Detached house for sale in Larghan House And Lodge, Coupar Angus, Blairgowrie, Perthshire PH13

B Listed country house with lodge, walled garden, traditional steadings, development potential and 6 acres. For sale as a whole or in two lots.

Description
Larghan House (Lot 1)
Larghan House is a beautiful B Listed country house believed to date from as early as the 17th century and extended over the years to form the impressive house that it is today. A pretty traditional three storey farmhouse forms the centrepiece of the property, whilst wings on either side provide additional accommodation as well as creating an attractive courtyard. The courtyard is gated and has space to park several cars. Larghan House also has a front drive that winds up through mature trees and arrives at the front door of the property. The front door is framed by a portico covered in honeysuckle and climbing roses. It opens to a porch and then a reception hall which gives access to the main reception rooms at Larghan: A beautiful dining room with large square bay window and timber panelling; the library with an open fire and wall of fitted bookshelves; and finally the drawing room. With three large windows, ornate cornicing and a large carved fire surround, this is a fabulous room for entertaining. Double doors from the drawing room open to a little conservatory. An adjoining passageway behind these rooms connects the reception rooms to a dining kitchen, utility room/back kitchen, store room, cloakroom and shower. The kitchen is a bright and lofty room with a vaulted ceiling, large southwest facing window and a two oven cream aga (with additional two oven electric module). There are four bedrooms on the first floor. The main bedroom has an en suite bathroom and there is also a further large bathroom. The two smaller rooms on this floor are accessed by a back stair. Two further bedrooms and a shower room are situated on the second floor. On the west side of the courtyard a games room/studio measuring almost 7m x 5m is a wonderfully versatile space. Beside it is a separate store room currently used as a log shed. Although Larghan is a large and impressive property, it has an immensely warm and welcoming atmosphere. It has been a much loved family home for over 40 years and it is ideal for entertaining but it also has extensive development potential.

Garden and grounds
Larghan House is situated in about 6 acres of grounds characterised by magnificent mature trees which not only look beautiful but also provide complete privacy. The property is accessed via sweeping front and back driveways. The front driveway is flanked by stone pillars and has Larghan’s Lodge cottage on one side. It leads to parking in front of the house but also connects around to the back courtyard and back driveway. A pretty and sheltered terrace has been created in front of the kitchen and colourful herbaceous borders have been planted at the front of the house. The back driveway is edged by a neat beech hedge on one side and the beautiful old wall of the former kitchen garden on the other. This walled garden is grassed with fruit trees and it offers lots of potential to be developed into a productive garden. From the northern boundary of the garden there are wonderful views over farmland to the River Isla.

Outbuildings
A range of traditional stone outbuildings are situated at the top of the back driveway. Formerly used as agricultural buildings, garaging and garden machinery stores these attractive stone steadings would lend themselves well to being converted into a guest cottage/s, workshop space or a new house. Detailed plans have been approved for the creation of a new home within these outbuildings (for more details see section on development potential). At the foot of the walled garden there is also a stone outbuilding with additional garaging and storage.

The Lodge (Lot 2)
The Lodge is situated at the entrance to Larghan House between the front and back driveways. The accommodation is all on one level and consists of two bedrooms, a sitting room, kitchen and bathroom. The lodge is situated in about 0.14 acres.

Development Potential
Detailed Planning Permission has been obtained for the following houses to be created within the grounds at Larghan. The plans were all drawn up by The Denholm Partnership and further details are available from the selling agent or by looking up the planning references on Perth and Kinross Council’s planning portal:

• Conversion of traditional steadings into a house with workshop
Detailed plans have been approved (23/00943/fll) for the creation of a four bedroom (mainly single storey) house formed around the existing courtyard and with a separate workshop/office. The main living rooms of the proposed house would open into the walled garden which would form a private garden for the new house.

• Creation of a new house with double garage on the eastern boundary of Larghan House.
Detailed plans have been approved (23/00945/fll) for the erection of a one and a half storey, four bedroom house with double garage.

• Erection of two houses on the southern boundary of Larghan House.
Detailed plans have been approved (23/00718/fll) for the erection of two four bedroom houses, each with a separate double garage.

Note: The Home Report valuation relates to Larghan house and grounds as they stand. The asking price reflects some added value relating to the detailed planning permissions and development potential at Larghan.

Location
Larghan House is situated on the northeastern edge of Coupar Angus overlooking Larghan Victory Park to the south and with views of the Angus Glens to the north. Coupar Angus is in the heart of Perthshire's soft fruit growing countryside and a local farm shop sells fresh produce just a few metres from Larghan's driveway. Coupar Angus is a well-served rural town with a primary school, medical centre, supermarket, post office, fuel station, farm store, hotel and a great sense of community. Blairgowrie (4 miles) has a further amenities including a secondary school, cottage hospital, three supermarkets and a variety of independent shops and restaurants. Perth and Dundee (both within 15 miles) are almost equidistant from Larghan House and have high street shops, professional services, museums, theatres and leisure facilities. In terms of private schooling, Craigclowan, Glenalmond, Strathallan, Kilgraston (all near Perth) and The High School of Dundee are all within 25 miles. The beaches and fishing villages of the east coast, the hills and lochs of highland Perthshire and the glorious Angus Glens are all easily reached from Coupar Angus. The Cairngorms National Park along with the Glenshee Ski Centre are about 28 miles away and the nearby rivers Tay, Isla and Ericht are popular with salmon fishermen. There are three golf courses at Blairgowrie (including a championship course) and a further three courses at Alyth. The golf courses at St Andrews, Carnoustie and Gleneagles are all within 35 miles. Edinburgh Airport (54 miles) and Dundee Airport (15 miles) are both easily accessible.

Square Footage: 5,220 sq ft

Acreage:
6 Acres

Directions
From Perth take the A94 into Coupar Angus and continue through the town heading east. The entrance to Larghan House is on the left, just before leaving the town, opposite Larghan Victory Park.

Additional Info
Viewings - strictly by appointment with Savills – .

Services - mains water and electricity. Private drainage. Oil fired central heating.

Perth and Kinross Council tax bands - Larghan House: Band G, Larghan Lodge: Band B.

Access - One neighbouring property has a right of access over the first half of the back driveway.

Note - Land to the east of Larghan House is allocated for housing (H65) as part of the Perth and Kinross Local Development Plan 2, so far no development has been brought forward.

Fixtures & Fittings - Curtains in the drawing room, library and dining room, along with four chandeliers, a marble topped console table in the games room, a gun safe, a bedroom corner cupboard, a electric cooker and two gold mirrors (hall and a bedroom) are fitted but are specifically excluded from the sale.

Photos taken and brochure produced June/July 2024