Country House for saleYetts O' Muckhart, Kinross-Shire
Fossoway is an outstanding residential and sporting estate of high quality and beauty. Located 3 miles from the village of Crook of Devon, and on the southern edge of the Ochil Hills, the estate rises from about 267 feet above sea level in the valley of the River Devon to a high point of 1,020 feet above sea level at the northern edge of Lendrick Wood West. The house and indeed most of the estate benefits from a southerly aspect with far-reaching views.
The core of the estate is the charming Fossoway Lodge, a family-sized home with approved planning consent to be remodelled and extended.
Outside, the vendors have created beautiful gardens, grounds and policies which perfectly complement the house with a range of features including a small loch, barbeque hut, all-weather tennis court and summerhouse. A particular feature is the stream running through the heart of the garden. Situated a short distance from the main house, the Gardener’s Cottage is ideal for a dependent relative or employee(s) and has the potential to be extended into the adjoining hay shed, subject to the appropriate planning consent.
Planted with advice from the Game Conservancy and now approaching maturity, the woods on the estate provide the basis for a really fun and exciting high pheasant shoot with 6 drives. Additional sport includes, roe deer stalking, trout fishing on the River Devon and duck flighting.
The farm has several fields of enclosed low ground pasture.
Approached by an attractive drive through the mature wooded policies with rhododendrons and laurels, Fossoway has an elevated position with fine southerly views. The drive crosses over the stream by a charming bridge and into two gravelled roads with one each leading to gravel parking areas at the front and back doors of the house. All the principal rooms face south, with penetration of natural light and spectacular views from most rooms being key features of the house.
The accommodation comprises:
A porch with front door and entrance hall (17’10” x 14’5”) with polished wooden floor, stained glass ceiling window, storage room with shelves to one side and walk-in cupboard with shelves and hanging rail to the other.
Passage with polished wooden floor, built-in china and glass cupboard and Cloakroom off.
Cloakroom with wash hand basin, WC and built-in bookcase.
Inner Hall (17’3” x 14’5”) With polished wooden floor, panelling and window seat, carved marble fireplace with wood-burning stove, double doors leading to small tiled and half-glazed porch and outside to formal garden. Shelved understair cupboard currently used as a drinks cupboard.
Dining Room (21’4” x 15’6” max) with large bay window, panelling and marble open fireplace with carved wooden surround.
Sitting Room (23’6” x 17’8”) A light, airy room with open fireplace with jetmaster grate and carved wooden overmantel and surround and recessed bay window seat. Stairs leading to:
Conservatory (18’10” x 13’9”) Timber framed with double glazing, terracotta tiled floor and French windows to garden.
Study (14’4” x 13’5”) Brick fireplace with wooden surround and wood-burning stove, panelled window shutters, fitted bookshelves and built-in cupboards.
Farmhouse Kitchen (29’0” x 21’2”) A wonderful room with windows to the south and east. A flagstone floor, old pine dresser, cupboards and worktops. Four-oven oil-fired Aga with natural stone tile surround, electric hob and electric oven, ceramic sink with marble double drainer and adjoining circular inset ceramic sink. Built-in bookshelves and glass-fronted storage cupboard. Large wood-burning stove in stone fireplace with wooden overmantel. Window seat with storage underneath. Larder off with shelves and back stairs to first floor.
Rear Hall with Trianco oil-fired boiler and hot water cylinder. Airing shelves for boots and four double built-in wardrobes for coats, etc.
Playroom (13’0”x 20’0” max) with fitted cupboards and shelves and door to the Entrance Hall.
Laundry with shelves and cupboards, drying racks, deep porcelain sink and plumbing for washing machine.
Freezer room/Storage room with shelves.
A staircase rises in easy stages from the inner hall. There is a tall panelled window at the half level leading up to the main landing. Rooms at the front of the house have views onto the parkland and woods extending up Lendrick Hill. Rooms at the rear have superb views south towards the Cleish Hills and the Forth valley. From the landing and passage, there are doors to:
Drawing Room (25’8” x 22’6” max). A lovely room with large bay window, window seats and panelling. Decorative lattice work under window seat and on radiator surround. Open fireplace with marble surround and carved wooden overmantel. Beautiful views south and west.
Master Bedroom (22’0” x 14’2”) with south-facing panelled window and window seat and two additional windows to the east. Steps down to:
En suite bathroom (14’6” x 11’7”) Cast iron bath, twin oval wash hand basins with cupboards under, WC and heated towel rail.
Dressing room with extensive built in hanging cupboards and shelves.
Bedroom 2 (14’0” x 13’0”) with panelled window seat
Bathroom 2 with cast iron bath, pedestal wash hand basin, WC and heated towel rail. Shelved linen cupboard.
Airing cupboard with hot water cylinder and immersion heater.
Bedroom 3 (15’6” x 10’0”) With twin inset panelled windows, pine overmantel with hand-painted ceramic inset and grate. Enclosed radiator. Built in wardrobe.
Bathroom 3 with cast iron bath, wash hand basin, WC and heated towel rail.
From the main landing, an archway and passage with window and steps lead up to the guest bedroom suite featuring:
Bedroom 4 (17’6” x 14’2”) with wood-burning stove, stone hearth and wooden surround.
Bathroom 4 (en suite) with cast iron bath, wash hand basin set in beechwood top, WC and heated towel rail. Painted wooden fire surround.
Stairs lead to the landing with shelved and hanging cupboards along its length and doors to:
Bedroom 5 (18’6” into bay x 12’9”) with window seat, built-in hanging cupboards and shelves.
Bedroom 6 (13’6” into bay x 11’5”) with fitted shelves and window seat.
Shower room with shower unit, twin oval wash hand basins set in beechwood top with cupboards beneath, WC and heated towel rail.
Bedroom 7 (18’6” into bay x 11’4”) Window seat. Built-in hanging cupboard with access to water tank and roof space. Window seat, bookshelves.
Close to the house is a block-built double garage with up-and-over doors and a concrete floor. Above the garage is a floored spacious loft with access via a hatch with Ramsay ladder. Adjoining the garage with access from within is a custom-built insulated wine cellar with thermostatic control. Also incorporated within the building but with external access only is a single room store currently used as a tack room.
Additional outbuildings serving the main house include a log shed adjoining the house, kennels with outdoor enclosure and a walk-in shelter for four horses in the paddock behind the house.
Fossoway Estate is situated on the southern edge of the Ochil Hills, about 3 miles from Crook of Devon in Kinross-shire.
There are spectacular views to the south towards the Forth Valley and beyond, and to the east towards Loch Leven.
The estate is conveniently located for the M90 motorway which provides fast access to Edinburgh. Glasgow is about an hour’s drive away. Both cities have international airports. Perth is about approximately 20 miles to the north. Kinross (6 miles) is the county town with a good range of shops, restaurants and other facilities including a doctor’s surgery, swimming pool, leisure centre, and bowling green.
There are primary schools in Crook of Devon and Cleish, and a secondary school in Kinross. There are a number of private schools within easy reach including Strathallan, Kilgraston, St Leonard’s, Craigclowan, Ardvreck, Glenalmond, and nearby Dollar Academy.
There is a major livestock market at Stirling and a wide range of agricultural merchants in the area.
Kinross-shire is rural and unspoilt with productive farmland rising from Loch Leven to the Lomond Hills and the Ochils. There are opportunities for a wide range of outdoor pursuits nearby and many lovely walks and rides in the surrounding countryside. Loch Leven is famous for its varied birdlife and excellent trout fishing. There are good local golf courses at Muckhart, Kinross and Dollar; and the Championship Courses at Gleneagles.
Gardens, Grounds and Policies
The house is surrounded by extensive mature gardens which are a key feature of the estate. There are lawns, shrubs, herbaceous borders and mature trees including beech, yew, cedar and larch. Late spring is a special time with rhododendrons and azaleas in flower and the drive is heavy with their scent. A charming informal garden has been planted to the north with an ornamental pond, a range of shrubs and ornamental trees and a network of mown paths. There is also a barbeque hut with inside seating and central open fire with chimney which opens on to an area of wooden decking. To the west there is a secluded small garden accessed through a yew hedge with herbaceous plants and flowering shrubs. On the eastern side is the enclosed former kitchen garden for the estate, which is now planted with mixed shrubs. Apple and plum trees grow on the south-facing slope in front of the house – all underplanted with camassia, daffodils and wild flowers. In early spring paths and glades around the house are carpeted with snowdrops, daffodils and bluebells. Foxgloves and wild garlic extend up the stream to the hill and, in the summer, the meadows adjoining the River Devon are full of wild flowers.
Beyond the gardens is an enclosed all-weather tennis court with en tout cas surface with summerhouse and croquet lawn.
Whilst complementing the house beautifully, the garden has been established for ease of management which does not require the services of a full-time gardener.
Set in a secluded position, a short distance from the main house with access off the main drive, this is a traditional stone-built cottage which was substantially renovated and modernised in 2012.
The accommodation comprises:
Hall with polished wooden floor with under stair storage cupboard.
Dining room/Bedroom (16’6” x 12’0”) with fireplace with carved wooden surround.
Living room (16’6” x 10’10”) with open fireplace with brick surround and log basket and wooden overmantel.
Cloakroom with polished wooden floor with wash hand basin, WC and built-in cupboard with shelves and hanging rail.
Kitchen/breakfast room (22’10” x 15’0”) with fitted units and built in cupboards. Stainless sink and boiler. Glazed back door.
Bedroom 1 (14’3” x 12’3”) with fireplace.
Bedroom 2 (12’0” x 9’6”) with built-in cupboards and Velux window.
Bathroom with bath wash hand basin and WC. Built-in cupboard and heated towel rail.
The cottage is present let on a Short Assured Tenancy, which can be terminated upon serving two months’ notice in writing. The current rent is £8,400 per annum.
Adjoining the cottage and forming part of the same stone range is a double garage with log shed and storage area behind, a hay/feed store and stables building with 2 looseboxes. This building has the potential to be converted to residential accommodation as an extension of the existing cottage, subject to the appropriate planning consents.
Further to this, there is a separate workshop building and additional garage.
The south-facing and sunny aspect of the estate, combined with the natural topography and strategically planted deciduous and coniferous woods, result in a premier quality driven pheasant shoot.
The shoot has a first-class reputation in the region for high pheasants. The drives are called The Beeches, Percy’s, Patrick’s, New Drive, Lendrick West and The Gardens. In addition to the formal driven shoot, there is enjoyable rough shooting for mixed game including snipe, woodcock, pigeons, rabbits and hares.
The River Devon attracts wild duck which can be flighted at dusk.
Roe Deer Stalking
There is a considerable population of roe deer in the locality and the estate provides exciting stalking for roe buck and does. The open season for bucks is 1 April to 20 October and for does it is 21 October to 31 March.
The estate includes about 853 metres of double bank and about 1,290 metres of single (left) bank fishing on the River Devon. This is an attractive stretch of water flowing through a picturesque wooded glen. There is a good population of brown trout providing enjoyable sport on light tackle. In 2014, a brown trout of over 3lbs in weight was caught in one of the pools above the falls.
The previous owners created a particularly enjoyable cross-country course about 20 years ago. The estate is well-suited for riding.
The Fossoway Estate extends to approximately 198 acres in total. This can be analysed as to:
Land Type Acres
Rough Grazings 40
Gardens, grounds and policies 5
The land has traditionally been let to a neighbouring farmer for grazing of sheep on an annual seasonal grazings basis. In recent years, the combined annual rent has been £4,250.
The estate does not own any Entitlements to Single Farm Payment/Basic Payment.
The deciduous woods of the policies and low ground around Fossoway Lodge are a particular feature of the estate and comprise a range of species including oak, sycamore, beech and birch. The estate has a population of red squirrels.
The coniferous woodlands on the estate are primarily spruce (both Sitka and Norway) with some larch and Scots pine. These were laid out and established in the 1990s under the guidance and supervision of the Game Conservancy in order to enhance the sporting capability of the estate, to provide shelter for livestock and improve the overall amenity of the estate.
There is an approved planning application is for an extension to Fossoway Lodge. The extension will accomodate garage and storage space at ground floor and a gym at first floor. The gym will have a contemporary corner window to take advantage of the fantastic panoramic views towards the North and West of the site. The gable end of the gym terminates the building with a terrace providing access to the garden. The extension will be constructed from stone, render and a slate roof to match the existing materials of Fossoway Lodge. The planning application reference number for this permission is 17/01200/FLL.
The above approved planning application includes the erection of a biomass store within the estate. The new-build “barn” will accommodate a bio-mass boiler sufficient to heat the buildings on the estate. It will be located away from the main house and set back from the driveway, partially concealed by trees. Following guidance from specialists at Fervo Renewable Energy, the biomass system is being planned as an estate wide facility therefore it’s location between the two nuclei of buildings is important for energy distribution, as is the ease of delivery of fuel and the need for a turning circle on a difficult and sloping site. The new building will be constructed from local stone and Scottish Larch cladding to sit well in the wooded context. A corrugated metal roof makes reference to the agricultural barns nearby and clearly distinguishes it from the main house, thus defining an obvious hierarchy.
In addition to this approved planning application, there is a further application for the conversion of the Gardeners Cottage and associated outbuildings. Thomas Robinson Architects have been commissioned to develop a design proposal for conversion and extensions to the Gardners Cottage, the attached tack room and garage and the potting shed. The intention is to develop four dwellings to be used as holiday lets. The planning application reference number for this application is 18/00478/FLL
The selling agents hold further information on both of the aforementioned planning applications.
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