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Kinloch Beag

Meigle, Blairgowrie, Perthshire, PH12 8QX

Guide Price £435,000


  • Virtual Viewing available by appointment

  • 3 reception rooms. 4 bedrooms

  • Private garden

  • Flexible layout

  • Car port with garden store

  • Old Gardeners stores including home office / studio

  • Adjacent to open countryside

  • Plans created for possible development for up to 4 plots including conversion of Gardeners Stores

SITUATION
Kinloch Beag is surrounded by attractive countryside, the village of Meigle is a short drive away which has the benefit of a convenience store with Post Office and additional amenities. The popular Ardler Tavern is about 1.5 miles to …

SITUATION
Kinloch Beag is surrounded by attractive countryside, the village of Meigle is a short drive away which has the benefit of a convenience store with Post Office and additional amenities. The popular Ardler Tavern is about 1.5 miles to the south and historic Glamis Castle with its gardens and multiple events throughout the year is located about 8 miles to the east. A good range of services and retailers can be found at the towns of Coupar Angus, Blairgowrie and Alyth.

Perth and Dundee both provide comprehensive city amenities including a railway station, cinemas, theatres, concert halls, retail parks and high street shopping. Dundee also has two universities and an airport providing regular links to London Stansted.

Secondary schooling can be found at Blairgowrie High School, Perth Academy, Perth Grammar School or Perth High School, with independent schools at the High School of Dundee, Strathallan, Morrison’s Academy, Glenalmond School and prep schools at Ardvreck and Craigclowan and Kilgraston School for girls.

Perthshire provides a great choice of recreational opportunities. The ski slopes of Glenshee can be reached in about an hour by car. For golfers, there are three courses at Perth, Piperdam, Rosemount in Blairgowrie, two courses in Alyth and numerous championship courses at St Andrews. St Andrews, about 26 miles south-east, is an historic university town. A good choice of restaurants and retail is available as well as beautiful coastal walks.

Piperdam also has a leisure club with a swimming pool and gym. The world renowned Gleneagles golf resort can be reached in 60 minutes by car. Walking and cycling may be enjoyed in the surrounding countryside and the nearby hills and glens of both Perthshire and Angus provide a rich environment for wildlife.

DESCRIPTION
Kinloch Beag is a single storey detached family home with significant and flexible accommodation which can be tailored to the needs of the owner. There is a dining hall with double height beamed ceilings and a stone flagged floor. The adjacent breakfasting kitchen has a good range of shaker style units, Belfast sink, range cooker and a window seat where views onto the gardens can be enjoyed. A room to the rear of the kitchen has half-timber panelled walls and is currently used as a snug/TV room.

The generously sized family room, ideally suited for entertaining and family living has an open fire with French doors providing direct access into the gardens and an outside dining patio area. An adjacent room, also with garden access is currently used as an office, however would make an equally good bedroom where a sizeable walk-in store could be converted into an en-suite. The sun room (conservatory) offers the opportunity to enjoy extensive views onto the gardens and the adjacent dual aspect sitting room provides additional flexible reception space.

The master bedroom, which enjoys access into the gardens via a sheltered grass courtyard, benefits from integrated wardrobes and en-suite bathroom with a roll top bath and a separate shower cubicle. Bedrooms 2 and 3, both double bedrooms, have a shared en-suite shower room and each has integrated wardrobes. Kinloch Beag offers a generous amount of storage space with a good sized hall cupboard, linen cupboard, a coat cupboard leading to a wc and a further wc with a shelved pantry store off.

The remaining accommodation includes a shower room with a sauna and changing area, a rear porch with a stone floor, boiler and door leading to the garden and a utility with sink, plumbing for washing machine, storage units and work surface. This area provides access to a secure penned kennel area with excellent drainage and outdoor hot and cold shower tap.

ACCOMMODATION
Ground Floor: Hall, Family Room, Dining Kitchen, Dining Hall, Sitting Room, Sun Room (conservatory), Three Bedrooms, Study/Bedroom 4, En-Suite Bathroom, En-Suite Shower Room, Sauna & Shower Room, Utility, Rear Porch, 2 WC’s

GARDEN
The gardens are beautifully secluded and provide a peaceful setting with open countryside to the north and east. A sweeping drive into the old walled garden leads towards the house. On entering, to the immediate left are the old Gardeners stores. These are currently used as a car port, stores and workshop and part has been converted for office use. Further ahead is a purpose built timber constructed two bay car port with concrete floor and an attached enclosed garden store with electricity and water supply.

A pretty summer house with a patio and landscaping adjacent is situated on the lawn and offers an ideal place for summer dining and relaxation. A further patio is located adjacent to the family room. To the rear of the house, further areas of lawn can be found, together with an enclosed dog yard. The mature gardens have a variety of mature trees, borders, shrubs and lawn.

Planning permission had been previously granted, planning reference - 08/01138/FUL (now lapsed) for creating a dwelling from the Gardeners stores. The owner has considered further development of the Gardeners stores and the potential for the creation of 3 new additional dwellings within the grounds. No formal planning application has been submitted for this, however, plans have been created for possible proposals. Perth & Kinross Planning Department have responded to a pre-application planning enquiry for these proposals with encouraging feedback based on current criteria and policy (further detail available upon request).

Subject to obtaining formal planning permission, the Gardeners stores offer potential development for alternative use, should permission be granted, cottage accommodation for extended family living or holiday letting may be feasible.