Woodhow Farm, Wasdale, Cumbria - Cockermouth | … · Woodhow Farm, Wasdale, Cumbria 152 acres - Including Woodland, Tarn & 2 Holiday Cottages Offers over - £600k are invited for

LAKE DISTRICT NATIONAL PARK

Woodhow Farm, Wasdale, Cumbria

152 acres - Including Woodland, Tarn & 2 Holiday Cottages

Offers over - £600k are invited for the property as a whole

(Also Available in 3 Separate Lots)

Mitchell’s Land Agency & Property Sales

Mitchell’s Auction Company Ltd Lakeland Livestock Centre

COCKERMOUTH, CA13 0QQ Tel: 01900 822016

www.mitchellslandagency.co.uk

LAKE DISTRICT NATIONAL PARK

WOODHOW FARM

WASDALE

CUMBRIA

This is a rare opportunity to purchase a traditional Cumbrian livestock farm in the stunning Wasdale Valley - arguably the most beautiful valley in the Lake District. The farm is just half a mile from Wast Water, England’s deepest lake. The property comprises a 4 bedroom Grade II listed farmhouse with 2 adjoining holiday cottages. Land with the property runs to 152 acres (61 ha) and includes the 2 acre Woodhow Tarn and a 7 acre woodland area. The property is suitable for a wide range of uses and offers a country lifestyle with potential to increase the current business revenue. The property is for sale by Private Treaty either as a whole or in 3 Lots.

Offers over - £600k are invited for the property as a whole

Woodhow

LOCATION: From Cockermouth take the A5086 towards Egremont, then take the A595 towards Barrow in Furness. At Gosforth take the left turning into the village and continue through until reaching a fork in the road, take the left fork signed Wasdale; Nether Wasdale is signposted right in 3 miles. Take the right hand turn, continue through the village and follow the road for a half mile to Woodhow Farm on the left. (Map Ref: NY 140 042; For Sat. Nav. use: CA20 1ET).

Detailed location of Woodhow Farm

LOT 1

COMPRISES EVERYTHING YOU NEED TO LEAD

“THE GOOD LIFE” - EVEN A READY MADE BUSINESS!

Woodhow Farmhouse – 4 Bedrooms

2 Delightful Holiday Cottages – 1 x 3 and 1 x 2 Bedrooms

A Range of Traditional Agricultural Buildings with Butchery

31 acres of Mowing and Grazing Land

7 acres of Amenity Woodland (Crofthill Woods)

The ‘Stunning’ 2 acre Woodhow Tarn.

If you are looking to lead ‘The Good Life’ in one of Britain’s most beautiful

locations then this is the place for you! This is a traditional 4 bedroom

Cumbrian farmhouse with a ready-made business attached in the form of 2

delightful holiday cottages. The land included with the property is a good

mix of mowing and rough grazing and as such is ideal for the smallholder

wanting to keep livestock. Then of course there is the delightful Woodhow

Tarn – if this doesn’t make you fall in love with the place then nothing will!

Offers over £320k are invited for Lot 1

WOODHOW FARMHOUSE

The front of the house is approached via a pathway through a small garden area to a stone built porch with date stone of 1767 which leads to wooden door into: Sitting Room 4.54m x 4.47m (14'11" x 14'8")

Wooden framed window to the front elevation, Inglenook fireplace with cast iron multifuel stove, beams to the ceiling with authentic meat hooks, original shelving and fitted cupboards, central heating radiator, BT and TV points, box housing electricity meter for the house and cottages.

Dining Room 3.61m x 4.40m (11'10" x 14'5")

Exposed beams, open fire with stone surround, original fitted cupboard, wooden framed window to the front elevation, wooden flooring, central heating radiator.

Hallway 2.96m x 1.97m (9'9" x 6'6") Including staircase, under stairs storage cupboard and doors to:

Sitting Room

Dining Room Kitchen Kitchen 3.72m x 2.60m (12'2" x 8’6")

Solid fuel Rayburn range cooker, range of base and wall units, wooden framed window to the rear elevation, stainless steel 1½ drainer sink, exposed beams, stone floor, central heating radiator, door to rear.

Utility 2.49m x 2.77m (8'2" x 9'1") Plumbing for washing machine, window to the side elevation, shelving, Firebird oil central heating boiler.

Stairs to First Floor, half landing with window to the rear. Landing Two central heating radiators, loft hatch. Bedroom 1 3.66m x 4.47m (12'0" x 14'8")

Exposed beams, wooden framed window to the front elevation, fitted cupboards housing hot water tank and shelving, central heating radiator.

Bathroom 2.56m x 1.55m (8'5" x 5'1") Wash hand basin, bath with shower over, wc, central heating radiator, window

to the side elevation, shaver socket, part tiled walls, Manrose extractor fan.

Bedroom 2

Bedroom 2 3.58m x 4.45m (11'9" x 14'7") Wooden framed window to the front elevation, ornate cast iron fireplace, central heating radiator.

Bedroom 3 3.73m x 2.76m (12'3" x 9'1")

Wooden framed window to the rear elevation, BT point, central heating radiator. Bedroom 4 2.82m x 2.95m (9'3" x 9'8")

Window to the side elevation, central heating radiator, BT point.

ENERGY PERFORMANCE GRAPHS

FLOORPLANS

OUTSIDE

Front Garden

Courtyard garden with small stone wall surrounding, path leads to side of property where a small building houses separate wc and wood store. Small brick store to the rear, with oil tank.

OUTBUILDINGS

Slurry Store 4.00m x 22.65m (13'1" x 74'4") (redundant) Concrete yard, stone and concrete construction, stone facing. Silage Clamp 5.86m x 22.65m (19'3" x 74'4") (redundant) Concrete yard, stone and concrete construction, stone facing. Water trough. Barn 6.25m x 15.35m (20'6" x 50'4") Traditional stone construction under slate roof, concrete/stone floor and 4 loose boxes. Corrugated 4.72m x 10.27m (15'6" x 33'8") Lean To Timber frame with galvanised corrugated sheet cladding, with feed

troughs. Former Byres 4.94m x 14.85m (16'2" x 48'9")

Former byres built in stone with slate roof and concrete floor and incorporating a licenced butchery facility (7.6m x 3.7m) with 18 months old Foster walk in cold store (3m x 1.8m) – note the cold store is available by separate negotiation or if not needed may be removed by the Vendor.

Garage Byre 4.99m x 16.67m (16'4" x 54'8") Mainly traditional stone construction under pitch slate roof which is partially collapsed.

Grain Store 4.97m x 7.28m (16'4" x 23'11") Including ground floor storage areas. Traditional stone, slate roof. Dog Pens 2.39m x 1.60m (7'10" x 5'3") with 3m run.

Gable end barn onto courtyard, external water trough. Garage Lean to 3.39m x 5.90m (11'1" x 19'4") Lean to 3.67m x 5.45m (12'0" x 17'11")

Timber framed, corrugated clad back and roof.

Livestock Pens Purpose built sheep pens with hardcore floor incorporating 2 collection races leading to work area and 2 large post treatment holding pens. There is an IAE cattle handling facility included with the sale including holding pens, race and crush.

Byre Courtyard – (Semi-Dilapidated)

1. 3.47m x 5.26m (11'5" x 17'3") Single pitch, stone walls. 2. 3.12m x 11.36m (10'3" x 37'3") Single pitch, corrugated roof.

3. 3.12m x 5.10m (10'3" x 16'9") Five stalls, single pitch corrugated roof. 4. 3.06m x 11.15m (10'0" x 36'7") 11 Stalls 5. 2.80m x 10.16m (9'2" x 33'4") Timber frame and twin pitched corrugated sheet roof, and sheep dip. Plus Lean to 1.65m x 3.20m (5'5" x 10'6")

WOODHOW HOLIDAY COTTAGES

‘The Old Barn’ Cottage:

Open Plan Living Area 4.69m x 5.83m (15'5" x 19'2")

Kitchen, lounge and dining area. Range of wooden base and wall units with stainless steel sink and plumbing for washing machine. uPVC double glazed window to the rear elevation, ceramic tiling to splash back, tiled floor. uPVC double glazed window to the front elevation, cast iron wood burning stove with brick built Inglenook fireplace, with wooden mantle. Exposed beams, open staircase, inset ceiling spotlights, two central heating radiators, box housing electricity meters.

Dog legged slate stairs to half landing with further wooden stairs to first floor landing with central heating radiator and doors to: Bedroom 1 2.21m x 4.95m (7'3" x 16'3")

uPVC double glazed window to the rear elevation, deep window sill, exposed lintels, central heating radiator, loft access.

Bedroom 2 1.98m x 3.36m (6'6" x 11')

uPVC double glazed window to the front elevation with exposed lintel, central heating radiator.

Bathroom 1.94m x 1.78m (6'4" x 5'10") Three piece suite with bath, wc and wash hand basin, window to rear

elevation, deep window sill, tiled floor, ceramic tiled splash back, central heating radiator.

ENERGY PERFORMANCE GRAPHS – ‘THE OLD BARN’ COTTAGE

ENERGY PERFORMANCE GRAPHS – ‘STABLE END’ COTTAGE

‘Stable End’ Cottage:

Open Plan Living Area 4.68m x 4.05m (15'4" x 13'3")

uPVC double glazed windows to the front, rear and side elevations. Range of wooden base and wall units, plumbing for washing machine, stainless steel sink, ceramic tiles to splash back, exposed beams, open fireplace with inset cast iron wood burning stove and wooden mantle above, inglenook storage area, tiled floor, window seat, central heating, TV and BT point.

Hallway with under stair storage area, into; Dining Area 1.87m x 2.06m recessed dining area with built in wooden seating and window to front elevation, exposed beams and tiled floor.

Ground Floor Bedroom 2.76m x 2.19m (9'1" x 7’2” ) uPVC double glazed window to front elevation, central heating radiator, box housing electric meters, exposed beams, door to; En-suite 1.86m x 2.12m (6'1" x 6'11") Shower uPVC double glazed window to the rear elevation, WC, wash hand basin, central heating radiator, ceramic tiles to floor and splash back. Shower base with shower above, extractor fan, exposed beams. Dog legged slate stairs and further wooden stairs to first floor with window to rear elevation, vaulted ceiling with exposed beams and feature shelf. Bedroom 1 4.62m x 4.83m (15'2" x 15'10") Three uPVC double glazed windows, two to the rear elevation and one to the front elevation, exposed beams and lintels, two central heating radiators.

Bedroom 1

Bathroom 2.03m x 2.27m (6'8" x 7'5") WC, bath, wash basin, uPVC double glazed window to the rear elevation, tiled splash back, tiled floor, extractor fan, exposed beams and lintels.

Bedroom 2 4.14m x 2.11m- 2.93m (13'7" x 6'11"-9'7") Central heating radiator, Velux roof light, uPVC double glazed window to the front elevation, exposed beams.

LAND WITH LOT 1

The land with Lot 1 comprises in total 40.6 acres, or thereabouts, and is a mix of 3.5 acres of good quality mowing ground, 8 acres of productive pasture land, 20 acres of rough grazing, 7 acres of woodland and the delightful 2 acre Woodhow Tarn. In addition there are understood to be 90 sheep grazing rights on Nether Wasdale Common attached to the land. The sale of Lot 1 is conditional on the Purchaser agreeing not to exercise those rights until the current Stewardship agreement on the Common expires in 2023. The land with Lot 1 is subject to a Higher Level Stewardship Scheme Agreement which may be terminated 31st August 2015 or may be taken over with the agreement of Natural England. Potential Purchasers should note that if all the land is not required then the Vendor is prepared to change the extent of the land being offered for sale with Lot 1. Woodhow Tarn which is included in the sale of Lot 1 is a particularly attractive area of water and surrounding vegetation with potential for development for fishing (dependant on any statutory consents required being obtained).

Productive mowing land Grazing

Schedule of land with Lot 1

Field Ref: Acres Hectares Land Type

7123 3.46 1.40 Mowing/Grazing

7131 0.35 0.14 Orchard

8428 6.00 2.41 Rough Grazing



6228 2.10 0.85 Woodhow Tarn

1019 0.30 0.12 Woodland

8316 6.72 2.72 Woodland

TOTAL 40.62 16.42

LOT 2

Lot 2 comprises in total 39.03 acres, or thereabouts, and is a mix of 31.5 acres of excellent quality mowing ground, 6.5 acres productive pasture land and just over 1 acre of woodland. In addition there are understood to be 86 sheep grazing rights on Nether Wasdale Common attached to the land. The sale of Lot 2 is conditional on the Purchaser agreeing not to exercise those rights until the current Stewardship agreement on the Common expires in 2023. Lot 2 is subject to a Higher Level Stewardship Scheme Agreement which may be terminated 31st August 2015 or may be taken over with the agreement of Natural England.












3736 1.19 0.48 Woodland

TOTAL 39.03 15.79


LOT 3

Lot 3 comprises in total 72.8 acres, or thereabouts, and is a mix of both good grazing and rough grazing and with an area of fenland and woodland. This Lot includes field 8286 which is located at the junction of the minor Nether Wasdale road with the Gosforth to Wasdale Head road. This field has 600 sheep grazing rights on Nether Wasdale Common attached to it. There are understood to be a total of 764 sheep grazing rights on Nether Wasdale Common attached to the land with Lot 3. The sale of Lot 3 is subject to a ‘Hill Flock Management Agreement’ with a neighbouring farmer which cannot be terminated before 31st October 2016. Further details of this agreement are available on request, however, it should be noted that if the agreement is terminated there is a hefted flock of approximately 250 Herdwick ewes and approximately 100 Herdwick hoggs to be taken over at valuation by the purchaser of this Lot.

Lot 3 is subject to a Higher Level Stewardship Scheme Agreement which may be terminated 31st August 2015 or may be taken over with the agreement of Natural England.










TOTAL 72.80 29.46


GENERAL INFORMATION

SERVICES: The property has mains water and electricity with drainage to two septic tanks – one for the Farmhouse and a separate tank for the holiday cottages. BT connection. The land has the benefit of mains water supply. COUNCIL TAX: The Farm House is currently classed in band “D”. The adjoining holiday cottages are liable for business rates with a rateable value of £4,800. All enquiries should be made to Copeland Borough Council, Catherine Street, The Copeland Centre, Whitehaven, Cumbria, CA28 7NY Tel: 01946 852585 AUTHORITIES: Copeland Borough Council, The Copeland Centre, Catherine Street, Whitehaven, Cumbria, CA28 7SJ Tel: 0845 054 8600 The Lake District National Park Authority, Murley Moss, Oxenholme Road, Kendal, Cumbria, LA9 7RL Tel: 01539 724555 United Utilities, Service Delivery, Parkside Road, Kendal, Cumbria, LA9 7DU Tel: 01539 796243

RIGHTS OF WAY, EASEMENTS AND WAYLEAVES: The property is sold subject to all existing burdens (covenants, way leaves, rights of way, easements, rights of access, ancient monuments, etc.) whether public or private and whether constituted in the Title Deeds or not. The purchasers will be held to have satisfied themselves as to the nature of such burdens and are advised to contact the Vendors’ solicitors for further details. Access to Lot 3 is via the track running from the road and then past Shepherd House and also via the track running from the road between High Birkhow and High Scale Wood. The cost of the maintenance of this track is to be shared between the purchaser of the land and other users of the track on an ‘as used’ basis. There is a right of access to Lot 2 along the track which leads past Shepherd House. Similarly the owners of Shepherd House and the owners of Scale Bridge have a right of access along the track leading from the main road. All Lots are affected by a number of public footpaths and bridleways and there are wayleaves in place in favour of both Electricity Northwest and British Telecom. As far as the Vendor is aware the responsibility for the boundaries is shown on the sale plans by an inward facing ‘T’ mark. Where no mark is shown no further information is available.

INGOINGS: The Foster walk-in cold store is available by separate negotiation or may be removed by the Vendor. SPORTING RIGHTS: So far as these are owned by the Vendor they are to be included in the sale. MINERAL RIGHTS: Mineral rights are not included in the sale, being reserved to a previous owner. BASIC PAYMENT SCHEME: The Vendor will make a claim under the Basic Payment Scheme for 2015 with the payment reserved to the Vendor. Purchaser(s) taking over the property in the current calendar year will be required to keep the land in “Good Agricultural & Environmental Condition”, as defined by the Rural Payments Agency, until 31st December 2015. On completion the Vendor will transfer to the Purchaser(s) of the land the BPS Entitlements at no extra cost. The entitlements to be transferred are:

Lot Number

Number of Entitlements

English Area

Type

1 4.11 SDA Normal

1 8.00 SDA Moorland Normal

2 15.30 SDA Normal

3 25.77 SDA Normal

3 152.37 SDA Moorland Normal

In 2014 the total payment under the Single Payment Scheme was £11,600. ENVIRONMENTAL SCHEMES: The holding has been entered into the Higher Level Stewardship Scheme and has a 5 year ‘break’ date of 31st August 2015. This Scheme pays an annual £13,363 – the 2015 payment is reserved to the Vendor. In addition, the HLS agreement on Nether Wasdale Common pays an annual £12,462. In so far as the Vendor is aware, the property is not affected by any other environmental, historical, archaeological or other statutory designation. FIXTURES AND FITTINGS IN THE FARMHOUSE & COTTAGES: These are included in the sale at no extra charge. TENURE: Freehold subject to vacant possession on completion. METHOD OF SALE: The property is for sale by Private Treaty with vacant possession on completion. The Vendor reserves the right to alter, divide, withdraw or exclude any of the property at any time. Offers are to be submitted verbally or in writing to the agents, Mitchell’s Land Agency.

TITLE: The farmhouse and holiday cottages are subject to a Grade II listing with English Heritage which relates to a lead pump (disconnected) in a stone housing built of monolithic slabs with shaped head. SOLICITOR Mary Owens Brockbank Curwen Cain and Hall, 44 Duke Street WHITEHAVEN CA28 7NR Tel: 01946 692194

IMPORTANT NOTICE Whilst every care has been taken in the preparation of these particulars, all interested parties should note:

1. The description and photographs are for guidance only and are not a complete representation of the property. Specifically many photographs have been included to illustrate the idyllic nature of the property.

2. Plans are not to scale, are for guidance only and do not form part of a contract. 3. Services and appliances referred to have not been tested and cannot be verified as

being in working order. 4. No survey of any part of the property has been carried out by the Vendor or the selling

agents. 5. Some measurements have been taken using a Laser tape measure and therefore may

be subject to a small margin of error. 6. Nothing in these particulars or any related discussions forms part of any contract

unless expressly incorporated within subsequent written agreement. These particulars do not form, nor form any part of, any offer of contract. Any contract relating to the sale of the property shall only be capable of being entered into by the Vendors.

7. These particulars are intended to give a fair description of the property, but neither

Mitchell’s Auction Company Ltd nor the Vendors accept any responsibility for any error that they may contain, however caused. Any intending purchaser must therefore satisfy himself by inspection or otherwise as to their correctness.

8. Neither Mitchell’s Auction Company Ltd nor any of their employees has any authority to

make or give any further representation or warranty in relation to the property. DOM April 2015

Documents

Woodhow Farm, Wasdale, Cumbria - Cockermouth | … · Woodhow Farm, Wasdale, Cumbria 152 acres - Including Woodland, Tarn & 2 Holiday Cottages Offers over - £600k are invited for