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The Cotton Of Balhary

Alyth, Blairgowrie, PH11 8LX


  • Two semi-detached cottages, 3 bedrooms & garden each

  • Courtyard setting with two traditional outbuildings

  • Development potential (subject to PP)

  • Adjacent field of about 6.52 acres

  • Conveniently positioned with a rural aspect

  • Highly commutable to Perth, Dundee and Edinburgh

  • Rare opportunity to create a smallholding, equestrian property or income-generating lifestyle business

  • Subjects offer high quality & desirable rural way of life

The Cotton of Balhary is steeped in local history. The cottages were built in 1830, but it used to be the “Cottar’s Town”, a vital hub for local commerce as it housed a blacksmith and joinery workshop, both of …

The Cotton of Balhary is steeped in local history. The cottages were built in 1830, but it used to be the “Cottar’s Town”, a vital hub for local commerce as it housed a blacksmith and joinery workshop, both of which serviced the locality and were the focal point for the smooth running of Alyth for generations. These buildings form part of the sale and still retain features of this long history of local craftsmanship. The Cottar’s Town became known as Cotlea as time went on, and the property passed from Balhary Estate into the ownership of Sir James Duncan of Jordanstone; and it has remained in the current family ownership ever since.

The Cottages at Cotlea are 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 village amenities. The popular 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 Blairgowrie and Alyth. Alyth offers day to day amenities with a number of independent retailers, doctors and dentist surgeries as well as a primary school. The renowned Cateran Trail passes through Alyth and for golfers, Alyth boasts both 18-hole and 9-hole golf courses and the nearby Strathmore Golf Course hosts an 18-hole and 9-hole course. Further comprehensive facilities can be found at Blairgowrie including major supermarkets, independent retailers and a leisure centre.

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 and prep schools at Ardvreck, Craigclowan and Kilgraston.

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.

Perthshire provides a great choice of recreational opportunities. The ski slopes of Glenshee are within easy reach. There are three courses at Perth, Piperdam and Rosemount in Blairgowrie. Piperdam also has a leisure club with a swimming pool and gym. The world renowned Gleneagles golf resort can be reached in under 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.

This pair of double fronted and attractive semi-detached cottages are stone built, 1 and a half storey traditional cottages with a slated roof. The cottages offer an appealing outlook to the south-east over their private gardens towards the Sidlaws beyond. Both cottages provide good sized and balanced accommodation which includes a sitting room, dining room/office/bedroom3, kitchen and bathroom on the ground floor and two bedrooms on the first floor. Both cottages have been maintained externally, certain windows have been replaced with upvc double glazing and would benefit from internal modernisation. There are attractive features such as dual aspect rooms, open fire places, panelled doors and cottage coombed ceilings on the first floor.

There is parking to the rear for each cottage with the generous gardens for each located on the southern side with an area of garden also to the side of each cottage. The mature gardens benefit from being bounded by the land being sold and open countryside beyond. The old stone flagstones on the terrace in front of Cotlea West are the original flagging that used to floor the kitchen.

The accommodation for each cottage comprises:-

Ground Floor: Sitting Room, Kitchen, Bathroom, Bedroom3/Dining Room/Office

First Floor: Two Bedrooms

To the rear and west of the cottages are two detached and traditional former farm buildings. The two steadings in the yard were a blacksmiths (west steading) and a joiners (east steading). There are some notable architectural features from this period which include window frame latticework from the joiner’s steading, on which glass was layered in an old-fashioned manner, an original old wooden letter box and old stone trough.

Both are single storey, stone built and create a courtyard setting with one having a slate roof. Each building has attractive stonework, using local red sandstone particular to the area, and subject to obtaining planning permission could be put to a variety of alternative uses such as self-contained residential units, conversion into income generating holiday homes, conversion to form business use/offices or utilised for stabling or other such equestrian or rural lifestyle requirements.

Each building may have potential for a sympathetic extension to each and thus an opportunity to increase the floor space depending on the vision and requirements of the new owner.

Historically interesting to the setting are an outside wc and remnants of an old horsedrawn cart. The former a nod to there being no running water until the 1950s. And there was no electricity until 1950s/1960s. Both cottages are now on the mains for both, and private sewage disposal.

The field encompasses the cottages and outbuildings on three side and the B954 runs parallel on the western boundary, the land extends to about 6.52 acres and has been historically used for the planting of arable crops which has included barley and wheat and it would make an ideal grazing field for horses or livestock. There are mature trees and hedgerows and access to the land can be obtained from the cottage/outbuilding courtyard or from the track located on the northern boundary.

The land offers great amenity for the grazing of horses or livestock, the creation of a smallholding or to develop into further garden should there be development of the outbuildings and cottages.

The land is classified as predominantly Grade 3 (1) and ranges from approximately 60m to 82m above sea level and slopes gently from the northern boundary to the south.

No planning permission is currently in place for any development of the buildings or on any part of the land. However, there may be favourable potential for the development of both outbuildings and possibly within the former horse paddock adjacent, subject to planning permission and consents. The former horse paddock is located to the north of both outbuildings and is about 0.72 acres.

The current owners have had a development appraisal carried out which has considered the whole property and in particular, the two traditional outbuildings. From this report and from conversations with planning consultants, the feedback has been constructive, that under current planning policy and guidelines they feel the scope for development is positive.