Brochure - Bidwells

Knockower
by Carsphairn, Dumfries and Galloway
Highly attractive and diverse, mid-rotation commercial
forest, located in a major timber growing region, with
substantial area of open hill.
For Sale by Private Treaty:
■■ Attractive commercial forestry investment opportunity
Vendor’s Solicitor:
Anderson Beaton Lamond Solicitors
Bordeaux House
31 Kinnoull Street
Perth PH1 5EN
■■ Sitka spruce dominated crop planted in 1991
■■ Recently upgraded access road and turning area
■■ Considerable amenity value with sporting rights
included
In all 747.7 hectares (1,847.6 acres)
Glasgow 60 miles, Dumfries 36 miles, Lockerbie 49
miles (distances approximate)
Introduction
Knockower is a productive commercial forest with
a large area of attractive open hill ground, well
located for Scotland’s major timber processing
markets. This property will appeal to both
those seeking to purchase a substantial area
of attractive land as well as investors seeking a
well designed, diverse property with a mosaic of
forestry and open ground.
Location & Timber
Market
Enquiries To:
Raymond Henderson
t: 01738 630666
f: 01738 627264
e: raymond.henderson@bidwells.co.uk
Knockower is located 1 mile from the A713,
approximately 2 miles northwest of Carsphairn
village, with views of Loch Doon from the slopes
of Knockower Hill. Access is taken via a short
servitude from a minor public road and from there
onto the A713 to the established timber markets
of southwestern Scotland and northern England.
Location and site plans can be found towards the
back for these particulars.
Offers Over £1,200,000
t: 01738 639 999
f: 01738 630 063
e: peterstewart@abl-law.co.uk
Access
Travelling from the south, after passing through Carsphairn
village on the A713, take the left turn on to a minor road,
located approximately 1.5 miles beyond the Water of Deugh
bridge. Continue along this road for approximately 1 mile
and at the end of the road continue along the forest track
into Knockower Forest. Travelling from the North, take the
A77 to Ayr before following the A713 south, signposted for
Castle Douglas for 20 miles. Approximately 3 miles south
of Loch Muck, take a right turn onto the minor public road
and continue along this road for approximately 1 mile before
continuing onto the forest track into Knockower Forest at the
end of the public road.
Access is taken from the minor public road at the point
marked A on the attached sales plan at Grid Reference
NX 525 962 before crossing a short servitude to the gated
entrance to the property Point B. From here, a good network
of forest roads suitable for four wheel drive vehicles extends
to the south of the forest (point C) and a spur road accesses
the eastern section of the forest (point D).
The minor public road is recorded as a Severely Restricted
route by the Dumfries and Galloway Timber Transport Group,
however timber has been taken over this route in the past.
Viewings & Closing Date
Viewing may be undertaken at any time during daylight
hours, provided viewers are in possession of a set of these
particulars. Viewers should note that the entrance gates will
be locked and viewers should contact the Selling Agents to
obtain details of how to obtain vehicular access.
Potential purchasers are advised to formally register their
interest, in order that they may be informed if a closing date
for offers is set.
Species SS
HL
SP
DF
OG
NF
MB
GF
MC
1991
79.3
10.2
5.6
3.9
104.4
15.5
12.7
1.2
4.0
TOTAL
79.3
10.2
5.6
3.9
104.4
15.5
12.7
1.2
4.0
TOTAL
236.8
510.9
510.9
510.9
747.7
Note: SS – Sitka spruce, NF – Noble fir, HL – Hybrid larch, SP – Scots pine, DF – Douglas fir, GF – Grand fir, MC – mixed conifers, MB – mixed broadleaves,
OG – open ground.
Knockower Species Composition (Forest Area Only)
Description
15.5
(7%)
The Forest (236.8ha)
Knockower Forest sits within the prime timber growing
region of southwest Scotland, lying between the Galloway
Forest Park to the west and the extensive Carsphairn
complex to the east. The commercial forest is planted on the
lower slopes of Knockower Hill, ranging in altitude from 190
metres to 330 metres above sea level, with a predominantly
north-easterly aspect. To the southwest of the forest, the
open hill section of the property rises up to Knockower Hill at
511m before continuing to the march boundary at the summit
of Coran of Portmark at 623m.
The Crop
Knockower was planted in 1991 to an attractive design of
irregular rides, riparian corridors, diverse conifers and native
broadleaves while retaining Sitka spruce as the dominant
commercial species. As such this forest can be considered
an excellent example of a modern, well designed and
productive commercial forest being both very attractive and
capable of producing good quality conifer timber. Reflecting
the relatively fertile nature of this site and good drainage,
the Sitka spruce crops have generally established well
with good growth rates, while some of the diverse conifers
are establishing more slowly. A summary table is provided
below detailing the species composition, planting years and
stocked areas at Knockower along with a chart detailing the
forestry composition.
Hill
12.7
(5%)
4
1.2
(1%) (2%)
SS
79.3
(33%)
HL
SP
DF
OG
NF
MB
10.2
(4%)
104.4
(44%)
3.9
(1.6%)
5.6
(2.4%)
A compartment schedule for the crop, Title Deeds and
other relevant documentation can be obtained via the
Selling Agents on request.
GF
MC
Management
No harvesting has been undertaken on the property and there
is no Forest Plan in place. Knockower is a mid-rotation Sitka
spruce dominated property with well designed areas of other
conifer species, broadleaves and open ground and attractive
amenity value in addition to the diversity required under modern
forestry timber certification requirements.
The gently sloping nature of the site and good internal access
infrastructure means the entire crop is capable of being
accessed by standard forestry harvesting equipment for thinning
or future harvesting, with little additional expenditure.
Grants may be available in the future under the Forestry
Commission’s Forestry Grant Scheme to support the production
of a Forest Plan as well as other forest management activities.
Information on the grant scheme can be accessed through the
following websites:
http://scotland.forestry.gov.uk/supporting/grants-and-regulations/
forestry-grants
or
https://www.ruralpayments.org/publicsite/futures/topics/allschemes/
Taxation
Sporting Rights
Knockower holds considerable sporting interest with
its attractive combination of intimate woodland stalking
opportunities, open hill as well as excellent flighting ponds
and walked-up shooting. The primary deer species recorded
on site is roe although red deer are also present and are
recorded in the shooting returns in recent years, as detailed
in the table below.
Year
Reg
Stag
Red
Hind
Red
Calves
Roe
Buck
2011
5
2012
1
2013
3
2014
2
2015
1
1
1
Roe
Doe
Roe
Kids
Investors should be aware that timber income from
commercial forestry is currently exempt from Income Tax and
that forestry businesses currently attract 100% relief from
Inheritance Tax. In addition, forests have a low exposure to
Capital Gains Tax because the value of the growing crop is
excluded from the assessment.
Prospective purchasers are strongly advised to consult their
financial advisors to ascertain how these tax concessions
may be of benefit.
Third Party Rights & Burdens
4
1
1
2
4
1
4
The property will be sold subject to and with the benefits of
all servitude rights, burdens, reservations and any other third
Deer stalking has been undertaken relatively infrequently
over recent years, and, it is anticipated that higher numbers
than shown on the returns could be taken. All sporting rights
are owned, in-hand and are included in the sale.
Boundaries and Minerals
Property boundaries immediately surrounding the forest
are comprised of stone dykes and stock fences in varying
states of repair, while the open hill generally follows old stock
fences or the central filum of the Garryhorn Burn. Where
adjacent to the open hill or grazed land, boundary fences are
maintained at joint expense. Mineral rights are included in
the sale so far as the Seller has rights thereto.
Note: There are minor discrepancies between the Title
boundary and the existing boundary, which are highlighted
on the Sales Plan. While it is anticipated these issues will be
resolved via excambion agreement by the point of sale, no
warranty is given to this effect, and the property is being sold
as per Title.
Sales Plan
party rights howsoever constituted, however the following
matters are of particular note:
The Title Deeds are available for inspection at the offices of
the Vendors solicitors.
Deposit
A deposit of 10% of the purchase price will become payable
to the Sellers within 7 days after conclusion of missives.
Interest at 5% above the Bank of Scotland base rate shall
be payable on the purchase price from the date of entry until
paid and that notwithstanding that the Purchaser may not
have taken entry. If the Purchaser fails to make payment
within 14 days of the date of entry with all accrued interest
the Sellers shall be entitled to resile from the missives and
resell the subjects of sale without prejudice to his rights and
recover damages from the Purchaser.
01738 630666
bidwells.co.uk
Agents Notes
Authorities
Forestry Commission Scotland Dumfries & Galloway Council
For clarification, we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a survey.
South Scotland Conservancy
Council Headquarters
Given the potential hazards of a working forest we would ask you to be as vigilant as possible for your own personal safety when making an inspection of this
55/57 Moffat Road
Council Offices
property. If communications, condition of the property, situation or other such factors are of particular importance to you, please discuss these priorities with us
Dumfries DG1 1NP
English Street
before arranging an appointment to view. This should avoid a wasted journey. Any photographs displayed in these particulars depict only part of the property and it
Dumfries DG1 2DD
should not be assumed that the property remains as displayed in the photographs. No assumptions should be made regarding other parts of the property that have
t: 01387 272 440
f: 01387 257 888
e: southscotland.cons@forestry.gsi.gov.uk
not been photographed.The property being open to inspection, the purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as
t: 030 33 33 3000
to the ownership of any boundary or part of the property. These particulars do not constitute an offer or contract of part thereof. Bidwells LLP do not make or give
f: 01387 260034
either in these particulars or during negotiations or otherwise, any warranty or representation whatever in relation to this property. All measurements are given as a
e: contact@dumgal.gov.uk
guide and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any omission or miss-statement in these particulars. Bidwells
LLP is a limited liability partnership registered in England & Wales (registered number OC344553). Registered head office is Bidwell House, Trumpington Road,
Cambridge CB2 9LD, where a list of members is available for inspection.
Particulars prepared March 2016
Photographs taken Summer 2015