Lot 1 - Residential estate featuring elegant house amidst fine ornamental gardens.
CLOSING DATE: Noon on 19 October 2017
This is the core and heart of the estate and comprises Bolfracks House, together with its outbuildings, gardens and parkland, attractive mixed woods and forestry; and a pair of traditional lodge cottages.
With two drives, each overlooked by a lodge cottage, leading directly from the A827 public road, Bolfracks House occupies an elevated setting on the south side of the Tay valley, with commanding views to the north and west.
Originally dating from the 17th Century and subsequently enlarged and aggrandised in neo-Gothic style during both the 19th and early 20th Centuries, Bolfracks is an attractive country house built of harled stone with slate and lead roofs. Crenelated parapets, mullioned windows and arrow loops are among the architectural features of the house, where the principal entrance is on the northern elevation overlooking the Upper Tay valley.
Originally built as the Earl of Breadalbanes factors house, Bolfracks is ideally proportioned to serve as a family home, with plenty of space to accommodate and entertain guests. Features of the interior include a panelled reception hall with polished oak floor; Gothic-style sash and casement timber-framed windows, panelled doors with brass door furniture, open fireplaces with decorative surrounds and window seat in the drawing room. With 5 reception rooms, 9 bedrooms, 5 bath/shower rooms and extensive utilitarian space, the accommodation is arranged across 4 floors as shown on the floorplans.
Prior to the owner taking over occupancy of the house from his late uncle in 2004, the house was subject to significant renovation, including some reorganisation of the internal accommodation to create a spacious kitchen and breakfast room and to renew and improve several of the bath/shower rooms.
A particularly significant improvement was the installation, in 2007, of a biomass heating system to include a Hertz 60kW woodchip boiler and renewal of some of the radiators within the house. Generating income under the Renewable Heat Incentive (RHI), this system has substantially reduced the running costs of the house and has benefited its fabric through consistent heating during the winter months.
Additional services include a backup oil-fired boiler and oil-fired Aga, an electric cooker, mains electricity with back-up diesel generator, private water supply and private drainage to a septic tank. The castiron gutters and downpipes are fitted with heated tape to mitigate against freezing during the winter months.
In terms of auxiliary accommodation, the range of outbuildings lying close to the house on the east side includes a self-contained single bedroom flat, which is currently occupied by an estate employee. This is also served by biomass (woodchip) heating and has private water and drainage.
The stone and slate range on the east side of the house provides useful storage in addition to the staff flat. This includes: Estate Office with WC.
Former laundry converted as a shoot lunch room and currently used for general storage.
Garden tool store and potting shed.
Paint store and generator shed.
To the rear of this building is a more extensive range of modern outbuildings of steel frame construction including:
c.6m x 15m garage/vehicle store and workshop.
Stable with tackroom, feedstore and 2 looseboxes.
Situated overlooking the east drive, this is an attractive, traditional lodge cottage of harled stone construction beneath a pitched slate roof. With a pitched roof porch and overhanging eaves, the accommodation is on a single storey and includes three bedrooms, sitting room, kitchen, conservatory and bathroom. The cottage is served by private water and drainage and has a biomass (wood pellet) central heating and hot water system.
The cottage sits within an enclosed garden and is occupied by the gardener under a Service Occupancy.
Situated overlooking the west drive, this is another attractive traditional lodge cottage of harled stone construction beneath a pitched slate roof. Having been renovated in recent years for holiday letting purposes, the accommodation is on a single storey and includes a single large bedroom, sitting room, kitchen and bathroom.
The cottage is served by private water and drainage and has gas-fired central heating and hot water systems. The cottage sits within an enclosed garden and has a small outbuilding. It is offered for let on a weekly basis as a holiday cottage and is, therefore, available with vacant possession.
This property has 141 acres of land.
Gardens, Grounds and Policies
Bolfracks House sits at the heart of about four acres of sensitively designed and beautifully maintained formal gardens.
There has been an ornamental garden here since the mid-18th Century but most of what can be seen today originates from 1970s and is the work of both the late Mr J Douglas Hutchison, uncle of the current owner, and, Mrs Anne Price. The latter, in particular, has worked tirelessly over many years to create a garden which has become widely renowned and is one of Highland Perthshires horticultural gems.
The gardens at Bolfracks are renowned for their impressive collections of rare and unusual plants, including a superb display of rhododendron (predominantly dwarf species and hybrids), azaleas, acers, daphnes, heaths, phyllodoces, polygolas, old fashioned roses and an array of herbaceous perennials.
The stream garden was planned and constructed by Ian Lawrie of Dundee in 1928 along the course of the Bolfracks Burn. It was restored and replanted between 1983 and 1985.
Facing north, with fabulous views over the Tay Valley, Bolfracks is a plantsmans garden with many interesting features from springtime through to autumn.
The summerhouse was built in about 1930 for Mr Hutchison and his brother and sisters as children. The family mausoleum in the burial ground contains the tombs of two members of the Menzies family and their wives, who originally developed the garden. The property passed out of the hands of the Menzies family in 1806 but the mausoleum and the ground on which it sits remains in Menzies family ownership.
In recent years, the garden has undergone major renovations. There are new peony beds where there was previously a very long herbaceous border. There is a new short and wide herbaceous border at the east end of the lawn; 2 huge old beds have been removed and replaced with 4 smaller, manageable beds with new planting.
Throughout the rest of the garden there have been special plants added to fill gaps and increase interest for the visitor. The garden has for many years been open to the public between April and October. The garden is currently managed by a full-time gardener, who occupies East Lodge within Lot 1.
Included within the grounds, to the north of Bolfracks House, is an enclosed tennis court. On the south side of the house is a paved terrace for outdoor dining in summer and there are lawns on the west and north sides of the house.
With 141 acres of land and woods included in this lot, there is the opportunity for roe deer stalking and rough shooting for mixed game.
In addition, the purchaser of this lot will be granted a sporting lease over the c.96 acres of heather moorland at Craig Hill within lot 7, which provides the purchaser with the opportunity to enjoy one morning or afternoon of walked-up shooting for a couple of guns each season. The lease will be granted in the purchasers favour for a period of 25 years at an annual rent of £1.Read all
- Map & Street View
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