GLENLOCHAY ESTATE BY KILLIN, PERTHSHIRE

Transcription

1 GLENLOCHAY ESTATE BY KILLIN, PERTHSHIRE

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3 GLENLOCHAY ESTATE BY KILLIN, PERTHSHIRE Aberfeldy 29 miles Crieff 34 miles Stirling 45 miles Perth 53 miles Glasgow 78 miles Edinburgh 81 miles Secluded Highland Perthshire estate with sporting, conservation, forestry and farming interests Farmhouse with 2 reception rooms, 2 bedrooms Annex to farmhouse requiring upgrading 3 cottages and 2 bothies Productive livestock farming enterprise In-bye and hill ground Exciting deer stalking with 5 year average of 44 stags and 26 hinds Potential walked up grouse shooting 5.5 miles double bank salmon fishing rights on the River Lochay Brown trout fishing on two lochans 1,306 acres recently planted native woodlands providing significant income stream Potential low ground shoot About 12,816 acres (5,186 ha) For sale as a whole Lynedoch House Barossa Place Perth PH1 5EP perth@galbraithgroup.com

4 SITUATION Glenlochay Estate lies in a spectacular setting amidst some of Highland Perthshire s finest scenery at the head of Glenlochay. Although secluded Glenlochay is highly accessible, with the attractive village of Killin being some 8 miles to the east and providing a good range of day-to-day facilities including a primary school, bank, post office, supermarket and doctor s surgery as well as a number of hotels. There are more extensive services available at both Aberfeldy, some 29 miles to the north-east and Crieff some 34 miles to the south-east. Perth and Stirling can both be reached in just over an hour by car. There are railway stations at Pitlochry (43 miles) and Stirling (45 miles) with regular services to both the north and south including overnight sleeper trains to London. The international airports of Glasgow and Edinburgh can be reached in approximately an hour and half, providing flights to UK, continental and international destinations. Perthshire has an unusually high number of private day and boarding schools including Ardvreck and Morrison s Academy (both in Crieff). Glenlochay Estate lies within the catchment area for Killin Primary School and McLaren High School in Callander. In addition to the sport currently available on the estate, there are a wide range of recreational opportunities in the locality. These include hill walking, winter sports at Glencoe to the west and a number of delightful golf courses nearby. Water sports may also be enjoyed on Loch Earn which includes a sailing club. HISTORICAL NOTE Glenlochay is steeped in ancient Scottish clan history and was formerly part of the extensive estates of the Earl of Breadalbane. The famous Gaelic poet, Duncan Ban MacIntyre, immortalised Glenlochay in one of his best known poems Song to Coire a Cheathaith. It is believed that as a forester to the Earl of Breadalbane, he occupied the estate s Batavaime Bothy and kept an eye on the once Royal ancient deer forest of Mamlorn. The Forest of Mamlorn, which formed part of Glenlochay, was famed at one time as being one of Scotland s most prolific and spectacular deer forests and indeed it is said that the famous Scotsman, Robert the Bruce, roamed here as a fugitive following his defeat by Alistair MacDougall of Lorne at the battle of Methven in Bruce subsequently defeated the MacDougalls at the Battle of the Brander Pass in Batavaime Bothy Batavaime Bothy

5 DESCRIPTION Glenlochay Estate lies in one of Scotland s most beautiful glens. It extends to some 12,816 acres and offers privacy, seclusion and vast areas for deer stalking or walking while being within easy travelling distance of Edinburgh and Glasgow. Winding through the centre of the estate is the River Lochay. Kenknock Farmhouse, steadings and cottage, together with Badour Cottages and Batavaime Bothy all lie on the northern side of the river and enjoy outstanding southerly views. The lands of Glenlochay comprise in-bye and hill ground rising from 490 feet (150m) above sea level alongside the River Lochay to 3363 feet (1025m) at the summit of Ben Challum. An important conservation programme, comprising the planting of 11 new native woodland blocks known as The Forest of Mamlorn Project, was undertaken between 2011 and 2015 and extends to some 1,306 acres, with older pockets of woodland providing further shelter and variety to the landscape. Projected grant aid of 373,243 is payable between 2019 and 2030 to maintain these forests. The estate runs a productive, principally sheep farming enterprise (2400 ewes and gimmers), together with a small herd of cattle (59 cows) with a good range of buildings at the core of the estate and further useful, outlying buildings. Glenlochay, at one time, formed part of one of Scotland s most prolific and spectacular deer forests and during the 1970 s carried in excess of 1,500 hinds. It is a member of the Breadalbane Deer Management Group and currently has a five year average of 44 stags and 26 hinds. All the beats are readily accessible, initially by a 4x4 vehicle from the estate roads and further out by Argocat. The ground is varied and provides exciting, challenging stalking. The sport at Glenlochay is further enhanced by approximately 5.5 miles of double bank and 1.8 miles of single bank salmon and sea trout fishing rights on the River Lochay. Other activities include brown trout fishing on two lochans and the potential for shooting the odd walked up grouse. The residential component of the estate includes the following: Kenknock Farmhouse Believed to be a former Drovers Inn, Kenknock Farmhouse is a traditional farmhouse with a harled exterior under a principally pitched slated roof. Lying to the immediate south east of the steading range, it enjoys an elevated position overlooking the River Lochay and the glen. It is currently occupied under a service occupancy by the head shepherd. The accommodation, over two floors, comprises: Ground floor: Hall, dining room, breakfasting kitchen, sitting room, First floor: Two bedrooms, box room and family bathroom. Attached to Kenknock Farmhouse is an annex which is currently in poor order and not inhabited. It is however wind and water tight and could provide further accommodation to the principal house, subject to obtaining the necessary consents to improve it. Kenknock Farmhouse West Kenknock Cottage West Kenknock Cottage lies on the western side of the steading range. It is of Doran construction with a harled exterior of concrete walls under a tiled roof. It is currently occupied under a service occupancy by the under shepherd. The accommodation comprises: Hall, kitchen, sitting room, three bedrooms, bathroom. There is a garden down to grass surrounding West Kenknock Cottage. A lawned garden, with parking area, lies to the front of the house with a further gravelled area to the rear. West Kenknock Cottage

6 Badour Cottages Badour Cottages are situated in a quiet and peaceful setting at the foot of the Allt Badour burn, some 3 miles to the west of Kenknock Farmhouse and they enjoy far reaching views. They comprise a pair of semi-detached cottages with a harled exterior under a recently re-slated roof with new double glazed windows. The cottages are reached by a hardcore track with a parking area lying to the front. They have been unoccupied for a number of years and would benefit from renovation and refurbishment. They are serviced by an electricity supply from a diesel generator in the outbuilding. Each cottage currently provides the following accommodation: Porch, hall, open-plan kitchen with living room, two bedrooms, bathroom, integral store. A useful outbuilding of harled brick construction under a corrugated roof with concrete floor lies to the immediate north-west of the cottages. Badour Bothy Lying to the south of Badour Cottages is a derelict former bothy of stone construction under a slated roof, with an area of garden ground lying immediately to the north of the cottages enclosed by a stone wall. Batavaime Bothy Batavaime Bothy lies in a stunning and elevated position, about a mile to the west of Badour Cottages. It commands outstanding views over Ben Challum to the west and down Glen Lochay to the east. It is of stone construction under a slated roof with the accommodation comprising: Open-plan sitting room/dining room, kitchen, bedroom, storeroom. Batavaime Bothy New shooting lodge Planning permission was applied for by a previous owner to Stirling Council in 2006 for a new shooting lodge with stalker s/shepherd s accommodation and outbuildings together with a deer larder. The planning application was withdrawn. The proposed location for the new lodge was close to Batavaime Bothy. It is thought likely that the Planning authorities would look favourably on a formal planning application for a new lodge but interested parties must make their own enquiries about this. West Kenknock Cottage Badour Cottage Badour Cottage

7 Badour Cottage

8 FARM AND ESTATE BUILDINGS The farm and estate buildings are principally to the immediate west of Kenknock Farmhouse. They comprise the following: Kenknock Steading Range: General purpose shed m x 21m (138ft x 69ft) Algo shed of steel portal framed construction extending to 7 bays with concrete block walls and vented box profile cladding above, hardcore floor. Part fitted internally with sheep pens. Electricity and water. General purpose shed m x 29.8m (118ft x 98ft) Dale shed of steel portal frame construction extending to 8 bays with concrete block walls and Yorkshire space board cladding above, corrugated roof and part hardcore/part concrete floor with part fitted internally with cattle court. Electricity and water. Timber kennels There are 6 timber kennels with runs lying to the south of General Purpose Shed 1 with a further four timber kennels to the north of West Kenknock Cottage. To the immediate north west of the General Purpose Shed 1 is a sheep fank together with cattle handling facilities. Lying to the east of the steading range and accessed by a road that runs along the north bank of the River Lochay is: Sheep Shed 60m x 30m (196ft x 98ft) Algo sheep shed extending to 10 bays of steel portal frame construction with concrete and timber walls and profile sheet roof. 3 raised central feed passages. Continuous flow water system. To the west of the Kenknock steading range lies: Kenknock Sheds Stock handling shed Recently constructed Woods shed with timber and box profile walls and box profile roof with earth floor and open fronted. Approximately 2.5 miles to the west of Kenknock Farmhouse and accessed by the estate track lies: Sheep fank Constructed of corrugated iron with concrete floor and partly covered. Kenknock Sheds

9 LAND The land at Glenlochay extends to approximately 12,816 acres (5,186 ha) in total. It is classified Grade 5.1 to 7 by the James Hutton Institute for Soil Research. For IACS purposes much of the land is designated as rough grazings however there are some useful in-bye enclosures extending to about 80 acres by the Kenknock Steading range. The farm at Glenlochay is run in-hand by two shepherds. It is predominately a sheep enterprise of 2400 Blackface and Blackface/Swaledale cross ewes/gimmers grazing on the 7 Glenlochay hirsels. In addition there is a beef suckler herd of 59 Luing/beef Short Horn cross cattle. The current stocking is as follows: Sheep Cattle 2,447 Ewes and gimmers 59 Cows 650 Ewe hogs 4 Bulls 278 Lambs 8 Heifers 78 Tups 1 Bullock month cattle month cattle The farmland is all designated as being in Payment Region 3 and the land is designated as being in the Less Favoured Area (Severely Disadvantaged C) and therefore is eligible for subsidy claims under the Less Favoured Area Support Scheme. WOODLAND The woodlands at Glenlochay comprise potentially valuable and attractive plantations. Under The Forest of Mamlorn Project undertaken by the current owner, eleven native woodland blocks were planted between 2011 and 2015, principally native broadleaves with some Scot s pine, with grant aid from the Scottish government. It has taken its name from the ancient Forest of Mamlorn that once straddled part of Glenlochay Estate. A total of 1,306 acres of woodland have been planted over this four year period. The woodland grant due to be paid to the estate from 2019 to 2030 is a total of 373,243. Further information is available from the selling agent. In the event a purchaser does not wish to take on the responsibility of maintaining these woodlands until the end of the contract period in 2029, the vendor will be happy to continue to do so in which case he will retain the unexhausted grant income stream.

10 Compartment schedule of recently planted woodland blocks Compartment Gross fenced area (ha) Grant aided area (ha) Year planted Species Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine Native Broadleaf with some Scots pine TOTAL In addition to the newly planted woodland blocks there are further pockets of established woodland blocks providing shelter.

11 CARBON CREDITS The carbon credits arising from the woodland creation project will be retained by the seller. STALKING The dramatic topography of Glenlochay Estate, from the lower slopes to the high tops including the four peaks of Beinn Cheathaich, Meall Glas, Beinn nan Imirean and Beinn Challum, provides a varied and exciting days stalking for two rifles. In addition to the four peaks there are three corries making up the western section of the estate providing good grazings and shelter for the red deer. There are six beats in all, enabling a number of rifles. Deer are removed from the hill by a combination of Argocat and quad bike. Glenlochay Estate is part of the Breadalbane Deer Management Group, through which the estates cooperate to ensure a reasonable and sustainable population of deer is maintained. The recent records are as follows: Year Stags Hinds 2007/ / / / / / / / / / Year Average Year Average For the 2016/17 season, the estate entered a Section 7 Deer Management Agreement to reduce the stag cull from 65 to 12. It has now withdrawn from this agreement. Following the recent woodland planting, roe deer are now being seen quite regularly on the estate and there is undoubtedly potential to establish a small low ground shoot. GROUSE SHOOTING In addition to the stalking, the hills of Glenlochay offer the potential for walked up grouse shooting on the Kenknock, Badour and Beinn Cheathaich, while ptarmigan can be found on the highest peaks. FISHING The estate enjoys salmon and sea trout fishings rights on the River Lochay, which runs through the centre of the property from the west to the east along the valley bottom and provides a highly scenic setting in which to cast a fly. There are 5.5 miles of double bank and 1.8 miles of single bank salmon and sea trout fishings. The river is considered an important spawning river and as part of the ongoing improvement works carried out by the Tay Salmon Fisheries Board, approximately 75,000 smolts are released annually into the river and this programme is set to continue. Angling activity has been low in recent years and no formal fishings records are available. Brown trout fishing can be enjoyed on Lochan Chailein to the south west of the estate and Lochan Learg nan Lunn to the north west, both of which have a good stock of wild brown trout. HYDRO POTENTIAL It is considered that there is perhaps potential for a hydro scheme up to 250kW. Further information is available from the selling agents. GENERAL REMARKS AND INFORMATION FARMCODE 716/0009 BASIC PAYMENT SCHEME The Basic Payment Entitlement was established on 15th May The Basic Payment Entitlements will be available for sale by separate negotiation. Further details of the Basic Payment Entitlement is available from the Selling Agent. Any payments relating to the 2017 scheme year will, if appropriate, be retained by the Seller. If applicable, the purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) 2016 for the remainder of the scheme year. LESS FAVOURED AREA SUPPORT SCHEME (LFASS) The land at Glenlochay is eligible for Less Favoured Area Support and any payment by SGRIPD relating to the current farming year will be retained by the Seller. ENVIRONMENTAL DESIGNATIONS Within the subjects of Glenlochay Estate is one Special Site of Scientific Interest (SSSI) and one Special Area of Conservation. Further information is available from the selling agents. SERVITUDE RIGHTS, BURDENS, WAYLEAVES AND STATUTORY PUBLIC AND OTHER ACCESS RIGHTS The property is sold subject to and with the benefit of all existing servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others following their solicitors examination of the title deeds. Scottish and Southern Energy (SSE) own small areas of ground within the boundary of Glenlochay Estate on which lies a water pipe and tunnel aqueducts. SSE have formal rights of access over specific parts of Glenlochay for the purpose of accessing their owned areas of ground. There are further third party rights of access over the estate. Further information is available from the selling agents. INGOING VALUATION The purchaser(s) of Glenlochay, in addition to the purchase price, will be obliged to take over and pay for at a valuation to be agreed between two valuers, one acting for each party, or an arbiter appointed by the valuers, or failing agreement as to the appointment by the President, for the time being, of the Royal Institution of Chartered Surveyors (Scottish Branch), the following: 1. All oils, fuel, wood and sundries at cost. 2. Any estate and farm equipment as appropriate 3. Sheep at hefted value and cattle. Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as Galbraith shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 5% over Bank of Scotland borrowing rate. MINERAL RIGHTS AND TIMBER The mineral rights are included in the sale. All standing and fallen timber is included in the sale. SPORTING RIGHTS The sporting rights are in hand. EMPLOYEES The purchaser will be obliged to continue the employment of the estate staff. The two members of staff currently employed by the estate will be subject to the Transfer of Undertakings Protection of Employment (TUPE) regulations. Further details of the employees and their terms and conditions will be made available following receipt of a formal note of interest.

12 SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE RATING Property Occupancy Heating Water Drainage Electricity Council tax EPC rating Kenknock Farmhouse West Kenknock Cottage Badour Cottages Badour Bothy Batavaime Bothy Service occupancy Service occupancy Oil Private Private Mains F E Oil Private Private Mains A F Unoccupied - Private Private Generator N/A N/A Unoccupied N/A N/A Unoccupied N/A N/A Copies of the Energy Performance Certificates are available on request. POSTCODE FK21 8UB VIEWING Strictly by appointment with Galbraith. Given the potential hazards of a working estate, we request you take care when viewing the property, especially around the agricultural buildings, unoccupied buildings, farmland and water courses. DIRECTIONS From Stirling take the A84 north signposted to Callander. After passing through Callander continue on the A84 to Killin. On reaching Killin travel through the village and after about ¾ mile and crossing a stone bridge turn immediate left onto a minor road. Continue on this minor road for about 8 miles and the entrance to Glenlochay Estate is reached. From Perth take the A85 west through Crieff and Comrie. Continue on the A85 to Killin. On reaching Killin travel through the village and after about ¾ mile and crossing a stone bridge turn immediate left onto a minor road. Continue on this minor road for about 8 miles and the entrance to Glenlochay Estate is reached. ENTRY AND POSSESSION Entry will be by mutual agreement. OFFERS Offers in Scottish Legal Form are to be submitted to the selling agents Galbraith. A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the selling agents following inspection.

13 LOCAL AUTHORITIES Stirling Council Old Viewforth Pitt Terrace Stirling FK8 2ET SGRIPD Strathearn House Broxden Business Park Lamberkine Drive Perth PH1 1RX DEER MANAGEMENT GROUP Breadalbane Deer Management Group SOLICITOR J & H Mitchell 51 Atholl Road Pitlochry Perthshire PH16 5BU APPORTIONMENTS The Council Tax and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry. IMPORTANT NOTICE Galbraith and their clients give notice that: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Galbraith have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Neither these particulars nor any subsequent communication relative to the property shall be binding upon Galbraith or the Sellers (whether acted on or otherwise) unless the same is incorporated within a written document signed by the Sellers or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document. STIPULATIONS Purchase Price Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase price shall be paid. The balance of the purchase price will fall due for payment at the date of entry (whether entry is taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest. DISPUTES Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final. PLANS, AREAS AND SCHEDULES These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof. OVERSEAS PURCHASERS Any offer by a purchaser(s) who is resident outwith the United Kingdom must be accompanied by a guarantee from a banker who is acceptable to the sellers. LOTTING It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into lots, or to withdraw the property, or to exclude any property shown in these particulars. GENERALLY Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail.

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15 Galbraith, Lynedoch House, Barossa Place, Perth, PH1 5EP Tel: Fax: Glenlochay Location Plan 18/5/ A m N 1:550,000 Crown copyright and database rights (2017) Ordnance Survey Licence No

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