North Slipperfield

WEST LINTON, SCOTTISH BORDERS

West Linton 1 mile, Edinburgh Bypass 14 miles, Edinburgh City Centre 18 miles, Edinburgh Airport 23 miles

ACCESSIBLE SPORTING ESTATE WITH GROUSE MOOR AND PRODUCTIVE IN HAND FARM

6,622 acre grouse moor, of which 2,527 acres owned and 4,095 acres leased, historically driven over 19 lines of butts First class driven pheasant and partridge shoot Roe deer stalking Trout ﬁshing, duck ﬂighting and goose shooting Farmhouse, two cottages and bothy Traditional outbuildings including shoot room Modern game/farm store with workshop In-hand farm with 212 acres of in-bye and silage ground 104 acres woodland

About 2,858 acres (1,156 hectares) For sale as a whole

Wemyss House 8 Wemyss Place Edinburgh EH3 6DH 0131 247 3720 [email protected] Situation North Slipperfield is situated at the southerly end of the Pentland Hills, approximately one mile from Golfers are well provided for with several famous East Lothian links courses such as Muirfield, the conservation village of West Linton. The estate offers a wonderful diversity of ground from Gullane and Luffness within easy reach via the city bypass. There are also some superb local productive lowland pasture and mature woodland to the unspoilt moorland of the Pentland Hills. courses including West Linton Golf Club, a championship 18 hole course on the edge of the Lying only 18 miles from Edinburgh City Centre and 14 miles from the city bypass, it is estate, and Rutherford Castle Golf Club, to the north of West Linton. The nearby coastline of East extraordinarily accessible. With Edinburgh Airport only 23 miles away and with easy access to the Lothian has several long white sandy beaches, and for watersports enthusiasts Port Edgar Yacht motorway network, it is ideally situated for those based elsewhere, but wishing to own a Scottish Club is located in South Queensferry, 10 miles west of Edinburgh on the Firth of Forth. sporting estate. In addition to the shooting on the estate, there are excellent opportunities for salmon fishing on the West Linton is an idyllic village centred around a picturesque green and offers an excellent range of River Tweed and other Borders rivers. Within the area there are several riding schools and livery local amenities including shops, a post office and a primary school. Further schooling is available at stables, and there are both local Riding and Pony Clubs. The estate is ideally located for riders to a wide selection of schools in and around Edinburgh. The charming county town of Peebles lies explore the superb hill tracks criss-crossing the surrounding countryside, from which there are 15 miles to the south east, whilst Penicuik, with supermarkets and leisure facilities including a stunning views. swimming pool and excellent public library, is just 10 miles away. Description Extending in all to about 2,858 acres, North Slipperfield offers an exceptionally rare combination of a Borders address within commuting distance of the city, a first class established low-ground shoot, and the possibility of shooting driven grouse. Whilst some assets are immediately ready to be enjoyed by a new owner, others, such as the driven moor, give scope for ongoing revival and development with the support of the profitable low ground shooting enterprise. The estate is accessed by a new private driveway routed through the in-bye fields to the four estate properties. There is the possibility for two substantial newbuilds should a principal house of scale be required.

Much of the estate enjoys ﬁne views over the surrounding Pentlands, and from the highest point on Fadden Hill at 466m (1,528 feet) above sea level, the views stretching across the county in all directions on a clear day are stunning. It is a rare circumstance to feel so remote within 18 miles of the centre of Edinburgh.

Sporting Year Bag in brace Year Bag in brace The North Slipperﬁeld game card for 2013/14 is just one of many which help to demonstrate what North Easton & North Easton & this estate has to offer an owner. It is the variety of sport and diversity of game bird species that Slipperfield Anston Moors Total Slipperfield Anston Moors Total sets the estate apart from other recently marketed Borders estates. 1960 599 162 761 1988 251 7.5 258.5

Year Pheasants Partridge Woodcock Duck Geese 1961 783.5 447.5 1,231 1989 No Records 43.5 43.5 1962 525 601 1,126 1990 456.5 324 780.5

1963 314 557 871 1991 715.5 561.5 1,277 2004/05 302 - 32 89 29 1964 262 443.5 705.5 1992 262.5 197.5 460 2005/06 284 -879 83 1965 112.5 607.5 720 1993 17 47.5 64.5 2006/07 574 - 33 88 - 1966 549 601.5 1,150.5 1994 50 47 97 2007/08 11 1 26 37 20 1967 193.5 224.5 418 1995 18.5 23 41.5 2008/09 300 33 7 49 36 1968 233 614 847 1996 36 8.5 44.5 2009/10 14 ---- 1969 354 544 898 1997 0 88.5 88.5 2010/11 1350 580 7 30 28 1970 161 563.5 724.5 1998 055 2011/12 1792 650 9 25 42 1971 407 661.5 1,068.5 1999 30 28 58 2012/13 1578 786 11 37 33 1972 576.5 687 1,263.5 2000 68.5 0 68.5 2013/14 2748 1884 8 45 45 1973 516.5 768.5 1,285 2001 000

Grouse Shooting 1974 886 758 1,644 2002 336

In addition to the owned moor of 2,527 acres, an additional 4,095 acres, the Easton and Anston 1975 139 237 515 2003 52.5 30.5 83 moors, have been rented by successive North Slipperfield owners from Lee and Carnwath Estates. 1976 215 444.5 659.5 2004 51.5 25 76.5 Records show that this arrangement dates as far back as the 1960s. The existing lease of these adjoining moors continues until 31st October 2022. North Slipperfield pays an annual rent, and the 1977 255 398.5 653.5 2005 49 25 74 Landlord benefits from one day of grouse shooting at a discounted cost. Parts of the leased 1978 674 597.5 1,271.5 2006 82 0 82 moors are subject to agricultural tenancies and there are various provisions in the lease regarding 1979 60 51 111 2007 45 0 45 the maintenance of a working relationship between North Slipperfield and the tenants. The lease 1980 No Records 26 26 2008 2.5 2.5 5 may be assigned to the new owner of North Slipperfield subject to Landlord consent. 1981 66 145.5 211.5 2009 30 - 30

In recent years grouse have been walked up rather than driven, but several bags of over 500 brace 1982 81.5 96 177.5 2010 7-7 appear in the North Slipperﬁeld Game Book during the 1960s and 1970s, and in 1991 715.5 brace 1983 102.5 170 271.5 2011 15 - 15 were recorded, in addition to another 561.5 brace on the Easton and Anston moors, giving a com - 1984 35 191.5 226.5 2012 14 3 17 bined record bag of 1,277 brace. Since they purchased the estate in 2009, the owners have adopted a management and shooting policy to encourage the preservation and return of grouse. 1985 53 0 53 2013 13 4 17 The summer count in 2011 recorded 493 birds across both moors, increasing to 906 in 2014, illus - 1986 65 67.5 132.5 2014 32 13 45 trating the effectiveness of the current regime. 1987 62 41.5 103.5

Historically, driven grouse shooting, over 19 lines of timber and turf butts, has been enjoyed over The contours of the hill, together with the woodland on the neighbouring land to the north, offer this compact moor of about 6,622 acres, including the let moor. In more recent years grouse have shelter to livestock which are grazed on the land. primarily been shot over pointers. A good network of hill tracks provides convenient vehicular access to the butts, and there is a timber lunch hut out on the North Slipperfield hill. Abundant Fishing road-making material is available on the estate from a track-side licensed quarry. There is plenty of opportunity for the trout fisherman in the stocked ponds below Little Mendick Hill. In addition, the fishing rights on the Westwater Reservoir are currently leased from Scottish Water. A pair of falconers currently lease the grouse moor for 10 weeks of the year with a break clause West Linton Angling Club has a boat on the reservoir that the owners of North Slipperfield have the should the estate be sold. The current agreement is understood to be beneficial to the grouse right to use. Some impressive catches of wild ‘brownies’ have been reported. regeneration programme as the falcons target the older grouse, of which they take on average 10 brace per season. The lease from Scottish Water is not assignable. However, it is thought that it would be possible for a new owner to enter into a lease with Scottish Water on similar terms. There are several high seats in the woodlands which are used for roe deer stalking. Game/Farm Store Low Ground Shooting A four bay steel portal frame shed (21.8m x 7.7m) was erected at the bottom of the hill in 2010. It On the low ground an exceptional pheasant and partridge shoot has been developed with has a box profile roof and side cladding, part concrete block walls, steel roller doors and a emphasis placed on the quality of birds presented to the guns. There is scope to further develop concrete floor. It comprises a machinery store, a workshop, and a staff bothy with a wood burning the shoot which currently involves the release of 6,000 pheasants and 7,000 partridges. There is stove, oven/hob and sink, and a WC. Outside there is a feed tower, a portable cold store and presently a combination of 13 drives from both cover crops and woodlands, providing 18 days three kennels. shooting. Alongside pheasant and partridge, other game species including duck, woodcock and Beyond the game store are sheep handling facilities and a three bay steel portal frame shed. geese make up the bag. Advantage has been taken of the undulating ground by planting new woodlands and game crops on high banks to show challenging birds. Much of the credit for the FORESTRY success of the low ground shoot should go to the dedicated and versatile keeper who has been The woodland at North Slipperfield extends to approximately 104 acres (42.28 ha) and comprises on North Slipperfield since 2009. predominantly Sitka Spruce with mixed conifers and broadleaves.

Besides the duck flighting ponds there is some superb goose shooting to be enjoyed; the margins Over the past 10 years, the woodlands have been actively managed and invested in under a around the Westwater Reservoir provide an ideal habitat for a diverse number of water birds. In Woodland Grant Scheme (WGS) and Rural Development Contract (RDC) scheme with a significant the autumn the reservoir becomes a favoured roost for thousands of pinkfoot geese making their programme of investment in planting and maintenance funded under the SRDP scheme. Further way south from their summering grounds in the Arctic Circle. The geese are shot from butts to the details are available from the seller's agent. More recently approximately 22 acres (8.98 ha) has south west of the reservoir and for most sportsmen waiting at the lochside, the first honk of a been felled and restocking will be an ongoing obligation. pinkfoot sets the blood coursing.

All of the works have been done with a view to improving the sporting habitat, with all thinning, The low ground shooting is currently let until January 2016, with the owners enjoying two felling and re-planting works being sympathetic to the pheasant shoot and enhancing the amenity complimentary 175 bird days each year. In exchange for an annual rent, the estate contributes of the property. labour and vehicles, and the shooting tenant plants game crops, buys birds, and provides fuel.

Farming The hill farming operation at North Slipperﬁeld is operated in hand and carried out over the whole of the owned moor and in-bye ﬁelds with the help of a self-employed shepherd.

The whole estate has Less Favoured Area (LFA) status, and the hill currently beneﬁts from the Less Favoured Area Support Scheme (LFASS). The land may be summarised as follows:

Permanent pasture 212 acres (85 ha) Moor/hill 2,527 acres (1,023 ha) Woodland 104 acres (42 ha) Other 15 acres (6 ha) Total 2,858 acres (1,156 ha)

The sheep stock comprises approximately 492 Blackface ewes, 130 hoggs and 8 tups. All replacements are bred on the farm with tups bought in. A high standard of sheep management is consistently achieved and the principal farming objective has been to contain the sheep tick population in the interests of both sheep welfare and grouse management; the moor is believed to be currently tick free.

Under the current management arrangements, the farming enterprise has made a useful contribution through subsidy payments to the improvement of the grouse moor. The farming and sporting enterprises run hand in hand due to the close co-operation which has existed between the shepherd and the keepers. View south east over West Water Reservoir

Flighting pond Lunch Hut Residential

Shepherd’s House This traditional detached two storey stone built and harled farmhouse enjoys fine views towards the Borders. Requiring refurbishment, over two storeys the accommodation currently comprises a sitting room, dining room with pantry, kitchen, WC on the ground floor, and two bedrooms and a bathroom on the first floor. Outside there is an enclosed garden to the front.

North Slipperfield Steading This traditional stone range incorporates the following:

Mouse Cottage Of traditional stone construction under a slate roof, this cottage forms part of the steading and comprises a kitchen, sitting room, ofﬁce, bedroom and bathroom.

Bothy Also forming part of the steading, this comprises a sitting room, kitchen, bathroom and bedroom.

Keeper’s House This house is set apart from the other houses and is of harled brick construction under a tiled roof. Over a single storey it comprises an open plan sitting room and dining room, linked by a sliding door to the kitchen. There are three bedrooms and a bathroom. Outside there is a single garage, four kennels and an enclosed garden.

Shoot Room This room is to the west of the steading and features a wood burning stove, exposed wooden roof beams, stone walls, a slate ﬂoor, an integral hardwood bar and full length sliding glass doors to outside.

There are in addition a workshop and three garages, with a loft over part adjacent to Mouse

Cottage. Shoot Room Shoot Room, The Bothy and Mouse Cottage

Keeper's House

Shepherd's House Planning Consents

The estate beneﬁts from four ‘live’ planning consents, and one lapsed consent.

Shooting Lodge (13/00723/FUL) In 2008 planning permission was granted for a shooting lodge situated on the hillside to the north of the Championship West Linton Golf Course. The proposed plans for the lodge include 26 bedrooms, spa facilities and a restaurant, all recessed and landscaped into the surrounding hillside. This unique building could be run to accommodate shooting guests from North Slipperﬁeld or guests from a variety of other local leisure activities, including West Linton Golf Course.

Westwater Reservoir House (12/00730/FUL) Permission has been granted to extend and make alterations to the existing Keeper’s House. The plans propose adding a two storey extension to the eastern gable end and restructuring the existing layout to create four en suite bedrooms. The contemporary style oval shape house was laid out over three floors Courtyard Development (08/01082/FUL) with the outer finish being principally in glass and timber. In 2008 planning permission was granted to create six houses on the site of the Bothy, Mouse Cottage, Shepherd's House and outbuildings. A new North Slipperfield Site (10/01297/FUL) private tarmacadam road has been built to access the development, In 2008 planning permission was granted for Quarry (09/00028/MIN) which has kept the permission live. a large detached modern house extending to Permission was granted for the resumption of previous workings on North nearly 16,000 sq ft. The application lapsed Slipperfield. The area covers approximately 1ha and the materials are to For further information please refer to the Scottish Borders Council and the reapplication has been withdrawn. be used for estate tracks and roadways. website. Planning Description Expiry date Comments General Remarks Reference Viewing Strictly by appointment with Savills. 13/00723/FUL Removal of condition 9 and 9th August 2016 Subject to use as a variation on condition 4 of tourist/leisure facility Entry & Possession Entry by arrangement. previous application and not as a (08/01081/FUL) for erection permanent residence, Offers of shooting lodge and approval of Offers in Scottish Legal Form are to be submitted to the selling agents. A closing date for offers may be fixed, construction materials and prospective purchasers are advised to register their interest with the selling agents following inspection. and landscaping. Solicitors Turcan Connell 12/00730/FUL Alterations and extensions to 3rd August 2015 Subject to adherence Princes Exchange Westwater Reservoir House to the approved plans. 1 Earl Grey Street Edinburgh EH3 9EE (Keeper’s House) Tel: 0131 228 8111 Email: [email protected]. 10/01297/FUL Erection of dwelling house on site Lapsed Currently on the site is Employees of redundant farmbuildings a five bay timber pole There is a full-time resident Head Keeper and an Under Keeper whose employment would fall to be barn and an old stone transferred to a purchaser under the Transfer of Undertakings (Protection of Employment) Regulations 2006. bothy. Subject to The Under Keeper is employed solely to keeper the Easton and Anston moors, which is a condition of the approval of lease. construction materials Services, Occupancies & Council Tax and landscaping. The existing residential properties have mains water, mains electricity and private drainage. Recent reapplication withdrawn. Property Occupancy Services Council Tax EPC Band Rating*

09/00028/MIN Resumption of previous [quarry] 18th March 2069 Primarily to provide Shepherd’s House Vacant Oil ﬁred central heating FF

working material for hill roads Mouse Cottage Vacant Oil ﬁred central heating EF and any construction (boiler shared with adjacent Bothy) on the estate. The Bothy Employee Oil ﬁred central heating -F About 1 hectare. (boiler shared with adjacent Cottage)

Keeper’s House Employee Gas ﬁred central heating DE 08/01082/FUL Construction of new access road, Live Subject to conditions

change of use from stables to form set out in a Section 75 * Copies of the Energy Performance Certificates are available on request. dwellinghouse, alterations and agreement which extensions to the Bothy and include a contribution Sporting Rights erection of four dwellinghouses to affordable housing The sporting rights are in hand, although subject to the leases stated. (one of which is a replacement and education funds. Planning Permission for the Shepherd’s House). For further information see Scottish Borders Council website: www.scotborders.gov.uk. Ingoing Valuation Environmental and Architectural Designations The purchaser(s) shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be Parts of the property are within or adjacent to the following: agreed between two valuers, one acting for each party, or an arbitrator appointed by the valuers, or failing • Westwater RAMSAR, Site of Special Scientific Interest (SSSI) and Special Protection Area (SPA). agreement as to the appointment by the Chairman, for the time being, of the Royal Institution of Chartered • Craigengar SSSI and Special Area of Conservation (SAC). Surveyors (Scottish Branch), the following: • Tweed River SSSI and SAC. • There are also four sites of archaeological interest on the estate including a Bronze Age burial site, two ring 1. The hill sheep flock on the farm. enclosures and possible sheep stells (stalls). 2. All hay, straw, fodder, roots, silage and other produce at market value. 3. All oils, fuel, fertilisers, sprays, chemicals, seeds and sundry at cost. Mineral Rights In so far as they are owned, the mineral rights are included in the sale. 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 Savills shall certify on account at the valuation pending agreement. Should Timber the payment not be made within seven days then the interest will become payable on outstanding monies at All standing and fallen timber is included in the sale. 5% over Bank of Scotland borrowing rate.

Fixtures, Fittings and Equipment Stipulations • All carpets, curtains, light fittings and white goods in Keeper's House are excluded from the sale. • All carpets, curtains, light fittings and white goods in The Bothy and Mouse Cottage are included in the sale. Purchase Price • Estate vehicles, implements and items of machinery may be available in addition by separate negotiation. 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 Servitude Rights, Burdens, Wayleaves And Statutory Public And Other Access Rights not) with interest accruing thereon at the rate of 5% above Bank of Scotland plc base rate. No consignation 1. The property is sold subject to and with the benefit of all existing servitude and wayleave rights, including shall be effectual in avoiding such interest. 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 2003. The purchaser(s) will be held to have Disputes satisfied themselves as to the nature of all such servitude rights and others following their solicitors Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or examination of the title deeds. the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose 2. The Westwater Reservoir, a 0.61 acre water intake on the hill, two acres of the adjoining access road and decision acting as experts, shall be final and binding. the Junction Valve House near the game store are owned by Scottish Water and excluded from the sale. The reservoir serves as a water supply for Livingston to the west. Scottish Water have appropriate rights of Plans, Areas and Schedules access through the estate, and from West Linton via the Golf Course road. These are based on the Ordnance Survey and are for reference only. They have been carefully checked and 3. The Pilton to Grangemouth oil pipeline crosses the estate. computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the 4. There is a right of access in favour of the estate from West Linton village through the golf course. description of the property and any error or mis-statement shall not annul the sale nor entitle either party to 5. There are three public rights of way running through the southern part of the estate. compensation in respect thereof.

Single Farm Payment/Basic Payment Scheme Overseas Purchasers The entitlements are included in the sale. Any payments up to the date of entry will be apportioned between the Any offer by a purchaser(s) who is resident outwith the United Kingdom must be accompanied by a guarantee selller and purchaser (subject to revision as further details of the transfer of CAP entitlements are released). from a banker which is acceptable to the sellers.

Less Favoured Areas Support Scheme (LFASS) Lotting The estate lies wholly within a Less Favoured Area (LFA). Payments under the scheme are dictated by stocking It is intended to offer the property for sale as described, but the seller reserves the right to divide the property density, together with enterprise type. Payments due under the scheme in relation to the years up to and into lots, or to withdraw the property, or to exclude any property shown in these particulars. including the current farming year, will be retained by the seller. On the basis of present stocking levels, the annual payment is in the region of £8,885. Generally Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations Rural Development Contract – Rural Priorities (RDC-RP) and the Missives of Sale, the latter shall prevail. The sellers have entered into various RDC-RP contracts, the latest of which is due to expire in 2027. The incoming purchaser will be obliged to continue with and accept any liabilities of the various RDC-RP contracts. Apportionments Further details are available from the selling agents. The Council Tax and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry. Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright (100041908) NOT TO SCALE

Important Notice Directions Savills and their clients give notice that: From Edinburgh and the north, take the A702 to West Linton. Continue on this road through the village and 1. They are not authorised to make or give any representations or warranties in relation to the property either shortly after Manor Garage, turn right into Medwyn Road (signposted West Linton Golf Course). Follow this here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no road up the hill passing the golf course on the left. Continue for approximately 0.5 miles to the estate entrance responsibility for any statement that may be made in these particulars. These particulars do not form part of which lies on the left. The postcode is EH46 7HN. any offer or contract and must not be relied upon as statements or representations of fact. 2. 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 Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.