GLENCRIPESDALE ESTATEL O C H S U N A R T � A R G Y L L

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2 Gibraltar Street, Oban, PA34 4AYTel. 01631 566122 Fax. 01631 564764

Email. oban@bellingram.co.ukwww.bellingram.co.uk

2 Rutland Square, Edinburgh, EH1 2ASTel. 0131 229 8800 Fax. 0131 229 4827

Email. enquiries@ johnclegg.co.ukwww.johnclegg.co.uk

Solicitors: Gillespie MacAndrew, 5 Atholl Crescent, Edinburgh, EH3 8EJ. Tel. 0131 225 1677 Fax. 0131 225 4519Email. robert.scott-dempster@gillespiemacandrew.co.uk

www.gilliespiemacandrew.co.uk

Joint Selling Agents:

John Clegg & CoCHARTERED SURVEYORS

GLENCRIPESDALE ESTATEL O C H S U N A R T � A R G Y L L

Strontian 15 miles, Fort William 32 miles, Lochaline 25 miles

A beautiful and secluded coastal forestry and sporting Estate situated on the shores of Loch Sunart in one of the least explored

areas of Scotland.

Access via the sea loch providing some of the best sailing in Western Europe and theopportunity to explore the inner Hebridean islands of Mull, Eigg and Rum.

A diverse Estate comprising native and commercial woodland, with substantial reserves oftimber, stalking and fishing for salmon and sea trout.

Detailed Planning Permission for a substantial lodge and caretakers cottage.

Approximately 4,579 acres (1,854 hectares).

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Historical BackgroundGlencripesdale Estate originally formed part of the medievalkingdom of the MacDonalds, Lords of the Isles, up to the time oftheir forfeiture by the Crown in 1493 when it and other lands inMorvern were granted to the MacLeans of Duart who in turnwere ousted in 1674 by the expanding Campbells of Argyll.

The profligate sixth Duke of Argyll was forced to place thewhole of his Morvern property on to the market in 1819.

The Estate was then sold to Donald Stewart in 1821, however,no records of his stewardship exist.

The Estate was sold by the Stewarts in 1871 to the NewtonBrothers who inherited ‘a quite absurdly large fortune’ fromtheir father a prosperous Birmingham industrialist.

The Newtons significantly enlarged Glencripesdale with thesubsequent acquisition of Laudale and Liddesdale Estates aswell as adding the Island of Carna.

In approximately 1873 the brothers commenced the building ofGlencripesdale House a three storey, rough cast and slatedmansion which contained five public rooms 20 bedrooms andan observation tower.

The house could be approached from the Glen by theornamental stone bridge over the Glencripesdale river and upthe main drive or via a path from the stone jetty on the shoresof Loch Sunart; both winding through luxuriant plantations,native woodlands and lawns.

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The Estate was a thriving entity and used by the Newtons forholidays and entertaining their guests. During the height of theseason there were as many as 100 or so people living inGlencripesdale assisting with the stalking, fishing and shooting.

There was a shop and a school: church services were takenevery Sunday in the billiard room of Glencripesdale House bythe Reverend Horace Newton.

There were even annual games held on the lawn to the front ofthe Mansion House and regular dances in the big barn besidethe farmhouse. National events were celebrated such as QueenVictoria’s 1887 Golden Jubilee when an enormous bonfire waslit on Jubilee Hill above Tom na Inbhire.

The Estate at that time was an all round Highland Estate with adiverse range of activities, with a farm and significant woodland.

The Glencripesdale Estate woods have been a feature of thearea for a very long time and figure prominently in Argyll EstatePapers. One of the earliest references is in a letter from theDuke to his factor dated 1753 instructing him to sell “a parcel ofcar (cart) poles of birch and elder upon my lands ofGlencripisdell and Camisaloch fit for cutting down”.

In fact, in 1904 the sales particulars produced by Edwin Fox ofLondon described them as “a great feature of this uniquedemesne, they have not been touched for 30 years. Themainland for many miles along the windings and indentations ofthe south shore of the beautiful Loch Sunart, and in a southand south easterly direction, the banks of the picturesque andsheltered inlet of Loch Teacuis are alike adorned by fine naturalcopses of oak, birch and other indigenous trees”.

The woodland provided excellent shelter for game and stock.According to the Highland Cattle Society Records the herd ofHighland Cattle which the Newtons established atGlencripesdale in 1872 was one of the oldest in Scotland andsurvived without a break until its dispersal in 1948.

A valuation carried out in 1919 put the stock of sheep atGlencripesdale at 1,054 with 13 Highland heifers and one horse.Grouse were common and in 1914 an average of 450 brace ofgrouse were killed each season and it was quite common to bag35 to 40 brace in one days shooting over dogs.

Estate game books have not survived, however, records showdeer to have been plentiful and heavy on Glencripesdale Estate.The Deer and Deer Forests of Scotland 1923 mentions anannual cull of 45 stags with weights of up to 21 stone.

Peter Spicer & Sons of Leamington, the well-knowntaxidermists, in the annual printed ‘Records’ mention severaloutstanding stags which they dealt with from Glencripesdaleincluding three ‘royals’ and a seventeen pointer shot by theReverend Horace Newton in 1915.

In 1913 a stalking tenant killed 40 stags whose average weightwas 16 stone and a best weight of 20½ stone.

The house and estate were requisitioned by the military in 1944and badly vandalised in common with many great houses.

The Newton’s sold the estate in 1948 to a gentleman by thename of Epps who removed the mansion house roof and leftit abandoned.

The estate was subsequently purchased by the ForestryCommission who engaged the army to blow up the house,which took two attempts.

The Forestry Commission having planted the estate sold offGlencripesdale Farmhouse and garden and then sold theremaining estate as now offered for sale.

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BackgroundGlencripesdale Estate was bought by the Forestry Commissionin 1955 and planted as a commercial forestry plantation.

The current owners of the Estate purchased it in 2002. Theirvision for the Estate was the restoration and improvement ofthe whole of the Glencripesdale Estate to a sustainable mixeduse, living and working Highland Estate managed ontraditional extensive principles that contribute to theimprovement of the scenic attractiveness and natural andcultural heritage of Loch Sunart.

A detailed master plan for the Estate has been drawn up whichis available on request.

The initial stages of the master plan have been implementedwhich has seen significant areas of non-native timber removedand replaced with native broad leaves as well as theestablishment of very attractive woodland pasture areas.

The Estate can be accessed either by road or sea and planningpermission has been obtained for the upgrading andimprovement of the existing sea access.

In addition, detailed planning consent has been obtained for theconstruction of a substantial Estate Lodge as well as acaretakers residence. Both of which occupy superb secludedsites with views over Loch Sunart.

Glencripesdale Estate is an almost unique opportunity for apurchaser to create a sustainable Highland Estate in a mostsecluded and stunning coastal location.

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LocationThe Estate is situated on the little explored Morvern peninsulawithin the County of Argyll.

Access to Glencripesdale is taken via the public road to Laudaleand thereafter via a private road which hugs the coast toGlencripesdale.

It is a most secluded location with Loch Sunart as awonderfully attractive backdrop. It is a ‘magical‘ situation andstalking, shooting, fishing, boating and walking and outdooractivities can be enjoyed on the Estate.

The nearest settlements are either that of Strontian or Salen onthe northern shores of Loch Sunart. There is an excellent hotelat Salen and the village of Strontian has a general store, primaryand secondary school as well as other local facilities.

Due to the coastal location of the Estate basic provisions can bepurchased from Tobermory on the Island of Mull via boat whichcan be easily reached from Glencripesdale pier.

The main local centre is that of Fort William approximately32 miles to the north east via the Corran Ferry. Fort Williambenefits from a range of shops, supermarkets and other local services.

The town is the terminus for the Caledonian Sleeper Servicefrom London Euston allowing comfortable overnight travelfrom the south.

There is a private airfield at North Connel approximately 30miles to the south which has facilities for private aircraft as wellas a sea plane service to Oban.

Due to the nature of the Estate, helicopter travel from Glasgowis possible in approximately 90 minutes.

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DescriptionThe Estate extends to approximately 4,579 acres (1,854 hectares)with approximately 2 miles of sea loch frontage and runs forapproximately 3 miles in land from the shores of Loch Sunart.

The shore line which is a Special Area of Conservation ischaracterised by a mixture of rocky shore and sand, particularlyaround the mouth of the Glencripesdale River.

The land around the shore is a mixture of low hill and formerin-bye ground which leads in land to a most secluded andbeautiful glen bisected by the meandering Glencripesdale Riverwith gently rising hills to the south, north and east all withinownership of the estate.

The Estate has an excellent road infrastructure which allowsvehicular access to most of the Estate including the beautiful andpicturesque Duncan’s loch which is home to wild brown trout.

The Estate has seen significant regeneration in recent yearswith the removal of large areas of high yielding sitka spruce.These areas have been replaced with a mixture of nativebroadleaves and open woodland pasture which allows the fullbeauty of the glen to be appreciated.

A planning consent is in place for the erection of farm buildingsand the master plan envisages the reintroduction of cattle tothe glen which will further enhance the biodiversity of the area.

In addition, the Estate has always been seen as one of the pre-eminent stalking Estates on Morvern, consistently producing highquality heavy stags. The implementation of the master plan willfurther improve the stalking both in terms of quality and enjoyment.

The Glencripesdale River which is entirely owned by the estateis a spate river with some excellent pools capable of holdingboth salmon and sea trout although the fishings have not beenexploited in recent years.

In keeping with the philosophy of an integrated and livingHighland Estate a significant area of commercial woodland hasbeen retained to ensure a continued income stream for the future.

The Estate has planning consent for the erection of a Lodge aswell as a caretakers house, both strategically situated to ensureprivacy and amenity as well as capitalising on the outstandingviews over Loch Sunart.

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Master PlanA detailed master plan for the Estate was finalised in 2008 andinterested parties should contact the joint selling agents for acopy of the plan.

The master plan sets out in considerable detail the vision forthe Estate and how it is to be implemented.

The document will provide a purchaser with a detailed guide tothe implementation of the proposals and enable them to createan Estate in their image without the strictures of the past.

Estate House Site

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ForestryIn accordance with the master plan the Estate has implementedan imaginative and far sighted Long Term Forest Plan whichwas agreed in 2005 and sees the phased removal of a significantproportion of commercial conifers which can be shippeddirectly to market by sea.

The forest area at Glencripesdale has been conscientiouslymanaged for many years. Over the years forestry philosophyand objectives have changed considerably, but theconcentration of management effort in this area reflectsGlencripesdales capacity to meet multiple forestry objectives.

With fertile soils across much of the lower glen, a maritimeclimate and shelter from prevailing winds, there is proven scope atGlencripesdale for highly productive commercial forestry orvigorous native woodland, and of course every option in between.

The LTFP initiated a process for restoring large areas ofcommercial conifers to native broadleaves, and good progresshas been made to achieve this objective over the last 6 years,with approximately 138 hectares felled and 89 hectares stockedwith native broadleaves.

In terms of commercial timber the forest area has the capacityto provide a sustained income stream over the next 30 years. Itis estimated that there is around 235 hectares of timber ofharvestable age that could be felled in the period 2011 to 2020subject to the outcome of the plan revision in 2015/16 duringwhich time a new owner will have the opportunity to adjust theplan to suit their own objectives. This includes areas designatedunder the LTFP for selective felling; timber yields are likely tobe in the region of 65,000 tonnes, with 2/3rds of theharvestable area estimated as being of good quality.

Commercial plantings from the mid 1980’s total around 230hectares and it is anticipated that this will yield around 40,000tonnes during 2021 to 2030.

There are a further 90 hectares of productive conifers thatwere planted in 1998/99 which is expected to be harvested inthe period 2031 to 2040.

Positive changes in relation to market demand for biofuels mayincrease the volumes of recoverable crop indicated above.

The large volumes of high quality timber harvested to date havebeen shipped to market via the existing road network and pierlocated on site. The access infrastructure has been developedto achieve a workable solution to timber harvesting in remotelocations and has been proven to be very effective. This facilitywidens the range of management options available to anypurchaser and provides the added benefit of good access forgeneral estate purposes.

With an approved LTFP in operation, the forest is well placedto potentially source a range of supporting grants from theScottish Rural Development Programme (SRDP) for futuremanagement including replanting, deer management or moresensitive woodland management systems.

The Sunart SSSI/SAC runs along the shoreline and thewoodland adjacent to this was prioritised for early conversionfrom commercial conifer to native woodland. SRDPmanagement grants for designated sites may be available forfuture management of these areas.

The woodlands at Glencripesdale support a range of iconicspecies including Otter, Wildcat and Pine Martin, with GoldenEagles frequently seen along the upper margins.

Given that most of the glen from shoreline to mountain top isincluded within the property this gives great control in terms offuture management or habitat restoration on a landscape scale. Inparticular the restoration of the woodland from the shore to thetreeline offers scope to maximise the sites biodiversity potential.

While the forestry objectives require active deer control, thediverse forest area provides an ideal environment for stalkingusing a range of methods. The woodland habitat also has apositive impact on trophy quality and deer weights.

As part of the LTFP, agreement was reached with the ForestryCommission on converting areas of woodland to openwoodland pasture with potential benefits to both productivediversification and the ecology of the site.

Glencripesdale forest offers unparalleled opportunities for thecontinuation of imaginative landscape scale management. RobinDixon, the estates forestry consultant would be happy todiscuss the forestry proposals in detail.

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SportingsGlencripesdale has always been considered to be one of thebest stalking Estates in Morvern due to its topography and itsability to hold deer.

It is rumoured that at one point Glencripesdale had the highestpopulation of deer in Scotland, however, in recent years thedeer have been well managed and now the Estate presents anexciting opportunity to further enhance the significantsporting potential.

The Estate has, in recent years, leased the high ground stalkingto the neighbouring Laudale Estate and retained the remaininglower ground.

Laudale have been diligent custodians of the stalking andhave been excellent neighbours providing help andassistance. They have intimated their willingness to continue tolease the stalking in the future and further details may beobtained from the joint selling agents.

The Estate overall has produced the following returns over thelast 5 years.

GLENCRIPESDALE DEER CULL

2007 2008 2009 2010 2011

Stags 31 43 30 29 33

Hinds 22 8 24 25 25

Roe 6 4 4 2 3

Average 2007 – 2011

Stags 33

Hinds 21

Roe 4

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FishingThe Estate enjoys exclusive fishings on the GlencripesdaleRiver system, Duncan’s loch as well as enjoyable sea fishing inLoch Sunart.

The Glencripesdale River, which has not been fished in recentyears, has regular runs of salmon and sea trout.

The records from the 1920’s mention the excellent fishing in theGlencripesdale River and record yearly catches of forty toseventy sea trout and several salmon. Johnny Andersondescribed the fishing in the first half of the 1900’s as ‘fairly good’with annual baskets of two hundred sea trout and eight to tensalmon mostly taken on the worm.

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Duncan’s loch which can be accessed via ATV track lies to thenorth east of the Estate and is a most peaceful and tranquil lochwhich has a good stock of wild brown trout.

Loch Sunart and the inner Hebrideas can provide excellentangling for various species particularly mackerel in the summer.Cockles, clams and razor fish can be picked from the estuary atthe mouth of the Glencripesdale River.

PlanningDetailed planning consent was granted in accordance with themaster plan in 2010.

The planning consents comprise consent for the erection of anEstate Lodge on the site of the previous mansion house, acaretaker’s house at the entrance to the Glen with consentnearby for agricultural buildings.

The detailed planning consent for the Lodge envisages asubstantial modern house with vernacular influences, taking fulladvantage of the sea and glen views.

The house has been designed to maximise flexibility and can beused either as a large family home or as a traditional lodgecapable of accommodating stalking guests. Whilst the consenthas been granted in detail, it may be possible in consultationwith the planning department to amend the design.

The caretaker’s house has been strategically located on anelevated site to maximise views of the sea. In addition itslocation close to the principal estate access road andoverlooking the pier ensures optimum security.

In addition, consent was granted for refurbishment andimprovement of the existing pier which will make it suitable formost vessels.

A full detailed and specified quotation for the works to the pieris available upon application to the joint selling agents.

The planning consents are subject to a Section 75 agreementwhich binds the new dwelling houses to the Estate andprohibits the sale of the Estate except as a whole. A copy of theSection 75 Agreement and planning permission is available fromthe joint selling agents.

Sea AccessThe estate enjoys approximately 2 miles of shoreline onto LochSunart which opens onto the Sound of Mull.

A substantial pier has been built and a detailed planning consentis in place for its upgrading for which a full specification andquotations are available.

The upgraded pier will allow the future export of timber.

In addition there are the remains of a Victorian drydock andpier, which could with the necessary consents be repaired.

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GENERAL REMARKS AND INFORMATION

VIEWING

Strictly by appointment with the joint selling agents. The Estateis extremely remote and care should be taken. Mobiletelephone signal is not always available.

DIRECTIONS

From Glasgow airport take the M8 west. Then take junction 30over the Erskine bridge. Bear left on the Erskine bridge takingthe A82 north to Crainlarich. Continue on the A82 towardsFort William through Glen Coe. Turn left and take the CorranFerry to Ardgour.

From Ardgour follow the A861 towards Strontian. Afterapproximately 12 miles turn left on to the A884 to Loch Allan.After approximately 5 miles turn right to Laudale and followthe public road for approximately 2 miles.

The road now becomes private and passes through LaudaleEstate and caution should be exercised at all times. Follow theprivate road for approximately 9 miles along the shores of LochSunart until you arrive at Glencripesdale.

PLANNING PERMISSION

The Estate is sold with the benefit of all planning consents andplans as well as the rights to the master plan document. A fullcosted specification and tender for the up grading of the pierwill be made available.

SERVITUDE RIGHTS, BURDENS, WAYLEAVES AND

STATUTORY PUBLIC AND OTHER ACCESS RIGHTS

A public footpath passes through the Estate from Rahoy toLaudale. The owner of Glencripesdale Farmhouse has a right ofaccess over the main access road within Glencripesdale Estateto the farmhouse and is liable for the maintenance, upkeep andrepair according to use.

In addition the owner of the Farmhouse has the right to install ahydro electric generator and all necessary generators apparatusin the Glencripesdale burn. Full details of all third party rightsmay be obtained from Gillespie MacAndrew.

The property is sold subject to and with the benefit of allexisting servitude and wayleave rights including rights of accessand rights of way whether public or private. The property isalso sold subject to the rights of public access under the LandReform (Scotland) Act 2003.

SERVICES

The Estate has no specific services although several springs andwater courses have been identified which should be capable ofproviding a water supply for domestic and agricultural purposes.

Drainage for the new houses will be by means of a septic tankor similar.

There is no mains electricity at Glencripesdale although mainselectricity can be found at Rahoy approximately 2 miles to thesouth west. The houses as designed were intended to beprovided with electricity via a generator or via renewable sources.

The Estate is responsible for a payment of the share of theprivate access road calculated according to user.

EMPLOYEES

There are no full time employees on the Estate. A contractgame keeper has been employed and we understand that hewould be prepared to continue in that role.

IACS AND SINGLE FARM PAYMENT

The Estate is registered for IACS purposes under farm codenumber 139/0046. There is no entitlement to Single FarmPayment or Less Favoured Area payments.

EQUIPMENT

An inventory of equipment is available by application to thejoint selling agents and is available by separate negotiation.

SPORTING RIGHTS

The sporting rights are currently let to Laudale Estate. Theagreement expires on 20th October 2011 and a copy of theagreement is available from the joint selling agents.

MINERAL RIGHTS AND TIMBER

In so far as they are owned, the mineral rights are included in thesale. All standing and fallen timber will be included in the sale.

FORESTRY GRANTS

The Estate is sold subject to the Forestry Grant Schemes setout earlier in these particulars and full details are available byapplication to the joint selling agents.

DESIGNATION

The land adjacent to Loch Sunart is designated as a SpecialArea of Conservation.

ENTRY

Entry will be by mutual agreement.

OFFERS

Offers in Scottish legal form are to be submitted to the jointselling agents. A closing date for offers may be fixed andprospective purchasers are advised to register their interestwith the joint selling agents.

USEFUL CONTACTS

Robin Dixon – Woodland Management Tel. 01880 821 133enquiries@jrobindixon.co.uk

Crown Estate Tel. 0131 260 6070Scottish Natural Heritage Tel. 0300 244 9360Highland Council Planning Department Tel. 01397 707015Iain Dawson – Architect Tel. 0141 887 1130

HOTELS

Salen Hotel Tel. 01967 431661Kilcamb Lodge Tel. 01967 402257Inverlochy Castle Tel. 0845 080 5104

CAR HIRE

Flit Tel. 01631 566553

FERRIES

Corran Ferry Tel. 01855 841243

POSTCODE

PH33 7AF

The author of these particulars would like to thank IainThornber JP DL for allowing information from his history ofGlencripesdale to be used in these particulars.

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GLENCRIPESDALEESTATE

Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright (ES10008525). NOT TO SCALE