ABBEY FLATTS FARM Calder Bridge, Seascale, Cumbria, CA20 1DY

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1 ABBEY FLATTS FARM Calder Bridge, Seascale, Cumbria, CA20 1DY An excellent ring-fenced stock/arable farm extending in total to ha ( acres) with grazing rights on Stockdale Moor. The farmhouse has been renovated and modernised providing excellent family accommodation. There is a large range of modern and traditional buildings. There is also an opportunity to purchase a detached bungalow. For sale by Private Treaty in 5 separate lots, combination of lots or as a whole. Land Agency Dept., Mitchell s Auction Co. Ltd., Lakeland Livestock Centre Cockermouth, Cumbria, CA13 0QQ, T: info@mitchellslandagency.co.uk

2 Location Abbey Flatts is situated 1½ mile north of the A595 trunk road on the Cold Fell road from Calder Bridge to Ennerdale Bridge. The farm house and buildings together with approximately 170 Acres lies to the east of the road and are within the Lake District National Park. To the west of the road there is a further ring fenced 109 Acres. Abbey Flatts is 16 miles south of the market town of Cockermouth and 46 Miles from the M6 Motorway. LOT 1 - Farmhouse, Steading and acres Guide Price 1.2 million FARMHOUSE: Abbey Flatts farmhouse is a substantial traditionally built property which has been fully renovated and modernised in Part of the building has been re-built in block and stone faced. The house has an elevated position with views across the Irish Sea. The accommodation briefly comprises: Ground Floor: Front Entrance porch Living Room 8.50m x 8.59m (27 10 x 28 2 ) Solid timber floor; multi fuel stove Utility Room 6.30m x 3.39m (20 8 x 11 1 ) Fitted range of units with sink and plumbed for Auto. washing machine; built in cupboards. Tiled floor with under floor heating Boiler Room Wet room containing Worcester oil fired boiler and hot water system containing shower and WC Dining Room/Snug 3.67m x 3.68m (12 x 12 1 ) with fire place

3 Kitchen/Dinner 8.30m x 4.20m (27 3 x 13 9 ) Dual aspect room with under floor heating, tiled. Fitted kitchen units containing a range cooker. A wood burning stove offers additional heating. Inner hall with stone staircase to the first floor. there is an under stairs store cupboard. Study 3.86m x 2.69m (12 0 x 8 10 ) leading to internal garage. First Floor: Bedroom 1 (Double) 4.31m x 4.53m (14 2 x ) Bedroom 2 (Double) 4.21m x 4.88m (13 10 x 16 ) Bedroom 3 (Double) 4.23m x 3.91m (13 11 x ) Bedroom 4 (Single) 3.61m x 3.01m (11 10 x 9 10 ) Bathroom 4.18m x 2.93m (13 9 x 9 7 ) max. A staircase leads to an attic store room. Second Floor: Bedroom 6.11m x 9.23m (20 1 x 30 3 ) max. with exposed beams, purlins and exposed stone chimney breast. Shower Room & WC 2.05m x 2.94m (6 9 x 9 8 ) loft storage. Floorplan:

4 Outside Attached to the farm house there are a range of traditional farm buildings including a Ginring These buildings offer a range of uses and a possibility of further development subject to planning consent. At the front of the property there is a walled garden and parking space. At the rear there is a concrete yard leading to the farm buildings. Services The property benefits from mains electricity, there is a private water supply and drainage is to a septic tank. Central Heating is provided via an oil fired boiler. Telephone installed subject to BT regulations. Council Tax Abbey Flatts farmhouse is scheduled in Band D by Copeland Borough Council FARM BUILDINGS:

5 1. Farmhouse 2. Traditional barn (with extension) and round barn Original barn; of solid sandstone construction under a pitched tiled roof divided internally into main barn (partly lofted) with double doors front and rear with mainly flagged floor. Leading to four former byres with partly cobbled/solid floor one with ramp leading to extension. Extension; with block internal walls under a pitched box profile sheet roof comprising 8 concrete stalls with concrete heel stone, central passage and external sliding door to lean-to with range of base units, sink and concrete floor. Round barn; of solid sandstone with slate roof (in need of repair), with concrete floor, double doors and single door and additional support props. 3. Workshop and loose housing 34.4m x 9.2m (112 x 30 ) Workshop constructed from concrete panels and steel legs with box profile sheet cladding, pitched roof clad with cement fibre roof sheets, sliding door and concrete floor with gate leading to extension. Extension (former loose housing) constructed from dwarf block wall, with steel legs and vented sheet cladding, pitched roof with cement fibre sheet cladding with gateway to front and side and central concrete feed line. 4. Modern Livestock building 18.5m x 6.8m (60 x 22 ) Constructed from dwarf concrete wall with steel legs and Yorkshire board cladding, concrete floor under sloped roof with corrugated sheet cladding. Open fronted divided into 2 pens with central passage. 5. Traditional Lofted Barn 13.8m x 7.3m (45 x 24 ) Solid sandstone construction with pitched tiled roof with timber lofted floor (in need of repair) and double main door above former cow stalls with concrete floor and single door to yard. 6. Modern Livestock Building 39.3m x 14.1m (128 x 46 ) Constructed mainly from dwarf concrete block wall with steel legs and box profile sheet cladding and pitched cement fibre roof sheets. Divided internally and comprising, 2 bay barn with soil floor (constructed from concrete panels, box profile sheet cladding and steel legs) with sliding external door. Main barn with 38 cubicles, with 2 concrete scrape lines and concrete heel stones, partial slatted floor, workshop area and opening to yard. 7. Modern machinery shed 18.5m x 13.8m (60 x 45 ) Concrete frame, with dwarf concrete wall with mix of cement fibre cladding and Yorkshire boarding with concrete floor, pitched roof and open gable end. 8. Atcost Livestock Building 23.0m x 18.5m (75 x 60 ) Comprising central barn (store) with lean-to either side. Constructed from concrete frame with dwarf block wall, concrete floor and cement fibre cladding. Each lean-to has two rows of cubicles (56 in all) with central concrete scrape line and external concrete feeding yard. 9. Modern Livestock building 27.6m x 14.2m (90 x 46 ) Comprising main pitched roof barn with lean-to extension. Constructed from dwarf concrete walls, with cement fibre cladding with open gable end mostly concrete floor, with opening to feeding yard to side bedroomed Bungalow (Lot 5)

6 LOT 1 - LAND The land within Lot 1 extends to acres (52.68ha) and is highlighted in yellow on the plan. The land is in a ring fence accessed from the farm buildings and public highway. The height above sea level ranges from 100m to 150m and is mostly gentle undulating good quality grassland. On the eastern and northern boundaries the land is permanent pasture and has steep slopes and has areas of wind bushes. There is a private water supply to all fields (see Further Details section Water Supplies ).

7 SCHEDULE OF ENCLOSURES OS Sheet No. OS Field No. Description Area (hectares) LOT 1 - Yellow hatching Area (acres) NY Grazing NY Grazing NY Grazing NY Mowing/grazing NY Grazing NY Wood NY Mowing/grazing NY Mowing/grazing NY Grazing NY Grazing NY Grazing Total LOT 2 - Green hatching NY Mowing/grazing NY Grazing NY Mowing/grazing NY Grazing NY Mowing/grazing Total LOT 3 - Pink hatching NY Grazing NY Grazing NY Mowing/grazing NY Grazing NY Mowing/grazing NY Grazing NY Mowing/grazing NY Grazing Total LOT 4 - Blue hatching NY Grazing NY Grazing NY Mowing/grazing NY Wood NY Mowing/grazing Total GRAND TOTAL NB. Areas are approximate and are taken from Rural Land Registry maps and Ordnance Survey data including via Promap mapping software

8 SALE PLAN CENTREFOLD

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10 LOT Acres (16.01ha) Land - Guide Price 300,000 A block of excellent grassland extending in total to acres, highlighted green on the plan. There is access from the public highway. The height above sea level ranges from 100m to 140m and is gently sloping. Parcel 2666 is permanent pasture and contains trees with preservation orders on them. The land is watered by a private spring supply (see Further Details section Water Supplies ). LOT Acres (27.04ha) Land - Guide Price 350,000 A roadside block of good quality grassland, extending in total to acres, highlighted red on the plan. The lower lying areas beside High Wood and along Black Beck are permanent pasture containing some areas of rushes. The height above sea level ranges from 80m to 130m. The land is watered by a private spring supply (see Further Details section Water Supplies ).

11 LOT Acres (17.30ha) Land - Guide Price 280,000 Bordered on two sides by public highways are two excellent quality enclosures, a small wood and a garth across the road from the farmhouse and bungalow. The land is highlighted blue on the plan and extends in total to acres. The height above sea level ranges from 80m to 120m. The land is watered by the private spring supply (see Further Details section - Water Supplies ). LOT 5 - Dotty s Cottage - Guide Price 230,000 The bungalow was built 1982/83 with mainly rendered brick/block elevations beneath a pitched slate roof. It provides useful, well, proportioned accommodation with 3 bedrooms, plus conservatory and detached garage. It has UPVC windows and external doors. The bungalow enjoys goods views to its front elevation over the surrounding countryside.

12 Accommodation: Front door to L shaped entrance hall with loft hatch Living Room 4.54m x 6.05m (14 11 x ) With former open fireplace but with working chimney. Kitchen/Diner 3.60m x 7.41m (11 10 X 24 4 ) max. With tiled floor, fitted wall and base units, wood burning stove, door to rear porch and sliding door to conservatory. Conservatory 6.96m x 2.78m (22 10 x 9 2 ) Shower room 2.61m x 2.40m (8 7 x 7 10 ) With tiled floor, W.C, wash hand basin, airing cupboard with water tank and double shower cubicle Porch 2.26m x 2.91m (7 5 x 9 7 ) Bedroom 1 (double) 4.54m x 4.22m (14 11 x ) Front elevation Bedroom 2 (double) 3.48m x 3.05m (11 5 x 10 ) Front elevation Bedroom 3 (double) 3.61m x 4.22m (11 10 x ) Rear elevation with fitted wardrobes

13 Floorplan: Outside: Detached single garage with up and over door and spacious driveway. Large, sloping lawn to front elevation and paved area to side and rear with raised mature flower bed along rear wall. Services: The Bungalow has a mains electricity supply, this supply is connected from Abbey Flatts farmhouse. Please Note: if sold separately the purchaser will be required to install a sub-meter or a completely separate supply. There is a mains water supply and septic tank drainage. Telephone is installed subject to BT regulations. Planning: The occupation of the bungalow shall be limited to a person solely or mainly employed, or last employed in the locality, in agriculture as defined in Section 290 (1) of the Town and Country Planning Act, 1971, or in forestry (including dependants of such persons so employed). Energy Performance Certificates: Farmhouse: Bungalow:

14 FURTHER DETAILS METHOD OF SALE The property is offered for sale by Private Treaty in 5 separate lots, a combination of lots and as a whole. The Vendor reserves the right to amend these particulars, not to accept any offer received or to withdraw the property from sale at any time. VIEWINGS The land can be viewed at any reasonable time with a copy of these particulars at hand. Viewings of the farmstead and bungalow are strictly by arrangement with the Sole Agents: Land Agency Dept., Mitchell s Auction Co. Ltd., Lakeland Livestock Centre, Cockermouth, Cumbria, CA13 0QQ. Tel: info@mitchellslandagency.co.uk TENURE AND TITLE The property is held freehold and vacant possession will be given on completion. The following affect the property: Overhead electricity pole lines and apparatus. An easement in favour of a third party to take a water supply across Lots 1 and 2 to High Beck Cote Farm. A public footpath from Robertgate Bridge and the steading, between lots 3 and 4. A public footpath/bridleway runs from the steading north to Beck Cote in Lot 1. If sold separately from Lot 1 the purchasers of Dotty s Cottage retain the right to use the existing electricity supply from the farmhouse and to maintain a septic tank soakaway located in field 0616 (Lot 1). An underground road surface water drain affects field 7877 in Lot 4. An underground septic tank runoff pipe for Fair Hill cottages affects fields 7704 and 7877 in Lot 4. The right is reserved for the owner of Abbey Flatts farmhouse (Lot 1) to maintain the septic tank and soak away in field 0616 (Lot 4), if the property is sold in lots. The property benefits from a second natural fell water supply collected in a tank located on Cold Fell with pipework leading to the holding tanks referred to in the Water Supplies section below. There is a stop tap adjacent to High Beck Cote Farm, which is currently turned off. VENDORS SOLICITORS David J Emmett LLB (Hons)TEP. Milnemoser Solicitors, Westmorland House, The Square, Milnthorpe, LA7 7QJ. Tel: milnthorpe@milnemoser.co.uk BASIC PAYMENT SCHEME (BPS) AND ENTITLEMENTS The land at Abbey Flatts is classified as Non-SDA, and SDA by the Rural Payments Agency/DEFRA and the grazing rights as Moorland. The land and grazing rights have been registered for the BPS. The 2018 payment is reserved to the Vendor. If sold as a whole; on completion Non-SDA, SDA and Moorland BPS entitlements will be transferred to the Purchaser at no extra cost in order to make a claim in The Purchaser will be required to keep the land in Good Agricultural and Environmental Condition as required for Cross Compliance under the BPS until 31 st Dec The 2017 BPS claim totaled 35,129 WATER SUPPLIES A natural spring water supply is connected to all of the land and the farmhouse. A hydraulic ram system pumps to holding tanks located in Flatts Cop before distribution to the farmhouse and troughs. If the farm is sold in lots each lot will have the right to use this supply. The cost of maintaining the supply will be apportioned equally between each lot. BOUNDARIES Responsibility for the maintenance of boundaries is indicated by inward facing T marks on the Sale Plan and is from information provided by the Vendor. Where no mark is shown no further information is available.

15 ENVIRONMENTAL ISSUES The land at Abbey Flatts is not subject to any scheme. The grazing rights on Stockdale Moor form part of an UHLS agreement as described in the next section. In so far as the Vendor is aware, the property is not affected by any other environmental, historical, archaeological or other statutory agreement. GRAZING RIGHTS Abbey Flatts has a registered right to graze 500 sheep and 50 cattle on Stockdale Moor (no. CL.490). Stockdale Moor is currently in an UHLS Environmental Scheme, this scheme will run to 31/10/2020. Messrs N & R Huck of Abbey Flatts have made an arrangement with Stockdale Moor Commoners Association whereby they receive an annual apportioned payment of the Commons UHLS payment which in 2017 was 10,100. As part of the arrangement twenty-five cattle grazing rights registered to Abbey Flatts are leased to another Commoner/Grazier and this agreement runs to 30/09/18. If the farm is sold in lots the rights will be apportioned pro-rata between each Lot. SPORTING AND MINERAL RIGHTS There are no mineral rights attached to the land. Insofar as the sporting rights are owned by the Vendor, they are included in the sale at no extra charge. FIXTURES AND FITTINGS IN THE FARMHOUSE AND BUNGALOW These are mostly included in the sale at no extra charge. Prospective purchasers should discuss specific items with the Vendor as appropriate. INGOINGS AND OUTGOINGS There will be no ingoing or outgoing claims. The Vendor reserves the right to hold a farm sale at Abbey Flatts prior to completion. ENERGY PERFORMANCE CERTIFICATE (EPC) Copies of the EPC for each dwelling are available from the Sole Agent on request. VALUED ADDED TAX (VAT): VAT will not be charged on the sale. DATE OF PREPARATION: May IMPORTANT NOTICE Whilst every care has been taken in the preparation of these particulars, interested parties should note: 1. The description and photographs are for guidance only and are not a complete representation of the property. Photographs were taken April and May Plans are not to scale, are for guidance only and do not form part of a contract. 3. Services and appliances referred to have not been tested and cannot be verified as being in working order. 4. No survey of any part of the property has been carried out by the Vendor or the Sole Selling Agent. 5. All measurements have been taken using the following: Ordnance Survey data; the RPA Rural Land Registry maps; Promap mapping software; from scaled plans and by tape measure and therefore may be subject to a small margin of error. 6. Only those items referred to in the text of these particulars are included. 7. Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within subsequent written agreement. These particulars do not form, nor form any part of, any offer of contract. Any contract relating to the sale of the property shall only be capable or being entered into by the Vendor s solicitor. 8. These particulars have been prepared in good faith and in accordance with the Consumer Protection from Unfair Trading Regulations 2008 to give a fair overall view of the property, but neither Mitchell s Auction Company Ltd nor the Vendor accepts any responsibility for any error that they may contain, however caused. Any intending purchaser must therefore satisfy himself by inspection or otherwise as to their correctness. 9. Neither Mitchell s Auction Company Ltd nor any of their employees has any authority to make or give any further representation or warranty in relation to the property.

16 Notes