Beech Hill

Haddington, East Lothian, EH41 4PE

Offers Over £900,000

14 acres

Bedroom Count icon 6

Reception Count icon 3

Bathroom Count icon 3

  • Hall, drawing room, dining room, study
  • Kitchen, cloakroom, butler’s pantry
  • Master bedroom with en suite bathroom
  • 5 further bedrooms and 2 further bathrooms
  • Traditional stable yard and outbuildings
  • Lodge cottage and Stables cottage (both 2 bedrooms)
  • Walled garden, woodland, pond and two fields
  • About 14 acres (5.6 hectares)

GENERALBeech Hill is situated about 3 miles south of Haddington and about 22 miles east of Edinburgh. The surrounding landscape, over which the house looks, is a beautiful combination of fertile farmland and mature woodland set against the backdrop of the heather clad Lammermuir Hills. East Lothian is known for its relatively dry, sunny climate.There are excellent local shops and pubs in the delightful village of Gifford, while Haddington, North Berwick and Dunbar provide a wider range of everyday shops, supermarkets and services. The A1 allows easy access by car to the north and south, there are regular commuter rail services to Edinburgh from Longniddry and Drem and regular direct trains to London from Dunbar. Edinburgh Airport is 31 miles away to the west.The area is well served by private schools including Belhaven Hill at Dunbar, The Compass in Haddington and Loretto at Mussleburgh. A number of Edinburgh’s private schools run daily buses to collect pupils from East Lothian.The county is renowned for its outdoor leisure amenities. Some of the finest golf courses in Scotland including Muirfield, Gullane, Archerfield and Dunbar are all close by.There are wonderful walks along the coastline and in the Lammermuirs which are also home to a number of famous grouse moors. In addition partridge and pheasant shooting can be rented on local estates and farms.DESCRIPTIONBeech Hill is a most attractive residential estate which has remained in the ownership of the sellers’ family for almost 100 years. A fire destroyed the original Georgian building in the 1940’s, and the existing house was designed by Lindsay Jamieson in 1952 and built the following year. It is of harled construction under a slate roof and enjoys the unusual benefits of a comfortable, 20th century home set in the mature surroundings of a former mansion. The stables, walled garden and summer house which belonged to the original house, still remain.The oak front door, which is situated on the north side of the building, leads to a spacious reception hall off which are the drawing room, dining room and study. Both the drawing room and the dining room are elegant reception rooms with bay windows providing lovely uninterrupted views over the grounds to the Lammermuirs beyond. The kitchen is located at the east end of the ground floor and includes fitted wooden cabinets rescued from the original house and a 4 oven Aga stove.All the bedrooms are found on the first floor and include the master bedroom with en suite bathroom, four double bedrooms and a single bedroom, and two further bathrooms. Particular features of the house are the hardwood floors on the ground floor and the extensive storage space on both floors. All the bedrooms have built in wardrobes and there is oil fired central heating.The original stable yard lies to the east of the house and is built of local stone under slate roofs. These useful and attractive buildings include the following:• Former stables (with hay loft above)• Double garage• Studio, above garage• Hen run• Workshop• Wood, feed and machinery stores• Apple store adjacent to Stables CottageStables Cottage forms part of this range and comprises a sitting room, kitchen, two bedrooms and a bathroom arranged over two floors. It has full double glazing and LPG fired central heating. It is currently let on a Short Assured Tenancy.The Lodge Cottage stands guard at the entrance of the driveway to Beech Hill and includes a sitting room, kitchen, two bedrooms and bathroom arranged on the ground floor. It has oil fired central heating and it is also let.The gardens and grounds surround and protect Beech Hill house and extend in total to about 14 acres. The garden is divided into three principal areas. To the north is a gravel sweep and lawns. To the south there are further extensive lawns and a terrace in front of the house. To the west the delightful walled garden, which has been carefully planted and restored by the sellers, is stocked with herbaceous plants, shrubs, specimen trees and fruit trees including fig, cherry, apple and plum. The summer house or tower in the northwest corner of the wall is particularly charming.The pond is situated in the field which lies to the south of the house. It is a haven for ducks, other wildlife and aquatic plants. The field is currently sown out in grass and together with the field lying to the north of the house, is ideal for grazing horses and other livestock. Both enclosures require stock proof fencing, and are currently registered as forming part of an agricultural holding. Further details are available from the selling agents.The woodland comprises mature and young trees and includes the millennium plantation lying to the north of the house, an apple orchard, and regenerating birch woodlands. There is a former tennis court near the orchard.DIRECTIONS (See location plan)From Haddington take the B6360 towards Gifford. After passing the driveway to Lennoxlove House (on the right hand side) the road turns sharp left and then sharp right. After the sharp right turn take the second minor public road to the left sign posted Beech Hill. The Lodge Cottage at the end of the Beech Hill drive can be seen straight ahead after about half a mile.VIEWINGStrictly by appointment with the selling agents.COUNCIL TAXBeech Hill House – Band HStable Cottage – Band DLodge Cottage – Band DSERVICES (all properties)Mains electricity, mains water, private drainage (septic tanks).PLANNINGThe Gate Lodge and gate piers are Category B listed.ENERGY PERFORMANCEThe energy performance ratings are as follows:Beech Hill House - Band GStables Cottage - Band ELodge Cottage - Band G