15 Pardovan Holdings, PHilPstoun

Be part of a rural tradition – close to town

SATNAV EH49 7RX

15 Pardovan Holdings is a luxury 5-bedroomed home situated on one of West Lothian’s characteristic smallholding plots. It is a home that occupies a semi-rural location near the historic House of the Binns and on the edge of the village of Philpstoun. Set in gently rolling

countryside, the house is just 2 miles away from the centre of the historic burgh of Linlithgow and about 1 mile from the M8/M9 motorway network. Edinburgh International Airport is 9 miles away.

Although this traditional-style country house sits on the footprint of a smallholding, it is a new-build that combines traditional craftsmanship and skilful design with 21st century technology. The front of the house is accessed from the country lane via electrically operated gates that open out onto an expansive driveway that brings you to the imposing entrance with its gabled porch with sidelight windows. Fenced all around, this home is safe and secure for parents with young families.

2 3

Be part of a rural tradition – close to town

A new-build that combines traditional craftsmanship and skilful design with 21st century technology.

4 5

The entrance porch immediately sets the tone of the property. It is bright, well-lit from the sides and above, stylish and highly functional: a deep doubled-door cupboard means that coats and shoes can be stowed away out of sight, rather than being taken through the house. The pale cream Porcelanosa floor leads through to the country-house-sized hallway with its imposing Arts and Crafts style oak staircase complete with elegant chrome-topped newel posts. As in the rest of the property, the ceiling is

high as befits the elegant proportions of the house.

The hallway connects all the rooms on the ground floor. The expansive kitchen diner leads off from the right and has a state-of-the-art kitchen, equipped

with top-quality Neff appliances and black granite counters. This is a great family and entertainment space that is perfect for parties and family get-togethers as well as for private dining. As in the rest of the downstairs, underfloor heating makes the room both cosy and versatile as all the wall spaces are available.

The kitchen diner looks out over the front of the house to the driveway, and, to the rear, to the south-facing garden, which gets sun throughout the entire day. Four-panel bi-folding doors lead out to a large patio area that is perfect for all times of day and for all occasions: from early morning coffee and breakfast, watching the sun rise in the east; to al fresco dining with family and friends on a warm day; to enjoying the warmth of a late summer evening over a glass of wine.

The patio leads to the garden beyond but is demarcated by a low curved wall that frames it perfectly and defines the space, which is bordered by carefully chosen shrubs and a neat gravelled flower bed.

A home with stylish credentials

6 7

This is a home that is characterised by style and good design. These guiding principles are apparent as soon as you set foot across the threshold, and the feeling is heightened as you make your way through the house.

The sitting room is accessed from the hallway through a set of glazed bespoke double entrance doors, with gently curved vertical astragals that mirror the inlaid detailing

of the solid internal doors. Externally, the room is linked via the patio to the kitchen diner. This arrangement means that all parts of this home feel connected, making it easy for people to move between spaces. It is perfect for large gatherings, but it also makes the house work better as a family home too: people can enjoy the defined, discrete spaces, and the property has a strong feeling of coherence.

Designed space with connection and purpose

Natural quality everywhere

The sitting room is large and luxurious. The immediate impression is one of light and space, created by the sheer scale of the room and the numerous windows, which include a wall of bi-fold doors that open out to the patio and garden. A large woodburning stove, set in a specially crafted marble fireplace and surround, is the focal point of the room. Natural materials

and artisanal detail define this room and include a beautiful walnut floor that makes a pleasing contrast to the solid oak of the other woodwork. The sitting room has

wide-ranging views of the garden on all three external-facing sides, making it light and airy and an ideal vantage point to watch the comings and goings of the variety of field and garden birds that include a resident pheasant.

The handcrafted credentials of this room are matched by its smart technology, which includes a projector. The house is extensively wired for sound and home entertainment, complete with control panels. All of this is supported by a racking system, making the house technological future-proofed and highly flexible. The wireless technology extends to the large outbuilding too.

8 9

Going back into the hallway and to the right of it, you will find a sizeable home office, which has the potential to be used as an additional bedroom at ground level. A further livingroom, which overlooks the front of the property could also be used as a formal diningroom: there is a cloakroom towards the front door with a WC and hand basin.

The main domestic working areas of the house run along the side of the house and directly behind the kitchen diner. They include a boiler control room, a utility area (complete with sink) and a further bathroom with a large double tray shower; this is also ideal for elderly or infirm guests and relatives. This utility and shower room combination is a useful option for anyone coming into the house after sporting activities and gardening.

The house receives a feed-in-tariff, which reduces bills. The heating is biomass, but gas pipework is also available. Solar panels heat the house’s hot water and there are electric panels on the roof of the outbuilding, which are also feed-in-tariff.

Practicalities and possibilities

10 11

The upstairs areas of the house are accessed via the statement open-riser oak staircase, which leads up past a large window to a galleried landing, which is lit from above by a vaulted ‘cathedral window’. The landing is not just a means of connecting all of the rooms up here: it is also somewhere you can sit and read, watch the clouds scudding past or view the stars on a clear night. The landing area with its open balustrade looks out over the hallway below and you can even look down to see who is at the front door. All of this

heightens the feeling of connection between the upstairs and downstairs areas.

The scale and ambition of the downstairs is mirrored upstairs. At each end of

the landing you will find a master bedroom with a full en suite bathroom as well as plentiful wardrobe space, including a walk-in wardrobe in one of them; these rooms offer ample living space as well as bedroom space. The other two bedrooms are similarly well-appointed. A family bathroom, again with high-quality Porcelanosa fitments, is also situated up here between the master bedrooms. Storage spaces in the landing area include a full-sized linen cupboard.

An imaginative and stylish upstairs

12 13

There can be few houses with such an extensive outbuilding, which contains the biomass boiler, a workshop and a huge double garage on the ground floor and a spacious upper storey. This building is fully serviced and has its own WC; it is the size of a house itself. This building could be anything from a complete home office suite to a granny annexe, a games and hobbies

annexe, a music room, a gym, or a teenager’s den.

The house’s south-facing garden is a further surprise. This large and completely enclosed space has extensive planting and some

fine topiary, flowering trees and shrubs; there are also vegetable beds so you can grow your own produce here too. Russet beech hedging, buddleias and hawthorn hedges create a garden that is highly wildlife-friendly and a tonic for the hectic world of today. Careful planning and layout make it a garden that is easy to maintain, and there is a continual change of colours and textures here throughout the seasons. Specimen shrubs include four varieties of magnolias and some rare acers.

More surprises outside

14

Floor plansKey information

15

Direction map SATNAV EH49 7RX

The house’s location is excellent for work and leisure, giving you access to everything. Linlithgow railway station is just 2 miles away and there is easy access to Edinburgh is just 21 miles and Glasgow 33 miles away along the M9/M8 motorway network.

Nearby Linlithgow is the historic county town of West Lothian. It is a vibrant town with a busy cultural, community and commercial life, and has a variety of local shops, supermarkets, cafes, restaurants and pubs. There are further larger retail parks in nearby Falkirk (8 miles) and Bathgate (6 miles). Edinburgh’s Gyle Shopping Centre and Livingston’s Designer Outlet are 13 and 9 miles away respectively.

The attractive nature of the built and natural environment makes Linlithgow one of the best places to live in Central Scotland. Linlithgow is known for its magnificent Palace, the birthplace of Mary Queen of Scots. The Palace looks over a beautiful loch and parkland. The town has a wealth of history stretching back over many centuries, reflected too in its fascinating architectural detail and in its wynds and closes which are reminiscent of Edinburgh’s Old Town.

The neighbouring countryside is some of the finest in Central Scotland. The Avon Gorge, Beecraigs, Polkemmet and Muiravonside country parks are a short drive away. There are also some stunning walks through the Bathgate Hills, the Pentland Hills and the Ochils. There are plenty of other leisure opportunities too: from fishing to horse-riding; from mountain biking to rock climbing; and from golf to archery (at Beecraigs). In Bathgate and Linlithgow, you will find modern and well-equipped sports centres.

The local secondary school is Linlithgow Academy, and there are buses from the town to private schools in Edinburgh.

Location and Amenities

Home Report valuation £900,000Internal floor area 363m2

School Catchment Bridgend Primary St. Josephs Primary Linlithgow Academy St. Kentigerns AcademyCouncil Tax band GEPC Rating Band DTrain Station Linlithgow

Extras Floor coverings, Light fittings, Blinds, Integrated Neff Ovens, Induction Hob and Coffee Maker, Dishwasher, TV projector and screen.

DimensionsLounge 7.75 x 7.37Kitchen/Dining 7.36 x 4.80Office/bedroom 6 3.86 x 2.88Family Room 4.39 x 3.86WC 2.5 x 0.9Utility 3.23 x 1.8Boiler Control Room 2.0 x 1.8Shower Room 2.5 x 1.03Master Bedroom 7.34 x 4.7En-Suite 4.29 x 1.5Guest Bedroom 5.26 x 4.31Dressing area 2.3 x 2.0En-Suite 3.79 x 2.0Bedroom 3 4.92 x 4.39Bedroom 4 4.92 x 4.39Bedroom 5 3.96 x 3 Bathroom 3.59 x 2.59

GROUND FLOOR

1ST FLOOR

15 Pardovan Holdings, PHilPstoun

These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.

Visit www.turpies.com or telephone 01506 668448