Listed Building

The only legal part of the listing under the Planning (Listing Buildings and Conservation Areas) (Scotland) Act 1997 is the address/name of site. Addresses and building names may have changed since the date of listing – see 'About Listed Buildings' below for more information. The further details below the 'Address/Name of Site' are provided for information purposes only.

Address/Name of Site


Status: Designated


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Group Category Details
100000019 - See Notes
Date Added
Local Authority
East Lothian
Planning Authority
East Lothian
North Berwick
NT 56654 82361
356654, 682361


Principally 17th century possibly with still earlier core fabric and with later additions and alterations, restored 1990s. Traditional Scots 3-storey, 9-bay symmetrical mansion with complex building history. 17th century L-plan house with round stair tower (possibly evolved from earlier structure), re-worked and extended post 1739, creating symmetrical elevation; stair tower made polygonal with mirrored counterpart. 19th century Baronial additions now demolished (see Notes). Pink harled masonry with exposed margins and quoins. Deep moulded eaves cornice. Unusual diminutive lead and timber attic dormers.

W (PRINCIPAL) ELEVATION: 9-bays, low entrance with Bolection moulding in 3-bay central section, flanked by balustered stair towers canted from mitred angle at 2nd floor. Smaller 18th century windows to 2nd floor.

E (REAR) ELEVATION: 5 wide bays, centre and outer bays advanced at differing dates with crow-stepped gables, that to centre with 2 windows at 2nd floor. Irregular fenestration to inner left bay, regular to inner right.

12-pane glazing pattern set in timber sash and case windows (those to 2nd floor with thick astragals). Gablehead stacks. Grey slate.

INTERIOR: restored but retaining wealth of original features, and evidencing extent of alterations. Majority of original timber fittings, cornicing, overmantels, panelling. Of particular note are small vaulted chambers in SW corner; large 15th century chimneypiece; exceptional ogee shaped overmantel of Bruce-type to corner chimneypiece; Renaissance panelled study with closet; segmental-arch kitchen recess; stone newel staircases.

Statement of Special Interest

Balgone House is a fascinating and highly unusual example of the development of a Scottish mansion over time and is of national importance for its evidence of the changing fashions and demands of its occupiers over the last 500 years. The history of the building is highly complex and there are many aspects which have denied easy explanation. The exact origins of the building are not certain but the survival of early fabric is extensive, with complex changes both overlaying and re-working to present an intriguing tapestry. The presence of the small vaulted chambers suggest a more humble building, a border bastle house or simple tower house, existing prior to the 17th century L-plan house. The 15th century chimneypiece likewise indicates an earlier date. It may originally have been set in a room of more appropriate proportions in terms of height and length but this cannot be determined with any certainty from the fabric presently exposed. The potential link between the house and the 12C North Berwick Cistercian nunnery (ruinous by late 16C) may explain its derivation but its antiquity and interest is demonstrable regardless.

The house was further adapted in the 18th century to meet the demands of symmetry, although this stopped short of the creation of a classical pedimented frontage. The 19th century brought further adaptation with two additions, the first early in the century, with a ballustered infill to the W elevation creating a new entrance, along with a Baronial wing to the rear. In 1860 a further Baronial wing, almost certainly by J Anderson Hamilton, was added to the north. These 19th century works have been demolished as part of the late 20th century restoration.

A designed landscape which once surrounded the house is now much eroded but vestiges remain and notable planting such as the yew square. The two 18th century classical pavilions with dummy quadrant links extend the grand effect, a theatrical achievement in view of the single pile plan.

The house and estate were the property of the Sutties from 1680 to the later 20th century. The pavilions to N and S and the North and South Lodges of the estate are now in separate ownership and are listed separately.

Upgraded from category B to A (2007) following interior inspections which evidenced fabric of national importance.

A-Group with Coach House (North Pavilion) and South Pavilion (see separate listings).



1st Edition Ordnance Survey Map (1892-3). SRO, Plan of 1739, (RHP 49279) and 1798 Estate Plan (RHP 10,009). RCAHMS (ELD/124/1-5), 1966, held at NMRS (DC2473-5) 1968. C McWilliam, Lothian (1978), p 89. J W Small, Castles and Mansions of the Lothians, (1883), Vol 1.

About Listed Buildings

Historic Environment Scotland is responsible for designating sites and places at the national level. These designations are Scheduled monuments, Listed buildings, Inventory of gardens and designed landscapes and Inventory of historic battlefields.

We make recommendations to the Scottish Government about historic marine protected areas, and the Scottish Ministers decide whether to designate.

Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

We list buildings which are found to be of special architectural or historic interest using the selection guidance published in Designation Policy and Selection Guidance (2019)

Listed building records provide an indication of the special architectural or historic interest of the listed building which has been identified by its statutory address. The description and additional information provided are supplementary and have no legal weight.

These records are not definitive historical accounts or a complete description of the building(s). If part of a building is not described it does not mean it is not listed. The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

The legal part of the listing is the address/name of site which is known as the statutory address. Other than the name or address of a listed building, further details are provided for information purposes only. Historic Environment Scotland does not accept any liability for any loss or damage suffered as a consequence of inaccuracies in the information provided. Addresses and building names may have changed since the date of listing. Even if a number or name is missing from a listing address it will still be listed. Listing covers both the exterior and the interior and any object or structure fixed to the building. Listing also applies to buildings or structures not physically attached but which are part of the curtilage (or land) of the listed building as long as they were erected before 1 July 1948.

While Historic Environment Scotland is responsible for designating listed buildings, the planning authority is responsible for determining what is covered by the listing, including what is listed through curtilage. However, for listed buildings designated or for listings amended from 1 October 2015, legal exclusions to the listing may apply.

If part of a building is not listed, it will say that it is excluded in the statutory address and in the statement of special interest in the listed building record. The statement will use the word 'excluding' and quote the relevant section of the 1997 Act. Some earlier listed building records may use the word 'excluding', but if the Act is not quoted, the record has not been revised to reflect subsequent legislation.

Listed building consent is required for changes to a listed building which affect its character as a building of special architectural or historic interest. The relevant planning authority is the point of contact for applications for listed building consent.

Find out more about listing and our other designations at You can contact us on 0131 668 8914 or at


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Printed: 25/07/2024 11:44