Rose Bank Farm, Dalston, Carlisle, Cumbria, CA5

An extensive equipped farm in a wonderful position overlooking the River Caldew.

Description

SITUATION
Rose Bank Farm is set amongst attractive rolling countryside just under 3 miles south of Dalston and 7.7 miles south of Carlisle. Junction 42 of the M6 is approximately 12 miles east of the farm providing excellent access to the wider road network. Carlisle station provides superb access to the wider rail network, Newcastle, Manchester, London and Glasgow.

SUMMARY
Rose Bank Farm is accessed via a short private drive from the public highway, the farm comprises a substantial attractive farmhouse and cottage, with extensive additional infrastructure, including a range of traditional livestock and general purpose farm buildings, notwithstanding the current agricultural focus there is the potential for redevelopment in the direction of a purchasers choosing, be that equestrian, leisure or residential redevelopment (subject to consents). The sale area includes several grassland parcels to complement the property.

ROSE BANK FARMHOUSE
Rose Bank farmhouse is an attractive, well proportioned traditional property with panoramic views, constructed in sandstone beneath a pitched slate tile roof, overlooking the River Caldew to the east.

The ground floor accommodation comprises an entrance porch, utility room, kitchen, dining room and sitting room benefiting from attractive bay windows and fireplaces. To the rear of the kitchen is a washroom with a washbasin and an external door. The first floor includes three double bedrooms, each with fitted wardrobes, a single bedroom and a bathroom with a shower, bath, WC and washbasin. In all the accommodation extends to 2,589 sq ft.

Lying east of the farmhouse are attractive lawned gardens and orchard area. The property benefits from UPVC windows and oil-fired central heating.

ROSE BANK COTTAGE
Rose Bank cottage is attached to the western elevation of the farmhouse and currently requires full renovation and refurbishment. The ground floor comprises of a kitchen, pantry, dining room and living room, which benefits from a fireplace. The first floor provides three bedrooms, an airing cupboard and a bathroom with WC and washbasin. The property is in part located above the farmhouse and could be incorporated into the main dwelling should a purchaser choose to. In all the accommodation extends to 1,474 sq ft.

FARM BUILDINGS
Situated to the south and west of the farmhouse is a very substantial range of traditional buildings, comprising a mixture of single and double height structures. These buildings have historically served as granaries, hay barns, stables and coach houses, with one particularly notable double height building featuring a stone flag floor and granary steps. More recently the buildings have been utilised for general storage.

Attached to the western range of traditional buildings is an expansive range of modern buildings. These include a mixture of age and style buildings, including some older timber frame Dutch barns, then a series of modern steel and concrete portal frame buildings, which provide livestock housing, including cubicles, loose housing, former parlour and covered handling areas.

The traditional buildings to the east of the farmhouse offer potential for renovation and conversion, to provide additional residential properties, holiday cottages, office or other commercial space (subject to the necessary consents).

The traditional buildings to the west are more closely integrated with the modern agricultural buildings and consequently, their conversion or redevelopment would be more involved. Significant demolition and reconfiguration of the existing buildings would likely be required to facilitate future development.

The buildings are more specifically described in the table with reference to the building plan.

LAND
The land extends to approximately in all 28.44 acres, including the farmstead and buildings. The farmland which surrounds the holding is sub-divided into relatively small parcels, with hedgerows and mature trees with add to the amenity. The land comprises predominantly of productive grassland and is relatively flat, between 100 to 120 meters above sea level. The land is Grade 3 with soils from the ‘Salwick’ series, being deep well drained coarse loamy soils, typical to the area.




Acreage: 28.44 Acres

Additional Info

RIGHTS OF WAY, EASEMENTS & 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 substation is located close to the farmstead.

SERVICES - Mains electricity, water supply and 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, reciprocal right will be provided. The existing water supply to retained land will be divided and new connections installed within 12 months of any sale completion, rights to supply will remain in the interim.

SUBSIDIES & 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 property is being sold with rights reserved for searching and working of minerals with compensation provisions in favour of the Purchaser/s or
their successors in title.

SALE CONDITIONS- The farmstead area will be sold subject to a restrictive covenant which permits only agricultural, equestrian, open field horticulture or woodland use or development, an exception to this covenant is up to six residential dwellings (new or conversion) can be developed within the farmstead (plus the existing farmhouse and cottage). The farmland is sold subject to an overage restriction, agricultural, equestrian, open field horticulture or woodland uses and development are excluded, any other uses or development will trigger the overage, 30% of the uplift in value for a period of 50 years post completion. The purchaser will undertake to erect and maintain stockproof fences between points A, B, C and D, as marked on the sale plan. The boundary will be marked by the vendors agent, and the fence is expected to be erected with six months of sale completion.

LOCAL AUTHORITY - Cumberland Council

ENERGY PERFORMANCE CERTIFICATE - Farmhouse – Band E
Cottage – Band F

COUNCIL TAX - Farmhouse - Band E Cottage – Band C

TENURE - The freehold of the property is offered for sale with vacant possession on completion.

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

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.

METHOD OF SALE - Rose Bank Farm is offered for sale by private treaty as a whole. All prospective purchasers are encouraged to register their interest with Savills.

NEAREST POSTCODE - CA5 7DA

WHAT3WORDS - ///select.tangent.residual

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

HEALTH & 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 and do not enter building 12b.

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.