Townhead Farm, Dalston, Carlisle, Cumbria, CA5

Attractive residential farm with significant potential.

Description

SUMMARY
Townhead Farm sits in attractive rolling countryside southeast of the Dalston and just under 6 miles south of Carlisle. The M6 and A6 are approximately 11 miles and 5 miles from the farm respectively, for excellent access to the wider road network. The farm is a manageable size with extensive infrastructure and potential for further development and expansion in the direction of a purchaser’s choosing, be that agriculture, equestrian, leisure or residential redevelopment (subject to consents).

TOWNHEAD FARM
Townhead Farm is accessed via a short private drive from the public highway, the farm comprises a historic and attractive farmhouse, range of traditional and modern buildings arranged around a cobbled courtyard and larger commercial concrete yard beyond. The land is divided by the public highway into two blocks with the core land, farmhouse and steading lying on the western side. The smaller block of grassland sits to the east, perfectly suited to grazing livestock or as a pony paddock or amenity land with good road frontage.

TOWNHEAD FARMHOUSE
The farmhouse is an attractive Grade II Listed building constructed of red sandstone under a slate roof dating back to the early 1700s. The farmhouse adjoins a range of historic traditional farm buildings offering a purchaser the opportunity to enhance the current dwelling with scope to extend the living accommodation within the current footprint of the farm buildings, subject to consents. The property would benefit from some modernisation and updating.

The ground floor accommodation comprises entrance hallway, kitchen with oil fired AGA, dining room with cast iron fireplace, sitting room with inglenook fireplace, snug with wood burner, scullery, study and playroom. To the rear is a boot room and utility room, accessing the rear garden. To the first floor are three double bedrooms, a single bedroom and family bathroom with bath, shower, sink and WC.

Lying north and south of the farmhouse are attractive lawned gardens with an orchard area, much of which is enclosed by stone walls.

TRADITIONAL FARM BUILDINGS
Attached to the east of the farmhouse is an extensive range of traditional farm buildings arranged in an L shape and constructed of red sandstone beneath slate and fibre cement roofs. These form part of the listing and are arranged around a cobble courtyard. The buildings are predominantly double height and comprise a former cow byres and cart house with attractive round arch. These have been used for storage, garaging and livestock pens. Across the courtyard is a separate former granary and adjoining lean-to livestock building with mono pitch steel frame and fibre cement roof.

The traditional buildings could be renovated to provide traditional residential accommodation, be this an extension to the house or new residential properties, holiday cottages or office space (subject to the necessary consents).

LAND
The land is divided by the public highway into two blocks of approximately 23.48 acres and 3.31 acres, excluding the farmstead and buildings. The core farmland block sits to the west and surrounds the central farmstead, divided into four parcels with hedgerows and mature trees which give it almost a parkland quality. The land is productive grassland and arable.

The land to the east of the road is a single parcel of grassland adjoining Pow Beck and includes a small corner of scrubland/coppice at the northern tip. The field is ideally suited for use as a pony paddock or small amenity parcel.

The land is Grade 3 with soils from the ‘Clifton’ series, being slowly permeable, reddish fine and coarse loamy soils. The land is relatively flat falling between 80 and 95 metres above sea level.

LOTTING

LOT 1 (BLUE ON PLAN). Townhead Farmhouse, traditional and modern buildings and land – in all about 26.04 acres (10.54ha). Guide price £765,000.

LOT 2 (RED ON PLAN). Grassland adjacent to Pow Beck, in all about 3.31 acres (1.34 ha). Guide price £35,000.

WHOLE. Townhead Farm - in all about 29.35 acres (11.88 Hectares). Guide price £800,000.




Acreage: 26.82 Acres

Additional Info

RIGHTS OF WAY, EASEMENTS AND WAYLEAVES - The property is sold subject to and with the benefit of all wayleaves, easements and rights of way whether public or private whether mentioned or not. Local electricity lines cross the land and a third party residential drainage system is located in the north of Lot 2.

SERVICES - Mains electricity and water, with private drainage. The private drainage system is unlikely to comply with the current regulations and will require replacement by the purchaser with a new system. The vendor will reserve the right to lay service media through the land included in the sale, subject to making good. The existing water supply to retained land will be divided and new connections installed within 12 months of any sale completion, rights to supply with remain in the interim.

SUBSIDIES AND GRANTS - The land is registered on the Rural Land Registry, the former tenant has claimed and will retain the Basic Payment (BPS) and any subsequent payments based on previous entitlements and historical claims. We are not aware of any stewardship schemes or agreements.

SPORTING RIGHTS - The sporting rights are included in the sale, in so far as they are owned.

MINERAL RIGHTS - The minerals rights beneath part of Lot 1 are reserved to a third party as part of a wider manorial title. This includes the right to search, win, and carry away, lead, tin, copper stones, lime slate, mines and minerals.

Where the mineral rights are owned beneath Lot 1 and Lot 2, these are reserved from the sale with underground working powers only.

LOCAL AUTHORITY - Cumberland Council.

ENERGY PERFORMANCE CERTIFICATE - Band F

COUNCIL TAX - Band E

SALE CONDITIONS - The number of residential units in the farmyard is to be limited to the one existing dwelling plus conversion of the traditional buildings to a maximum of four units.

The farmland is restricted to use for agricultural, equestrian, open field horticulture or woodland purposes only. Any use for alternative uses beyond those outline will trigger a development overage, 30% of uplift for any development for a period of 50 years post completion.

TENURE - The freehold of the property is offered for sale with vacant possession on completion, subject to holdover provisions to harvest 2026 crops. This is not expected to extend beyond September.

DESIGNATIONS - Grade II Listing: Townhead and adjoining barns. UID: 1087413

VAT - VAT is payable in addition to the purchase price on the non-residential element of the property, being the agricultural land and buildings. An apportionment of the price agreed will be made by Savills. For the avoidance of doubt, Stamp Duty Land Tax is payable on the total price of the property including VAT. All offers will be assumed to have been made on a VAT exclusive basis unless otherwise stated.

SOLICITORS - Farrer & Co, 66 Lincoln’s Inn Fields, London, WC2A 3LH

METHOD OF SALE - Townhead Farm is offered for sale by private treaty as a whole. All prospective purchasers are encouraged to register their interest with Savills. For sale as a whole or in two Lots.

NEAREST POSTCODE - CA5 7BA

WHAT3WORDS - ///leaky.bathtubs.nights

VIEWING - Strictly by appointment with the sole selling agents Savills.

HEALTH AND SAFETY - Given the potential hazards around the farm buildings and land, we ask viewers to be as vigilant as possible when inspecting the properties for their own personal safety.

STATUS OF SELLER - The vendor, the Church Commissioners, is a registered charity (ch no 1140097), subject to charity law and regulated by the Charity Commission. As a charity, they are bound to comply with the law and our governance arrangements when dealing with our property. There is a legal duty to secure the best terms that can be reasonably obtained on disposal. During the sale process, all right are reserved to continue to consider all offers received, at the vendors discretion, up until contracts are legally exchanged.