Preliminary particulars of sale of:
OAKBANK FARM LOWESWATER, CUMBRIA, CA13 0RR in the LAKE DISTRICT NATIONAL PARK
Sole Agents: Solicitor: Land Agency Dept. Suzanne Roberts Mitchell’s Auction Co. Ltd. H.F.T Gough & Co Solicitors Lakeland Livestock Centre 38/42 Lowther Street Cockermouth Whitehaven Cumbria CA13 0QQ Cumbria CA28 7JU Tel: 01900 822016 Tel: 01946 692461 [email protected] [email protected]
GUIDE PRICE : £2,000,000
Mitchells are delighted to present to the market for sale; OAKBANK FARM Loweswater, Cockermouth, Cumbria, CA13 0RR
A unique development opportunity inside the Lake District National Park is on offer. For sale, is Oakbank farmhouse and cottage plus approval for conversion of traditional buildings into 4 dwellings as well as agricultural land, woodland and fell, in all extending to 121.76 hectares (300.87 acres)
For an aerial video of the farmstead and surrounding land please go to the following webpage: http://www.mitchellslandagency.co.uk/properties-for-sale/
INTRODUCTION: Oakbank farm comprises a modern farmhouse which was built in the 1980’s with three bedrooms and beautiful views of the surrounding farmland and fells. The former farmhouse, now Oakbank cottage, is of traditional construction and has three bedrooms and is set on the edge of an enclosed yard. The traditional agricultural buildings have planning approval for conversion allowing for the development of 4 units, 2 with 2 bedrooms, 2 with 3 bedrooms. In addition, the land belonging to the farm extends to 121.76 hectares (300.87acres) and comprises grazing and mowing land, pockets of woodland and an expanse of fell.
LOCATION: Located at the foot of Low fell with views across open farm land, Grasmoor, Gasgale Crags and the surrounding fells, Oakbank sits in a rural and picturesque setting, approximately 2.5 miles south of the small village of Low Lorton and 3 miles south west of High Lorton where the nearest primary school is located. In terms of a broader range of services such as secondary school, supermarkets, restaurants and cottage hospital can be found in the town of Cockermouth which is located approximately 6.5 miles to the north.
This is an opportunity for those who have vision to realise the development potential of the property as well as being able to manage the existing properties and the agricultural land.
DIRECTIONS: See the location plan below. From the north, Oakbank farm is accessed directly off the minor road from Low Lorton to Loweswater (approximately 2.5 miles from Lorton). From the south, take the A5086 towards Cockermouth, at Lamplugh, take the minor road to Loweswater, then the minor road heading for Low Lorton. For those using ‘Sat Nav’ systems input the postcode CA13 0RR. The property is marked with ‘For Sale’ boards.
OAKBANK FARMHOUSE: Modern two storey property with modest sized rooms and three bedrooms, constructed in the 1980’s of conventional construction methods and subject to an agricultural worker dwelling condition. The property has an attached single garage, occupies a level site with the front elevation having a westerly aspect looking across open farmland, Low Fell and the surrounding Lakeland fells. Windows and external doors are of UPVC which have been recently installed.
Ground floor accommodation comprises;
Porch With external door, and internal door to living room
Living room 4.03m x 4.26m With fire place housing wood burning stove, dual aspect windows and door to sitting room
Sitting room 3.05m x 3.70m With dual aspect windows, under stairs cupboard, door to dining room and stairs to first floor
Dining room 3.05m x 3.17m With door to kitchen
Kitchen 4.03m x 2.61m With fitted wall and base units, integrated cooker, tiled floor and door to W.C and external door
Garage 5.90m x 3.67m With ‘up and over’ garage door, concrete floor, plumbed for utilities, boiler and fuse box
First floor accommodation comprises;
Stairs to landing; Landing With airing cupboard, housing insulted hot wat tank with immersion heater, separate cupboard and hatch to loft
Bathroom 1.91m x 3.16m With three piece suite and separate shower cubicle
Bedroom 1 3.30m x 3.18m Double with window on rear elevation
Bedroom 2 3.86m x 2.50m Large single with dual aspect Bedroom 3 2.69m x 3.73m Double with fitted wardrobes and views from front elevation
Services: Mains electricity, oil fired central heating with radiators located throughout, BT telephone line connected. Private fell water supply shared with Oakbank cottage and property at Scale Hill. Septic tank sewerage shared with ‘Rosewell/Cold Keld’ and Oakbank Cottage.
Council Tax: Oakbank Farmhouse has been placed in ‘Band D’ by Allerdale Borough Council.
Outside: Concrete driveway leading to garage and on to farm buildings located immediately north. Modest sized established gardens surround the property with open farmland and fells to the west and south. Track to cottage, farm buildings and neighbouring property to the east.
OAKBANK COTTAGE: Currently let as a holiday cottage, the property is constructed from solid stone, rendered and roughcast this 3 bedroom traditional former farmhouse is attached to a substantial barn and is over two storeys with a rear lean to. The property occupies a gently sloping site with the front elevation having an easterly aspect.
Ground floor accommodation comprises:-
Porch Open front porch with tiled floor door to living room
Living room 4.54m x 4.53m With open fireplace and built in cupboards doors to dining room and hall way
Dining room 4.58m x 3.61m With open fireplace
Pantry 3.11m x 3.03m With stone sconces and slab floor
Kitchen 3.68m x 4.59m max With fitted base units, combi boiler and external door
Hallway With under stairs cupboard and stone stairs with half landing to first floor
First floor accommodation comprises:-
Staircase to landing; Bathroom 2.64m x 3.05m With 3 piece suite and sloping roof
Bedroom 1 4.54m x 4.52m Double, with open fireplace and window to front elevation
Bedroom 2 4.57m x 3.82m Double, with hatch to loft and window to front elevation
Bedroom 3 3.88m x 4.46m max Double, with sloping roof, skylight window and built in cupboard
Services: Mains electricity, oil fired central heating with radiators located throughout, no BT telephone line connected. Private fell water supply shared with Oakbank farmhouse and property at Scale Hill. Septic tank sewerage shared with ‘Rosewell/Cold Keld’ and Oakbank farmhouse.
Rating: Oakbank Cottage has a rateable value of £4,500 (effective date 1st April 2017)
Outside: Yard to front. Modest rear garden with grassed area and stone coal shed.
LAND AT OAKBANK: Laid out mainly in a ring fenced block which stretches out from behind the steading in a westerly direction, the inbye, intake and woodland extends to approx. 139 acres and offers a useful mix of mowable ground to varying types of grazing ground running up to the fell. In addition, the fell grazing comprises approx. 160 acres. The land ranges in slope from parcels which are relatively flat to those with gentle undulations to the steeper slopes of the intake and fell ground. The pockets of woodland offer shelter and increase the biodiversity of the farm, particularly that which is as designated Ancient Woodland.
OAKBANK, LOWESWATER, COCKERMOUTH, CUMBRIA, CA13 0RR
SCHEDULE OF ENCLOSURES
OS Sheet Area Area OS Field No. Description No. (hectares) (acres) NY1421 2569 Mowing / grazing 2.62 6.47
NY1421 1986 Mowing / grazing 3.58 8.85
NY1421 3098 Mowing / grazing 2.26 5.58
NY1421 4591 Mowing / grazing 5.81 14.36
NY1421 6788 Grazing 2.18 5.39
NY1422 2114 Woodland 1.17 2.89
NY1422 3309 Mowing / grazing 3.21 7.93
NY1422 5713 Grazing / rough grazing 3.62 8.95
NY1422 4606 Rough grazing 0.19 0.47
NY1422 6617 Grazing 0.10 0.25
NY1422 8414 Woodland 1.19 2.94
NY1422 8608 Riverbed 0.43 1.06
NY1422 7305 Mowing / grazing 3.17 7.83
NY1422 8529 Grazing 2.45 6.05
Oakbank Farmhouse, Oakbank NY1422 6822 (part) Cottage, Yard and Buildings 0.43 1.06 NY1422 6635 (part) Mowing / grazing 1.93 4.77
NY1422 4335 Grazing / rough grazing 6.44 15.91
NY1422 4220 Mowing / grazing 2.34 5.78
NY1422 4775 Grazing / rough grazing 1.54 3.81
Rough grazing / bracken / NY1422 2862 (part) 12.30 30.39 woodland
NY1322 6069 Fell 64.80 160.12
Total 121.76 300.87
NB. Areas are approximate and are taken from Rural Land Registry maps and Ordnance Survey data including via Promap mapping software
DEVELOPMENT PROPOSALS: The traditional farm buildings at Oakbank Farm i.e. those constructed from stone, have approval from the Lake District National Park Authority to be converted into dwellings. There is approval for four dwellings (2 with 2 bedrooms, 2 with 3 bedrooms) all of which will have a local occupancy restriction. The approval also requires the modern farm buildings to
be removed as part of the development (therefore these have not been described as part of these particulars). Full details of the approved proposal are available electronically on request. For an overview of the proposed site, please see plan on the next page.
Proposed Site Plan
VIEWING: Strictly by appointment with the Sole Agents: Land Agency Dept., Mitchell’s Auction Co. Ltd., Lakeland Livestock Centre, Cockermouth, Cumbria, CA13 0QQ. Tel: 01900 822016. Email: [email protected]
METHOD OF SALE: The property is offered for sale by Private Treaty.
TITLE: The property has freehold title and vacant possession will be given on completion.
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: Suzanne Roberts, H.F.T Gough & Co Solicitors, 38/42 Lowther Street, Whitehaven, Cumbria, CA28 7JU Tel: 01946 692461
MINERAL & SPORTING RIGHTS: The mines, minerals and sporting rights are excepted from the sale.
BOUNDARIES: Responsibility for the maintenance of boundaries is indicated by inward facing ‘T’ marks on the Sale Plan and is from information provided by the Vendor. Where no mark is shown no further information is available.
BASIC PAYMENT SCHEME (BPS): The fell land (64.80 hectares) is classified as Moorland, the remaining agricultural land (54.17 hectares) is classified as SDA by the Rural Payments Agency/DEFRA. The land is registered for the BPS. On completion the appropriate number of entitlements will be transferred to the purchaser(s) by Mitchells at a cost of £250 in order to make a claim in 2020.
A claim for BPS has been submitted for 2019. The successful purchaser will be required to meet the BPS scheme requirements on behalf of the vendor until 31st December 2019.
ENVIRONMENTAL ISSUES: Oakbank Farm has an Entry Level and Higher Level Stewardship agreement with Natural England which expires on 30th April 2023. The purchaser of the land will be required to take over this Scheme (subject to Natural England Agreement). Full details of the Agreement are available electronically from Mitchells on request.
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.
INGOINGS/OUTGOINGS: There will be no ingoing or outgoing claims.
VALUE ADDED TAX (VAT): VAT will not be charged on the sale.
ENERGY PERFORMANCE CERTIFICATE (EPC): Full copies are available from the Sole Agent on request
DATE OF PREPARATION: June 2019.
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 June 2019. 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, not 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 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 further representation or warranty in relation to the property.
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