The Old Dairy, Spylaw Road, Kelso, Roxburghshire, Scottish Borders

BRIEF RESUME
- Multi-tenanted Hybrid Business Units
- Scope for enhancement of Investment
- Tarmacadam Parking Areas
- Highly flexible units
- Potential for owner occupation
-Scope for General Industrial, Workshop, Manufacturing, Storage and Distribution of continued Gym/ leisure use.

LOCATION
Spylaw Road, together with Sprouston Road and Pinnaclehill Industrial Estate, comprises the principal industrial areas of the town. The subjects are situated on Spylaw Road, to the south of Kelso.

Kelso is a traditional Market Town with a relatively affluent catchment area providing higher than average disposable income supporting a good range of independent traders. Kelso and the surrounding area has become one of the most sought after residential areas in the Scottish Borders. The town benefits from an attractive setting with a buoyant market square offering an excellent range of shops and restaurants.

It is situated in a central position within the Scottish Borders approximately forty miles south of Edinburgh and around eighteen miles east of Galashiels. According to the 2022 Population Census, Kelso has a population of 7,023, an increase of around 11% over that recorded at the 2001 Census (6,190). The catchment area within a ten-mile radius is 27,858 and the median household income within a five-mile radius is £30,828. (Source: Costar).

Kelso is regarded as an important local employment and retail centre serving a wide rural hinterland. The town’s historic character and attractive setting contribute to a high level of seasonal tourist activity, supported by a range of cultural and heritage attractions within the town and surrounding area. Recreational amenities in the locality include numerous rural walking and cycling routes, leisure and fitness centres, a popular National Hunt racecourse, golf course, ice rink and swimming pool, together with a wide range of sporting clubs. The town is also renowned for its salmon fishing on the River Tweed. Educational facilities are available within the town for all age groups.

DESCRIPTION
The subjects comprise a former dairy premises which has been adapted over time to provide multi-tenanted hybrid business units a vehicle repair garage and workshop.

The original building is of traditional stone construction under a pitched roof clad in slate, incorporating a continuous louvred ventilator running along the roof ridge. There are render faced single storey extensions off the rear of this building. This is presumed to be of cavity construction. They have dual span roof finished in corrugated fibre cement (presumed Asbestos) cladding.

A more modern two-storey office extension has been constructed to the southern elevation of the original building which is presumed to date to the 1970s. This extension is of render-faced cavity construction under a flat roof clad in mineral felt with timber fascias behind the guttering.

Rainwater goods are a mixture of traditional cast iron and more modern PVC components. Windows are generally of simple metal or uPVC construction, providing adequate natural light to the accommodation. Access is taken from the shared yard area, with both pedestrian and service access points.

Internally, the accommodation has most recently been occupied as offices, with a mix of open-plan and cellular rooms arranged over ground and first floor levels within the extension. Finishes are modest but functional, including painted plaster walls, suspended or boarded ceilings in parts, and carpeted or concrete floors depending on use.

To the northern section of the building, the retained former refrigeration units associated with the dairy use remain in situ. These areas have been repurposed for storage, including file storage, and comprise enclosed rooms with solid floors and limited natural light, suitable for ancillary storage rather than primary occupation.

Warehouse buildings have been constructed to the rear.



SERVICES
The subject property is connected to mains electricity, water and drainage. Mains gas available but currently disconnected.

BUSINESS RATES
The Small Business Rates Relief Scheme (SBRR) currently provides 100% rates relief units with a combined rateable value of £12,000 or less based on the total of all the occupier’s business premises within Scotland, subject to application and eligibility. This relief scheme is reviewed annually. The Rateable Value of each of the individual suite s in isolation is well below this threshold.

Rateable Values are detailed within the schedule on page 6 of the marketing brochure.

LEGAL COSTS
Each party will be responsible for their own legal costs incurred in connection with this transaction.

In the normal manner, the in-going tenant will be liable for any land and buildings transaction tax, registration dues and VAT thereon.

VALUE ADDED TAX
Unless otherwise stated the prices quoted are exclusive of VAT.

Any intending tenants must satisfy themselves independently as to the instances of VAT in respect of any transaction.

LEASE TERMS
Available by way of a Full Repairing and Insuring lease. Terms by negotiation.

PLANNING
The subjects are situated within the Kelso development boundary as defined within the Scottish Borders Local Development Plan 2016. The property is within the Towns Conservation Area and is not Listed.

The unit is within an area zoned for uses in Class 4 (Business), Class 5 (General Industrial) and Class 6 (Storage and Distribution) of the Town and Country Planning Act (Use Classes) (Scotland) Order 1997.

VIEWING
By appointment with the sole agents.

Edwin Thompson, Chartered Surveyors
76 Overhaugh Street
Galashiels
TD1 1DP

Tel.
Fax.

E-mail: g.


IMPORTANT NOTICE
Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:

1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.

2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their correctness.

3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.

4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.

5. Edwin Thompson is the generic trading name for Edwin Thompson Property Services Limited, a Limited Company registered in England and Wales (no.07428207). Registered office:28 St John’s Street, Keswick, Cumbria, CA12 5AF