Old Barn Farm, Newby Bridge

Old Barn Farm, Newby Bridge www.hackney-leigh.co.uk

Old Barn Farm £1,400,000

Old Barn Farm Fiddler Hall Newby Bridge Nr Ulverston Cumbria LA12 8NQ

An exciting opportunity to acquire a superbly presented, well established and successful self-catering and guest house 'ensemble' situated in a beautiful corner of the Lake District National Park.This wonderful 17th/18th cent. farmhouse and cottages offer luxury "4* & 5* Gold" accommodation with 3 popular and successful Letting Cottages, 5 pitch C.C.Certificated Caravan Site surrounded by well kept attractive Gardens, ample Parking and small Meadow. In a very accessible location, 'Old Barn Holidays' is currently a comfortable family home as well as a successful business yet still with potential to change and expand External and Camp Site the level of trade within this existing 'Lifestyle' opportunity. In 2009, the owners undertook a fabulous conversion of the 18th cent. barn into 2 superb self-catering cottages utilising original beams and slate flooring, fitted out with oak joinery and high quality fittings throughout to continue the 4 & 5 star gold

standard.

Accommodation (with approximate measurements)

OLD BARN FARM Entrance Porch A solid oak front door with step up, opens to Porch/Vestibule with inner door to:-

External from Lane External

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Guest Dining Room 17' 0" x 12' 1" (5.18m x 3.68m) with ample room for large dining table and chairs, pleasant aspect to Front Garden, exterior side door and double doors to:-

Guest Lounge 14' 10" x 13' 7" (4.52m x 4.14m) a relaxing room with feature fireplace having a recessed log burning stove with a limestone hearth and insert with decorative oak surround. Ceiling beams and double glazed window to Front Garden.

From the Dining Room a decorative open archway leads to a small:-

Inner Hall with stairs rising to the First Floor and doors to Cellar, Private Lounge and Kitchen/Diner. Door to hallway with exterior door and Cloakroom with 2 piece white suite.

Private Lounge 16' 7" x 15' 4 (Max)" (5.05m x 4.67m) a lovely room full of character and original features; ceiling beams, built in spice cupboard, recessed slate shelves, stone mullions dividing the 3 double glazed windows, focal point being a superb inglenook fireplace with log burning stove on a raised slate hearth with complementary red brick surround and inset lights. Door to:-

Dining Kitchen a spacious Country Kitchen looking into the garden with a range of attractive oak wall and base units with built in 'Bosch' gas hob and double oven. Complementary granite work surfaces incorporating 'Franke' stainless steel single drainer sink Old Barn Farm Private Living Room unit. Range of 'Bosch' appliances including washing machine, dishwasher, fridge and fridge/freezer and 'Panasonic' microwave oven. 'Central island' with complementary work surfaces and cupboards under, room for table and chairs. Door to Rear Porch.

Cellar stone steps lead down from the inner hall to the useful Cellar opening to a further room with limited head height housing the 'Worcester' boiler.

From the Inner Hall a lovely old staircase, with large double glazed window providing a charming outlook into Garden and surrounding countryside, leads up to:-

Old Barn Farm Guest Living Room Old Barn Farm Guest Dining Room

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Old Barn Farm Bedroom 2

Old Barn Farm Bedroom 4 Old Barn Farm Kitchen/Diner

First Floor Bedroom 3 - Cartmel 12' 0" x 9' 4 (Min)" (3.66m x 2.84m) Another From the landing a door opens to a return tread staircase, with a double room with pleasing view over the Front Garden and En- feature large arched double glazed window with fabulous country Landing with doors to all rooms and stairs rising to Second Floor. Suite Shower Room with 3 piece white suite. views, leading up to:-

Second Floor Previously used as owner accommodation and could Bedroom 1 - Coniston 14' 9" x 9' 0 (Min)" (4.5m x 2.74m) currently Bedroom 4 Fellfoot 16' 8" x 12' 2 (Max)" (5.08m x 3.71m) yet used as private suite by the owners. A double bedroom with be used as ancillary living freeing up bedrooms on the First Floor. another double room with En-Suite Shower Room with 3 piece double glazed window with seat looking out over the Garden to white suite. Landing part pitched ceiling, with built in storage, cupboards with fells beyond. Bathroom with 3 piece white suite including 'P' work surface incorporating stainless steel sink unit. shaped bath with shower over. Bedroom 5/Office 11' 6" x 8' 0 (Min)" (3.51m x 2.44m) Currently utilised as an Office but could easily be used as a single Bedroom. Bedroom 6 11' 1" x 10' 7 (to wdr)'' (3.38m x 3.23m) Part pitched ceiling with excellent views to open countryside. Bedroom 2 - Lakeside 16' 7" x 15' 0 (Max)" (5.05m x 4.57m) a double room with En-Suite Shower Room with 3 piece white suite.

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Mistal Living Area

Mistal Living Area Mistal Bedroom 1

Bluebird/Lounge 21' 1" x 11' 7" (6.43m x 3.53m) a versatile MISTAL (Sleeps 4) Kitchen with quality solid oak units, tasteful complementary tiling generous room that could be a further Bedroom or Living Room. and granite worksurfaces incorporating 1½ bowl stainless steel Part pitched roof, side window and 'Velux' roof light. From the Entrance the solid oak door to the left opens to Mistal. A sink unit and ceramic hob. Integrated dishwasher, fridge, freezer continuation of the original slate floor and steps up to Living Areas and electric oven. Slate tiled floor. Breakfast bar. Shower Room Part pitched ceiling and 3 piece white suite. and slate stone steps down to Bedrooms. From the entrance a short flight of slate stone steps down lead to:- THE MISTAL AND HAYLOFT Open Plan Living Area 25' 0" x 18' 3 (Max)" (7.62m x 5.56m) an The impressive solid oak door with glazed side panels opens to the impressive room, flooded with natural sunlight from the feature Lower Hallway with slate floor and deep set frosted window. shared Entrance with original slate floor and doors to:- 'roundel' window and array of charming, deep set, shuttered Recessed spot lighting. Solid, cottage style latch doors lead to:- windows with either slate or oak window sills and exposed beams Laundry & Boiler Room cream base units, complementary tiling, over, offering super views into pretty courtyard or delightful open WC with slate floor and recessed spot lighting. Low flush WC and stainless steel sink unit, washing machine, tumble drier and 'Grant' countryside views into the Cartmel Valley. Vaulted ceiling with small wall mounted wash hand basin. central heating boiler. super exposed beams. Oak boarded floor. Track spot lighting.

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Shower Room a modern and tasteful bathroom with deep set frosted window to side. 3 piece white suite comprising low flush WC, wash hand basin set on lovely vanitory unit and large shower enclosure with curved glass screen. Complementary tiling, xpelair, slate floor and chrome ladder style radiator.

Bedroom 1 14' 5" x 9' 0" (4.39m x 2.74m) a good sized double bedroom with two deep set, shuttered, windows with exposed beams over and further narrow 'window' (also fire escape). Recessed ceiling spot lights.

Bedroom 2 14' 3" x 8' 1" (4.34m x 2.46m) a good sized double bedroom with two deep set, shuttered, windows with lovely countryside views) with exposed beams over and further narrow 'window' (also fire escape). Recessed ceiling spot lights.

THE HAYLOFT (Sleeps 2) From the joint Entrance the solid oak door opens to:-

Hallway with stone floor, recessed spot lights and lovely Oak return stair case to:-

Open Plan Living Area 18' 6" x 16' 8" (5.64m x 5.08m) a splendid room, flooded with natural sunlight from the shuttered windows with slate or oak window sills and exposed beams over, offering views into pretty courtyard or delightful open countryside views into the Cartmel Valley. Vaulted ceiling with exposed beams. Oak boarded floor. Track spot lighting.

Kitchen with quality solid oak units, tasteful complementary tiling Hayloft Living Area and granite worksurfaces incorporating 1½ bowl stainless steel sink unit and ceramic hob. Integrated dishwasher, fridge, freezer and electric oven. Slate tiled floor. Breakfast bar.

From the Living Area a cottage style latch door opens to:-

Bedroom 11' 9" x 11' 7 (Max)" (3.58m x 3.53m) a generous double bedroom with good sized low window with window seat offering stunning views towards Cartmel Valley and beyond. An array of magnificent exposed beams. Cottage door to:-

Hayloft Kitchen Hayloft Bedroom

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Shower Room a modern and tasteful bathroom with deep set frosted window to side and skylight providing lots of natural light. 3 piece white suite comprising low flush WC, wash basin on vanitory unit, large shower enclosure with feature Burlington Slate wall and curved glass screen. Complementary tiling, xpelair, ceramic floor and chrome ladder style radiator.

Outside Mistal & Hayloft there is a quaint patio area located at the end of the building for use by Mistal and The Hayloft. Original cobbles, bordered by low stone wall with pretty planting. A delightful and sunny spot in which to enjoy a drink and to soak up the superb surroundings and views.

Parking Each Holiday Let including Old Barn Cottage have a dedicated parking space within the brick set courtyard.

OLD BARN COTTAGE Open stone porch and solid oak door to:-

Hallway with deep cottage style window, exposed beams and small understairs storage cupboard. Cottage style latch doors to:-

Kitchen/Dining Room 16' 0" x 8' 7 (Min)" (4.88m x 2.62m) with dual aspect. Views to courtyard and further breath taking countryside view from Kitchen. Slate tiled floor, attractive solid oak kitchen units and tasteful complementary tiling. Dishwasher and fridge freezer. 1½ bowl stainless steel sink unit, ceramic hob and electric oven. Ample space for dining table and chairs.

Living Room 18' 3" x 15' 1 (max)" (5.56m x 4.6m) a generous room with stone built fireplace and tiled hearth housing electric 'log Old Barn Cottage Garden burning effect' stove. Recessed shelves and built in cupboard. Glazed French door with fabulous views over private garden and towards Newton Fells and open countryside.

First Floor Landing with deep set window to Courtyard, loft hatch, large storage cupboard housing the hot water cylinder and cottage style latch doors to:-

Bedroom 1 16' 2" x 10' 0" (4.93m x 3.05m) a good sized double bedroom currently arranged as a family room with double bed and bunk beds. Sink. Low deep set window with window seat on which to sit and enjoy the delightful countryside views.

Old Barn Cottage Shower Room Old Barn Cottage Kitchen/Diner

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Main House Garden

Old Barn Cottage Garden Main House Garden

Bedroom 2 15' 0" x 14' 7 (Max)" (4.57m x 4.44m) another ideal for al-fresco dining. With colourful and established planting use. generous double room with dual aspect to courtyard and those and bordered by stone wall, mature hedge and railings. stunning countryside views. Sink and recessed built in wardrobe. Laundry Room 16' 9" x 10' 0" (5.11m x 3.05m) extremely useful Workshop 20' 0" x 14' 9 (Max)" (6.1m x 4.5m) currently used as a room containing shelving, ceiling drying rack work surfaces Shower Room a modern and tasteful bathroom with deep set Workshop but has the potential (subject to the appropriate incorporating stainless steel sink unit, 'Grant' central heating boiler frosted window to side. 3 piece white suite comprising low flush planning permissions) to be incorporated into the Hayloft letting for Old Barn Cottage and exterior door to Rear Garden. Also WC, wash basin set on high gloss vanitory unit and large shower barn. Power, water and light. included in the sale are the 'white goods' housed in here; enclosure with curved glass screen. Complementary tiling, 'Hotpoint' fridge, 'Hotpoint' washing machine and tumble dryer 'Karndean' floor and chrome ladder style radiator. Gardens there are beautifully maintained and planted Gardens to and 'Bosch' chest freezer. the front and side of the property divided into private and guest Outside Old Barn Cottage comes with its very own delightful and use with seating areas and stunning views to surrounding fells. pretty private garden. With gravelled sunny patio area and steps upto lawn with magnificent countryside views. Raised seating area Parking extensive parking for up to 6/7 cars for private and guest

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Old Barn Farm Private Living Room

Old Barn Farm Bedroom 1 with stunning views Old Barn Farm half landing feature window

CARAVAN SITE Rateable Value: Business Rates: RV £16000. Payable 2017/18 The Business The present business has been entirely created by with 5 immaculately kept, hard standing pitches with electrical £6609.14 the current owners who have worked tirelessly to create a hook ups, water and waste disposal facilities. A picturesque and Council Tax for Owners Accommodation: South Lakeland District versatile property which appeals to a customer base beyond intimate site over looking a private meadow with superb Council. Band A [£1137.07 (17/18)] simply that of a traditional Guest House. By adding 3 high quality countryside views and extremely easy access for caravans and (4 & 5 Star Gold) self-catering cottages and a very successful small motorhomes from the A590. Certificated site for use only by Tenure: Freehold. scale caravan site (approx.1000/1200 'nights' per annum) to the Caravan Club Members. successful B&B accommodation, clients can make full use of the Viewings: Strictly by appointment with Hackney & Leigh Grange available accommodation. With the foot of Windermere Lake only Services: Mains water and electricity. Private drainage. Oil fired Office. a mile away and the mediaeval village of Cartmel famous for its central heating with additional wood burning stoves. Calor gas to steeplechase horse racing and now a popular 'foodie' destination hobs in Kitchen, mains gas not available. Energy Performance Certificates Bands C and D. Full Energy just down the valley, 'Old Barn Farm' is ideally placed to attract a Performance Certificates are available on our website and also at variety of clients throughout the year. The guest house any of our offices. accommodation could be increased by bringing additional rooms

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into use or converted into a further self catering property, attracting larger parties for which there is an increasing demand and extending the open season. Currently only Bed and Breakfast is on offer but a new owner may wish to widen this to provide additional meals or create a new dining experience.

We understand that at the current 'relaxed' level of trading over a restricted (9 month) season, the Gross turnover for 2016 was in the region of £77000. Visit www.oldbarnholidays.co.uk for current tariffs. However, Cumbrian Cottages have indicated that there is potential for increasing the self-catering income from c£.39000 to c.£67000pa or to £113000pa if the guest house was to be introduced to the s/c market. (The current split is approx.:- B&B: £26061, Caravans: £11730, S/C: £39303. y/e April 2016.)

Trading accounts will only be available to genuinely interested parties after viewing the property.

The property is available for sale as a going concern fully furnished and equipped for trade, excepting a small amount of personal furniture and effects.

Viewing Notes

Meadow to Caravan Site

Workshop Main House and Garden

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Laundry 16'9" x 10'0" 5.10 x 3.05 up B

Kitchen 16'0" x 8'7" Bedroom 4.88 x 2.62 1 (min) 16'2" x 10'0" 4.93 x 3.05

up Bedroom Lounge 2 18'3" x 15'1" 15'0" x 14'7" 5.56 x 4.60 4.57 x 4.44 (max) (max)

Kitchen Lakeside Coniston up 16'7" x 15'0" 14'9" x 9'0" Private 5.05 x 4.57 4.50 x 2.74 (min) Lounge (max) 16'7" x 15'4" 5.05 x 4.67 (max) cpd

O ffice/ Bedroom 5 11'6" x 8'0" 3.51 x 2.44 up (min) up

Lounge 14'10" x 13'7" Dining 4.52 x 4.14 Room Cartmel Fellfoot 17'0" x 12'1" 12'0" x 9'4" 16'8" x 12'2" 5.18 x 3.68 3.66 x 2.84 5.08 x 3.71 (min) (max)

Ground Floor First Floor

Storage Storage

Bedroom Bluebird 7 21'1" x 11'7" 11'1" x 10'7" 6.43 x 3.53 3.38 x 3.23 (to wdr)

Second Floor

Approx Gross Floor Area = 4398 Sq. Feet = 407.69 Sq. Metres

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The Mistal The Hayloft

Living Room Living Room Bedroom 11'9" x 11'7" 3.58 x 3.53 (max) Location & Description: 18'6" x 16'8" To reach the property, leave the M6 at Junction 36 for South 5.64 x 5.08 25'0" x 18'3" Kitchen 7.62 x 5.56 Lakes, Barrow, and Western Lake District. After about 3 miles take Kitchen (max) the first exit left at the roundabout onto the A590 for about 6 miles to the 'Meathop' roundabout. Take the second exit for Barrow then follow the road until the end of the bypass and take the next left sign posted Cartmel onto Back Lane. Old Barn Farm will be found shortly on the left hand side. Old Barn Farm is First Floor First Floor located within the Lake District National Park only a short drive to the foot of Windermere Lake at Newby Bridge and only 15 minutes drive from the heart of the central lakes. The Furness Peninsula B and the West Coast are close by and the M6 Motorway at Junction Bedroom 2 Laundry 36 is some 20 minutes drive. Railway stations at Ulverston, 14'3" x 8'10" W orkshop 4.34 x 2.69 20'0" x 14'9" Grange, Oxenholme and Windermere can connect you with the 6.10 x 4.50 (max) rest of the country.

Bedroom up 1 up Entrance 14'5" x 9'0" Hall 4.39 x 2.74

Ground Floor Ground Floor

Approx Gross Floor Area = 968 Sq. Feet Approx Gross Floor Area = 899 Sq. Feet = 89.73 Sq. Metres = 83.34 Sq. Metres

Hackney & Leigh Ltd Old Barn Cottage Shower Room 015395 32301 Old Barn Cottage Kitchen/DinerAll permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be Main Street, Grange-Over-Sands, Cumbria, LA11 6DP [email protected] accepted for any lo ss or expen se incurred in viewing or in th e event of a property b eing sold, let, or withdrawn. Please contact www.hackney-leigh.co.uk us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of th eir accuracy is given, nor do th ey form p art of a contract.