Land and Outbuilding at Baadsmill, By Mossend Farm, West Calder , EH55

The site is situated within the established yet very private rural community of West Calder by the Harwood Water and extends to approximately 0.40 Ha (1 acre).

The site is extremely private with rolling countryside, an equestrian facility and farmhouse in nearby proximity, yet close to the amenities of  West Calder a popular West Lothian village and Livingston which has a train station serving Edinburgh and Glasgow, approximately a 10-minute drive from the property.

The site is accessed from the public road to the north-west of Cobbinshaw. The site is bounded by panel and timber fencing and post and wire stock proof fencing to the west. There are two access points from the public road (one is shared with a third party who has access rights over the northern boundary). This secure compound has a generous area of hard standing to the front and side of the shed, providing a useful space for parking, storage and potential other uses, subject to any necessary consents.

The property is affected by overhead power lines spanning from south-east to northwest. A private woodland plantation and windfarm is visible to the North-west. There is a third-party equestrian menage to the North and farmland to the east. The Harwood Water is in close proximity and bordering vegetation suggests an established habitat. The ground to the east is raised and may contain foundation material from when the shed was constructed.


The green Steel Portal Frame shed (approximately 18m x 24m) has been recently upgraded and now has a concrete floor and the fabric of cement fibre, has been wrapped in ply then corrugate bitumen sheets and there are two roller doors. The shed has a mains water supply and electricity with fire exit lights and a functioning overhead light. We understand that there is no drainage on site.

The property is not currently rated and is for agricultural purposes only. Permitted Development Rights would allow the change of use of an agricultural building (and any land within its curtilage) to a ‘flexible’ use falling within class 1a (shops, financial, professional and other services), class 3 (food and drink), class 4 (business), class 6 (storage or distribution or class 10 (non-residential institutions) of the Town and Country Planning (Use Classes) (Scotland) Order 1997. However please note that the buildings are in proximity to residential buildings and therefore change of use may apply for certain uses.