Ferry Cottage and the Upper Netherdale Salmon Fishings River Deveron, Aberdeenshire

Turriff 8 miles, Huntly 13 miles, Aberdeen airport 37 miles, Aberdeen city centre 47 miles, Inverness 74 miles. Two high-quality beats of salmon and sea trout fishing, a picturesque and fully modernised cottage overlooking the river and planning permission for the construction of a new fishing lodge with a beautiful setting.

Lot 1 – The Upper Netherdale Salmon Fishings Beat 1 • About 1.89km of mainly double bank salmon and sea trout fishings with 11 named pools and a 9-year average of 64 salmon/grilse and 13 sea trout.

• A fishing hut, ample car parking and excellent vehicular access.

Lot 2 – Ferry Cottage • A beautifully restored traditional cottage plus annexe combining practicality with comfort and including kitchen/dining room, sitting room, 4 bedrooms and 2 bathrooms.

• Garage/rod store and garden plus frontage on to the River Deveron.

Lot 3 – The Upper Netherdale Salmon Fishings Beat 2 • About 1.66km of mainly double bank salmon and sea trout fishings with 9 named pools and a 9-year average of 89 salmon/grilse and 18 sea trout.

• A fishing hut, ample car parking and excellent vehicular access.

• Full Planning Permission for the construction of a fishing lodge in an elevated position overlooking the Fishings.

• About 10 acres of grade 3ii arable land and about 10 acres woods.

About 72 acres in total

For sale as a whole or in 3 lots. Situation The River Deveron Wild brown trout fishing on the river is also At present, Upper Netherdale beats are Ferry Cottage and the Upper Netherdale Salmon The River Deveron is acknowledged as a renowned providing absorbing alternative sport fished in rotation with the independently-owned Fishings are situated 47 miles northwest of consistent and productive salmon, sea trout if water conditions do not favour salmon or sea Carnousie beat, a few miles downstream, as Aberdeen and about 8 miles southwest of and brown trout fishery rising in the eastern trout fishing. There is a good population of trout three separate four-rod beats. This arrangement Turriff. This part of Aberdeenshire is known Grampians and flowing northeast for about in every pool with the average size being around works well with two of the three beats being let as Deveronvale and is characterised by an 40 miles to enter the North Sea at Banff. 1lb. Fish of 2lbs to 3lbs are caught frequently in conjunction with a residential property agricultural landscape of mixed arable, beef and some even larger specimens are caught (Ferry Cottage and the independently owned and sheep farming, low ground sporting and The river flows over a bed of shingle and rock in (and lost!) each season. Waterside Lodge at Carnousie) whilst the third a combination of attractive amenity woodland its fast-flowing upper reaches but slackens its beat has been let to a syndicate of local anglers and blocks of commercial forestry. pace after being joined by its principal tributary, The Upper Netherdale Beats 1 and 2 on a season to season basis. the Isla (one mile downstream of Milltown of The Upper Netherdale beats comprise part of Aberdeenshire is a county of contrasting Rothiemay), through its middle and lower course the middle River Deveron. Both beats have a Riverbank wildlife is a feature of both beats landscapes; the northern fringe of the Grampian where there are deeper pools and smooth glides unique and different character; each is private with mammals such as otters, badgers and mountains with heather-clad hills including between fast-flowing riffles. with very little disturbance and both provide water voles; birds including kingfishers, herons, well-known grouse moors such as Edinglassie, superb fly fishing in most water conditions. dippers and wagtails and an assortment the Cabrach (at the source of the Deveron) The season opens on 11 February and closes of butterflies, dragonflies and other winged and Candacraig lies to the southwest of Upper on 31 October. Salmon run the river throughout In higher water, double handed rods and chest insects being commonly sighted. The river itself Netherdale whilst the North Sea coast with the year with a traditionally prolific grilse run waders are advisable whilst, in low water, a sea abounds with freshwater shrimps, snails and its quaint fishing ports, high cliffs and pebble beginning in early July given appropriate water. trout rod and thigh waders will normally suffice. assorted insect larvae providing the resident beaches is 15 miles to the north. The river is also well known for consistently In terms of fly choice, traditional patterns tied trout and transient sea trout populations with producing large specimen salmon, particularly on double hooks are popular with particular a plentiful source of food. With the sobriquet of The Granite City, Aberdeen towards the back end of the season. The Deveron favourites including the Stoats Tail, is both an economic and educational centre British record for a fly-caught salmon was a Munro Killer, Willie Gunn, Ally’s Shrimp, Cascade Description boasting two universities and further educational fish of 61lbs caught by a female angler on the and Executioner. Method of fishing on the beats Combining a beautifully renovated former colleges and research institutes. There are a Mountblairy beat of the lower Deveron. The is predominantly by fly although spinning is Ferryman’s cottage, a superb site with planning number of private schools in Aberdeen including average weight of salmon caught on the river in allowed when the water height does not favour consent for the development of a new lodge and Robert Gordon’s College, Albyn School for Girls, recent years is 9lbs, while grilse average 4½lbs. fly fishing. two peacefully situated and productive beats of St Margaret’s School for Girls and The Hamilton salmon fishings, the subjects of sale are more School. The Exhibition and Conference Centre, The Upper Netherdale beats have produced No formal catch and release policy is operated fully described as follows: His Majesty’s Theatre, and various art galleries several fish weighing in excess of 20lbs in recent but the River Deveron District Salmon Fishery in the city are renowned. years, whilst even larger fish have been hooked Board publishes guidelines on catch and release and lost! which anglers are strongly encouraged to Turriff is the local town serving this part of adopt. A copy of these guidelines is available on the Deveron valley and has a population of Sea trout also run the river in good numbers request from the selling agents. around 4,700. There is a selection of shops providing alternative sport from late May (including a good fishing tackle shop), primary onwards. The majority of fish are in the 2lbs to Since purchasing the beats a decade ago, the and secondary schooling, hotels, garages, 4lbs category but fish of 7lbs or more are not owners have effected substantial improvements a supermarket, medical centre and a sports uncommon. Night fishing during the summer to both beats. This includes significant riverbank centre. The area is the centre of a thriving months is a popular method of prising sea trout clearance and consolidation, pool improvements rural community and hosts a popular annual from the river. to improve flow and create ‘lies’, new vehicular agricultural show. access and parking, improved pedestrian access and the construction of two new fishing Further services are available in Huntly (13 miles) huts. As a result of these improvements, the to the southwest. scope of the fishing has increased. In 2007, 2008 and 2010, a total of 241, 272 and 237 salmon/grilse were caught at Upper Netherdale (beats 1 and 2 inclusive).

Lot 1 The Upper Netherdale There is vehicular access to two riverside car Salmon Fishings, Beat 1 - About 25.40 acres parks and pedestrian access to each of the Beat 1 of The Upper Netherdale Fishings pools with a mown path following the riverbank comprises about 1.44km of double bank from each car park. and 444m of single bank salmon and sea trout fishings. The fishing hut serving the beat occupies an elevated setting above the level of winter floods Flowing through an area of mixed farmland with and is of timber construction with a pitched splendid views, the upper half of the beat flows galvanised tin roof, covered veranda and broadly from north to south, whilst the lower wood-burning stove. half of the beat flows from west to east after a 90-degree bend in the river at the productive The beat has a 9-year average (2006 to 2014) of Lower Kemlin pool. 64 salmon/grilse and 13 sea trout and a 5-year average of 54 salmon/grilse and 12 sea trout. There are 11 named pools which vary in The recent annual catch records are as follows: character from deep pots such as Upper Kemlin holding ‘resident’ salmon throughout the season Year Salmon/Grilse Sea Trout to fast runs such as Chapelton and Doctor’s 2006 39 16 which are favoured by running grilse in 2007 126 14 high summer. 2008 104 9 The beat is fishable by fly in all conditions 2009 36 12 other than a flood when spinning is advised. 2010 98 30 In common with Beat 2, there have been 2011 52 8 substantial works carried out to improve the 2012 62 7 pools by consolidating the riverbank and generally improving the scope of the fishing 2013 42 7 on the beat. This has included repair and 2014 15 10 replacement of stone groynes, improvement Total 494 113 and extension of the existing access and the 5-yr av 54 12 construction of new access tracks, and the 64 13 construction of an excellent fishing hut. 9-yr av

At present, the Beat is fished as a four-rod beat in rotation with Beat 2 and the independently- owned Carnousie beat a few miles downstream. Access to the beat is over a track leading west from the minor public road past Chapeltown Farm to terminate at the fishing hut overlooking Donald’s Glide pool. This track is passable in a two-wheel drive vehicle and is fenced to prevent livestock encroachment.

Lot 2 – Ferry Cottage - About 0.84 acre Since the renovation works on the cottage were Occupying a tranquil position overlooking the completed in 2008, Ferry Cottage has been let Boat pool, this is a stone-built cottage in the on a weekly basis in conjunction with the Upper Scottish vernacular style under a pitched slate Netherdale salmon fishings. roof. Within the last decade, the cottage has been comprehensively renovated and is in an excellent structural and internal condition.

Originally built as accommodation for the ferryman who operated a ferry service crossing the Deveron in a wooden rowing boat until as recently as the early 20th century, access to the cottage is via a hardcore track which leads for about 450 metres from the end of the minor public road between Chapeltown and Cobblehouse Farms.

With features such as pitched dormer windows and timber-framed sash and case windows, the cottage has a large, glazed front porch and a lean-to extension to the east gable end incorporating the kitchen and shower room. Internal features include timber panelling throughout, plaster cornices, slate flag floors, a bespoke fitted kitchen, underfloor heating and recessed spotlighting.

With oil-fired central heating, private water First Floor Ground Floor - Annexe and private drainage to a septic tank, the accommodation is as shown on the floor plans.

Lying perpendicular to the cottage and to the west side of it, is a block-built, painted timber-clad annexe on a stone base providing auxiliary accommodation. This building has been constructed and finished to a standard commensurate with the cottage and includes a large timber-panelled bedroom with en suite shower room.

To the rear of the cottage is a functional and Ground Floor spacious garage building/rod store constructed of timber under a corrugated metal roof with a concrete floor. The garage has an electricity supply.

There is a small paved garden to the front with a lovely outlook over the river. There is also access directly to the riverbank via the track leading to the original ferry mooring. Lot 3 – The Upper Netherdale Salmon Fishings, Beat 2 - About 46.15 acres Beat 2 of The Upper Netherdale Fishings comprises about 1.26km of double bank and 398m of single bank salmon and sea trout fishings.

The upper part of the beat flows broadly from west to east, whilst the lower part of the beat flows in a north-easterly direction following a 90-degree turn at the Upper Loggs pool. The lower part of the beat includes two islands.

These channel the flow of the river to create superb fly water and are also home to ground nesting birds such as curlews, oyster catchers and mallard in the spring.

There are 9 named pools which vary in character from deep holding pools such as Upper Loggs to fast runs such as Chapelton and Sheep’s Haugh which are favoured by running grilse in high summer.

Like beat 1, beat 2 is fishable by fly in all conditions other than a flood when spinning is advised.

In common with beat 1, substantial works to improve the beat have been carried out.

Together with beat 1, beat 2 is fished by four rods in rotation with the independently-owned Carnousie beat downstream.

Access to the beat is via a hardcore track leading southeast for about 600 metres from the minor public road to the timber fishing hut overlooking the Sheep’s Haugh pool where there is a car park. From here, there is pedestrian access to each of the pools via a mown path.

The timber fishing hut overlooks the Sheep’s New Fishing Lodge Haugh pool and has a covered veranda and With an elevated site and beautiful outlook wood-burning stove. across the river and down the Deveron valley, the vendors have secured full planning The beat has a 9-year average (2006 to 2014) of permission for the construction of a new fishing 100 salmon/grilse and 18 sea trout and a 5-year lodge a short distance from the vehicular track average of 89 salmon/grilse and 17 sea trout. leading to the fishing hut and car park. The recent annual catch records are as follows: With the proposed accommodation Year Salmon/Grilse Sea Trout including five bedroom suites, spacious 2006 123 23 open plan kitchen, sitting and dining rooms, 2007 115 21 a self-contained single bedroom annexe and 2008 168 12 garage/rod room, the approved designs for 2009 49 17 the lodge have been drawn up by Messrs Ian Duncan Architects in Inverurie, Aberdeenshire. 2010 139 43 2011 101 11 With occupation of the lodge restricted to 2012 106 10 use for tourism purposes, consent for the 2013 56 9 development of the lodge was granted by 2014 41 14 Aberdeenshire Council on 3 October 2013. Total 898 160 A copy of the approved plans are available on 5-yr av 89 17 request from the selling agents. Alternatively, 9-yr av 100 18 they can be viewed online via the Aberdeenshire Council planning portal. The planning application View towards new lodge site Included within this lot, is a short stretch of right reference is APP/2013/2559. bank salmon and sea trout fishings called the Inverkeithney Glebe Fishings which is leased by the vendors from the Church of Scotland General Trustees. This has been leased for a period of 10 years terminating 31 October 2017. The annual rent payable until the end of the lease is £2,000 plus VAT.

It is intended that the vendor’s interest in the lease will be assigned to the purchaser of lot 3. A copy of the lease document is available on request from the selling agents.

View from new lodge site General Remarks and Additional Information Carnousie beat are run together as a single No part of the property is subject to any At the end of the public road, the access tracks Aberdeenshire Council, Gordon House, Blackhall fishery offering three rotating beats to let together Environmental Designations. to both beats of Fishing and Ferry Cottage Road, Inverurie, Aberdeenshire AB51 9WA with two residential properties, the owner of the are signposted. Tel: 01467 620 981 Carnousie beat has indicated that he is open to Rights of Way and Access Website: www.aberdeenshire.gov.uk discussion about continuing this arrangement. The purchaser of Lots 1 to 3 will be granted Special Conditions of Sale the same vehicular rights of access presently The purchaser of the property shall within five Scottish Environmental Protection Agency The ghillie comes highly recommended by granted in favour of the seller, notably: working days of conclusion of missives make (SEPA), Longmore House, Salisbury Place, the vendors. payment as a guarantee for due performance Edinburgh EH9 1SH 1. Lot 1 - Over the track leading to the fishing of a sum equal to ten per cent of the purchase Tel: 0131 668 8600 Services hut on beat 1 via Chapeltown Farm; price on which sum no interest will be allowed. Website: www.sepa.org.uk Ferry Cottage (Lot 2) Timeous payment of said sum shall be a Mains electricity, oil-fired central heating, 2. Lot 2 – Over the track to Ferry Cottage via material condition of the contract. In the event The River Deveron District Salmon Fishery private water and private drainage. Cobblehouse Farm. that such payment is not made timeously, the Board, The Offices, PO Box 2, 27/29 Duke seller reserves the right to resile without further Street, Huntly, Aberdeenshire AB54 8DP New Lodge Site (Lot 3) 3. Lot 3 – Over the track leading to the fishing notice. The balance of the purchase price will Tel: 01466 792291 There are no existing services to the site of the hut on beat 2. be paid by Bankers Draft at the date of entry Website: www.deveron.org proposed new lodge. Appropriate rights to install and interest at five per cent above the Bank of electricity and telecom connections have been Timber and Minerals Scotland base rate current from time to time will Solicitor reserved in the vendor’s favour. All standing and fallen timber and the mineral rights be charged thereon from the term of entry until Turcan Connell WS, Princes Exchange, are included in the sale insofar as they are owned. payment. Consignation shall not avoid payment 1 Earl Grey Street, Edinburgh EH3 9EE Energy Performance Ratings of the foregoing rate of interest. In the event of Tel 0131 228 8111 There is an Energy Performance Certificate in Offers the purchaser failing to make payment of the Offers should be submitted in Scottish legal form Email [email protected] respect of Ferry Cottage which is available on balance of the said price at the date of entry, to the selling agents. Prospective purchasers are request from the selling agents. payment of the balance of the purchase price advised to register their interest in writing with Property Consultants on the due date being of the essence of the the selling agents following inspection. Deveronside Trading Company Ltd is advised by: Outgoings contract, the seller shall be entitled to resile from John Clegg & Co, 2 Rutland Square, Council Tax/Rateable Value the contract. The seller, in that event reserves All offers received must be accompanied by Edinburgh EH1 2AS Ferry Cottage (lot 2) has a Rateable Value of £2,150. the right to resell or deal otherwise with the a guarantee from a bank that is acceptable to Tel: 0131 229 8800 subjects of sale as he thinks fit. Furthermore, he the seller. River Deveron District Fishery Board Levy shall be entitled to retain in his hands the initial An annual levy is payable to the River Deveron Entry payment of ten per cent herein before referred to District Fishery Board. The Rateable Value is £9,050 Health and Safety It is the vendors’ preference to complete the which shall be set off to account for any loss and sale of lots 1 to 3 following the end of the and the amount payable in 2015 is £4,434.50 Given the hazards associated with the inspection of a beat of fishings on a river, we ask expense occasioned to him by the purchaser’s current fishing season on 31 October 2015 failure and in the event of the loss and expenses Moveable Items you to be as vigilant as possible when making and prior to the start of the 2016 fishing season being less than the amount of the said deposit The fitted carpets and curtains in Ferry Cottage your inspection, for your own personal safety. 11 February 2016. the seller shall account to the purchaser for any (lot 2) are included in the sale. The majority of balance thereof remaining in his hand. Employee the contents of the Ferry Cottage are available Travel Directions to the purchaser by negotiation and at a From Aberdeen and Inverness, follow the A96 A full-time ghillie is employed on the Upper The property will be sold subject to all rights of Netherdale Fishings and he occupies a property separate and additional price. towards Huntly. On the east side of Huntly, take the A97 signposted to Aberchirder. way, rights of access, wayleaves, servitudes, called Red Lodge under a Service Occupancy. water rights, drainage and sewage rights, Similarly, the garden furniture, machinery and This property is not part of the subjects of sale but restrictions and burdens of whatever kind at equipment are available to the purchaser at a Follow this road for about 5 miles until crossing could be available by separate negotiation. Further present existing and whether contained in the information is available from the selling agents. separate and additional price. the River Deveron at Bridge of Marnoch. After crossing the river, take the first right on Title Deeds or otherwise, and whether formally constituted or not affecting the subjects of sale. The ghillie’s employment costs are shared with A schedule of all available moveable items is to a minor public road. Follow this road in an the owner of the Carnousie beat of fishings available from the selling agents. easterly direction for about 2 miles until reaching a T-junction. Turn right here and follow the road The Seller shall be responsible for any rates, taxes downstream of Upper Netherdale. In the event that and other burdens for the possession and for Listings and Environmental Designations for another 1½ miles to Cobblehouse Farm. the property is sold as a whole and the purchaser collection of income prior to the said date of entry. wishes to continue the current arrangement None of the buildings within the subjects is whereby the Upper Netherdale beats and the Listed by Historic Scotland.

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

Edinburgh Banchory 28 Melville Street, Edinburgh EH3 7HA St Nicholas House, 68 Station Road IMPORTANT NOTICE Banchory AB31 5YJ Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs 0131 226 2500 and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not [email protected] necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or 01330 826 800 otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including struttandparker.com [email protected] 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 struttandparker.com responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything 52 offices across England and Scotland, of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken including 10 offices in Central London September 2015. Particulars prepared October 2015.