Lot 13 - A Highland sporting estate in microcosm.
CLOSING DATE: Noon on 19 October 2017
Situated towards the west end of the estate, and extending to about 441 acres, this is a sporting estate in microcosm. It combines a breathtakingly situated contemporary principal house, with a traditional 3-bedroom cottage and a gently undulating landscape, combining commercial forestry with open native woodland plus banks of rough grazing and bracken, providing the basis for a sporting driven partridge shoot. The inclusion of a small lochan and additional pond add the finishing touches to what can justifiably be described as heaven in Highland Perthshire!
Tombuie House Built in a majestic position, at circa 300 metres (900 feet) above sea level and situated about a mile to the southeast of the village of Kenmore, Tombuie House is a contemporary 5-bedroom house built to a traditional design by renowned architects, the Denholm Partnership.
Facing west and built on a deliberately chosen site designed to maximise the views over Loch Tay to Ben Lawers, Schiehallion and the mountains of Glen Lyon, the house sits at the heart of over an acre of enclosed garden laid down mainly to lawn. The principal route of access to the house is via a hardcore track which leads for about 1,000 metres from the A827 public road about a mile east of Kenmore. There is also separate vehicular access off the minor public road connecting Kenmore with Amulree to the southeast via Loch Freuchie and Glen Quaich.
Built on an L-shaped plan, the principal elevation includes gabled central bays on the east (rear) and west (front) elevations and is of stone construction beneath pitched slate roofs with overhanging eaves.
The perpendicular elevation is both timber-framed and clad and also beneath a pitched slate roof.
The house was completed in 2011 and occupied in 2012. The internal accommodation is laid out to maximise both the outstanding views and penetration of natural light, and is well laid out for contemporary family living.
Features of the house include a spacious open plan kitchen, sitting and dining room, polished hardwood floors, ceiling cornices and panelled doors with architraves, the accommodation (as shown on the floor plans) includes three reception rooms and five bedrooms including two bedroom suites. The house is served by private water and drainage, and has oil-fired central heating.
To the rear of the house is a spacious gravel sweep, with ample space for a number of cars to park. The garden surrounding the house is enclosed by a stone wall and laid down mainly to lawn with a fringe of young trees and shrubs, which will provide increasing shelter to the property as they mature.
Within the grounds is an openfronted, timber-framed outbuilding providing garaging and general storage space.
The house is occupied under a Short Assured Tenancy.
Fort Lodge Situated beside the entrance to this lot, Fort Lodge is a particularly attractive and unusual traditional lodge cottage dating from the mid-Victorian period. The building incorporates painted pine pillars supporting the porch and the overhanging eaves of the northern façade, where a particular feature is the decorative circular panel of patterned timber incorporated within the northern wall of the cottage. Perhaps on account of this feature together with its unusual undulating eaves, the cottage is category A-listed by Historic Environment Scotland.
The internal accommodation is on a single storey and includes a sitting room, kitchen and 3 bedrooms. Amongst recent improvements to the cottage is the installation of a biomass heating (wood pellet) system in 2016. The cottage also has private water and drainage.
The cottage has a small garden and kennels and is let under a Short Assured Tenancy.
Situated close to this cottage, but not part of the existing subjects of let, is the traditional stone and slate game larder, which is in functional repair and still used for its original purpose.
Land and Woods This lot comprises a combination of enclosed rough grazing featuring natural native woodland, together with compartments of commercial coniferous forestry.
From an agricultural perspective, the rough grazing within this lot provides both summer and winter grazing for sheep and cattle. It is utilised as part of the in-hand farm at present and, therefore, has organic status. In common with the rest of the estate, the condition of the infrastructure is a notable feature and there is a good network of vehicular access tracks.
In terms of forestry and woodland, this lot includes unusual and most attractive mixed woodlands, which have been managed to a high degree by the current owners.
The various woodland compartments comprise a balanced mixture of some 38.9 hectares of conifers and 46.7 hectares of mixed broadleaves/open ground.
The commercial conifers will produce future income, which is currently free of Income Tax.
Some of the 1965 crops are subject to the Long Term Forest Plan, ready to fell now.
The broadleaves have been carefully thinned, brashed and high pruned in places and create a wonderful mixed environment, adding great amenity value to the estate.
A full compartment plan and schedule is available from the selling agents.
Sport and Amenity Though forming part of the wider Bolfracks Estate shoot at present, this lot is of sufficient extent and composition to provide a day of high quality driven game shooting in its own right.
The undulating open ground of scrub woodland with bracken banks and a variety of small knolls and rocky outcrops is ideal for producing sporting driven red-leg partridges with two existing drives and scope for several more.
Even more spectacular than those from Tombuie House itself, there are few more exceptional places in Scotland to enjoy an evenings trout fishing or a dusk duck flight.
There is an additional small pond in a discreet clearing amongst the woodland on the lower slopes of this lot, a short distance from Fort Lodge.
The nature of the habitat on this part of the estate means that snipe and woodcock are attracted in number during the autumn and winter months providing sporting variety.
There is also a flourishing population of blackgame which are known to lek within view of Tombuie House and make an eclectic spectacle.
Whilst they remain legal quarry species, the owners have deliberately sought to conserve blackgame numbers on the estate by prohibiting their shooting in recent years.
Leisure Opportunity The vendors obtained planning consent in 1997 for the development of 14 log chalets on a wooded site on the south side of the A827 public road within this lot. The access to this site was developed following consent but the vendors have not progressed with the construction of the chalets.
The Perth & Kinross council planning reference for this consent is 97/00134/FUL.
This property has 441 acres of land.Read all
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