Pathways, Blackpool Road, Newton with Scales, Preston PR4 3RJ

Guide Price
Added on 13/05/2020

Key features

  • Expansive Country Property with Land
  • Retail Commercial Units with Parking
  • Established Equestrian Livery Facility with Retail Shop Outlet
  • Redevelopment Approved for Residential Development Site
  • 3.40 acres of adjoining grassland
  • Income from the premises is £27,000 per annum and should be £35,000 per annum subject to letting the vacant units (excluding Pathways dwelling)

Property description

Tenure: Freehold

Pathways was formerly a garden centre converted by the current owners to a considerable equestrian centre with courtyard livery stables arrangement and equine retail shop.
In addition, several multi-span outbuildings have retail consent and a further unit currently occupied by a joiner.

Pathways has current rental income of circa £27,000 per annum with potential of circa £35,000 per annum to include unoccupied units.
This excludes Pathways dwelling which could either be owner occupied or also rented out at circa £1,200 per month.

Beyond the built areas, there are further equestrian all-weather floodlit arena and grass paddocks to the south and west sides of the property.

There existing developed site now has full planning approval to redevelop into a courtyard of 5x detached bungalows.

'Pathways' is a detached two storey four double bedroom dwelling house constructed of brick external wall elevations under a pitch concrete tile clad roof. The accommodation is spacious and overlooks open countryside to the west and south.

Pathways extends to 235 sq.m (2,530 sq.ft) over two floors plus attic room and affords the following accommodation;

Ground Floor
Reception Hall 4.3m x 2.0m plus 2.06m x 1.59m plus 2.55m x 1.75m
A spacious reception hall with corridors off, solid wood flooring, stairs to first floor

Inner Hallway 5.0m x 0.9m plus 6.83m x 0.83m

Study/Playroom 3.8m x 3.28m
Solid wood flooring. French doors leading through to;

Dining Room 5.97m x 3.18m
Solid wood flooring, French double opening patio doors leading through to;

Lounge 5.3m x 4.97m
Feature fireplace on stone hearth with inset cast iron stove, solid wood flooring

Dining Kitchen 4.79m x 4.28m
Shaker style fitted kitchen with laminate worktops housing inset 1 1/2 bowl single drainer stainless steel sink, 4 ring gas hob, double oven, plumbed for dishwasher, tiled floor

Utility 2.03 m x 2.1 m
Fitted wall units, laminate worktop, plumbed for washing machine, tiled floor

Rear Entrance Porch/Separate Downstairs WC
2.08 m x 2.01 m
Comprising low flush WC, wash hand basin, tiled floor

Master Bedroom ensuite 6.89 m x 4.19 m +3.0 m x 1.2 m
Spacious double bedroom with full range of fitted wardrobes. Ensuite shower room comprising shower cubicle, low flush WC, wash hand basin, Bday, tile walls and floor

Bedroom 2 ensuite 4.72m x 3.35m
Double bedroom. Ensuite shower room comprising shower cubicle, low flush WC, wash hand basin, linen cupboard, tiled walls and floor

Bedroom 3 ensuite 4.72m x 3.05m
Double bedroom. Ensuite shower room comprising shower cubicle, low flush WC, wash hand basin, linen cupboard, tiled walls and floor

Family Bathroom 3m x 2.69m
Comprises a spa bath, low flush WC, wash and basin, linen cupboard, tiled walls and floor

First Floor

Lounging Area 4.4m x 3.62m plus 2.46m x 1.65m
Vaulted ceiling, eaves storage, rooflight

Bedroom 4 7.37m x 4.39m
Double bedroom with walk-in wardrobe and separate dressing room with fitted cupboards. Vaulted ceiling, rooflight, eaves storage

Attic Room 12m x 4.3m
Fully boarded attic storage room housing central heating boiler and pressurised hot water tank.


We are advised that mains electricity, gas and water supplies are connected. Connected to Private foul drainage.


Detached Double Garage 6.5m x 6.5m
Constructed of brick external wall elevations under pitch concrete tile clad roof.

There are extensive generous private garden space with Pathways including large landscaped and flagged patio areas and lawned garden.

Retail / Commercial Units 705 sq.m (7,585 sq.ft) gross internal floor area

Joiners Workshop 312 sq.m
Dual span polytunnel with visqueen cover under galvanised frame, concrete flagged floor.
Measures 23.41m x 13.32m

Showroom/ Offices 190 sq.m
Open Plan unit with conservatory reception, three office/storage rooms.
Measures 14.77m x 10.53 m plus 4.77m x 3.1m. Conservatory reception measures 5.98m x 2.47m plus 2.99m x 1.55m max.

Equestrian Retail Shop 203 sq.m
Happy Horse Saddlery comprising Open Plan shop and storeroom. Measures 13.66m x 11.8m plus 9.94m x 4.1m
Separate laundry room measures 6m x 6m.

Large car park area to front of premises. Parking to side of units.

Equestrian Yard
A substantial stables yard in courtyard arrangement comprising 11 loose boxes, tack room, isolation box, lock up store/toilet
5 x (17ft x 12ft) loose boxes
6 x (12ft x 12ft) loose boxes
Outdoor Manège 50m x 20m
Comprises post and three well Rail Fencing, floodlit, rubber granule and silica sand mix surface

Agricultural Land
In addition to the built domestic, retail, commercial and equine areas there are approx. 3.40 acres of grassland which is predominantly level and well fenced comprising several paddocks

Non-Domestic Business Rates (Qualifying for 100% small business rates relief)
Happy Horse Equestrian - Rateable value of £6,900
Happy Horse Stables - Rateable value of £6,600
Jack At Pathways - Rateable value of £950
Kenyon At Pathways - Rateable value of £2,700
Unit 4 At Pathways - Rateable value of £2,450

Council Tax
Pathways - Band 'G'

Planning Permission
The site subject to planning permission is approx. 1.77 acres (0.71 Ha) for 5x New Build Bungalow Dwelling Plots

Appln Ref. No: 19/0486
The development must be begun not later than the expiration of three years being mid October 2022.

This planning permission which allows 5x detached new build house building plots includes a requirement for demolition of all on-site buildings and reinstatement of the car parking to the front of site.

If the existing dwelling or other commercial/retail element requires retention as well as new build housing then this will require a separate planning application which may or may not be successful.

Appln Ref. No: 06/1124

Appln Ref. No: 05/0766

Freehold with immediate vacant possession, subject to legal confirmation.

Rights of Way
We are advised that the adjoining property 'Long Acre' has a right of access to the rear of their property over the initial driveway.

Asking Price
We are seeking offers around £1,200,000 for the whole.
The seller may split as there are various uses, existing and potential, however the land and stables yard will not be separately negotiable without a buyer for the main premises. Expressions of interest in the equestrian yard will be recorded but not negotiated until the seller is in a position to consider selling the stables and land separately.


During Covid-19 restrictions and government advice, any viewings are by strict qualifying appointment with the selling agent only.

The property has several tenants and it is essential that social distancing can be maintained at all times therefore there shall be a maximum

of two persons viewing from the same household and strictly no children. Anyone showing Covid-19 symptoms on arriving for a viewing will result in the viewing being immediately cancelled.

We may only accept viewers that are in a position to move quickly, no speculative viewers or viewers that do not have their own property already on the market.

We will qualify interested parties position and it shall be sole discretion of the agent either to proceed with a viewing or refuse a viewing request.
Personal Protective Equipment is not essential whilst not discouraged.
This information is based on guidelines as at 13 May 2020.



Energy Performance Certificates


Pathways, Blackpool Road, Newton with Scales, Preston PR4 3RJ

Approximate location

NEAREST STATIONSDistances are straight line measurements from the centre of the postcode

  • Salwick Station1.2 miles
  • Kirkham & Wesham Station1.7 miles
  • Moss Side Station4.0 miles
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About the agent


69 Garstang Road, Preston, PR1 1LB

Smith Hodgkinson Pickervance T/as SHP VALUERS is a truly professional property practice with over 100 years experience specialising in country houses, farms, equestrian, development and rural business property consultancy and agency services throughout the North West.

SHP VALUERS are rural practice chartered surveyors and members of the Royal Institution of Chartered Surveyors with experise in property valuation and land law which we find benefits our customers and clients when advising i
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Industry affiliations

Association of Residential Letting AgentsNational Association of Estate AgentsOmbudsman for REsale Estate Agents (no OFT logo)Ombudsman for Lettings Estate Agents


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