The Fossoway

Estate

Yetts o’Muckhart, Kinross-shire

A superb residential and sporting estate in a very accessible location in the heart of Scotland within commuting distance

of both Edinburgh and Glasgow

Yetts o’Muckhart 1.5 miles, Kinross 6 miles, Perth 20 miles, Edinburgh 30 miles, Glasgow 45 miles

Features:

Fossoway LodgeA family-sized country house including 4 reception rooms, entrance hall and inner hall,

conservatory, large farmhouse kitchen and breakfast room, master bedroom suite with dressing room and bathroom, large guest bedroom with en suite bathroom, 5 further bedrooms, 2 further bathrooms, shower room.

Gardens and GroundsBeautiful formal and informal gardens and extensive grounds including ornamental pond,

all-weather tennis court, summerhouse and wooded policies.

OutbuildingsA range of outbuildings including lofted double garage with temperature controlled wine cellar, stables with 2 looseboxes, hay/feed store, machinery and equipment store, kennels and log store.

Gardener’s CottageA traditional cottage with sitting room, kitchen, 3 bedrooms and bathroom. Extensive structural repairs and internal

renovation in 2012 and potential for extension in the adjoining hay/feed store, subject to planning consent.

SportingsMagnificent high bird pheasant shoot, roe deer stalking, duck flighting and trout fishing on the River Devon.

FarmingProductive stock farm producing useful annual income.

Forestry and Woodland67 acres of mixed woods including a combination of mature deciduous woodland

and coniferous plantations strategically planted as game coverts.

For sale as a whole or in two Lots.

About 781 acres (316 ha).

SituationFossoway Estate is situated on the southern edge of the Ochil Hills, about 1.5 miles from Yetts o’Muckhart in Kinross-shire.

From the top of Lendrick Hill there are spectacular views in all directions but notably to the south towards the Forth Valley and beyond, and to the east towards Loch Leven.

The estate is conveniently located for the M90 motorway which provides fast access to Edinburgh. Glasgow is about an hour’s drive away. Both cities have international airports. Perth is approximately 20 miles to the north. Kinross (6 miles) is the county town with a good range of shops, restaurants and other facilities including a doctor’s surgery, swimming pool, leisure centre, and bowling green.

Yetts o’Muckhart has a local shop with a café and a pub/restaurant.

There are primary schools in Yetts o’Muckhart, Crook of Devon and Cleish, and a secondary school in Kinross. There are a number of private schools within easy reach including Strathallan, Kilgraston, St Leonard’s, Craigclowan, Ardvreck, Glenalmond, and nearby Dollar Academy.

There is a major livestock market at Stirling and a wide range of agricultural merchants in the area.

Kinross-shire is rural and unspoilt with productive farmland rising from Loch Leven to the Lomond Hills and the Ochils. There are opportunities for a wide range of outdoor pursuits nearby and

many lovely walks and rides in the surrounding countryside.

Loch Leven is famous for its varied birdlife and excellent trout fishing. There are good local golf courses at Muckhart, Kinross and Dollar, whilst the Championship Courses at Gleneagles are 9 miles north and the world famous golf resort of St Andrews is 35 miles east of Fossoway.

DescriptionFossoway is an outstanding residential and sporting estate of high quality and beauty. The estate rises from about 267 feet above sea level in the valley of the River Devon to a high point of 1,520 feet above sea level at the summit of Lendrick Hill. The house and indeed most of the estate benefits from a southerly aspect with far-reaching views.

The core of the estate is the charming Fossoway Lodge, which has been fully refurbished and redecorated and is well-maintained by the present owners. The house is ideal for a family, and there is an atmosphere of warmth, comfort and elegance. Outside, the vendors have created beautiful gardens, grounds and policies which perfectly complement the house with a range of features including a small loch, barbecue hut, all-weather tennis court and summerhouse. A particular feature is the stream running through the heart of the garden. Situated a short distance from the main house, the Gardener’s Cottage is ideal for a dependent relative or employee(s) and has the potential to be extended into the adjoining hay shed, subject to the appropriate planning consent.

Planted with advice from the Game Conservancy and now approaching maturity, the woods on the estate provide the basis for a really fun and exciting high pheasant shoot with 9 drives. Additional sport includes roe deer stalking, trout fishing on the River Devon and duck flighting.

The farm has several fields of enclosed lowground pasture and extensive rough grazings on the hill.

Lot 1 – The Fossoway Lodge Estate – About 198 acresThe Fossoway Lodge Estate is a delightful and compact estate with a lovely country house and gardens, a cottage, outbuildings, grazing lands, woods, a spectacular shoot, fishing on the River Devon, and a novice cross-country course.

Fossoway LodgeApproached by an attractive drive through mature wooded policies with rhododendrons and laurels, Fossoway has an elevated position with fine southerly views. The drive crosses over the stream by a charming bridge and into two gravelled roads with one each leading to gravel parking areas at the front and back doors of the house. All the principal rooms face south, with penetration of natural light and spectacular views from most rooms being key features of the house.

Having been extensively renovated and partially extended as a family home where the current owners have brought up their four children, the accommodation is perfectly arranged for contemporary family living. It is laid out as shown on the floorplans within this brochure:

Fossoway Lodge

Approx gross internal areas

6,907 sq ft = 641.66 sq m

Garage and Loft:1,126 sq ft = 104.61 sq m

Illustration for identifi cationpurposes only. Not to scale.

First Floor Second Floor

Ground Floor Ground Floor

OutbuildingsClose to the house is a block-built double garage with up-and-over doors and a concrete floor. Above the garage is a floored spacious loft with access via a hatch with Ramsay ladder. Adjoining the garage with access from within is a custom-built insulated wine cellar with thermostatic control. Also incorporated within the building but with external access only is a single room store currently used as a tack room.

Additional outbuildings serving the main house include a log shed adjoining the house, kennels with outdoor enclosure and a walk-in shelter for four horses in the paddock behind the house.

Gardens, Grounds and PoliciesThe house is surrounded by extensive mature gardens. There are lawns, shrubs, herbaceous borders and mature trees including beech, yew, cedar and larch. Late spring is a special time with rhododendrons and azaleas in flower and the drive is heavy with their scent. A charming informal garden has been planted to the north with an ornamental pond, a range of shrubs and ornamental trees and a network of mown paths. There is also a barbecue hut with inside seating and central open fire with chimney which opens on to an area of wooden decking. To the west there is a secluded small garden accessed through a yew hedge with herbaceous plants and flowering shrubs. On the eastern side is the enclosed former kitchen garden for the estate, which is now planted with mixed shrubs. Apple and plum trees grow on the south-facing slope in front of the house

– all underplanted with camassia, daffodils and wild flowers. In early spring paths and glades around the house are carpeted with snowdrops, daffodils and bluebells. Foxgloves and wild garlic extend up the stream to the hill and, in the summer, the meadows adjoining the River Devon are full of wild flowers.

Beyond the gardens is an enclosed all-weather tennis court with en tout cas surface beside which is a summerhouse and croquet lawn.

Whilst complementing the house beautifully, the garden has been established for ease of management which does not require the services of a full-time gardener.

Gardener’s Cottage Set in a secluded position, a short distance from the main house with access off the main drive, this is a traditional stone-built cottage which was substantially renovated and modernised in 2012.

The accommodation includes an entrance hall, sitting room, kitchen/breakfast room, 3 bedrooms, a cloakroom with WC and bathroom over two floors.

The cottage is presently let on a Short Assured Tenancy, which can be terminated upon serving two months’ notice in writing. The current rent is £8,400 per annum.

OutbuildingsAdjoining the cottage and forming part of the same stone range is a double garage with log shed and storage area behind, a hay/feed store and stables building with

2 looseboxes. This building has the potential to be converted to residential accommodation as an extension of the existing cottage, subject to the appropriate planning consents.

Further to this, there is a separate workshop building and triple garage.

Sportings

ShootingThe south-facing and sunny aspect of the estate, combined with the natural topography and strategically planted deciduous and coniferous woods, result in a premier quality driven pheasant shoot.

The shoot has a first-class reputation in the region for high pheasants. The drives included in Lot 1 are called The Beeches, Percy’s, Patrick’s, New Drive, Lendrick West and The Gardens. In addition to the formal driven shoot, there is enjoyable rough shooting for mixed game including snipe, woodcock, pigeons, rabbits and hares.

The River Devon attracts wild duck which can be flighted at dusk.

Roe Deer StalkingThere is a considerable population of roe deer in the locality and the estate provides exciting stalking for roe buck and does. The open season for bucks is 1 April to 20 October and for does it is 21 October to 31 March.

FishingThe estate includes about 853 metres of double bank and about 1,290 metres of single (left) bank fishing on the River Devon. This is an attractive stretch of water flowing through a picturesque wooded glen. There is a good population of brown trout providing enjoyable sport on light tackle. In 2014, a brown trout of over 3lbs in weight was caught in one of the pools above the falls.

RidingThe estate is well-suited for riding.The present owners created a particularly enjoyable cross-country course about 20 years ago.

LandThe Fossoway Lodge Estate extends to approximately 198 acres in total. This can be analysed as to:

Land Type Acres

Pasture 100

Rough Grazings 40

Woods 53

Gardens, grounds and policies

5

Total 198

The land in Lots 1 and 2 has traditionally been let to a neighbouring farmer for grazing of sheep on an annual seasonal grazings basis. In recent years, the combined annual rent has been £6,500.

The estate does not own any Entitlements to Single Farm Payment/Basic Payment.

ForestryThere is a total of 53 acres of woodlands on Lot 1.

The deciduous woods of the policies and low ground around Fossoway Lodge are a particular feature of the estate and comprise a range of species including oak, sycamore, beech and birch. The estate has a population of red squirrels.

The coniferous woodlands on the estate are primarily spruce (both Sitka and Norway) with some larch and Scots pine. These were laid out and established in the 1990s under the guidance and supervision of the Game Conservancy in order to enhance the sporting capability of the estate, to provide shelter for livestock and improve the overall amenity of the estate.

Lot 2 – Lendrick Hill – About 583 acresThe land in Lot 2 is known as Lendrick Hill.

It is a large area of mainly south-facing land which provides useful rough grazings for livestock. The perimeter is stock proof fenced, and sheltered at the northern end by the adjoining forestry plantation.

There are four woods (totalling 14 acres) on Lot 2 and which were designed and planted for shooting. They are as shown on the sale plan and are called Charlie’s, High Wood, Lendrick East, and Fossoway. There is the opportunity to further harness the topography by establishing more drives for pheasants and partridges. This can be achieved by new plantations and/or use of strategically sited game crops.

The remainder of Lot 2 comprises 569 acres of hill grazings. It is considered that it is well suited for an afforestation planting scheme.

General Remarks and Further Information

DirectionsThe estate is reached by leaving the M90 motorway at Junction 6 and following the A977 west towards Crook of Devon. After about ¾ mile, turn right signposted to Stirling and the A91. When reaching the A91, turn left and continue through the hamlet of Carnbo. After a straight stretch of road there is an avenue of beech trees, and the entrance to the estate is marked by a pair of gate posts on the right hand side.

ViewingViewing is strictly by appointment with the selling agents, Strutt & Parker LLP (tel 0131 226 2500).

Government BodiesPerth & Kinross Council, Pullar House, 35 Kinnoull Street, Perth PH1 5GDTel 01738 475000

Forestry CommissionAlgo Business Centre, Glenearn Road, Perth PH2 0NJ. Tel 01738 442830

AFRC: RPIDStrathearn House, Broxden Business Park, Lamberkine Drive, Perth PH1 1RX. Tel 01738 602000

Method of SaleThe estate is offered for sale by private treaty.

Environmental Designations/Historic ListingsThere are no known environmental designations or historic listings on the estate.

Timber and MineralsAll standing and fallen timber and mineral rights are included in the sale insofar as they are owned.

ServicesMains water, mains electricity, private drainage, oil-fired central heating (with recently installed modern oil tank), security and smoke alarms.

Date of EntryBy mutual agreement between the seller and purchaser.

OutgoingsThe house and cottage in Lot 1 are in the following bands for Council Tax purposes:

Property Band

Fossoway Lodge H

Gardener’s Cottage D

* Inclusive of water charge but excluding sewerage

OffersOffers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection.

Overseas PurchasersAny offer from a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.

SolicitorsAnderson Strathern LLP, 1 Rutland Court, Edinburgh EH3 8EY Tel 0131 270 7700 Fax 0131 625 8030 Email anne.chapman@andersonstrathern.com

NoteIf you require this publication in an alternative format, please contact Strutt & Parker LLP on 0131 226 2500.

Special Conditions of SaleThe purchaser of the estate shall within five working days of conclusion of missives make payment as a guarantee for due performance of a sum equal to ten percent of the purchase price on which sum no interest will be allowed. Timeous payment of said sum shall be a material condition of the contract. In the event that such payment is not made timeously, the seller reserves the right to resile without further notice. The balance of the purchase price will be paid by Bank transfer at the date of entry and interest at five percent above the Bank of Scotland base rate current from time to time will be charged thereon from the term of entry until payment. Consignation

shall not avoid payment of the foregoing rate of interest. In the event of the purchaser failing to make payment of the balance of the said price at the date of entry, payment of the balance of the purchase price on the due date being of the essence of the contract, the seller shall be entitled to resile from the contract. The seller, in that event, reserves the right to resell or deal otherwise with the subjects of sale as they think fit. Furthermore, they shall be entitled to retain in their hands the initial payment of ten percent herein before referred to which shall be set off to account for any loss and expense occasioned to them by the purchaser’s failure and in the event of the loss and expenses being less

Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE

than the amount of the said deposit the seller shall account to the purchaser for any balance thereof remaining in his hand.

The estate will be sold subject to all rights of way, rights of access, wayleaves, servitudes, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing

and whether contained in the Title Deeds or otherwise, and whether formally constituted or not affecting the subjects of sale.

The seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry.

Strutt & Parker Edinburgh28 Melville Street, Edinburgh EH3 7HA

+44 (0)131 226 2500edinburgh@struttandparker.com

struttandparker.com

50 offices across Englandand Scotland, including 10 offices

in Central London

IMPORTANT NOTICE Strutt & Parker LLP 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 LLP 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 LLP 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 Summer 2014. Particulars prepared August 2015.