THE TRANQUILOTTER LUXURY SELF CATERING LODGES

THE TRANQUIL OTTER

LUXURY SELF CATERING LODGESTHURSTONFIELD, CUMBRIA CA5 6HB

INTRODUCTION

The Tranquil Otter provides self-catering luxury holiday letting lodges and

has an impressive and sustained trading record. The business provides

high specification holiday letting lodges and continues to benefit from the

ever increasing demand for UK short stay holidays. In addition to the

lodges, which are rated as 5 Star by Visit England, the property includes a

fabulous detached house and scope for further development.

The property was acquired by the Vendors in 2007 and has become one of

the most highly regarded lodge letting locations in the north west of

England. The Vendors have completely refurbished 7 of the original lodges

and constructed the 8th lodge which provides two storey accommodation.

The property is set in a private nature reserve with its own lake and

extensive areas of private woodland. All 8 lodges have undisturbed views

across the tranquil 20 acre lake (the “Lough”) – one of a number of factors

contributing towards high levels of repeat business.

LOCATION

The Tranquil Otter sits on the eastern edge of Thurstonfield village which

provides a rural but accessible location, with the M6 being only 6 miles from

the property.

The location itself provides the excellent opportunity to walk in the beautiful

rugged landscape with a variety of beautiful countryside paths and walks on

the doorstep of Thurstonfield.

There are 3 country pubs within a couple of miles of the property and also

local shops and amenities including a renowned high quality butcher at

Great Orton (2.5 miles). An extensive list of eateries are available in the

Carlisle area, with many being within a 15 minute drive from The Tranquil

Otter. There are three supermarkets within 6 miles.

SUMMARY

• Established 5-Star rated self-catering letting business nestled

between the Lake District and Solway Coast.

• Extending to c.50 acres (including a c.20 acre lake).

• Developed with 8 high specification letting lodges.

• Planning permission to develop a further 2 lodges (one structure built).

• Stunning detached four bedroom house.

• Exceptional trading performance.

Guide Price £2.75m for the business and dwelling house

THE TRANQUIL OTTER, THURSTONFIELD, CUMBRIA CA5 6HB

Source - Promap

The Lough


Private Woodland

LOCATION (continued)

Further afield, the list of attractions and beauty spots is almost endless and

include Carlisle Castle, Hadrian’s Wall, Talkin Tarn Country Park, Kirklinton

Hall and Hutton in the Forest medieval house, all within 20 miles.

To the south lies the world renowned Lake District National Park. The

Tranquil Otter provides a relaxing accommodation alternative to the

congested Lakeland centres, the National Park lies to the south within

easy reach for day visits. The northern Lake District towns of Keswick

and Pooley Bridge are within a 40 minute drive.

To the north and west the beautiful Solway Coast can be reached in under

half-an-hour.

THE PROPERTY

The property extends in total to circa 50 acres (19.9 hectares) and has

been thoughtfully developed to provide 8 holiday letting lodges within

private woodland, all of which have undisturbed views across the 20 acre

lake and private hot tubs.

The detached house provides exceptional 4-bedroom accommodation and

has an enviable waterfront position. The house is presently used as a

family home but could easily be used as a high quality holiday letting house

to groups or families.

The property includes a 20 acre lake (the “Lough”) home to an almost

endless list of waterfowl and other wildlife. The Lough was previously

operated as a fishery but is not currently stocked.

The property is largely classified as a Site of Special Scientific Interest

(SSSI) by reason of its exceptional variety of wild birds and plants,

affording access to grants for environmental and conservation work. The

present owners’ have enjoyed managing the water and woodlands to

maximise diversity of wildlife.

LUXURY SELF CATERING LODGES

There are 8 luxury self-catering letting units of which 3 are ‘lodges’ (and

therefore ‘moveable’ in terms of planning) and 5 are of permanent

construction. The original 7 lodges have been renovated to the highest of

standards and provide an outstanding quality of letting accommodation.

The 8th lodge was constructed by the Vendors in 2015 and provides two

storey accommodation (pictured top right). There is planning permission

in place to develop 2 further lodges of this type.

A full breakdown of all the accommodation types is provided at

www.thetranquilotter.co.uk but please see a summary below.

THE LODGES – GENERAL INFORMATION

Each lodge is complete with a private lakeside hot tub, part-sunk into the

spacious verandas. The lodges are landscaped around the shore of the

Lough with natural screening, giving privacy for guests on the veranda

and in the hot tub.

A welcome tray, pint of milk, basketful of logs and kindling are provided for

the log-burner in each lodge and guests have various options to pre-order

food, drink, flowers and beauty products in advance of their stay.

Alder Lodge

Veranda and Hot Tub


http://www.thetranquilotter.co.uk/

Dunnock Lodge

Buzzard and Chiffchaff Lodges

The fibre Wi-Fi connection to each lodge means guests can log-on and

truly make themselves at home.

Uniquely each lodge has its own boat moored, just off the deck. The boats

being flat bottomed means even the most nervous guest can enjoy the

Lough.

THE LODGES – ACCOMMODATION SUMMARY

Alder Lodge – Sleeps 4 – ideal for couples and families who enjoy lots of

indoor space. The lodge is a true ‘log cabin’ construction of massive tree

trunks from the local Bassenthwaite forest and has magical double height

space downstairs; watch the light pour in.

Buzzard Lodge – Sleeps 4 – with fabulous views and a private setting.

Ideal for two couples or family of four. A cosy two-bedroom lodge with

high ceilings and fabulous natural light.

Chiffchaff Lodge – Sleeps 2 – one-bedroom lodge right at the water’s

edge and has its own private Jetty. The lodge gets amazing natural light

due to its proximity to the water and the jetty has become a favourite for

the resident waterfowl.

Dunnock Lodge – Sleeps 4 – provides private and spacious

accommodation which suits two couples or family of four. Set back in a

secluded position with a grassed area between lake and lodge.

Guests enjoy hiding away in this lovely lodge.

Egret Lodge – Sleeps 4 - with lakeside deck and sauna – great for

couples and families who enjoy lots of outdoor space. Ideal for a family

with children – great for granny too.

Fieldfare Lodge – Sleeps 2 - all the facilities of the larger lodges and

popular for honeymoons, birthday celebrations and short breaks. Ideal for

couples who like space and feeling of being away from it all.


THE LODGES – ACCOMMODATION SUMMARY (CONTINUED)

Gadwall Lodge – Sleeps 2 – all the facilities of the larger lodges but

most popular with couples who enjoy lots of indoor space.

Heron Lodge – Sleeps 6 - great for family and friends – one of the

most popular lodges, usually booked up for months in advance.

Egret Lodge


View from Veranda Sauna in lodge

Log Burner

Trip Advisor rating of 5 out of 5 with 93%* of

guests categorising the lodges as

“Excellent”.

Each lodge has been refurbished to an

exceptional standard and has a 5* Visit

England Rating.

*as at 22/2/18


THE OWNER’S HOUSE

The Vendors and their family live in the spectacular detached 4-bedroom

house – “The Lough House” - which holds an enviable waterfront position.

The house is provided with central heating and double glazing throughout

and is presented to an excellent standard.

In summary, the house provides the following accommodation over two

floors:-

Ground Floor

The house is accessed via an appealing timber constructed front porch and

tiled entrance hall. The majority of the ground floor has high quality wood

flooring throughout.

A large fully equipped kitchen with substantial island and adjoining an open

plan dining area and additional seating areas offering panoramic views

across the lake.

An attractive dual aspect lounge is also provided as is an additional snug

which could be used as an office or a gym.

A utility room / boot room is accessed from the back door of the house and

a ground floor WC is provided.

Outside

The property benefits from a lakeside lawned garden to the rear and a

landscaped garden to the front of thehouse.

Owner’s House - Front Owner’s House - Landing

Owner’s House - Rear


First Floor

The first floor is accessed by an impressive custom made timber staircase

which leads onto a generous landing. The accommodation provides 4

double bedrooms, 2 of which have an en-suite shower and an additional

family bathroom.

Gardens

The spacious gardens comprise circa one acre of extensive lawns, two

shrubberies and a highly productive vegetable garden.

PLANNING

Planning permission is in place for the 8 existing lodges and for 2 further

2-storey lodges.

Development has started on one of the lodges whereby the foundation

and main structure have been completed. Works on the second lodge

have not as yet started.

We are advised that the occupancy of the house is not tied to the business

and therefore could be sold separately as an unrestricted residential

property.

The property includes 2 paddocks to the north east of the house, which

would make ideal housing plots subject to planning. There are a two

secondary means of access to the site, one of which provides access

to an area in which planning permission (now expired) has been

granted for further lodges.

Owner’s House - Rear

Owner’s House – Staircase


THE BUSINESS

The Vendor has resisted demands for private ownership on the park and

operates a successful business that is well placed to cater for the buoyant

UK short stay market. The business model provides the ability for a new

owner to continue to derive year-on-year profits from holiday lets.

The Lodges are 5-Star rated by Visit England with an incredible 93% of

guests grading the lodges as “Excellent”.

All 8 letting units are let in-house” and therefore no letting

commission leaves the business.

Over the last three trading years:-

• Repeat and referral business rates exceeds 50%.

• Occupancy rates have ranged between 70-80%.

• An average of 600 booking per year have been made, the equivalent of

75 bookings per lodge per year.

• Average length of booking is 4 nights.

• Average price of booking is £660.

CURRENT BOOKINGS

Copies of trading accounts and access to the booking database can be

provided to seriously interested parties, on signature of a non-disclosure

agreement. These are showing for the coming 12 months occupancy

similar to the last year with a slightly uplift in prices.


The Tranquil Otter from the Air

Winter

Wildlife on Lake

APPORTIONMENT

The owner’s would expect to retain a ‘booking fee’ in respect of

bookings place on or before the date of completion.

INVENTORY

A copy of the fixed asset register of the company can be provided to

seriously interested parties.

STAFF

The lodges are cleaned and prepared by 6 cleaners and a supervisor

mainly on the two changeover days, each week. The gardens and

grounds are maintained with two man/days a week. Marketing is

undertaken by the owners, with most sales taking place on-line.

SERVICES

The park is served by a sealed cesspit which is emptied twice a

year with an overflow to the mains sewerage.

The entire property is served by mains electricity and mains water with

a standby diesel generator. The electricity supply to the business can

readily be separated from that for the house.

A new biomass boiler has been recently installed that provides hot

water and heating for both the house and the lodges (previously fuelled

from gas bulk tank, retained as stand-by heating).

INFORMATION PACK

The Information Pack includes a site plan, trading information and copy

of the planning consents.


WEBSITE

www.thetranquilotter.co.uk.

VIEWING

The property is available to view strictly by appointment only.

PRICE AND SALE STRUCTURE

The business and dwelling house are offered for sale at a Guide

Price of £2.75m, as either one or two lots. The business is held in a

limited company which holds all the contractual and other rights

relative to the business together with substantial environmental

grant entitlements. The owners are equally open to selling the

assets of the business or the shares capital of the limited company.

FURTHER INFORMATION

For further information or to arrange an inspection of the

property, please contact the Sole Selling Agents :-

Richard Moss 0113 200 6910

[email protected]

Robert Smithson 0113 200 1876

[email protected]

DisclaimerColliers International gives notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending

Purchasers, Lessees or Third Party should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Colliers International has any

authority to make any representation or warranty whatsoever in relation to this property. May 2018

Colliers International is the licensed trading name of Colliers International Property Advisers UK LLP . Company registered in England & Wales no. OC385143. Registered office: 50 George Street, London W1U 7GA.

mailto:[email protected]

mailto:[email protected]

ENERGY PERFORMANCE CERTIFICATES


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THE TRANQUILOTTER LUXURY SELF CATERING LODGES