Rookings, Motherby, Penrith, Cumbria

Accommodation in Brief
Ground Floor
Entrance Hall | Living Room | Sitting Room | Kitchen/Dining Room | Utility Room with WC | Office

First Floor
Principal Bedroom with En-Suite Shower Room | Guest Bedroom with En-Suite Shower Room | Two Further Double Bedrooms | Family Bathroom

Externally
Extensive Gardens and Grounds | Summerhouse with Electricity and Wi-Fi | Extensive Parking and Hardstanding | Full Planning Permission for Detached One-Bedroom Annexe

The Property
Set within a generous plot in the village of Motherby, with uninterrupted views stretching across the Lakeland fells, Rookings is a substantial detached house that combines the character of a traditional Cumbrian conversion with the scale and practicality expected of a modern family home. Originally acquired by the current owner as an uninhabitable cottage with attached barn and outbuildings, the property has since been comprehensively transformed into a highly individual five-bedroom house, positioned to make the most of its remarkable setting just outside the Lake District National Park.

The approach immediately establishes the sense of space surrounding the house, with extensive parking and broad open views unfolding in almost every direction. Internally, the layout has been carefully arranged to balance sociable living with quieter, more flexible spaces, allowing the house to adapt equally well to family life, home working or multi-generational occupation.

A central entrance hall provides the main point of arrival and connects the principal reception spaces. To one side, the sitting room offers a more intimate retreat, centred around a wood-burning stove and enjoying a pleasant dual aspect. Across the hall, the main living room is notably generous in scale, with a fireplace forming a focal point and glazed doors opening directly onto the gardens, strengthening the relationship between the house and its surroundings.

The kitchen and dining space forms the natural centre of the house, designed with both day-to-day practicality and entertaining in mind. Arranged as a large open-plan room, the space is anchored by an Aga and central island with breakfast bar seating, while extensive glazing frames the far-reaching fell views beyond. The orientation of the room allows natural light to move through the space across the day, with the changing landscape becoming an integral part of the interior experience. There is ample room for a substantial dining table alongside relaxed seating, creating a space equally suited to large gatherings or quieter evenings at home.

Adjoining the kitchen, a utility room and separate WC provide practical support for everyday living, while a further ground floor room currently arranged as a home office offers excellent flexibility and could equally serve as a fifth bedroom for guests or dependent relatives.

The first floor is arranged across a split staircase configuration, creating a degree of separation between the bedrooms and lending itself particularly well to visiting guests or flexible multi-generational occupation. The principal bedroom is well proportioned and benefits from an en-suite shower room, while a second en-suite bedroom provides further independent accommodation. Two additional double bedrooms are served by a spacious family bathroom fitted with both a bath and separate shower enclosure, alongside twin basins and quality contemporary fittings. Throughout the upper floor, the elevated position of the house ensures many of the rooms enjoy open views towards the surrounding fells and countryside.

Externally
The gardens and grounds are a defining feature of the property, arranged to take full advantage of the panoramic setting and the changing light across the surrounding landscape. Positioned to capture sunsets across Blencathra and sunrises towards the Pennines, the outdoor spaces enjoy a remarkable sense of openness and connection to the wider countryside.

A substantial area of hardstanding provides extensive parking, while the established gardens offer ample space for outdoor dining, recreation and further landscaping if desired. A detached summerhouse, complete with electricity and Wi-Fi connectivity, provides valuable additional space for home working, hobbies or relaxation, complemented by superfast broadband availability to the property.

The property also benefits from full planning permission for the construction of a detached one-bedroom annexe, presenting valuable flexibility for buyers seeking guest accommodation, multi-generational living or ancillary accommodation connected to the main house.

Agents Notes
Occupation of the approved annexe is restricted to purposes ancillary to the residential use of Rookings, Motherby.

Local Information
Motherby is a peaceful village positioned just outside the Lake District National Park, surrounded by open countryside and with far-reaching views towards the Lakeland fells. The setting offers an appealing balance between rural tranquillity and accessibility, placing Ullswater, Keswick and Penrith all within easy reach while remaining slightly removed from the busier tourist centres of the National Park.

Nearby Pooley Bridge, set on the northern shores of Ullswater, provides a range of independent cafés, pubs, restaurants and local amenities, alongside access to some of the Lake District’s most celebrated walking routes and waterside activities. The neighbouring villages of Greystoke and Penruddock further support day-to-day living, with village schools, public houses and active local communities.

Penrith offers a wider selection of shops, supermarkets, leisure facilities and schooling, including excellent transport connections via the M6 and West Coast Main Line, providing direct rail services to London and Glasgow. Keswick lies to the west and is renowned for its vibrant outdoor lifestyle, theatre, independent retailers and access to Derwentwater and the surrounding fells.

For those seeking outdoor pursuits, the surrounding area is exceptionally well placed for walking, cycling, sailing and fell climbing, with Ullswater just minutes away and the wider Lake District landscape readily accessible throughout the year.

Approximate Mileages
Ullswater, 5 miles | Pooley Bridge, 5 miles | Greystoke, 3 miles | Penrith, 7 miles | Keswick, 14 miles | Ambleside, 24 miles | Windermere, 30 miles | Kendal, 34 miles | Carlisle, 25 miles

Services
Mains electricity, water and drainage. Oil-fired central heating. Superfast broadband is available to the property, with Openreach reporting download speeds of up to 1600Mbps and upload speeds of up to 115Mbps. Broadband connection installed to summerhouse.

Tenure
Freehold

Council Tax
Band C

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.