Easthwaite Farm

Easthwaite Farm is a stunningly located and extremely well managed Lakeland farm within the Wasdale Valley.The sale arises as a result of the retirement of the current tenant farmer whose family have farmed the land to very high standards for two generations.The Herdwick flock is highly renowned in the area.The property is accessed off the public roads via a long, private track.The farmhouse and cottage/granny flat are currently separately occupied but could easily be incorporated into a single dwelling, subject to the appropriate planning consents.The location also lends itself to other potential uses such as bed and breakfast and other tourism driven enterprises.

This sale offers an outstanding opportunity to acquire a stunningly located and extremely well managed Lakeland farm within the Wasdale Valley and close to Wastwater.

The sale arises as a result of the retirement of the current tenant farmer whose family have farmed the land to very high standards for two generations.

The Herdwick flock is highly renowned in the area.

The property is accessed off the public roads via a long, private track.

The farmhouse and cottage/granny flat are currently separately occupied but could easily be incorporated into a single dwelling, subject to the appropriate planning consents.

The location also lends itself to other potential uses such as bed and breakfast and other tourism driven enterprises.

Easthwaite Farm lies approximately 1 mile from the hamlet of Nether Wasdale and 2 miles from the small village of Santon Bridge. The large village of Gosforth lies approximately 5 miles to the west.

Mains electricity.

Foul drainage to a private septic tank.

The farmhouse and buildings benefit from both a spring fed supply and a separate piped supply off the supply pipe used by the NDA.

Follow the A595 from Ravenglass to the south or Egremont and Calder Bridge to the north. Follow signs either to Gosforth coming from the north or Santon Bridge when coming from the south.

From the north, drive through Nether Wasdale, cross over a small bridge over the river Irt and turn right towards Santon Bridge. The entrance to Easthwaite Farm is immediately on the left.

From Santon Bridge, follow the road towards Nether Wasdale and shortly prior to the hamlet, the farm drive is located on the right.

The location of the property is shown on the plans within these particulars and will be identified by way of PFK sale boards.

Lot 1 - Easthwaite Farm

The Farmhouse
The farmhouse sits in a prominent position to the east of the farmyard and is of rendered stone construction under a slate roof. It benefits from views across the Lake District valley of Wasdale.

The accommodation comprises the following:

Ground Floor
Front door leading from a porch into the kitchen/dining room

Kitchen/Dining Room stretching the length of the front of the house with fitted wall and base units including an integrated oven and hob as well as a sink. Also, with a free standing oil fired Rayburn which heats the water and radiators throughout the property.

Pantry/Store with concrete floor and storage shelves.

Sitting room benefiting from a window on each side wall as well as an open fire and exposed beams.

Ground Floor passageway with stairs leading to:

First Floor
Landing with large sky light proving plenty of light.

Bedroom 1- large double bedroom with two set back double glazed UPVC windows, exposed beam and radiator.

Bedroom 2 – large double bedroom with one set back double glazed UPVC window and radiator.

Bedroom 3- single bedroom with set back UPVC double glazed window and radiator.

Bathroom with wash hand basin, shower over bath and airing cupboard. Benefitting from a skylight.

WC- separate from bathroom

The property falls within Council Tax Band D.

Foul drainage is dealt with via a septic tank which is also shared with the adjoining Easthwaite Cottage.

Easthwaite Cottage
Easthwaite Cottage is a two bedroomed semi-detached cottage attached to the eastern elevation of Easthwaite Farmhouse with parking for one car and a small garden to the rear.

The accommodation comprises the following:

Porch with uPVC door leading through to the sitting room

Kitchen with wall and base units, sink and drainer

Off the kitchen is a utility room with base units, sink, plumbing for a washing machine and uPVC door leading to the outside of the property.

On the first floor of the property are two bedrooms each with a feature fireplace and a family bathroom with WC, wash hand basin and bath with an electric shower over it.

The property has a self-contained mains electricity supply and a shared water supply with the adjacent farmhouse.

Foul drainage is dealt with via a septic tank also shared with the neighbouring farmhouse. The property is heated via oil fired central heating.

The property falls within Council Tax Band C and EPC Band E.

Farm Buildings
There is a range of traditional farm buildings located to the west of the farmhouse.

The buildings comprise the following:

Stone barn with a box profile roof which houses the farm workshop.

Former garage which is now used for storage.

A portal framed building with corrugated sheet walls and roof, formerly used as a Dutch barn but is now utilised as a calving pen.

A cubicle building with two separate sections; one section having cubicles for 12 open to a feed passage with a further building having cubicles for 36. Attached to this is a lean-to which is used for straw storage and calf accommodation.

Lofted stone built under a slate roof barn which is currently used as a farm workshop.

A portal framed building for cattle housing and an additional section used for loose housing of cattle.

Stone barn under a slate roof which the tenant has converted into housing for cattle.

Former farmhouse under a slate roof with loft above. This building is used for dog kennels, feed storage and other general storage areas.

A single storey, stone building under a fibre cement sheet roof which is used as a bull pen. At the rear of this building is a steel sheet and wooden framed lean-to with a corrugated sheet roof and walls used for livestock housing.

A steel portal framed modern five bay building measuring 75ft long x 68ft wide comprising steel stanchions, concrete panels with Yorkshire boarding above, concrete floor and a fibre cement sheet roof.

Also within the yard area is a set of sheep handling pens and an electricity sub-station.

The Land
The land forming Easthwaite Farm extends in total to approximately 312.07 acres or thereabouts. This comprises mowing land, pasture land, allotment land, woodland and farmyard, access track etc as well as a block of 64.12 acres of freehold intake land adjoining Eskdale Common, lying to the south of the property.

Save for the fell intake, the land is all situated within a ring fence and is accessed via a track from the main road leading to the farm steading which then continues on through the middle of the land in an easterly direction. There are two large areas of land at the western edge of the farm which enjoy roadside access from the minor Council highway.

The land is in good heart with the boundaries being maintained to a good standard and the land generally free of weed infestation.

The land benefits either from a natural water supply or where water troughs are present, this is supplied via a combination of the same fell supply and the Sellafield supply that serves the farmhouse, cottage and buildings.

The land is undulating in nature and northerly facing but appears to be well managed.

Common Rights
The sale of Lot 1 includes fell rights on both Nether Wasdale (CL59) and Eskdale Common (CL58). The fell rights on Nether Wasdale Common total 705.7 sheep and the fell rights on Eskdale common total 617.5 sheep.

Hefted Flock
The purchaser will be given the opportunity to purchase the hefted flock of 235 Herdwick ewes, 37 Herdwick wethers, 106 Herdwick hoggs and 3 Herdwick tups, from the outgoing tenant, at prices to be agreed between the parties.

Planning Policy
Easthwaite Farm is located in open countryside towards the southern edge of the Lake District National Park, which is a designated World Heritage Site.

Planning policies within the National Park restrict development in the open countryside to that which requires a rural location. Typically this development is limited to agricultural development, forestry and the sensitive reuse of traditional buildings and heritage assets.

There is no recent planning history for the property, and none of the buildings are listed.

• Easthwaite Cottage – planning policies would support sensitive extension or alteration of the property to increase the residential accommodation on offer.

• Former Easthwaite Farmhouse – subject to necessary planning, there may be scope to bring the former farmhouse back into a residential use.

• Traditional Stone Buildings – there is potential to convert the traditional stone buildings on the site to provide either local occupancy housing, employment uses or holiday accommodation (as part of a farm diversification scheme).

• Remaining Land, Buildings and Woodland – suitable for continued agricultural or forestry uses. There may also be opportunities for leisure and tourism uses as part of a farm diversification scheme.

Please contact our planning team for further advice on potential planning opportunities on 01768 866611 or email planninganddevelopment@pfk.co.uk.

Lot 2 - Land at Woodhow

The Land
This land extends in total to 24.78 acres which comprises woodland, mowing land, pasture and approximately 8.06 acres of wet, marshy land with the southernmost boundary formed by the River Irt.

The land is served by a mains water supply and is in good heart with the boundaries being maintained to a good standard and there being little sign of weed infestation.

This land all enjoys direct roadside access save for the large wet pasture field to the west of the lot.

General Remarks, Reservations & Stipulations

Method of Sale
Easthwaite Farm is to be offered for sale by Private Treaty in two lots or as a whole.

The Vendor and sole selling Agents reserve the right to alter or divide the property or to withdraw or exclude any of the property at any time.

The Vendor reserves the right to vary any of the terms and conditions of sale or to change the method of sale without notice. For this reason, we recommend likely Purchasers should register their interest with the Selling Agents as soon as possible in order that they are kept abreast of any changes to the marketing of the land.

Tenure
The farmhouse and land are for sale freehold with vacant possession on completion.
The cottage is currently let by way of an Assured Shorthold Tenancy which commenced on 9th September 2020 and now rolling from month to month at a rental of £500 per calendar month. The cottage will be sold with this tenancy in place.

Wayleaves, Easements, Covenants & Rights of Way
The property is sold subject to all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, and water, gas and other pipes, whether or not referred to in these particulars.
The property is subject to an easement for a pipeline used by the Nuclear Decommissioning Authority which will subsist for a term of 99 years from 2011 and an easement for a water supply pipe in favour of the National Trust supplying Wasdale Hall which is granted in perpetuity, various other easements (including easements for access to apparatus on Wastwater) and wayleaves apply and particulars can be supplied by the Vendor’s solicitor on request.

The property is subject to the terms of a lease of adjoining land relating to an emergency services communications mast on Latterbarrow. Construction and connection of this mast to the electricity network is not yet complete and the tenant (the Secretary of State for Housing, Communities and Local Government) has rights to run cabling to the mast site which have not yet been exercised.

The property is subject to a lease of a gauging station on the River Irt which will subsist until 2032

The property currently has the benefit of an undocumented arrangement with the Nuclear Decommissioning Authority (NDA) whereby water is taken from the NDA pipeline for use on the farm.

Electricity North West are planning to lay a new cable between points A and B on the attached plan to the adjoining woodland. Further information on this can be provided by the Selling Agent.

Any Purchasers will be deemed to have satisfied themselves as to the nature of such restrictions and are advised to contact the Vendor's Solicitors for details:
Cartmell Shepherd, Montgomery Way, Rosehill Industrial Estate, Carlisle CA1 2RW
Mark Jackson acting.
01228 514077
mark.jackson@cartmells.co.uk

Access
Access to the main farm is via the private drive. The land at Woodhow is accessed directly off the public road between Nether Wasdale and Wasdale Head.

In the event of Lot 1 and Lot 2 being sold separately, the purchaser of Lot 1 will retain a right of access through Lot 2 to take livestock to the Common. This will be over Lund Bridge, adjoining Low Wood, and to the gate onto the public road to the north.

Sporting & Mineral Rights
The mineral rights are excluded from the title. The sporting rights insofar as they are owned by the Vendors are included within the sale .

Basic Payment Scheme (BPS)
All of the in-bye land at Easthwaite Farm is designated as Severely Disadvantaged save for a very small area of the farmland being designated as moorland. The unfenced fell intake is also classified as moorland.

There are no BPS entitlements included within the sale, but may be available via separate negotiation with the outgoing tenants.

The purchaser of both lots is required to manage the land in line with the terms for cross compliance until the end of 2022. The Purchaser will indemnify the current agreement holder against any breeches of these terms.

Council Tax
Easthwaite Farmhouse falls within Council Tax Band E and Easthwaite Cottage falls within Council Tax Band C.

Land Status
The land is all classified as Grade 4 & 5 under the former MAFF Land Classification System.

Quotas & Environmental Schemes
Easthwaite Farm and the land at Woodhow is entered into a Higher Level Stewardship agreement which terminates on 30th April 2023. The Purchaser(s) will be required to take over and comply with the terms of the HLS for the remainder of the Scheme. The Purchaser will indemnify the current agreement holder against any breeches of the Scheme.

For further details of the requirements of the HLS agreement covering Lots 1 and 2, please contact the selling agents.

Transfers of the HLS will be made in accordance with the regulations of the Scheme and will be carried out by PFK Land Agency for which a fee of £250 plus VAT will be payable by the Purchaser(s).
LOT 1

Both Nether Wasdale and Eskdale commons are within Higher Level Stewardship Schemes. The current tenant of the farm is a member of both commoners groups and an active grazier of both commons.

The HLS agreement on Nether Wasdale common has been extended after the initial 10 year term. The agreement is currently on an annual rolling extension subject to the commoners group agreeing annually to extend for a further year. The extension which has been offered is for 3 years and commenced on 1st April 2022. The current tenant is permitted to graze 374 sheep on the common, and must adhere to the HLS stocking calendar. Under the HLS extension, sheep numbers are to reduce on the common by approximately 30% over the duration of the 3 year extension.

Similar to Nether Wasdale common, the HLS agreement Eskdale common is currently on an annual rolling extension subject to the commoners group agreeing annually to extend for a further year. The extension of the current HLS agreement is agreed until 31st October 2023. The current tenant is permitted to graze 180 sheep on the common, and must adhere to the HLS stocking calendar.

Please note: The number of common rights attributable to Lot 1 is less than the number current occupier is able to exercise, therefore it is likely that Purchaser will be asked to reduce their sheep numbers to less than the current tenant is able to turn out. The Purchaser of Lot 1 is purchasing approximately 88% of the rights which the current tenant has available to him.

The Purchaser is required to take over membership of both Nether Wasdale and Eskdale commoners groups and comply with the current HLS agreements for the remaining duration of the current HLS schemes. For further details of the requirements of the HLS agreements please contact the selling agents.
For the avoidance of doubt there are no livestock quotas or milk quotas included in this sale.

Fixtures & Fittings
All fixtures and fittings referred to in these particulars will be included in the sale unless otherwise stated.

Boundaries
As far as the Vendor is aware the responsibility of the boundaries are shown on the sale plan by inward facing ‘T’ marks. When no mark is shown no further information is available.

Measurements
Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are given to the nearest 0.05m (2").

Plans & Schedule of Areas
The plans attached to these particulars are based on Ordnance Survey National Grid and the Rural Land Registry and are for reference only. Purchaser(s) will have deemed to have satisfied themselves of the land and schedule.

Control of Asbestos at Work Regulations
The Regulations came into force on 21st November 2002. Any purchaser should satisfy themselves of the nature of any asbestos material on the property.

Health & Safety
Given the potential hazards of a working farm we request that you take as much care as possible when making your inspection of the property for your own personal safety, in particular around the farm buildings. Please also respect any livestock on the property and do not cause any disturbance to them.

Viewing & Further Information
Viewings of Easthwaite Farm are strictly by appointment only. Please contact PFK Land Agency to arrange a convenient appointment.

For all other queries, please contact David Stout or James Martin for further information by telephone on (01768) 866611 or by email: davidstout@pfk.co.uk or jamesmartin@pfk.co.uk

Money Laundering Regulations
As part of the new Money Laundering Regulations (The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017) relating to property transactions the Selling Agents are obliged to carry out Customer Due Diligence checks on any Purchaser prior to a transaction being completed.

General Reservations
The right is reserved to the Vendor(s) to amend, alter and incorporate fresh provisions as appropriate in respect of the above matters.
First Edition: June 2022
Particulars Prepared: June 2022
Photographs Taken: April 2022

Marketed by: PFK, Farm Agency