An elegant period property with extensive outbuildings and development potential.

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Viewings available from 25th July

Cousland Farmhouse offers a blank canvas for a new owner to create a wonderful family home. This spacious property, now in need of extensive renovation, features high ceilings throughout the ground floor accommodation and generously-sized rooms. The large reception hall features wood panelling and ornate cast iron railings to the staircase. Leading off the reception hall there is both a large sitting room, and a similarly-sized family room or second sitting room with a fireplace. The dining room is also of a very good size, and features a small cast iron fireplace to the corner of the room. The kitchen is very spacious with plenty of room for dining, and features wooden fitted units. There is also a cloakroom, a small room for possible use as a study and a large boiler room, which houses the property’s biomass boiler. Adjacent to the boiler room, and accessed from the outside, is a further store room that could be converted into further accommodation (subject to planning). Upstairs there are four bedrooms, two of which are generously-sized, while the two further bedrooms are still of decent proportions. The bedrooms are serviced by a large family bathroom with roll top bath and separate shower unit.

Outside Featuring a traditional stone exterior, the characterful property is approached via a long driveway leading to a spacious hard-surfaced parking area. There is a generously-sized lawned front garden, with path leading to the front entrance, while the rear garden offers plenty of potential and enjoys uninterrupted countryside views. There are two paddocks, total approximately 1.45 acres, available to be leased by the successful purchaser (hatched in red on the plan) subject to separate negotiations with the current owner. Steading There is an extensive steading to the rear of the property that is currently redundant for agricultural purposes. These consist of a range of traditional stone outbuildings and large portal framed sheds. Subject to obtaining the necessary consents, these could be converted into four additional dwellings an indication of what might be possible is shown here.

The West Lothian Local Development Plan (awaiting Adoption) identifies the property as lying within a Countryside Belt within which the coalescence of settlements will be resisted but development that improves the setting of settlements will be supported subject to certain criteria being met (Policy ENV 7). Small scale business development outwith settlement boundaries will be supported subject to certain criteria being met (Policy EMP 3) as will the conversion of existing rural buildings to residential use subject to certain criteria being met (Policy ENV 2). Supplementary Guidance is available on the Council website which provides more detail as to how the Policies will be applied.

Please contact the selling agent for more details.

Location While within easy access of Edinburgh, the property's location offers the benefits of a semi-rural feel. Located just a few miles from Livingstone Village and Livingstone, there is a wide range of amenities, shops and leisure facilities within easy reach. Commuting to Edinburgh takes just 20 minutes on the train from Livingstone, while for travel further afield Edinburgh airport is only 14 miles away. There is plenty of unspoilt countryside and opportunities to explore the great outdoors nearby, including Pentland Hills Regional Park.

Directions From the M8 heading west and continue for just over 12 miles before exiting at junction 3A onto the A779 towards A89/Bathgate/Livingstone West. At the roundabout take the second exit onto Starlaw Road (A779). At the Tailend Roundabout take the third exit to stay on Starlaw Road. At the next roundabout take the third roundabout onto the A705 and the property will be on your right.

General Local Authority: West Lothian Services: Mains electric, gas and water. Private drainage. Central heating by pellet fed biomass boiler (not eligible for RHI) Council Tax: Band E Fixtures and Fittings: Fitted carpets and light fittings are included in the subjects of sale. Outbuildings: The portal framed buildings to the rear of the farmhouse (hatched in black on the plan) are in the process of being removed and are excluded from the subjects of sale.

Importance Notice Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken June 2018. Particulars prepared July 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.

This property has 1.2 acres of land.

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Other features

  • • 4 Bedrooms
  • • Development potential (subject to planning)
  • • Extensive outbuildings
  • • EPC Band F
  • • Viewings available from 25th July

Other details

  • Floorplan
  • Map & Street View
Map View Street View
Ref: PRT180082

Bathgate West Lothian EH47

Offers Over

Ref: PRT180082

Bathgate West Lothian EH47

Offers Over