Craigmill Forest Estate, Dallas, IV36

Location
Craigmill Forest Estate is situated near Dallas in the picturesque county of Moray, in the north-eastern Highlands of Scotland. Located approximately 9 miles northwest of Forres and a 30-
minute drive from Inverness airport, the estate offers a prime opportunity for forestry investment in a region renowned for its forestry, sporting opportunities, scenic beauty, and historic whisky distilleries. Despite its secluded and private setting, the property has convenient access to the A940 and A96, and is within easy reach of many established timber markets in the north including Tulloch Timber, Nairn (17 miles), James Jones & Sons, Mosstodloch (18 miles), John Gordon & Sons, Nairn (18 miles), West Fraser Europe, Inverness (28 miles), Munro Sawmills, Dingwall (47 miles) and James Jones in Aboyne (61 miles). In addition, there is the Speyside Renewable Energy Partnership who operate a Combined Heat and Power (CHP) plant near Craigellachie, Moray that provides heat in the form of steam for the nearby Macallan whisky distillery and electricity to the national grid.
To locate the property, please refer to location and sale plans within these particulars. The nearest postcode is IV36 2RX and What3Words: innovator.poppy.pill




Access
From Forres take the B9010 through Rafford, then turn right on to a minor public road. The property can be accessed by five entrances as shown on the sale plan A1, A3, A5, A7 and A9.
The majority of Craigmill Forest Estate is accessible by a network of roads that are well-constructed and maintained to a good standard.
Please contact Goldcrest Land & Forestry Group to arrange a viewing. All gates are locked.




Description
Craigmill Forest Estate 1,311 Hectares / 3,239 Acres

Craigmill Forest Estate comprises 1,311 hectares of stunning hills and commercial woodlands, rich in natural capital. The plantations mainly comprise Scots pine with some Sitka spruce which thrive on gentle slopes interspersed with lochans, burns, and sheltered gullies. The forestry extends to 900.84 hectares, with 619.31 hectares dedicated to commercial crops, with a weighted age class of 28 years. The property consists of three main areas of scale; Hill of Mulundy at the north end, Mill Buie in the centre and Lone Hill at the southern end.

The commercial forestry at Hill of Mulundy features mature, thinned pine stands dating back to the 1970s, alongside plantations of Sitka spruce, Scots pine and mixed conifers extending to28 hectares which were planted over the past 15 years. Cawdor Forestry, who manage the property, expect to receive a harvesting income in the region of £200k in the next few years fromMulundy. At Mill Buie, there is established restocking from 2013, including Scots pine, broadleaf species, and Sitka spruce. There is a restocking obligation on the eastern side of Mill Buie. Lone Hill is primarily composed of Lodgepole pine and a restocking obligation along the southern boundary.

At the northwest end of the property there are wooded gullies with both commercial and broadleaves growing. There are scattered woodlands, comprising birch, rowan, alder, ash, and oak. There are restocking obligations extending to 118.03 hectares, shown orange on the Sale Plan. There may be opportunities for a change in species with a greater emphasis on commercial crops when the next Long Term Forest Plan is prepared. The property benefits from 4.4 miles of hard track running from the public road at A9 - A10 at the southern end of the property, along with several additional quad tracks. To date the property has been managed under a Long Term Forest Plan which expired May 2024.

Hill of Mulundy rises from 160m to 230m above sea level, while Mill Buie reaches 350m and Lone Hill 330m. The average annual rainfall in the region is 686mm. There are three lochs on the property. One small unnamed loch north of Coldwells, Loch na Speur, a private and secluded raised loch at the south east end of the property and lastly, Loch na Braan close to the south boundary. All three lochs and Lone Burn add considerable amenity to this commercial property. The Estate is rich in biodiversity and Natural Capital and provides an opportunity for ecosystem restoration. Recent conversations with Nature Scot indicate that an area could be restored to bog land subject to a feasibility study. Further information is available from the Selling Agents.

Residential Development Potential
There are four sites which have been identified for potential development as shown on the sale plan.
* Site of Former Coldwells Cottage - Planning Permission is currently in place for the erection of a single detached dwelling on this site. The Permission was due to expire on 31st March 2023, but works were undertaken prior to that date to secure deemed commencement.
* Site West of Hummel Burn Lodge - Planning Permission for a single detached house on this site was approved by the Moray Council on 10th November 2011, now lapsed.
* Rinavey Steading - Benefiting from vacant possession. Subject to gaining planning consent could be redeveloped into an attractive residential dwelling.
* Site at Black Burn Bridge - Planning Permission was approved in December 2012 for a single detached house, with deemed commencement having been confirmed in June 2016.
Additional information available from the Selling agents.

Residential property - Wester Meikle Branchill Farmhouse comprises the sole residential property on the Estate. It is occupied by tenants under a Regulated Tenancy with a passing rent of £425pm. The house is in need of modernisation. The old Wester Meikle Branchill Steading, adjacent to the property does not form part of the regulated tenancy and may offer a future redevelopment opportunity.
Coldhome Farmland - 88.23 hectares of agricultural land, shown coloured blue on the sale plan, is occupied under a full agricultural tenancy.

Renewable Energy Clawback Clause
Desktop analysis has suggested that there is potential for wind turbines on the southern part of the Estate around the area known as Lonehill and Millbuie. No Exclusivity or Option Agreements are in place.

The sale is subject to the purchaser entering into a clawback agreement with the seller in respect of any future renewable energy development. The Agreement will require the purchaser to pay 30% of income derived from any windfarm development (excluding any timber compensation payments) for a period of 35 years from the date of commissioning of the development relative to any planning permission that is secured within a 15-year period from the date of sale. The Purchaser shall grant in favour of the Seller a first ranking standard security over the property to secure the clawback obligations.

Archaeology
The property has many sites of interesting archaeological interest. The remains of a longhouse from 1846 known as Clashninian, a stone that marks the boundary between Dallas and Edinkillie parishes and another ruined longhouse known as Lochnabraan. Lone is a ruined croft on the southern boundary of the property. At the time of planting, a full, well considered archaeological survey was undertaken, resulting in the planting schemes being approved by Scottish Forestry.

Sporting Rights
Sporting rights are included in the sale and are unlet. The cull records show an average of 15 beasts per year but there is potential for a higher cull to be taken.

Forest Grants & Management
There is a recently expired Long Term Forest Plan available from the Selling Agents. There is a FGS in place for the planting at Mill Buie. The Forest Estate is currently managed by Bowlts Chartered Surveyors and Cawdor Forestry Ltd.

Wayleaves & Third-Party Rights
The property will be sold with the benefit of, and subject to, all existing rights and burdens with the Titles. Scottish and Southern Energy (SSE) are currently in discussions with the owners of Craigmill and adjoining landowners to formalise plans for a new pylon line. This is likely to cross the property at the southern end where part of the land is waiting to be restocked, potentially reducing the obligation. The property is intersected by an existing 275 kV pylon line and other electricity wayleaves. Full details from the Selling Agents.