Rookin Farm, Hutton John, Penrith, Cumbria

Accommodation in Brief
Ground Floor
Porch | Sitting Room | Hall | Kitchen/Sun Room | Snug | Rear Porch | Utility Room | WC | Pantry | Dining Room | Study | Workshop | Store Room | Garden Store

First Floor
Principal Suite of Bedroom | Dressing Room | Upstairs Sitting Room| Shower Room | Three Further Bedrooms | Bathroom

Externally
Paved & Gravelled Driveway | Car Ports | Garden | Patio | Greenhouse | Vegetable Patch | Orchard | Paddocks | Woodland | River Frontage | Barn & Outbuildings 

The Property
Rookin Farm is a fine example of a traditional Cumbrian stone-built farmhouse, set within land and a range of outbuildings in an unspoilt rural setting. The house retains a wealth of original period features, while thoughtful modernisation, including internal insulation, has improved efficiency without compromising character. The gardens, paddocks and woodland are beautifully maintained, creating a calm and established setting that complements the house. 

A glazed front porch opens into the sitting room, where exposed timber beams and a substantial sandstone inglenook fireplace with Clearview multi-fuel stove create an immediate sense of warmth. A built-in storage nook adds further character. 

From here, the layout flows into a central hall and on into a traditional farmhouse kitchen. Stone flagged floors, solid oak cabinetry and oak and slate worktops define the space, with a Belfast sink and Aga reinforcing the character. Modern appliances, including an integrated oven, electric hob and dishwasher, are seamlessly incorporated. 

The kitchen opens into a bright sitting area with views across the garden and surrounding countryside, where wildlife, including red squirrels and a variety of birds, can often be seen. Double doors open directly to the garden, allowing for easy outdoor dining. A snug sits just off the kitchen, providing a more private space, well suited to reading, relaxing or use as a playroom. 

Back in the hall, a rear porch provides practical access to the garden and a place for coats and boots. A formal dining room sits alongside a study, which could equally serve as a playroom or ground floor bedroom if required. A utility room with sink leads to a pantry with plumbing for a washing machine, alongside a separate WC. 

To the first floor, the principal suite is particularly impressive, arranged to include a bedroom, dressing area and a further sitting room, all with exposed timbers. This additional space could also serve as a home office or gym, enjoying a south-facing aspect with far-reaching views towards the Ullswater fells. The adjoining shower room is well appointed, with a curved shower and a period marble-topped washstand. 

There are three further bedrooms, all well proportioned and neutrally decorated, along with a family bathroom fitted with a freestanding bath with shower above, wash basin and WC. Each room enjoys views across the gardens or surrounding countryside. 

Externally
Rookin Farm is approached via a gated driveway, combining paving and gravel to provide generous parking. A converted barn now provides a smart timber-clad car port with covered parking for four vehicles, alongside additional storage.

A range of traditional stone outbuildings sit adjacent, currently used for storage, workshop and garden use, including a garden store with sink and woodshed. These buildings offer clear potential for alternative uses, including additional accommodation, subject to the necessary consents. Planning has previously been granted across much of this area, and interested parties may wish to explore Lake District National Park planning reference 07/3045.

A further open-sided corrugated barn provides additional storage. Power and lighting are connected to the outbuildings, and cabling is in place for an electric vehicle charger.

To the rear, a greenhouse, productive soft fruit beds and an orchard of apple, plum, damson and pear trees extend down towards the river and a stone bridge, creating a particularly attractive and peaceful setting.

From the kitchen, doors open onto a south-west facing sandstone terrace, well suited to outdoor dining and entertaining, with steps leading up to a mature garden with established borders, clipped hedging and traditional drystone walling.

Beyond the garden, a paddock extends under mature trees to the river’s edge, with a further paddock located across the lane with gated access. In all, the property extends to approximately 2.60 acres, offering a manageable and versatile amount of land suited to a variety of uses.

The Owners’ Comments

"There is always a sunny spot to sit with a coffee, whatever the time of year."

"There is always something interesting to see from the windows."

"We love how quiet the house is, in such a special location while still being only ten minutes from everything we need."

Local Information
Penruddock is a well-regarded village within the Lake District National Park, positioned close to Ullswater and approximately five miles from Junction 40 of the M6. The village offers a well-respected primary school, a traditional country pub with restaurant, a church and village hall, contributing to a strong sense of community with regular local events. 

Ullswater, just three miles away, provides exceptional access to outdoor pursuits, including sailing, walking and cycling, set against some of the most picturesque scenery in the Lake District. The surrounding landscape offers a balance of tranquillity and accessibility, ideal for those seeking a rural lifestyle. 

The market town of Penrith is within easy reach and provides a comprehensive range of amenities, including independent shops, supermarkets, leisure facilities and cultural attractions. Schooling in the area is well catered for, with primary schools in Penruddock, Stainton and Greystoke, along with a pre-school in the village. Secondary options include Ullswater Community College, Queen Elizabeth Grammar School in Penrith and Keswick School. 

For those requiring connectivity, the A66 and M6 are both easily accessible, providing convenient routes north and south. Mainline rail services are available from Penrith and Carlisle, offering direct connections to London, Glasgow and Edinburgh, with Carlisle also providing onward services to Newcastle. 

Approximate Mileages
Penruddock 0.9 miles | Pooley Bridge 5.8 miles | M6 Junction 40 Redhills 5.6 miles | Penrith 7.0 miles | Keswick 11.7 miles | Carlisle 20.8 miles

Services
Mains electricity and water. Drainage to modern water treatment works. Oil-fired central heating. Fibre connectivity is available to the property.

Wayleaves, Easements & Rights of Way
The property is being sold subject to all existing wayleaves, easements and rights of way, whether or not specified within the sales particulars.

Agents Note to Purchasers
We strive to ensure all property details are accurate, however, they are not to be relied upon as statements of representation or fact and do not constitute or form part of an offer or any contract. All measurements and floor plans have been prepared as a guide only. All services, systems and appliances listed in the details have not been tested by us and no guarantee is given to their operating ability or efficiency. Please be advised that some information may be awaiting vendor approval.

Submitting an Offer
Please note that all offers will require financial verification including mortgage agreement in principle, proof of deposit funds, proof of available cash and full chain details including selling agents and solicitors down the chain. To comply with Money Laundering Regulations, we require proof of identification from all buyers before acceptance letters are sent and solicitors can be instructed.

Disclaimer
The information displayed about this property comprises a property advertisement. Finest Properties strives to ensure all details are accurate; however, they do not constitute property particulars and should not be relied upon as statements of fact or representation. All information is provided and maintained by Finest Properties.