GARTLOVE COUNTRY KENNELS, GARTLOVE FARM HELENSFIELD ALLOA

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1 GARTLOVE COUNTRY KENNELS, GARTLOVE FARM HELENSFIELD ALLOA

2 GARTLOVE COUNTRY KENNELS, GARTLOVE FARM, HELENSFIELD, ALLOA A traditional, stone-built farmhouse accompanied by approximately 5.7 acres of land, which affords most comfortable country living and the opportunity to indulge in all manner of rural interests. The property presents a rare opportunity to acquire a farm steading which has been developed to operate as a well-established boarding Kennel business, with a comprehensive range of professional facilities, currently licensed for 36 dogs. Accomodation Ground Floor: Porch, Sitting Room, Dining Room, Family Room/Conservatory, Kitchen/ Breakfast Room, Study, Shower Room. First Floor: Landing and four bedrooms Exterior: Gartlove Farm extends to approximately 5.7 acres incorporating garden ground, paddock grazing, a mature copse of woodland, and a farm steading with a range of outbuildings, including a stone-built Barn, and a well-established Kennel business. The boarding Kennells are currently licensed for 36 dogs and the facilities include a Reception/Office, Feed Room and Washroom, as well as a purpose-built block, with 20 in-and-outdoor enclosures, completed to a professional standard, with individual electric heat lamps and a mechanical ventilation system. There is also an additional Isolation Unit, housing two further kennels, and a Dutch Barn and dog run. Alloa 4 miles (6km); Stirling 12 miles (19km); Glasgow 32 miles (51km); Edinburgh 37 miles (59km). Situation Gartlove Country Kennels are positioned off the A977, in a scenic, yet accessible, location at the foot of the Ochil Hills. The surrounding, rural county of Clackmannanshire is Britain s smallest historic county and is serviced by a network of well-established towns and villages, including Clackmannan, Tullibody, Alloa and Dollar, all of which are within easy reach of the property. The town of Alloa is a popular commuter strong-hold for both Edinburgh and Glasgow and offers a good range of local amenities including grocery shops, supermarkets, pubs and hotels, a sports centre and Primary and Secondary schooling. There is also a railway station within the town, with excellent services to Edinburgh and Glasgow. Slightly further afield, Stirling offers the full range of retail, leisure and cultural attractions which you would expect of a city of its size. The highly acclaimed Dollar Academy, offers independent, co-educational Primary and Secondary Schooling and lies within 6 miles of the property. There are additional private schools available in both Edinburgh and Glasgow. The surrounding Clackmannanshire countryside hosts a wealth of country pursuits and activities including the hill-walking and cycling routes in the nearby Ochil Hills, horse-riding and a number of local golf courses, including clubs at Tillicoutry, Braehead and Alloa. In addition, the championship holes of the Gleneagles Resort and its prestigious Hotel facilities are within a 20 miles drive of the property.

3 Positioned at the heart of the Central Belt, the property is remarkable well-positioned for transport links, with prompt access to the M9 and M80, offering motorway routes towards Edinburgh and Glasgow, and their respective airports. General Description Gartlove Farm is a well-appointed rural home, which offers both spacious family living accommodation and generous grounds, as well as a large steading. The range of accompanying outbuildings have been successfully converted and extended by the current owners to support a professional Kennel business, licensed for 36 dogs. The existing facilities offer prospective buyers with the opportunity to generate an income stream from the property, and there is additional scope for further development or adaptation, to suit alternative purposes. The property can be accessed from one of two entrances onto the driveway, lending the property to use as a client-facing business premises. The driveway itself provides an attractive approach to both the house and Kennel business. It is surfaced with tar-macadam and flanked by a number of wrought-iron stands for hanging baskets and traditional planters, stocked with flowering bulbs. There is ample room for car-parking and turning and existing signage denotes allocated spaces to one side of the Kennel reception. The Farmhouse The farmhouse and accompanying outbuildings are set beyond the original stone-wall of the steading, providing a sense of privacy. From the driveway, a stone-pillared entrance with a metal gate gives access into the sheltered farmhouse courtyard, which is predominantly laid to gravel and could offer additional, private parking if desired. The traditional farmhouse itself has a charming rusticated stone facade and is set beneath a pitched slate roof. Over the last decade, the home has been sympathetically renovated and extended to allow for a sociable and relaxed contemporary lifestyle, within an atmospheric period setting. Most notably, an exceptional conservatory has been appended to the Western elevation, providing a dynamic and free-flowing living space with scenic, elevated views over the grounds and towards the Ochil Hills. A set of paving stones lead towards the house itself, where the main door is set within a large and attractive Porch. A modern appendage, the Porch protrudes from the original building and has a series of windows facing-out over the courtyard. Beyond the threshold there is ample room for occasional seating and two doors inter-linking with the Study and the Kitchen. The characterful country Kitchen is fitted with a generous array of bespoke wall and floor units, which incorporate traditional dresser-style shelving, display cabinets and space for a number of modern appliances including a Bosch four ring hob and double oven, a BEKO washing machine, Zanuzzi tumble dryer and Siemens dishwasher. The Kitchen is also equipped with a free-standing Fridge and separate Freezer from Hotpoint. The room itself is dual-aspect, with windows framing private outlooks over the courtyard, and there is ample space for a breakfast table, allowing for sociable day-to-day dining. A doorway leads into a Rear Hallway, which interlinks the Kitchen with the formal Dining Room and has a door to the Shower Room. The latter has been stylishly finished with limestone-style tiling to both walls and floors and contemporary down-lighting and is appointed with a wash hand basin, heated towel rail, WC and a corner cubicle with both deluge and wallmounted Shower fixtures. Off the Hallway there is also a door into a Boiler Room, which houses the oil-fired boiler and has a traditional clothes-drying pulley.

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5 Traditional farmhouse-style tiling extends into the Dining Room; an atmospheric reception space, with ample room for a formal dining suite, which reverberates with heritage charm and features a remarkable Hunter wood-burning stove set within a brick fireplace. A pair of French Doors open into the adjoining Conservatory, enhancing the impression of space. A recent addition, the Conservatory functions as a Family Room and lends itself equally to effortless daily living and entertaining larger parties when occasion demands, with space to accommodate both lounge and dining furniture. Natural light floods over the expanse from the ceiling and windows stretch across three aspects, framing almost panoramic, rural views over the surrounding grounds and towards the magnificent silhouette of the Ochil Hills to one side. The room has been finished with engineered oak flooring and there are a pair of French doors which invite out to steps down to a large patio terrace. The original Main Hall is accessed via a door from the Dining Room and features dado railing and a most handsome mahogany bannister. The Hall stretches beyond a window overlooking the garden towards the Drawing Room; a generously-proportioned, dual-aspect public room which has retained period appeal, with picture railing an impressive timber fireplace set around an ornate cast iron fire-basket. A large Study completes the accommodation on the Ground Floor. It can be accessed via a door from the Main Hall or through a glass door to the Porch. The flexible room can be envisaged as a Guest Bedroom or Snug and has a timber fireplace and a storage cupboard. On the First Floor, the staircase rises to a carpeted landing, which provides access to the bedroom accommodation and has an opening into a storage cupboard in the eaves. The Master Bedroom is sumptuous in size and features a tall dormer window with an elevated outlook over the grounds, towards the facing woodland. The second double Bedroom is also well-proportioned and has a charming atmosphere, with another tall dormer window, a traditional painted timber fireplace and a storage cupboard. There is a further, third, comfortable double Bedroom to the rear of the property, which also has a dormer window and access to eaves storage. These two bedrooms are divided by a small corridor with a door providing access to a second stairwell, which has been blocked-off by the current owners and is currently utilised for additional storage. There is a fourth spacious bedroom off the landing, which has a dormer window overlooking the field to the front of the property. Grounds The farmhouse is accompanied by approximately 5.7 acres of diverse grounds, which could support all manner of rural pursuits. A spacious garden area surrounds the house itself to the South and West, which is predominantly laid to lawn. It is accessed through a charming wroughtiron gate from the courtyard and is bounded to the South by a mature hedge. A delightful gravel patio sits to one side of the Conservatory; providing the ideal spot for alfresco dining, when weather permits. Below the garden there is a paddock which includes a mature woodland copse. There are two outbuildings set around the farmhouse courtyard, including a large stone barn with corrugated roof, currently utilised for machinery storage and a stone-building, with adjoining metal-fenced dog run. These outbuildings offer scope for further development, subject to acquiring the necessary consents. There is also a block of outdoor Kennels, with ten metal enclosures. Opposite the driveway there is an additional area of amenity ground, which could be suitable for development, subject to acquiring the necessary consents.

6 BEDROOM 12'5 x 9'10 (3.78m x 3.00m) EAVES STORE STORE 10'9 x 4'11 (3.28m x 1.50m) BEDROOM 14'10 x 13' (4.52m x 3.96m) BEDROOM 18'2 x 7'5 (5.54m x 2.26m) MASTER BEDROOM 17'1 x 17' (5.21m x 5.18m) FIRST FLOOR GROSS INTERNAL FLOOR AREA 1037 SQ FT / 96.3 SQ M KITCHEN 18'6 x 18'3 (5.64m x 5.56m) PORCH 10'1 x 6'9 (3.07m x 2.06m) IN Not to scale: For identification purposes only BOILER DINING ROOM 14'3 x 12'6 (4.34m x 3.81m) UP STUDY 12'7 x 12' (3.84m x 3.66m) SITTING ROOM 17'1 x 17' (5.21m x 5.18m) CONSERVATORY 22'4 x 13' (6.81m x 3.96m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 1739 SQ FT / SQ M GARTLOVE FARM NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2776 SQ FT / SQ M (INCLUDING AREAS OF RESTRICTED HEIGHT) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure

7 Gartlove Country Kennels The converted farm steading is currently utilised by the present owners to operate Gartlove County Kennels; a well-established local business which is licensed for 36 dogs. The existing business premises comprise 20 purpose-built Kennels, divided between two conjoined and mechanically-ventilated blocks, each of which are finished to a professional standard with in-out enclosures, featuring pulley-operated doors and individual heat lamps. There is also an additional purposebuilt outbuilding, which contains a number of functional rooms designed to service the business. From the driveway, a glass door provides entrance into the building, where there is a bright Hallway which acts as a reception space for clients. There is a door out to the Kennels and an Office to one side, with a series of windows overlooking the drive. This block houses a WC with wash hand basin and a separate Washroom, with a large tiled shower bay and a Mira electric shower fixture, fitted units complete with integral sink and drainage board and a BEKO washing machine and tumble dryer. There is also a separate Kitchen, which is generously appointed with shelving and also has a number of fitted units, a sink with drainage board, a Logik Freezer and a Microwave. In accordance with regulations, there is also a purpose-built isolation unit within the paddock, which has two further Kennels, finished to the same standard. GENERAL REMARKS AND INFORMATION Viewing Viewing is strictly by appointment with the selling agents Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: Satellite Navigation For the benefit of those with satellite navigation the property s postcode is FK10 3PZ Fixtures and Fittings Only those items specifically mentioned in the particulars of sale are included within the sale price. Local Authorities Clackmannanshire Council, Kilncraigs, Greenside Street, Alloa, FK10 1EB T: Burdens Rateable Value: 3,600 Council Tax Band: G EPC Rating F Services Farmhouse Mains water and electricity. Oil-fired boiler. Shared-Private drainage via septic tank and soak away. Kennels Mains water and electricity. Separate Private septic tank. Solicitors Jardine Donaldson Bank Street, Alloa, FK10 1HP

8 11 Wemyss Place, Edinburgh, EH3 6DH Entry and Vacant Possession Entry and vacant possession will be by mutual agreement and arrangement. Offers Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. Servitude Rights, Burdens & Wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above. Particulars and Plans These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Websites This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and co.uk Misrepresentations 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property. 3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action. Important Notice Rettie & Co, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn. Edinburgh Glasgow Glasgow West End Melrose Berwick Upon Tweed Bearsden London