The Heugh Water Tank, The Heugh, North Berwick, East Lothian, EH39
- Land size
- 0.5 acres
Key Features
- Unique residential development opportunity
- Full planning permission for conversion to a single dwelling
- Planning for 6-bedroom house with 3 reception rooms
- Planning for double garage supported by a long drive
- Secure, fenced site with gated access
- Exceptional views over North Berwick's land and seascapes
- Approximately 9,686 sq ft (900 sq m) of internal space
- B-listed former water tank dating from 1905 with distinctive dodecagonal roof
Description
A truly rare opportunity to acquire an exceptional piece of North Berwick's heritage, this former water reservoir offers a unique residential development opportunity. Set on an elevated half-acre plot, the site commands sweeping views over the town, coastline and surrounding landscape, and benefits from full planning permission to create a remarkable, architect-designed home.
Planning for a six bedroom house with three reception rooms. The approved planning, dating from April 2020 (Ref: 19/00700/P), showcases a proposal that blends bold architectural vision with the integrity of the original structure. The proposed plans include a double-storey house with the main reception rooms on the ground floor - most leading directly to the gardens via French doors, with the bedrooms situated on the upper floor. The positioning of the property ensures outstanding privacy, with further planning in place for a double garage and ample parking space.
The current structure comprises a large, circular tank of brick and concrete, surmounted by a striking twelve-sided pitched and slated roof, which is B-listed in recognition of its historical and architectural significance. The site is enclosed by secure fencing, with gated access. It commands outstanding views stretching to Bass Rock, North Berwick Law, Tantallon Castle, and the surrounding hills. Although the plot is not currently serviced, the vendor holds quotations for water, drainage and electricity connections. Please note some images have been digitally rendered for illustrative purposes.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-01-29
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Parking Available
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
8.5 Gbps
Gigabit full fibre · available to 42% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Fixed wireless access may also be an option here.
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Law Primary School0.7 miles
- Pupils
- 651
- Type
- Non-denominational
- Dirleton Primary School3.2 miles
- Pupils
- 55
- Type
- Non-denominational
- East Linton Primary School4.6 miles
- Pupils
- 176
- Type
- Non-denominational
- Athelstaneford Primary School4.7 miles
- Pupils
- 53
- Type
- Non-denominational
- Gullane Primary School4.8 miles
- Pupils
- 240
- Type
- Non-denominational
Secondary
- North Berwick High School0.8 miles
- Pupils
- 1,045
- Type
- Non-denominational
- Knox Academy7.4 miles
- Pupils
- 902
- Type
- Non-denominational
- Dunbar Grammar School7.5 miles
- Pupils
- 1,120
- Type
- Non-denominational
- Preston Lodge High School12 miles
- Pupils
- 1,060
- Type
- Non-denominational
- Ross High School12 miles
- Pupils
- 1,229
- Type
- Non-denominational
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: planning activity, heritage and any flood history here are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From SEPA flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
£14.99 · one-off purchase
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Gilson Gray LLP, East Lothian
29 Rutland Square Edinburgh EH39 4AG
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