ESKDALE CAMPSITE AND HOLLINS FARM COTTAGE
Boot, Eskdale, Cumbria, CA19 1TH **LAKE DISTRICT NATIONAL PARK – UNESCO WORLD HERITAGE SITE** A beautifully presented and highly popular 8.5 acre 5 Star rated freehold campsite including a fabulous four bedroom house, 100 pitches [50 with electric hook ups], ten heated camping pods, a camping barn, excellent amenities and a thriving shop. Highly profitable and successful business. Stunning location surrounded by magnificent scenery. Annual Turnover: £320,000 Guide Price: £1,695,000
michael-cl-hodgson.co.uk
SUMMARY
A rare opportunity to purchase one of the most popular and successful campsites of its type in the Lake District. The property extends over a beautiful 8.5 acre site with three main camping areas, including a delightful beck and a parcel of mature woodland, located in the attractive village of Boot in the picturesque valley of Eskdale.
The property has been considerably developed, upgraded and improved by the present owners to create a highly profitable and diverse business with a 5 pennon AA rating, a bookable listing in Cool Camping and a certificate of excellence from TripAdvisor.
The site has 100 pitches, [50 with 16amp electric hook-ups] and10 camping pods.
There is also a detached two storey eight person camping barn, a large garage and further drying room.
There is a shop and reception with a stock room and excellent ladies and gents shower and toilet facilities, disabled/family shower room, wash up areas, laundry and CDP.
The property includes a superb four bedroom stone and slate built family house featuring a stunning kitchen/dining room a cosy lounge and attractively laid out gardens.
KEY FEATURES
Excellent income. Turnover in 2016 of £320,000 with a profit of £168,000.
Immaculate 8.5 acre [3.4 hectares] site with potential for further development
Beautiful four bedroom family home with a kitchen from heaven!
Three main camping areas with 100 pitches, [50 with electric hook-ups] and 10 camping pods, each with lighting, heating and USB charging points.
Eight person camping barn, large garage and a drying room.
Excellent stone built shop and reception.
Modern amenities block including showers, toilets, wash-up areas, Laundry and CDP.
Park wifi installed.
Extensive parking, new children’s Playdale play area and amenity space.
A long established and highly successful business with potential for further development.
LOCATION Eskdale Campsite is located wholly within the DIRECTIONS From the south take the A590 and then the Lake District National Park. Eskdale is without doubt one of A5092 and A595 to Broughton-in-Furness. Continue on England's loveliest locations surrounded by dramatic fells the A595 to Duddon Bridge and turn right signposted to where opportunities for walking and exploring abound. Ulpha. Follow the road up the Duddon Valley for four miles passing through Ulpha. Turn left signposted to The campsite is situated on the edge of the village of Boot Eskdale and follow the steep road up onto Birker Moor. which boasts two popular pubs and a shop. Local Follow the fell road for about six miles to eventually reach attractions include the Ravenglass and Eskdale narrow the King George IV pub. Turn right signposted to Boot. gauge railway, affectionately known as the L’ al Ratty, the Follow the road for two miles and the property will be Roman Fort at Hardknott Pass, Scafell Pike, England's found on the left-hand side just beyond the village of Boot. highest mountain and the delightful River Esk. From the north follow the A595 coastal road from Eskdale is well placed for exploring the central Lake District Whitehaven in a southerly direction, signposted to Barrow. and for access to the West Cumbrian Coast. Ambleside is Turn off at Gosforth and follow the road for six miles to fourteen miles away and Windermere eighteen miles. Other Eskdale. Continue through Eskdale Green village to reach nearby towns include the Georgian port of Whitehaven and the King George IV pub and turn left here signposted to the historic market town of Ulverston. Boot. Follow the road to Boot and the property will be found just beyond the village
THE HOUSE An impressive, semi-detached stone and FIRST FLOOR slate built house, comprehensively upgraded and tastefully extended to create a superbly appointed spacious and LANDING Good range of built-in storage cupboards. attractively presented family home. BEDROOM NO.1 A spacious dual aspect double bedroom GROUND FLOOR with a range of built-in wardrobes.
TRADITIONAL ENTRANCE PORCH BEDROOM NO.2 A large, dual aspect double bedroom.
ENTRANCE HALL/OFFICE A welcoming entrance hall with BEDROOMS NO.3 AND NO.4 One double and one good a slate floor and built-in cloakroom/w.c. sized single bedroom.
SITTING ROOM A delightful dual aspect room featuring a BATHROOM Fitted with a suite in white comprising a fireplace with a wood burning stove and a recess lined with panelled bath and separate walk-in shower, a pedestal shelves. wash hand basin and a w.c.
KITCHEN/DINING ROOM A superb open plan, triple aspect OUTSIDE Wide stone paved patio terrace to rear and room with a splendid beamed ceiling and a slate floor, fitted surrounding lawned gardens. Open courtyard areas to front with a range of handcrafted floor and wall units, granite work and side providing ample car parking. surfaces, an island unit and a Belfast sink. Good range of built-in appliances including a Rayburn stove.
SHOP AND RECEPTION AMENITIES BLOCK
The well stocked and licensed shop has a modern A modern, purpose built amenities block, adjoining the interior with a slate flagged floor, a wide shop front with shop and reception, built in blockwork with rendered glazed double doors and a wooden counter which also elevations under a pitched slate roof. serves as the reception. To the rear of the shop is a stockroom and staff room/kitchen. The amenities block comprises separate, generously proportioned, ladies and gents shower and toilet facilities, The shop is very popular with customers and there is disabled/family shower room, a well equipped scope to offer café facilities. laundry/drying room, a washing up room, further washing up areas and a CDP.
CAMPING BARN Also adjoining the camping barn is a large garage/store. This highly useful building has potential for conversion into The eight person camping barn has been formed by the additional living accommodation as an extension to the relatively recent conversion of a former bank barn of camping barn, subject to requisite consents being obtained. substantial stone construction under a pitched slate roof. CAMPING PODS To the ground floor is an open plan kitchen/living room with a slate floor, wood burning stove and central heating. "Glamping" is particularly in vogue for seasoned and wannabe campers. At Eskdale Campsite there are ten To the first floor is a spacious bedroom featuring an open timber built, insulated camping pods, each accommodating beamed ceiling, exposed stonework and double "barn" up to four campers. The pods are located in an attractive entrance doors. wooded glade fronting onto lawned and wood chip sitting out areas. The pods are very popular with regular repeat Attached to the camping barn is a heated drying room with business and new customers. Each pod has electric lockable steel lockers. lighting, electric heating and USB charging points.
THE CAMPSITE THE BUSINESS
The campsite is laid out in three immaculately maintained, Full details of turnover and profit levels can be provided on level camping areas with 100 pitches, including 50 electric request. Copies of the accounts can be made available to genuinely interested parties only following a viewing. hook-ups.
The pitching areas are fringed by trees and through one FOR THE YEAR ENDED 31ST OCTOBER 2016 area meanders a delightful beck.
Turnover [net of VAT] Site and Shop £320,000 There is ample parking in the tidily maintained gravelled car parks. There are two children’s playing areas, including one Net Profit for the Site and Shop £168,000 recently supplied by Playdale and a parcel of mature [Before finance costs and depreciation] woodland.
The owners main website for Eskdale Campsite is Beyond the wood and behind the garden of the house is an www.eskdalecamping.com. A further insight into the area of fellside where there is potential for the creation of property can be gained by looking at: further amenity space or development of the campsite, Facebook @eskdalecampsite subject to requisite consents being obtained. Instagram eskdale1 Twitter @eskdale1
A public footpath crosses the northern part of the property. Together with TripAdviser and UKCampsite reviews.
INVENTORY An inventory of all items to be included in the LOCAL AUTHORITY Copeland Borough Council: Tel No: sale is available to genuinely interested parties following a 0845 0548600. viewing. The stock of the shop is available at valuation. COUNCIL TAX/RATEABLE VALUE
TENURE Freehold. Available as a going concern. House - Band “D” PRICE Offers in the region of £1,695,000 are sought for Campsite - Rateable Value £26,750. the business assets as a going concern. The business assets and not the shares of the company are offered for SOLICITORS sale. The price includes the house known as Hollins Farm and the shop both of which are the personal property of the Barry Scott, Southerns Solicitors, 41 Whitegate Drive, only shareholders in the trading company. Blackpool, FY3 9DG
SERVICES Mains water. Mains electricity [three phase]. ACCOUNTANTS
Private sewage treatment plant [installed in 2010]. MNDA Accountancy Limited, Suite F, Rayrigg Estates, Rayrigg Road, Windermere, LA23 1BW The house and amenities block are installed with oil fired central heating systems. The camping barn and the drying JOINT SELLING AGENT: room are serviced by gas fired central heating via an LPG tank. Michael Paul Consultancy, The Old Brewery, Lodway, Pill, Bristol, BS20 0DH. Tel: 01275 374001 SITE LICENCE AND PLANNING The site is operated between 1st March and 14th January in the following year, VIEWING which means that it only has to be closed for six weeks. The owner can choose to close for a longer period. Strictly by appointment through our Kendal Office.
The Planning Authority is the Lake District National Park Authority: Tel No. 01539 724555
.
HOLLINS FARM COTTAGE
AMENITIES BLOCK
CAMPING BARN
SITE PLAN
STRICTLY FOR IDENTIFICATION PURPOSES ONLY
36 Finkle Street, Kendal, Cumbria, LA9 4AB
Tel: 01539 721 375 Fax: 01539 732 600
Email: [email protected]
Also at Grange Tel: 015395 33302