10 School Brae Cramond EH4 10 School Brae Cramond EH4 Attractive Mill House with a Café and Development Potential

10 School Brae Cramond EH4 10 School Brae Cramond EH4 Attractive mill house with a café and development potential.

6 4 2

Description 10 School Brae is an attractive C Listed former grain mill, known as the Cockle Mill, constructed in the 18th Century of yellow sandstone walls. Arranged over ground and first floors, beneath a pitched slate roof, the property now comprises a residential dwelling with a café (housed within a single storey former garage). A small gated courtyard provides access to a well-appointed family kitchen with an Aga. This leads through to a study area and a large dining room (which is currently used as indoor seating for the café) with a log burner and BiFold doors, providing views across the River Almond. The house has four ensuite bedrooms at first floor level, one of which gives access to the loft level, where there are two additional bedrooms with Velux windows. The house benefits from a wealth of period features, including exposed beams and brickwork, wooden floors and timer framed sash windows. A former garage at the eastern end of the building is currently used as a café. It has wooden double doors, which open onto the small sales and service area, whilst a fully fitted industrial kitchen lies to the rear.

Externally an area set to gravel in front of the property provides outdoor seating, in addition to a private walled courtyard, which lies to the north-east of the café. A further terraced garden, accessed via the first floor of the building, lies to the south and east. The total site area is approximately 0.073 hectares (0.181 acres). Location Located at the western end of School Brae, close to its junction with Caddell’s Row, the property is positioned overlooking the River Almond and the River Almond Walkway. The surrounding area is predominantly residential, with a mix of flats and houses. In addition to the Cramond Falls Café, Cramond benefits from a pub, a bistro and another café. A more extensive array of independent and national retailers, restaurants, cafes, bars and a supermarket are available in Barnton, which is a short drive away. The area is a popular place to live for those looking to move away from Edinburgh City Centre, but still within easy commuting distance. With its wide sandy beach providing access to Cramond Island, picturesque harbour and scenic River Almond Walkway, it is also an attractive destination for weekend escapes. Schooling is provided by Cargilfield Prep School, The Royal High School, St. George’s School for girls and Erskine Stewart’s Melville all nearby. Easy access to Edinburgh’s New Town, which is located 4.3 miles (6.9 km) to the east, is available via the Queensferry Road (A90) which is situated nearby, whilst the area is well served by local bus routes. Meanwhile Edinburgh Airport is located 5.1 miles (8.2 km) to the south west. Planning The property, which is currently used as a residential dwelling, with occasional B&B rooms, and the café have the benefit of a number of lapsed Planning Consents which may help set a precedent for alternative uses.

Planning Consent (14/03348/FUL) was granted on 10 November 2014 to change the use of the lower courtyard garden to form an extension to the existing café, including a new kitchen, indoor eating area and WCs, with a new pedestrian access. The plans also allow for the reconfiguration of the house as a separate dwelling, independent of the café.

Planning Consent (07/03026/LBC) was granted 4 September 2007 for the construction of a new five bedroom family house on the site of the current café and lower courtyard garden.

There is further potential to extend the existing house into the lower courtyard and use the café as a garage, subject to obtaining all necessary consents.

We understand that the property is C Listed and is situated within the Cramond Conservation Area. Local Planning Authority City of Edinburgh Council www.edinburgh.gov.uk 0131 529 3550 Rateable Value and Council Tax The rateable Value of the property is £16,400

The house is also listed for Council Tax – Band A (www.saa.gov.uk) Energy Performance Certificate The house has a residential EPC rating of E The café has a commercial EPC rating of G VAT The property is not elected for VAT. Financial Guarantee/ Anti Money Laundering All offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied with evidence of Source of Funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank/funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase. In addition, the purchaser must supply certified copies of his/her passport and confirmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete. Eaves Storage Approximate Gross Internal Floor Area Eaves Storage 2867 Sq Ft - 266.34 Sq M Gazebo: 143 Sq Ft - 13.28 Sq M Double Double Bedroom 5 10'9'' x 9'10'' Bedroom 6 19'7'' x 15'8'' 3.28 x 3.00m 16'2'' x 13'10'' This plan is for guidance only and must not be relied 5.97 x 4.78m 4.93 x 4.22m upon as a statement of fact. Attention is drawn to the Important Notice below. Eaves Storage

Second Floor To To Courtyard Courtyard Garden Garden

Ensuite Store Shower Room Double Bedroom 4 16'3'' x 9'8'' 4.95 x 2.95m Double Ensuite Double Master Bedroom 3 Shower Bedroom 2 Bedroom 13'1'' x 9'3'' Room 12'8'' x 10' 17' x 12'10'' 3.99 x 2.82m 5.18 x 3.91m Ensuite 3.86 x 3.05m Shower Ensuite Room Shower Room

First Floor

Gazebo 13' x 11' 3.96 x 3.35m Store Kitchen/ Dining Study Breakfast Room 15'7'' x 10' Room 17' x 16'3" 4.75 x 3.05m 17'5'' x 16' 5.18 x 4.95m 5.31 x 4.88m

WC WC

Servery Kitchen Room 11'3'' x 8'4'' 12' x 11'3'' 3.43 x 2.54m 3.66 x 3.43m This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Bar Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Ground Floor Knight Frank Edinburgh We would be delighted to tell you more. 80 Queen Street Edinburgh James Stewart-Lockhart Edward Douglas-Home EH2 4NF 0131 322 3455 0131 222 9609 [email protected] [email protected] knightfrank.co.uk Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank. com/legals/privacy-statement. Particulars dated March 2020. Photographs dated xxxxx 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.