3 Summary Noss Head Lighthouse, Wick, Caithness A rare opportunity to acquire historic lighthouse buildings on the beautiful north east coast of Scotland. n Thurso 24 miles Wick 4 miles Inverness 106 miles Features Features three-bedroom traditional Lighthouse Keeper s Cottage; four-bedroom Superintendent s Cottage; range of useful outbuildings set within approximately hectares (39.04 acres). The property is offered for sale as a whole or in 2 Lots as follows: Lot 1 Lighthouse Keeper s Cottage, Superintendents Cottage and ancillary buildings within a walled compound extending to approximately 1.24 hectares (3.06 acres). Lot 2 Bare land extending to approximately hectares (35.98 acres). Enquiries To: Bidwells Peter Baker Elm House, Cradlehall Business Park, Inverness, IV2 5GH t: f: e: bidwells.co.uk Drever and Heddle Jason Miller 7/9 Princes Street, Thurso, Caithness KW14 7BQ t: f: e: dandhlaw.co.uk
4 Situation Noss Head sits on the tip of the north east coast of Caithness four miles outside of Wick. Thurso the second town of Caithness is approximately 24 miles distant. The property is accessed by a publicly adopted road that terminates at the car park near Castle Sinclair Girnigoe; thereafter the property is accessed by private track for 400m. The dramatic cliffs of Noss Head project into the North Sea, affording impressive views in all directions. A short cliff top walk from the property is a rewarding experience; looking across to the sandy beach of Sinclair s Bay you can see both Castle Sinclair Girnigoe and Ackergill Tower, an impressive 16th century keep. Following the north coast of the headland a short distance from the property you will discover Sandy Geo, a small sandy beach overlooked by a towering sea stack. Description Noss Head Lighthouse is a unique property: situated on top of the rugged Caithness coastline and set behind a wall within its own grounds, it forms an impressive cliff top promontory. The setting is very secluded; the land is bounded by a dry stone wall which spans Noss Head from north to south, effectively dividing the property from the rest of the headland. The property comprises: the Lighthouse Keeper s Cottage; the Superintendent s Cottage; the former engine room and a seven bay, former stable and store house. The lighthouse tower itself remains the property of the Northern Lighthouse Board and is not included in the sale. Lighthouse Keeper s Cottage The Lighthouse Keeper s Cottage is a category A listed building. Constructed in the Egyptian style and painted in the traditional white with ochre trim, it is a beautiful example of typical Stevenson lighthouse engineering. The property was formerly two separate residences for the principal and assistant keepers respectively but has since been conjoined to form one spacious cottage. Accommodation comprises: one master bedroom, two double bedrooms, study, living room, spacious dining room, kitchen and two bathrooms.
5 Superintendent s Cottage A later addition to the original dwellings, the Superintendent s Cottage is not included in the listed building designation. Historically this property comprised the Superintendent s Cottage and two small annexes that were self-contained living units with external access, these were used for occasional tradesmen. The property has now been unified into one dwelling comprising: four bedrooms, kitchen, bathroom, WC, entrance porch and two large utility/storage areas. In recent years the property has been let commercially. Outbuildings Included in the sale are two further buildings: an attractive stone built workshop and the former engine room as well as the original walled garden. The seven bay workshop was originally used for the day to day operation of the lighthouse. Comprising workshops, stable and gig house the building is a versatile space with potential for alternative uses. The building has recently been re-roofed with box profile sheeting. The engine room has been modified by removal of the engine and associated equipment and comprises the engine room itself, two general store areas and WC. This building has potential to be repurposed to alternative uses. There is a walled garden to the south of the cottages; this is enclosed on four sides by stone built walls and is currently covered with lawn but historically would have been used as a kitchen garden for the lighthouse keepers.
6 History Noss Head has long been recognized as a prominent coastal feature; in fact, the name Noss Head likely originates from the 10th and 11th centuries when Caithness and Orkney were ruled by the Norwegian Jarls and derives from the Old Norse Snos, meaning nose, which describes the shape of the headland. To the south west of the property you can view the impressive remains of Castle Sinclair Girnigoe; historically one of the seats of the Sinclair family who governed the area as the Earls of Caithness. Perched atop a needle-thin rock peninsula that rises up to 18m above the sea in Sinclair s Bay; it is accessible only by a bridge spanning a dry moat. The crumbling remnants of the castle are a popular local visitor attraction. Notably Castle Sinclair Girnigoe was listed by the World Monuments Fund as one of the most important examples of an unchanged late medieval/early modern fortified complex in Scotland. Navigation around the north of Scotland has always been treacherous, particularly the cliffs and skerries around Noss Head and Sinclair s Bay is the final resting place of many wrecks. In the early 19th century a spate of wrecks of larger commercial vessels such as the brigantine Lonsdale and the full rigged ship Dove, may have prompted moves to install the lighthouse in Designed by the engineer Alan Stevenson, of the famed Lighthouse Stevensons ; it is notable as the first example of the use of diagonal framing for the glass of the lantern. The lighthouse was automated in 1987 and the original Fresnel lens is now at the museum in Wick. Third Party Rights and Burdens The property will be sold subject to and with the benefit of all servitude rights, burdens, reservations and any other third party rights however so constituted. We understand that the Northern Lighthouse Board has a right of access to the Lighthouse tower. Mineral Rights Insofar as they are owned, the mineral rights are included in the sale. Sporting Rights The sporting rights are in-hand. EPC Both the Lighthouse Keeper s Cottage and Superintendent s Cottage have an energy efficiency rating of F, the Energy Performance Certificates are available from the selling agents on request. Statutory Designations The traditional Lighthouse Keeper s Cottage and the ancillary storage shed and gig house are listed as Grade A by Historic Scotland. Council Tax The Lighthouse Keeper s Cottage is graded band B for Council Tax. The Superintendent s Cottage has a Rateable Value of 2,300, having more recently been subject to a commercial letting arrangement. Local Authority The Highland Council, Glenurquhart Road, Inverness, IV3 5NX Viewing, Offers and Closing Date Strictly by appointment through the joint selling agents, Bidwells (tel ) and Drever and Heddle (tel ). A closing date may be fixed and prospective purchasers are advised to register their interest with the selling agents. Prospective purchasers should note that unless their interest in the property is so registered, no guarantee can be given that notice of a closing date may be advised and consequently the property may be sold without notice. Bidwells Bidwells, Contact Pete Baker Elm House, Cradlehall Business Park, Inverness, IV2 5GH Tel: Fax: Drever and Heddle, Contact Jason Miller 7/9 Princes Street, Thurso, Caithness, KW14 7BQ Tel: Fax:
7 Track Noss Head Lighthouse The Clett Mean Low Water Springs Mean High Water Springs Sinclair's Bay Shingle Mean Low Water Springs Shingle and Boulders Boulders Sand Shingle and Boulders Shingle and Boulders Shingle Drain Nosshead Lairds Retreat DW Mast Noss Head Lighthouse (revolving red and white) Spreads Nosshead DW Sinclair's Bay Noss Head Lighthouse (revolving red an Sinclair's Bay Spring Water Cattle Grid SD LOT 1 Area: 1.24ha (3.06ac) Mast Lairds Retreat Issues Pond Cattle Water Grid Drain SD Cairn Cove of Barberry 27.4m LOT 2 Area: ha (35.98ac) Drain Car Park Issues BIDWELLS O.S. Licence No: ES This plan is based on Ordnance Survey data with sanction of the controller of HM Stationery Office. Crown Copyright Reserved. Note: This plan is published for convenience only and although believed to be correct its accuracy is not guaranteed and it shall not be deemed to form part of the contract. Elm House, Cradlehall Business Park, Inverness, IV2 5GH - Tel: Scale: A4 OS Ref: ND3854 Drawing No: A.48,635 Date: 08/06/2016 Produced by Bidwells GIS Mapping - Tel:
8 dandhlaw.co.uk bidwells.co.uk Vendor s Solicitor Coulters, Tower Exchange, 19 Canning Street, Edinburgh, EH3 8EH Directions From Wick the property is accessed by an unclassified road passing by the coastal village Staxigoe. The publicly adopted road terminates near the car park for Castle Sinclair Girnigoe and thereafter the property is accessed by a private track for around 400m. Titles The title deeds are available for inspection by a prospective purchaser or his agent by prior appointment at the offices of the sellers solicitors. Should there be any discrepancy between these particulars, stipulations, special conditions of sale and missives of sale, the last shall prevail. Offers Offers in Scottish legal form should be submitted to the selling agents Bidwells at their Inverness office. Parties are asked to satisfy themselves that they fully understand the implications of offering under Scots law. Date of Entry Date of entry will be by mutual agreement. Agent s Note For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for the measuring of fitted carpets. It should be noted that corrugated fibre cement sheeting used in agricultural buildings may contain forms of asbestos fibre. If communications, condition of the property, situation or other such factors are of particular importance to you, please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. Any photographs displayed in these particulars depict only part of the property and it should not be assumed that any contents/furnishing/furniture, etc are included in the sale, nor that the property remains as displayed in the photographs. No assumptions should be made regarding other parts of the property that have not been photographed. The areas declared are based upon gross hectares taken from the Integrated Administration and Control System (IACS) FIS map. The property being open to inspection the Purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership of any boundary or part of the property. These particulars do not constitute an offer or contract or part thereof. Bidwells neither make or give in these particulars or during negotiation or otherwise, any warranty or representation whatever in relation to this property. All measurements are given as a guide and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any omission, error or mis-statement in these particulars. Bidwells LLP is a limited liability partnership registered in England & Wales (registered number OC344553). Registered head office is Bidwell House, Trumpington Road, Cambridge CB2 9LD, where a list of members is available for inspection. Particulars prepared June Photographs taken June 2016.