Highside Farm, Bassenthwaite, Keswick, Cumbria, CA12

Invitation for initial offers to be received in writing by 12 noon on 31st August 2022.

Rare farm for sale located in Lake District National Park, including Grade II Listed farmhouse, B&B business including glamping pods, planning consent for an agricultural workers dwelling, range of farm buildings and land extending to 114.16 Ha (282.16 Ac).

PROPERTY SUMMARY
Located in the Lake District National Park sitting beneath the fells of Skiddaw and Ullock Pike, Highside Farm has outstanding views over Bassenthwaite Lake and the dramatic scenery beyond.  Overall the farm extends to approximately 114.16 Hectares (282.16 Acres) and includes a Grade II Listed farmhouse and a full farm steading including both traditional and modern agricultural buildings.  A successful holiday accommodation business currently operates with three B&B guest rooms in the adjoining traditional stone outbuildings. There are three self-catering glamping pods with planning permission for a further five.  Planning permission for a separate four-bedroom agricultural dwelling is also included. The property lends itself to those with equestrian interests.

GUIDE PRICES
THE WHOLE £4,000,000
LOT ONE £2,150,000
LOT TWO £450,000
LOT THREE £650,000
LOT FOUR £515,000
LOT FIVE £235,000

CONTACT
Adeline Rutherford
Tim Michie
Victoria Linsley

VIEWING
Viewings are scheduled to take place on Monday 27th June and Monday 11th July between 10/30am and 3pm. Viewings are strictly by appointment only, please contact the agent to book an appointment.

THE AREA
Highside Farm is set within the North West region of the Lake District World Heritage Site which is England’s largest National Park. Amidst famous fells which have been documented by the likes of Wainwright, the scenery is second to none and arguably the most beautiful place in England.

Given the wide range of activities and attractions within the area including equestrian pursuits, walking, cycling and almost unlimited water sports the area draws a huge number of tourists each year.

Albeit a rural haven, the strong road network system provides easy access not only to the neighbouring towns of Cockermouth, Keswick and Penrith which have a wealth of day to day facilities, but also the larger business centres of Newcastle, Glasgow and Manchester, which are all reached in little more than two hours and enjoy both domestic and international travel options by rail and air.

THE PROPERTY
Highside Farmhouse is a Grade II Listed dwelling built in the 1600s with appealing, original features and six bedrooms. The accommodation is well planned, flexible and has previously been partly utilised as a family home and successful bed and breakfast business.

The farmhouse style kitchen lies to the rear of the property and overlooks the courtyard of traditional agricultural buildings. With a practical yet endearing stone flagged floor, window seat and beamed ceiling, the welcoming feeling is immediately apparent on entering. An inglenook fireplace houses a Stanley stove which warms the room, provides cooking facilities and fires the central heating. There is a good range of kitchen units and the room is complemented by a suite of ancillary spaces including back kitchen and utility room, essential in any country residence.

To the front of the property are three reception rooms all benefitting from breath-taking views over the countryside and Bassenthwaite Lake. These provide flexibility to allocate separate rooms for guest use i.e. breakfasting and a social space whilst retaining private accommodation for the owners if required.

The main living room, to which the front entrance leads, boasts an impressive wall-to-wall, original inglenook fireplace.

Completing the ground floor accommodation, a short flight of steps rises to an upper ground-floor with an en suite bedroom which, due to the ground level, has external access to the rear of the property, thus creating a self-contained guest bedroom with disabled access. This ground floor bedroom is currently utilised as a farm office.

To the first floor, three large double bedrooms positioned to the front of the property, enjoy the southerly views over the lake, and have been lovingly restored to expose vaulted ceilings and original beams and trusses. Two of the rooms have en suite shower facilities and the third can be compartmentalised with two additional bedrooms to create separate owners accommodation serviced by a pleasant and well appointed family bathroom.

There is a spacious garden area which is fenced and laid to lawn, sloping gently south and found adjacent to the farmhouse whilst a traditional forecourt garden sets the house back from the road. A sheltered terrace to the rear of the property provides an informal setting for entertaining.

In addition to the farmhouse, there are three self-contained, en suite guest bedrooms which have been converted from traditional buildings within the courtyard. The two first floor rooms are known as Lake Valley View and The Granary. Each is accessed by external stone steps and are spacious double rooms, again having characterful, vaulted ceilings with magnificent, original, exposed timbers. The third guest bedroom, Raven Crag, is at lower ground level and enjoys a more contemporary ambience, also including a luxurious, en suite shower room.

The driveway sweeps up to a convenient parking area for guests where three high specification glamping pods are located in an elevated spot. The glamping pods were installed in May 2020 and sleep either two or four people with the option of a sofa bed providing additional sleeping for two more in each unit.

Entrance to each pod is over a small veranda into the main living space which is open plan with a well appointed kitchenette having all the modern conveniences and cooking facilities required for a short, self-catering break. The bed lies to the rear of the space next to the shower room with the four berth unit having a neat bunk-bed arrangement. Outside there is a brick built barbecue and a fire pit for each pod.

THE BUILDINGS
At the rear of the farmhouse is a courtyard of traditional buildings including longstanding byres and granary buildings. Part of the traditional buildings have been converted for three self-contained, en suite guest bedrooms, the remainder of the traditional building complex is not renovated and remains in use for farm activities such as housing dog kennels, lambing pens and general storage. The traditional buildings are labelled 1, 2, 3 and 4 on the building plan enclosed. These traditional buildings have potential for conversion to provide additional accommodation or diversification opportunities subject to obtaining the necessary consents.

The sheep pens are under cover and include areas for handling, sorting, races and a dipping tub.

To the south of the farmhouse and traditional building complex are modern steel portal framed farm buildings. These modern farm buildings have historically been used to house cattle. In addition, on the south side of the main steading, is a concrete farmyard including a cattle handling area, a silage pit, and a slurry pit.

On the north side of the farmyard are two free standing modern buildings that have been used for lambing and housing cattle. Depending on the intention of the incoming purchaser these buildings could be utilised for stabling and other equestrian uses subject to some alteration and obtaining any consents that may be necessary.

Separate from the main farmyard, on the opposite side of the A591 road, are two livestock housing polytunnels. The polytunnels are used for housing, lambing and gathering sheep. These buildings are labelled 18 and 19 on the building plan enclosed.

PLANNING PERMISSION
The farm benefits from different elements of planning potential across the board. The horseshoe arrangement of aesthetically-pleasing, traditional farm buildings, which are currently in daily use on the farm, also have development potential for conversion to residential or holiday accommodation; subject to obtaining the necessary consents.

Adjoining the farmhouse is a large double height barn with further byres at lower ground level, accessed from the roadside of the property. Planning permission for this extensive footprint of existing buildings was granted in 2002 which allowed for conversion of two, two–bedroom, self-contained cottages for holiday use. Some development has occurred whereby three guest bedrooms have been created. Purchasers are required to satisfy themselves that they are happy with the work which has been carried out so far against the granted planning permission and Listed Building Consent. Further details of the consent can be found under planning reference 7/2002/2088.

Planning consent exists in perpetuity for a further five glamping pods adjoining the exiting three units. Planning permission for eight luxury glamping pods was granted in 2018 under planning reference 7/2018/2231 and has been implemented by commencement of the development and three pods having already been installed.

Lot Three has the benefit of planning permission for a large agricultural worker’s bungalow which was granted in 2014 under planning reference 7/2014/2101 . The construction works have commenced and foundations for the garage have been laid. Certification exists confirming the development has been implemented. Purchasers should seek independent advice regarding the to the ability to satisfy or vary this condition prior to making an offer to purchase.

THE LAND
In total the farm extends to 114.16 Hectares (282.16 Acres). The farm is offered for sale in five Lots.

Lot One extends to 35.54 Hectares (87.83 Acres);

Lot Three extends to 14.76 Hectares (36.49 Acres);

Lot Four extends to 21.97 Hectares (54.31 Acres);

Lot Five extends to 7.75 Hectares (19.61 Acres).

These four Lots are made up of productive meadow land ideal for grazing and mowing for hay and silage.

Lot Two extends to 34.14 Hectares (84.37 Acres) and 40 common grazing stints. This Lot is split into two distinct areas. The area with roadside access extends to 14.64 Hectares (36.18 Acres). It consists of rough grazing with a steep elevation. The remainder of Lot Two is accessible on foot or with an off-road vehicle along a right of access over common land. This area, ‘The Intake’, extends to 19.50 Hectares (48.19 Acres) and consists of fenced, rough-grazing.

The 40 stints related to Lot Two are associated with Bassenthwaite and Skiddaw Common and allow 80 ewes to graze the Common between May to October. In addition to the ewes, hoggs can be turned out by the graziers from 1 April to 30 September each calendar year. The number of hoggs must not exceed 28. Circa 200 Swaledale fell sheep of regular ages which are hefted and acclimatised are available by separate negotiation.

BASIC PAYMENT SCHEME
The Vendor has claimed and will retain the 2022 payment, and the sale contract will oblige the purchaser to sign an indemnification that they will maintain the land in good agricultural and environmental condition and follow the rules of Cross Compliance. Further to this, the indemnification will hold the purchaser liable should the Vendor be penalised for breach of cross compliance due to actions or negligence of the Purchaser. The entitlements are not included in the sale of the property.

ENVIRONMENTAL AND COUNTRYSIDE STEWARDSHIP
There is a combined historic Entry Level Stewardship and Higher Level Stewardship Agreement that related to Bassenthwaite and Skiddaw Common, which the stints entitle the stint holder to graze. More information can be made available on request.

The remainder of Highside Farm is not entered into a Enviromental or Countryside Stewardship Scheme.

METHOD OF SALE AND LOTTING
The property is offered for sale by private treaty as a whole or in Lots. The selling agent reserves the right to conclude negations by any other means. All prospective purchasers are encouraged to register their interest with George F. White as soon as possible.

VIEWINGS
Viewings are strictly by prior appointment with George F. White.

SPORTING AND MINERAL RIGHTS
It is understood the sporting and mineral rights are included in the sale insofar as they are owned.

RIGHTS OF WAY, EASEMENTS AND WAYLEAVES
The property is sold subject to and with the benefit of all rights of way, water, drainage, water course and other easements or wayleaves, quasi or reputed easements and rights of adjoining owners, if any.

A public footpath crosses land contained in Lot One, please refer to the Land and Lotting Plan.

SERVICES
It is understood that the farmhouse and steading are fed by a private spring water supply which collects in two 10,000L tanks located in field parcel 20 in the plan. The filtration system is housed in The Cooling House noted on the building plan and is serviced and water tested annually.

Drainage and electricity are connected to the mains and central heating in the main house is oil fired. The letting bedrooms are independently heated via electric wall mounted heaters and have an electric shower in each room.

A third tank and secondary water filtration system for the pods is located in the steel container located behind the pods.

Some field parcels benefit from a mains water supply. There is one water meter that services the whole farm. Should the farm be sold in lots, the purchaser(s) of the lots benefitting from mains water supply, will be required to install a sub-meter for their supply within a set period of time from completion.

EPC RATING
Highside Farmhouse has been certified with an EPC Rating F.

TENURE & POSSESSION
The entirety of the property is understood to be freehold and offered with vacant possession on completion subject only to grazing licences.

LOCAL AUTHORITIES
Cumbria County Council, Allerdale Borough Council, Lake District National Park Authority.

COUNCIL TAX
Highside Farm is in Council Tax Band F.

BED AND BREAKFAST BUSINESS
The ongoing concern of the B&B business is included in the sale and bookings for the guest bedrooms and pods are still being taken. The Vendors will provide a handover of the business to assist with continuity. Some chattels and fixtures and fittings may be available by separate negotiation.

HEALTH AND SAFETY
Given the potential hazards we would ask you to be as vigilant as possible when inspecting the property for your own personal safety especially around the farmyard and any livestock.

what3words
Every three metre square of the world has been given a unique combination of three words. A free App is available for iOS and Android smartphones and using the unique sequence of words below you will be able to pinpoint this property.

The Farmhouse ///inner.bricks.invisible

The Building Plot ///mixing.kicked.eased

Important Notice
Every care has been taken with the preparation of these particulars, but they are for general guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance  professional verification should be sought.  All dimensions/boundaries are approximate. The mention of fixtures, fittings &/or appliances does not imply they are in full efficient working order. Photographs are provided for general information and you may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website. These particulars do not constitute a contract or part of a contract.