WIGTON 13 High Street , CA7 9NJ

T: 016973 43641 F: 016973 43743 E: [email protected] W: www.hopesauction.co.uk

EDEN VIEW FARM, LOW MOOR, PENRITH, CA10 1XQ

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A desirable traditional former stock farm complex comprising an imposing early Victorian farmhouse, two roadside cottages, barn with planning consent, substantial range of farm buildings, and around 8.3 hectares (20.64 acres) of good grazing land, conveniently located off the A66 between Penrith and Appleby-in-. In all, around 8.96 hectares - 22/15 acres.

Price Guide £770,000 For sale as a whole although separate lots will be considered. Eden View Farm, Low Moor, Penrith, CA10 1XQ

GENERAL DESCRIPTION Drawing Room Eden View Farm presents a rare opportunity for a 15'3 x 14' (4.65m x 4.27m) handsome mid-Victorian farmhouse of traditional stone and Having Victorian marble fireplace flanked by arched recesses, slate construction, two 2/3 bedroomed cottages, a separate pine bay and cornices. barn with planning consent for conversion, a substantial range of former farm buildings and approximately 8.2 Rear Dining Room hectares (22 acres) of good grazing land. In all, the 14'2 x 13'8 (4.32m x 4.17m) property extends to just inside 9 hectares (22.5 acres). Again with Victorian cast iron tiled and 'marble' fireplace flanked with arched recesses with pine cupboards and beading. The complex stands back from the A66 trunk road some 5 miles from Appleby and approximately 9 miles from Penrith Front Sitting Room and the M6 motorway. The neighbouring villages of Kirkby 16'7 x 14' (5.05m x 4.27m) Thore and Temple Sowerby cater well for everyday needs With stove set in handsome chimney piece, flanking lit alcoves, with hotel, restaurant, inn, sports clubs, doctors' surgery, cornice and bay window. garage and churches, Penrith and Appleby providing rail services, golf courses and secondary schools. The farm Kitchen stands in the heart of the Eden Valley countryside but the 16' x 13'10 (4.88m x 4.22m) Pennines and Lake District National Park are also within Having range of oak fronted cupboards, sink unit, ceramic hob, easy reach. oven and microwave, dishwasher and fridge, Rayburn stove (not plumbed in), ceramic tiled floor and connecting door to:- Directions From Penrith/M6 take the A66 eastward proceeding past Rear Porch the turn up to Centre Parks and then proceed along the With store room off. Temple Sowerby by-pass. Where the dual carrigeway returns to single carrigeway the hamlet of Low Moor is reached. Eden View Farm is a short distance along on the FIRST FLOOR right hand side of the road half a mile before the village of . Central Landing featuring a handsome central archway. From right to left are:- From the east and Appleby continue along the A66 past the left turn for Bolton and the right turn for Long Marton, Rear Double Bedroom 1 continuing through the Bridge End area of Kirkby Thore. Continue for a quarter of a mile up the hill and just before 14'2 x 12'8 (4.32m x 3.86m) the Temple Sowerby by-pass Eden View Farm can be seen on the left hand side of the road. Front Double Bedroom 2 15'3 x 14' (4.65m x 4.27m) A For Sale 'V' board has been erected for identification purposes. Single Bedroom 3 10'7 x 9' (3.23m x 2.74m) EDEN VIEW FARM

Front Double Bedroom 4 Dating from the mid Victorian era the farmhouse is of classical stone and slate construction and retains many features of its 14'7 x 14'1 (4.45m x 4.29m) period - pitch pine woodwork, cornices, handsome fireplaces, well proportioned rooms and a fine stairway. There are 3 good Side Lobby reception rooms, a family kitchen, 5 bedrooms and a modern bathroom, the enclosed staircase leading to 2 further attic rooms, ideal as bedrooms or games/playrooms if required. Bathroom with modern three piece suite comprising shower bath overset with screen and electric shower, WC and vanity basin, tiled splash Outside are flat, lawned gardens at both front and side and a large outbuilding which houses the new biomass boiler which is backs and floor and airing cupboard (radiator). set to provide the owners of the farm approximately £8,000 per annum up to 2022. Rear Single Bedroom 5 13'3 x 7'2 (4.04m x 2.18m) If sold separately, the appropriate rights of access and new with enclosed staircase leading up to:- fences will be agreed with the purchaser(s) of the remaining lots. SECOND FLOOR GROUND FLOOR Two Large Attic Store/Play/Bedrooms Hallway 23'4 x 7'10 max (7.11m x 2.39m max) With central archway, handsome pitch pine stairs and half cellar. . .

THE FARMHOUSE HALLWAY

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SITTING ROOM KITCHEN

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MAIN LANDING BATHROOM OUTSIDE Front Double Bedroom 2 14'3 x 8'10 (4.34m x 2.69m) Front Garden facing south west and laid in flat lawn having semi-circular Rear Passageway driveway across the front of the house, numerous shrubs and with built in cupboard. mature trees, and small timber summerhouse. Box Room/Single Bedroom 3 Side and Rear Driveway and Garden 8'2 x 4'10 (2.49m x 1.47m) having double gates leading out to the main road and further lawned area. If sold separately, a fence line would be erected Bathroom diagonally across the side driveway with the appropriate rights of access reserved if necessary. having three piece white suite, electric shower, aqua panels and tiled splashbacks. Detached Store Building 26' x 15'6 (7.92m x 4.72m) OUTSIDE Having 7'4 (2.24m) opening and the Biomass central heating boiler. Rear Yard and Side Garden Areas the boundaries of which will be determined if sold separately from Services Cottage No 2. mains water and electricity; septic tank drainage; sealed unit double glazing, biomass solid fuel central heating producing a Services return income of approximately £8,000 per annum until 2022; Mains water and electricity; central heating; some sealed unit telephone line installed. double glazing. Please note that none of the services has been tested. Please note that none of the services has been tested.

1&2 EDEN VIEW COTTAGES 2 EDEN VIEW COTTAGES

The two cottages front the A66 and are, again, of traditional stone and slate construction. Many years ago they were an inn. No 1, GROUND FLOOR that to the right, provides 2 bedrooms with a box room/occasional bedroom, that to the left providing 3 bedrooms and a garage/store Hallway building. Presently, the gardens are at the side of the first cottage and, were separate offers considered, an equitable division would with built in and understairs cupboards and ceramic tiled floor. be agreed. Were vacant possession required of either or both units then any existing short hold tenancies would be given the Sitting Room appropriate notice to quit. 14' x 12'5 (4.27m x 3.78m) having Victorian style fireplace. 1 EDEN VIEW COTTAGES Rear Lobby GROUND FLOOR with wall and floor cupboards and plumbing for washing machine.

Hall Kitchen 11'8 x 11' (3.56m x 3.35m) with understairs store. with range of light oak fronted units, work surfaces, sink unit, double oven, electric hob, sink unit, dishwasher, ceramic tiled Sitting Room floor and Rayburn set in stone fireplace. 14' x 12'7 (4.27m x 3.84m) having tiled fireplace and cupboards. Rear Sun Porch Kitchen 10'11 x 9'6 (3.33m x 2.90m) Lobby Area with range of light oak fronted units, work surfaces, sink unit, oven, 4 ring hob, filter hood and plumbing for washing machine. Cloakroom with wc and basin. Rear Porch with coal store off. Further Storeroom having shelving and base cupboard. FIRST FLOOR

Landing with bulkhead cupboard.

Front Single Bedroom 1 10'5 x 7'9 (3.18m x 2.36m) .

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THE FRONT GARDEN THE COTTAGES

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COTTAGE NO 1 KITCHEN COTTAGE NO 2 KITCHEN

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BARN WITH PLANNING PERMISSION THE MAIN FARM SHED FIRST FLOOR Basic Payment Scheme entitlements and quotas are not included in the sale; there are to be no ingoing claims. Central Landing Council Tax Rear Bathroom Eden View Farm has been assessed in Band D and both cottages having three piece white suite, electric shower, screen and tiled are in Band B for Council Tax purposes. splashbacks. SALE DETAILS Rear Double Bedroom 1 12'6 x 11' (3.81m x 3.35m) Tenure The tenure of the whole property is freehold. Front Double Bedroom 2 12'10 x 10'9 plus alcove (3.91m x 3.28m plus alcove) Matters of Title having built in wardrobes. The property is sold subject to all existing restrictions, covenants, rights of way, easements, rights of access, wayleaves, ancient Front Single Bedroom 3 monuments, scheduled monuments, Sites of Special Scientific Interest etc whether public or private and whether constituted in 9'1 x 6'10 (2.77m x 2.08m) the title deeds or not. The purchasers will be deemed to have satisfied themselves as to the nature of all burdens and are OUTSIDE strongly advised to contact the vendors' solicitors on any matters arising. Adjoining Garage and Store Viewing 25' x 18' approx (7.62m x 5.49m approx) Strictly by arrangement through Hopes Estate Agents, 016973 43641. Rear Yard and Separate Side Garden the boundaries of which will be determined if sold separately from Cottage No 1. LOTTING The property is for sale as a whole although the vendors may consider selling the property in individual lots. Please see plan Services opposite. Mains water and electricity; septic tank drainage; solid fuel central It is suggested that Lot1 could comprise the main house and heating; some sealed unit double glazing. gardens with, perhaps, the field in front extending to Please note that none of the services has been tested. approximately 2.5 hectares (6.3 acres). The second Lot/Lots could comprise the cottages sold either as a THE OUTBUILDINGS single unit or separately. The third Lot would be the barn with planning permission and the Detached Barn main farm buildings. The fourth Lot would comprise the land or remaining land were located directly behind the pair of cottages and of stone the house and its front field sold separately. construction. Planning permission has been granted for its conversion into a dwelling house under reference 16/0909. Full details are Offers for a combination of any of the Lots will be considered. available on the Council Planning Services website.

Range of Former Farm Buildings comprising a variety of timber and steel framed cattle sheds, barns, byres and store sheds. Subject to the appropriate consents, it is felt that there is the possibility of development potential within perhaps the footprint of the redundant farm buildings. Prospective purchasers interested in this possibility should make their own enquiries of Eden District Council, Planning Department, Town Hall, Penrith CA11 7QF, telephone 01768817817.

THE LAND

The land runs to the south west of the main buildings and is mostly down to permanent pasture. It is served by a central track and the fields are watered. The southern boundary lies on the other side of the bed of dismantled railway line. We estimate that the land extends in total to around 8.35 hectares (20.64 acres) or thereabouts. The ownership of and hence responsibility for the boundaries is believed to be shown by the usual T marks on the attached plan. The Vendors would consider including the field in front of the main farmhouse (extending to around 2.56 hectares - 6.32 acres (at valuation with that house, were separate offers to be made). .

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Whilst these particulars are prepared with care and are believed to be accurate neither the Selling Agents nor the vendors warrant the accuracy of the information contained herein and intending purchasers will be held to have satisfied themselves that the information given is correct.

ESTATE AGENTS AUCTIONEERS VALUERS LAND AGENTS Hopes Auction Company Limited Registered Office: Syke Road, Wigton, Cumbria CA7 9NS - Registered in : 052362 - VAT Registration No. 256 4393 42 Directors: B Walton (Chairman), J T Brockbank (Vice Chairman), J J Dixon, J Hope, R E Jackson, K Jarman, S Robertson, J T Wilson. Company Secretary: S Robertson