For SaleCommercial Property in River Tweed, Kelso, Roxburghshire, TD5£2,650,000

The Sprouston Beat - a discreetly situated and remarkably prolific two-rod beat regarded as one of the legendary River Tweed's crown jewels. DESCRIPTION For sale for the first time in 50 years, the Junction Beat and Sprouston Beat both stand on their own merits as two of the best beats on Tweed (as the ‘River Tweed’ is referred to in the salmon angling world). In combination they represent a once in a generation opportunity to own the single most famous and one of the most productive beats of Atlantic Salmon Fishing in Europe. The names of both beats are revered by all Tweed fishermen and widely renowned amongst salmon fishermen globally. Lying at the point of confluence between the main stem of the River Tweed and its primary tributary, the River Teviot, and overlooked from the north bank by the grand old market town of Kelso, the Junction Beat is the uppermost beat of ‘Lower Tweed’ lying just downstream of Floors Castle and the Lower Floors Beat (being at the bottom end of ‘Middle Tweed’). Lying a short distance downstream – and separated from Junction by the Upper Hendersyde Beat – is the Sprouston Beat – a two-mile stretch of the south (right) bank of the river which lies directly opposite to the Hendersyde Beat. In each case, the salmon and sea trout fishing rights in perpetuity are available for sale together with use and occupation of the fishing huts, in conjunction with appropriate vehicular access and rights to repair, maintain and replace the huts. The River Tweed The River Tweed (or ‘Tweed’ as previously referenced) is widely regarded by salmon anglers as perhaps the world’s finest salmon fishery and, certainly, one of the loveliest rivers on which to spend time fishing. Extending to almost 100 miles from its source near Moffat in Dumfriesshire to the North Sea at Berwick-upon-Tweed, the Tweed is one of the longest rivers in the British Isles. In his book, “The Great Salmon Rivers of Scotland”, first published in 1980, John Ashley Cooper describes the river as follows: “The Tweed is different – all Tweed fishermen will know the implication and meaning of the phrase. It is not only the spell cast by this lovely river and its surroundings which enchant us, not only its historical background and its great fishing traditions, but above all and naturally, its fishing and its fish”. The season opens on 1st February and ends on 30th November. Historically, the Tweed benefits from two main runs of salmon: the spring run from the start of the season until mid-May and the autumn run commencing in late August and continuing until the end of the season. The grilse, summer salmon and sea trout run complements the spring run and, given suitable water conditions, the fishing can be excellent in July and August. Both beats are in the same ownership and were purchased by the current owners from the Duke of Roxburghe in the mid 1970s. Each is run as a commercial rod and line salmon fishery with the majority of fishing weeks being let to tenants – most of whom are longstanding and regular – with the owners retaining some fishing for their own and their guests’ enjoyment. The beats are offered for sale individually but simultaneously and are therefore available to be purchased together. In his Magnum Opus – Salmon Fishing and the Story of the River Tweed (published by Medlar Publishing in 2015) – renowned Tweed angler, William (Bill) Quarry – who has spent a lifetime fishing both Junction and Sprouston – describes the composition of the beats beautifully in a book that any existing or aspiring Tweed fishermen is recommended to own and read. Using excerpts from this excellent tome, the beat is described for the purposes of the sale as follows: THE SPROUSTON BEAT A single (right) bank beat which runs for about two miles downstream from the village of Sprouston, from which it takes its name, this is a two-rod beat which is consistently the most productive on the Tweed in terms of fish caught per rod. Its current 5-year average of 310 fish equates to 17 fish per rod per month (excluding November). Whilst a single bank beat in terms of ownership (which is of the fishing rights only with the riverbed, banks and adjoining land being owned by Roxburghe Estates), a reciprocal agreement with the owners of the Hendersyde Beat lying directly opposite enables both beats to benefit from exclusive enjoyment of the fishing on a daily basis. The only exception to this arrangement is the Sprouston Dub Pool which is shared by both beats at the same time. With 16 named pools as shown on the plan included in these particulars of sale, the beat has a good variety of fast, streamy water and deeper pools and fishes well in both high and low water. The spring pools are as good as any on the river with Sprouston Dub being a renowned holding pool which fishes well with a good wind in cold water. The most productive pools on the upper part of the beat are Butterwash and The Bushes with Cottage Stream and Mill End being favoured pools on the lower beat. Whilst the beat fishes well in a variety of water, a height of 1 foot 4 inches on the gauge might be considered perfect. The best catch in a day was 26 fish in October 1983. Fishing is primarily by fly (and indeed is fly only between 1st and 14th February and again from 15th September to 30th November) but spinning is allowed in high water conditions with a minority of fish caught by this method each season. The record catch for a single season was the 633 fish caught in 2010, which was marginally ahead of the 605 fish caught the following year. Since 2003, there have been 10 seasons in which more than 400 fish have been caught including 2024 during which 433 fish were caught. The record month was in September 2011 when 170 fish were caught at an average of 7 fish per day for the beat and 3.5 fish per rod per day. The beat has produced fish of over 40lb with the largest being a cock fish estimated at 44lb caught in November 2003. At the bottom of the beat is a short stretch known as Edenmouth. With up to four fishable pools (depending on water height) this short beat has been let to an annual tenant for two rods independently of the Sprouston Beat (this is with the agreement of Hendersyde, being outside of the formal two-rod reciprocal agreement). In reality, it has been lightly fished but its best year produced 99 salmon/grilse in 2011. It is available to the purchaser – as part of the Sprouston Beat – with vacant possession. Fishing Records The catch returns for the Sprouston Beat for recent seasons are detailed in the sales brochure and available from the selling agents. Fishing Huts Given the reciprocal agreement with Hendersyde which dictates that the two rods fish either the upper or lower part of the beat on any given day; there are two fishing huts serving the beat. The larger of the two, on the lower part of the beat, is a stone-built tworoom ‘Shiel’ with cold-running water, kitchen, WC and a sitting room overlooking the Cottage Pool. Warmed by wood-burning stove and adorned with photographs of prize fish and thrilled anglers – this hut provides the perfect welcome for lunch or a dram on a cold day’s fishing in the spring or autumn. The hut on the upper beat is a more basic single-room timber-framed hut close to Whitmuirhaugh Farm overlooking the Burnmouth Pool. Also featuring a wood-burning stove and covered veranda, the hut is well suited to providing comfort to angers in all conditions throughout the season. Riverbanks and Access The subjects of sale include exclusive ownership of the salmon and sea trout fishing rights over the south (right bank) as shown on the plan within these particulars of sale. The solum of the river and the south bank is owned by the Duke of Roxburghe/Roxburghe Estates. Vehicular access to the lower hut is via the track leading to the fishing hut from the B6350. Access to the upper hut is via the track leading past Whitmuirhaugh Farm from the B6350. Access to the north bank is on foot from the A698 public road. There are good footpaths following both banks of the beat enabling good access to each of the pools. Ghillies/Boatmen Two full-time boatmen are employed on Sprouston to assist and guide anglers and to carry out maintenance of the riverbank, boats and hut. Both men work together as a close-knit team and each live locally. They are not provided with living accommodation under the existing terms of their employment and they provide their own vehicles. Both boatmen are highly regarded by the vendors and the transfer of their employment to the purchaser under Transfer of Undertakings (Protection of Employment) – or TUPE – is strongly encouraged. Current Management/Lettings The Sprouston Beat is run on a commercial basis for the purposes of letting fishing to parties of two rods on a weekly basis from the beginning of the season up to the end of October (little or no fishing is let in November). Operating on a consistently profitable basis, all letting of the beat is managed on behalf of the owners by Mark Merison of Merison Sporting – www.merisonsporting.com. More detailed information about the income and expenditure of the Sprouston Beat is available to seriously interested parties following their viewing and registration of their formal interest as a prospective purchaser. GENERAL REMARKS AND ADDITIONAL INFORMATION Boats, Machinery & Equipment The boats owned by the vendors and used on both beats together with machinery and equipment used for the maintenance and repair of the fishing huts and beats plus the moveable contents of the fishing huts as owned by the vendors are available to the purchaser of each beat at a separate and additional price. Whilst modest in extent, a summarised inventory of these items is available on request from the selling agents. River Tweed Commission The Board has been in place for over two centuries and administers the river. Its policies have included the improved access of salmon to spawning tributaries, habitat and stock enhancement, as well as the employment and superintending of Water Bailiffs. Among other things, the River Tweed Commission is required to manage the salmon, sea trout and other freshwater fish, regulate all fishing, remove obstacles to fish migration and prevent any illegal fishing taking place. The jurisdiction covers the River Tweed and all of its tributaries. The River Tweed Commission is funded through the annual levy payable by each beat proprietor. Details of the annual levy payable in respect of Junction & Sprouston are contained within the income and expenditure summary which is available to seriously interested parties following a viewing. River Tweed Protection Order The River Tweed System is covered by a River Protection Order. The Scotland Act 1998 (River Tweed) Order 2006 consolidated and modernised the old Tweed Acts and Tweed specific fisheries legislation requires that any killing of wild Atlantic Salmon is managed according to the conservation status of the river. A team of Bailiffs is employed to monitor the River Tweed to ensure that this is being followed as this is essential to ensure that fish populations are protected. Environmental Designations The entirety of the River Teed is designated as a Special Area of Conservation (SAC). Situation SITUATION The Sprouston beat occupies Lower Tweed – the stretch of river between Kelso and Coldstream comprising 13 beats which are recognised as the ‘super-prime’ beats of the Tweed system on account of their productivity and prestige. The long term catch records for the Tweed system demonstrate that the Lower Tweed beats account for over 50% of the total annual salmon and grilse catch on the entire Tweed system including its tributaries. The majesty of this section of the river was beautifully summarised by early 19th Century Scottish author and Baronet, Sir Thomas Dick Lauder as follows: “Like a gentleman of large fortune, who has just received accession to it, the Tweed having been joined by Teviot leaves Kelso with a magnitude and air of importance that it has nowhere hitherto assumed during its course, and which it will be found to maintain until it is swallowed up by that grave of all rivers – the sea”. The ancient town of Kelso lies between the two beats on the north bank of the river overlooking and adjoining the Junction Beat. A bustling market town with a population of just under 6,000, Kelso is known for several attractions including its 12th Century Abbey and Floors Castle – the ancestral home of the Dukes of Roxburghe, built by William Adam in 1726. A particular feature of both the town and the Junction Beat is Kelso Bridge, designed by John Rennie who later – and more famously – built London Bridge. With a variety of local services including restaurants and hotels, the town is also home to National Hunt Racing whilst the Border Union Show and the annual point-to-points of the Jedforest, Berwickshire and Duke of Buccleuch’s Fox Hounds take place outside the town at Friarshaugh adjoining the Junction Beat. For Junction and Sprouston anglers, Fin & Game fishing tackle and outdoor clothing shop on Bridge Street is a short walk with many an angler stocking up their tackle supplies there during a week’s fishing. In terms of wider accessibility, Berwick-upon-Tweed (from which frequent rail services to London operate) is 24 miles and about 40 minutes’ drive from each beat with both Edinburgh and Newcastle airports being 51 and 68 miles distant respectively and little more than an hour’s drive. For accommodation, the Ednam House Hotel in Kelso is the most local and has a proud tradition of accommodating and refreshing Tweed anglers. Other favoured local options include the Collingwood Arms in Cornhill-on-Tweed and Hyatt Hotel’s SCHLOSS Roxburghe at Heiton in the Teviot valley. Directions DIRECTIONS Sprouston: Both entrances to Sprouston are located on the B6350, with the first located approximately two miles to the east of Kelso, and a short distance from the village of Sprouston itself. Once you have taken the exit off the B6350, continue on this road, passing a farm on your right-hand side. As you pass the farm, veer left and this will bring you to the car park, with the hut situated a short distance from here. In order to visit the second hut at Sprouston, continue on the B6350 for approximately 500m further east before taking a left and continue on this road for approximately 800m, which will bring you to the second hut. Entrance to beat at the eastern end – what3words – ///systems.offshore.equity Fishing hut at the eastern end– what3words – ///presenter.pods.worker Entrance to the beat at the western end – what3words – ///chestnuts.skid.evoke Fishing hut at the western end– what3words – ///ranches.microchip.cutaway