Newbiggin Farm, Waberthwaite, LA19 5YQ

For Salewww.mitchellslandagency.co.uk as a Whole, in 5 Lots or a Combination of Lots

T: 01900 822016 E: [email protected]

Location/Directions: Newbiggin is a rural hamlet in the parish of Waberthwaite which is located in a quiet position on the edge of the west Cumbrian coast and within the Lake District National Park World Heritage Site. Travelling south on the main A595 trunk road, pass and take the minor road signposted for Newbiggin at the junction off the A595 close to Waberthwaite Primary school. Follow the minor road for approximately 1 mile. The property is located on the left on the edge of the hamlet. The property will be marked with ‘For Sale’ boards. For those using Sat Nav, postcode is LA19 5YQ, OS tile number SD094941.

Lot 1: Farmhouse, steading (0.59ha or 1.46ac) and 4.66ha or 11.53ac of agricultural land The attractive Newbiggin farmhouse is Grade II listed and has a date stone which reads 1816. It is constructed from solid stone with sandstone quoin stones and window surrounds. It is an attached property with a flying freehold in part and side and rear extensions. The property currently has 4 bedrooms with potential on the second floor for a further 2 large bedrooms as well as 3 well-proportioned reception rooms on the ground floor. The property retains some original features such as large sash windows and traditional fireplaces. Windows are a combination of single glazed timber units and replacement uPVC units to the rear. External doors are timber and floors are a combination of solid and flagged floors and timber. Whilst there is work required to modernise the house, this spacious farmhouse is appealing.

Ground floor Rear Kitchen/diner – 5.17m x 4.99m (17’ x 16’4”) with doors to yard and rear and fireplace Entrance hall Front Kitchen/diner – 6.48m (21’3”) x 4.95m (16’13”) max with built-in cupboards and fireplace Living room – 4.92m x 4.26m (16’2” x 14’) with fireplace and built-in cupboard Pantry – 1.64m (5’5”) x 4.28m (14’1”) Bathroom – 1.75m x 2.24m (5’9” x 7’4”) Bedroom 1 – 3.22m x 3.62m (10’7” x 11’11”) with window to rear Stairs to first floor

First floor Bedroom 2 – 4.20m x 4.27m (13’9” x 14’) with fireplace and window to front Bedroom 3 – 3.75m x 3.66m (12’4” x 12’) with connecting door and window to rear Bedroom 4 – 3.74m x 2.40m (12’3” x 7’10”) with window to rear Stairs to second floor

Second floor Attic room – 7.89m x 4.21m (25’11” x 13’10”) with westerly facing windows Attic room – 7.92m x 3.56m (26’ x 11’8”) with easterly facing windows Store – 2.91m x 2.24m (9’7” x 7’4”)

Fixtures and Fittings in the Farmhouse: These are mostly included in the sale at no extra charge. Prospective purchasers should discuss specific items with the Vendor as appropriate.

Outside To the front of the property there is a large lawned area with shrubs and trees with a hedge to one side and garden wall to the other. The oil tank for the property is located here. A small paddock adjoins the front garden and runs up to the road and is bound by a stone wall. To the rear is a small, enclosed lawn, accessed via the rear kitchen and edged with plants and shrubs with views across the agricultural land behind.

Outbuildings First floor store: 5.19m x 5.53m (17’ x 18’2”) - The side extension of the property provides the front kitchen/dining room on the ground level, but the first floor is only accessible via external stone steps leading from the yard. The store houses the 3-phase electricity connection and consumer unit. A small boiler room is located to the rear of the external steps.

Attached shower room: Attached to the rear kitchen extension, under a pitched and hipped slated roof with timber door and a single window. The vendors ran a caravan and camping site (see section on ‘Caravan/Camping’) and as part of this venture, this former outbuilding was converted into a shower/toilet block for the benefit of the customers. It comprises x3 shower cubicles (electric showers), two of which also have a W.C. Workshop/garage: Attached to the front elevation of the shower room with valley gutter and pitched, slated roof and constructed predominantly from solid stone, this building is divided into two to form a workshop and garage. The workshop (4.37m x 5.90m or 14’4” x 19’4”) has an ‘up and over’ door and cobble floor and houses the solar panel invertor equipment for the roof mounted solar panels. (See section ‘Title and Tenure’ for more details on Solar contract). The garage (4.44m x 2.70m or 14’7” x 8’10”) has an up and over door, concrete floor and houses the back-up generator.

Services BT telephone line connected. Water and electricity are via a mains supply. Central heating and hot water are via an oil-based system with a Worcester boiler. Drainage is via a private septic tank which is shared with the neighbouring attached property (see ‘Tenure and Title’ in the Further Details section towards the end of these particulars).

Council Tax Newbiggin Farm has been placed in band ‘D’ by Copeland Borough Council.

Farm buildings Newbiggin Farm has a compact steading which sits to the west of the farmhouse with the farmyard between and comprises both modern and traditional buildings which could offer potential for development (contact Lake District National Park Authority). The buildings are further described below; • Main traditional lofted barn (21.32m x 6.61m or 69’11” x 21’8”) with side and rear extensions (9.92m x 3.22m or 32’7” x 10’7”); constructed from solid stone under a main pitched roof which is mainly slated but has been partially replaced with cement fibre and box profile roof sheets on the rear. The barn is divided into several byres and sections, described as follows:- • Milking byre, with concrete floor and heel stones and rendered walls, divided into 10 stalls with overhead milking equipment, electricity and water supply and door leading to two side byres, to rear are additional stalls and door to rear yard. • Ground floor main section; double door on end, internal door to milking parlour, concrete floor with central scrape line, 9 stalls with water bowls. • First floor loft, concrete ramp up to loft from rear elevation to full height opening, timber floor, external hatch. • Tank room, an extension to the east facing elevation of the main traditional barn, constructed from solid stone under a pitched slated roof with double timber doors. Internally, concrete floor and rendered walls, sink, stainless steel milk tank, electricity and water supply connected. • Traditional lofted barn (18.32m x 5.51m or 60’1” x 18’1”); constructed from solid stone under a main pitched slated roof, divided into various byres including:- • Livestock housing in main part of barn with x5 timber cow kennels and loft above, electricity supply, large double opening from feeding yard, front single door. • End byre with timber door and concrete floor • External stone steps to first floor with single timber door and timber floor. • Dog hull, with timber door • Single byre, concrete heel stone and timber external door • End byre, with timber door and concrete floor. • Attached single storey traditional building (12.47m x 4.20m), of solid stone construction under a pitched roof with corrugated metal sheet covering, timber doors, concrete floors divided into x2 byres on the southerly elevation and a single loose box on the north facing elevation. • Modern Atcost cubicle house (8.13m x 25.60m), constructed around 1982 from concrete stanchions, with partial block and rendered walls. Double doors at each end and single door to side. Internally 41 cubicles with central scrape line and concrete heel stones. • Modern cubicle house (6.17m x 13.40m), constructed from concrete stanchions with shuttered concrete walls with some cement fibre sheet cladding, 28 cubicles and central concrete scrape line. • Pole barn (7.25m x 3.80m), timber frame with sloping roof, open front with corrugated sheet cladding.

Traditional Farm Buildings

Land with Lot 1: - 4.66ha (11.53ac) The land associated with Lot 1 comprises three parcels of permanent pastureland which is all mainly suitable for mowing for a crop of hay/silage except for a small area to the north and east of parcel 5324 and parcel 5922. The land is serviced by both mains and a spring fed water supply via field troughs. The boundaries are predominantly of post and wire netting fencing with hedgerows and parcel 5922 has a stream running along its easterly boundary. The land is relatively flat with gentle undulations and steeper slopes in places and sits at a height above sea level of between 0m to 10m.

Camping & Caravan: Alongside the farming enterprise, the vendors have been running a small caravan and camping operation. This is through the Camping & Caravan Club and is a select Certificated Site and as such, is able to have 5 motor homes/caravans and up to 10 tents on site. In all, there are 13 electrical hook-ups (6 in the paddock by the farmstead and 7 in field 5324 on the other side of the road). The site has mains and a spring fed water supply for washing up etc. In addition, guests have the use of shower and toilet facilities located in the yard. This is a popular peaceful site for birdwatchers and walkers, the estuary views with stunning sunsets keep this as a site where people return time after time. Bookings are in place already for the season at least until June with people on the waiting list for after that time. A lucrative additional income that could easily be expanded.

Lot 2 – 15.44 ha (38.15 ac) This useful block of land comprises eight parcels (approx. 29ac) of permanent pastureland, which (excluding banks) is suitable for mowing for a crop of hay/silage. In addition, there is rush pasture suitable for grazing (approx. 4 ½ ac) and a parcel of intertidal saltmarsh (approx. 4 ½ ac). The land is accessed via an unmetalled bridleway track leading off the minor road which passes through Newbiggin with some parcels accessed via the internal field tracks. Boundaries are mainly of post and wire fencing with hedgerows and mature lines of trees in parts. There is a natural water supply to some parcels with the rest being served by a spring fed supply. The land is generally quite flat with some gentle undulations and steeper slopes and banks in parts, particularly in fields 9118 and 7420.

Lot 3 – 6.35 ha (15.69 ac) Comprising 5 ring fenced parcels of permanent pastureland, which is suitable for mowing for hay/silage crops. The land is accessed directly off the minor road which runs between Waberthwaite and Newbiggin and which bounds the land on its southerly boundary. A watercourse bounds the land along its northerly boundary. The land sits at a height above sea level of between 10m and 20m. Boundaries are of mainly post and wire fences with hedgerows and mature line of trees along the edge of the watercourse. Water is provided by a spring fed supply. The land is mainly low lying and flat with gentle undulations and slopes particularly in 8497 which slopes in a westerly direction.

Lot 4 – 28.64 ha (70.77 ac) This, the largest of the Lots available comprises a combination of mowable permanent pasture and intertidal grazing land. The land sits at a height above sea level of between 0m to 10m and is all flat with only very gentle undulations. The land suitable for mowing for a crop of hay/silage extends to approximately 30.60 ac (12.38ha) and is accessed via an unmetalled track leading off the minor road which runs through Newbiggin. The land is serviced by both a mains fed and spring fed water supply via field troughs. Boundaries are formed from hedgerows and post and wire netting fences. A tributary to the estuary bounds the land to the westerly edge. The grazing land extends to approximately 40 acres and has roadside access. Parcel 9114 is located to the north of the road, with the remainder of the land located to the south of the road. The land is intertidal but the extent to which the land is affected depends on the height of the tide. The areas immediately around the gutters and the tributary are most affected, but a good proportion of the remaining land is rarely affected by the tide.

Lot 5 – 4.07 ha (10.07 ac) This useful block of land is suitable for mowing for a crop of hay/silage and for grazing. It comprises two interconnecting parcels which are bound by post and wire netting fencing. The land is generally flat with gentle undulations and has a gutter which runs through the middle of it. The land is serviced by a mains water supply. Access is taken directly off the minor road which runs between Newbiggin and Eskmeals. The land is not affected by the tide and has a free draining loam making it useful accommodation land year-round.

Tenure and Title: The property has freehold title and vacant possession will be given on completion. Completion will take place on 31st August 2021 at the earliest with early access possible prior to that by mutual agreement. The following affect the property: • The farmhouse septic tank does not comply with new regulations ‘General Binding Rules’ (effective 1st January 2020) enforced by the Environment Agency, which do not allow septic tank discharge directly into surface water. The purchaser will, within 12 months of completion, ensure that a compliant system is in place at his/her own cost. • The farmhouse is designated as a Grade II listed building. • The vendors have a contract with Opus energy in relation to the solar panels. Prospective purchases have the opportunity to transfer the contract upon successful completion. • The Coastal Way footpath effects parcels 4361, 4876 and 4001 and then runs along the track through the middle of Lot 2. • Parcel 4361 is also affected by a footpath running east/west through the middle of it. • The land is affected by Electricity North West apparatus and/or oversailing lines (Lot 2, 3 & 4). • The land is affected by a National Grid HP gas main (Lot 2 & 3) specifically parcels 0127, 9118, 7813, 9007 and 8497. • 2No. small water mains affect Lot 1 and Lot 4.

The property is sold subject to all existing burdens (covenants, wayleaves, rights of way, easements, quasi-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 Vendor’s solicitor in order to do so.

Water Supply: Lots 1 to 4 are entitled to a supply of water from the ‘Langley Park supply’ and it is this supply that serves the majority of the land. In addition, Lot 1, 4 and 5 benefit from mains water supplies and legal rights will be reserved in respect of the water supplies that pass through the land. Please contact the selling agent for further information. The caravan and camping sites have a combination of a mains supply with a spring supply available for the purposes of washing up etc.

Basic Payment Scheme: The land is classified as Non-SDA by the Rural Payments Agency / DEFRA and has been registered for the BPS. The 2021 payment will be reserved to the vendor and the purchaser will be required to keep the land in Good Agricultural and Environmental Condition as required for Cross Compliance under the BPS until 31st December 2021. There are no entitlements for sale either with the land or separately.

Boundaries: Responsibility for the maintenance of boundaries is indicated by inward facing ‘T’ marks on the Sale Plan. Where no mark is shown no further information is available.

Environment: The land is subject to an Entry Level & Higher Level agri-environment scheme with Natural . The initial 10 year term has now elapsed. The purchaser will have the opportunity to enter into a new agreement with Natural England. Mitchells will be pleased to advise on such schemes.

The land is located in the Lake District National Park and as such has World Heritage Site status.

Parcel 9114 and 6242 are designated as part of the Coast SSSI (Site of Special Scientific Interest) and the Drigg Coast SAC (Special Area of Conservation). In so far as the Vendor is aware, the property is not affected by any other, historical, archaeological or other statutory designation.

SCHEDULE OF ENCLOSURES LOT 3 - shaded purple

SD0994 6708 Mowing / grazing 0.32 0.80 OS Sheet No. OS Field No. Description Area (hectares) Area (acres) SD0994 7809 Mowing / grazing 0.27 0.66

LOT 1 - shaded red SD0994 9007 Mowing / grazing 0.54 1.33

SD0994 4001 Mowing / grazing 2.87 7.08 SD1094 0303 Mowing / grazing 1.44 3.55

Farmstead 0.59 1.47 SD0993 8497 Mowing / grazing 3.78 9.35

SD0994 5324 Mowing / grazing 1.67 4.13 Total 6.35 15.69 SD0994 5922 Grazing 0.13 0.32 LOT 4 - shaded green Total 5.26 13.00 SD0894 9114.00 Marsh 2.77 6.84

LOT 2 - shaded yellow SD0893 8796.00 Grazing 4.10 10.13

SD0994 5615 Mowing / grazing 0.36 0.88 SD0993 1692.00 Grazing 9.09 22.47 SD0993 3160.00 Grazing 0.16 0.41 SD0994 6326 Grazing 1.15 2.85 SD0993 3571.00 Grazing 0.67 1.66 SD0994 6242 Grazing 1.92 4.75 SD0993 3987.00 Mowing / grazing 3.30 8.15 SD0994 6929 Grazing 0.59 1.47 SD0993 4876.00 Mowing / grazing 1.70 4.20 SD0994 7443 Mowing / grazing 1.63 4.03 SD0993 4361.00 Mowing / grazing 2.42 5.99 SD0994 6312 Mowing / grazing 0.48 1.18 SD0993 4046.00 Water course 0.13 0.33 SD0994 7420 Mowing / grazing 1.70 4.21 SD0993 5452.00 Mowing / grazing 2.04 5.03 SD0994 7813 Mowing / grazing 1.06 2.62 SD0993 4639.00 Mowing / grazing 2.25 5.57 SD0994 8531 Mowing / grazing 2.85 7.05 Total 28.64 70.77 SD0994 9118 Mowing / grazing 1.62 4.00

SD1094 0127 Mowing / grazing 2.01 4.97 LOT 5 - shaded blue

Total 15.38 38.00 SD0894 5620.00 Mowing / grazing 1.76 4.34 SD0894 6517.00 Mowing / grazing 2.32 5.73 Total 4.07 10.07

GRAND TOTAL 59.70 147.53

METHOD OF SALE The property is offered for sale by Private Treaty in a single lots, combination of lots or as a whole. The Vendor reserves the right to amend these particulars, not to accept any offer received or to withdraw the property from sale at any time. Offers should be submitted to: Mitchells Land Agency, Lakeland Livestock Centre, Cockermouth, Cumbria CA13 0QQ. A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the selling Agents following an inspection.

VIEWING No.2 Newbiggin Cottages: Lot 1 strictly by appointment with the selling agent. Lot 2, 3, 4 and 5 can be viewed In addition to the sale of the farm we are also offering for sale (with vacant during daylight hours providing a set of Sales Particulars are to hand and whilst being possession) No.2 Newbiggin Cottages. This is a 3 bedroomed terraced cottage respectful of any stock currently grazing the land. with a rear garden which is located just up the road from the steading. Full details of the property can be found in the Sales Particulars relating to it available Vendors Solicitor: Mr M Turner, Brown & Murray Solicitors, 127 Ramsden Square, Barrow-in-, separately, please contact Mitchells directly or visit our website. Cumbria, LA14 1XA. Tel: 01229 820021 E:[email protected]

Sporting and Mineral Rights: The mineral rights over the land belong to the Muncaster Estate. Insofar as they are owned the sporting rights to the property are included in the sale.

Energy Performance Certificate: The Farmhouse EPC rating:

Ingoings/Outgoings: A small midden and a small collection of small square bales of straw will be left by the vendor.

Money Laundering Regulations: As part of the Money Laundering Regulations relating to the sale of property, we, as selling agents are obliged to carry out ‘Customer Due Diligence’ checks on potential purchasers prior to a transaction being completed. We are therefore bound by law to ensure we have appropriate identification of purchasers. Please be aware that we will require the purchaser(s) to provide suitable identification to us prior to completion.

Value Added Tax (VAT): VAT will not be charged on the sale.

Date of Preparation:

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. Photographs were taken November 2020. 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 Sole Selling Agent. 5. All measurements have been taken using the following: Ordnance Survey data; the RPA Rural Land Registry maps; Promap mapping software; from scaled plans and by tape measure and therefore may be subject to a small margin of error. 6. Only those items referred to in the text of these particulars are included. 7. 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 or being entered into by the Vendor’s solicitor. 8. These particulars have been prepared in good faith and in accordance with the Consumer Protection from Unfair Trading Regulations 2008 to give a fair overall view of the property, but neither Mitchell’s Auction Company Ltd nor the Vendor accepts 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. 9. 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.

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