conservation villages
Replacements designed to satisfy the extra scrutiny of a sensitive setting.
Homes for changing needs
Replacing a house that no longer works with one that supports ageing in place.
Low-energy rebuilds
Starting again to reach energy performance a renovation couldn't achieve.
Selected projects
Replacement homes we have designed.
Two homes that replaced the buildings before them. View the full portfolio.
Things to consider
What to know before you rebuild.
Replacement projects have their own planning and practical questions. We help you answer them early.
Demolition
Demolition requirements depend on the building and site. A demolition warrant or other statutory permissions may be required, with additional controls applying to listed buildings and certain conservation-area properties. The applicable requirements should be checked before work begins.
Surveys
Older buildings often need ecology surveys, particularly for bats, before demolition can be approved. Allow time for these early.
Services and access
Reusing existing access and services can save money, but they often need upgrading for a new home.
Living elsewhere
Unlike an extension, you will need somewhere to live during the build. Plan the programme around it.
VAT
VAT treatment can be materially different for a qualifying new dwelling compared with a renovation or conversion. Whether a replacement project qualifies for zero-rating depends on HMRC's detailed rules, including the treatment of the existing building. Obtain project-specific VAT advice before committing to a demolition or construction strategy.
Renovate or rebuild?
Before deciding to renovate or rebuild, we can help you explore the architectural potential of both approaches, taking account of planning policy, the existing building and your long-term requirements.
How we work
Eight stages, one fixed fee each.
Replacement homes follow our eight stages. The early stages focus on planning policy and site surveys, which shape everything else. See every stage in detail or read our fee guide.
Questions
Replacement dwelling questions.
Can I knock down my house and build a new one?
Often, yes. The new home will generally need planning permission, and demolition may need a warrant or other statutory permissions, with additional controls for listed buildings and certain conservation-area properties. Council policies vary, so we review your site and the local plan before any design work starts.
Is it easier to get planning for a replacement than a new house in the countryside?
Often it is. Many rural planning policies support replacing an existing house where a new one would not be allowed, subject to conditions on size, siting and the existing building.
Will I need a bat survey?
Quite possibly. Older buildings and roof spaces are often used by bats, which are protected, so councils commonly ask for a survey before approving demolition.
Should I renovate or replace?
It depends on the condition of the existing house, your plans and the planning position. We help you compare both options at the first stage, before you commit to either.
“Chris has a great eye for design, understood what we wanted and was able to make some innovative suggestions.”
Talk to us about starting again.
Tell us about your property and what you hope to achieve. We'll give you an honest view of whether replacement is the right route.
Book a free initial call →01786 388773