A diverse rural business opportunity

Cocklakes is a diverse rural business opportunity which includes a livestock farm with farmhouse and holiday unit along with established farm shop, former meat processing plant, cold storage and modern agricultural shed which extends to approximately 148.54 acres (60.12 hectares). Set within an ideally located part of the Lake District National Park with excellent transport links and views over the Lake District.The property presents a wide range of future leisure and tourism opportunities as well as taking on an established business. In addition, there may be natural capital and carbon opportunities too.For sale as a whole or 2 lotsLot 1 – Farmhouse, holiday unit, buildings and land extending to 30.78 acres (12.46ha) or therebyLot 2 – Modern agricultural shed and land extending to 117.76 acres (47.66ha) or thereby.

Cocklakes is a diverse rural business opportunity which includes a livestock farm with farmhouse and holiday unit along with established farm shop, former meat processing plant, cold storage and modern agricultural shed which extends to approximately 148.54 acres (60.12 hectares). Set within an ideally located part of the Lake District National Park with excellent transport links and views over the Lake District.

The property presents a wide range of future leisure and tourism opportunities as well as taking on an established business. In addition, there may be natural capital and carbon opportunities too.

For sale as a whole or 2 lots

Lot 1 – Farmhouse, holiday unit, buildings and land extending to 30.78 acres (12.46ha) or thereby

Lot 2 – Modern agricultural shed and land extending to 117.76 acres (47.66ha) or thereby

The site is well located with excellent access to Penrith and the M6 which is 7 miles to the east and the popular tourist destination Keswick, 8 miles to the west. The A66 is a significant tourist route into the Lake District and benefits from significant potential passing trade. Penrith and Keswick provide a significant number of amenities such as schools, shops, restaurants and medical services.

Penrith (Jct 40) - 7 miles

Keswick - 8 miles

Bowness-on-Windermere – 22 miles

Carlisle – 26 miles

From the M6, come off at junction 40 at Penrith and head west on the A66. After 7 miles, the entrance is on the left opposite The Sportsman Inn before the Berrier turning.

From Keswick, take the A66 east towards Penrith. After 8 miles, just after the Berrier turning, turn right into the driveway.

Lot 1
Cocklakes provides an ideal opportunity for someone wanting to run a diversified farming business within the northern Lake District with tourism and development potential. The site commands excellent views over to the fells with direct access to the A66 and the wider Lake District. The former Penrith to Keswick railway line runs through the property as well.

LOT 1
Lot 1 comprises of Cocklakes House, holiday unit, farmshop and tea room, former meat processing plant with mowable and grazing land incorporating lake totalling 30.98 acres (12.54 hectares). The range of buildings provide a wide range of possible uses subject to the relevant permissions.

1. COCKLAKES HOUSE
The Farm House is a modern, well designed home, for family living. It was built in 2003 to a high standard and benefits from double glazed windows, oil fired central heating with under floor heating and excellent views.Please note that the house has an agricultural occupancy clause condition. Prospective purchasers will need to satisfy themselves with regards to this and take appropriate professional advice. A copy of the condition can be provided by PFK planning and development.

The accommodation briefly consists of:
Ground Floor
Vestibule

Hallway

Dining/Kitchen/Sitting Room (7.5m x 4.52m plus 4.8m x 4.5m plus 2.46m x 2.45m)
Fitted kitchen with island unit and range cooker with tile and wood flooring, high ceiling with views over to the northern lakes and door to rear.

Lounge (4.90m x 6,59m)
With feature fire place and dual aspect.

WC (1.60m x 2.30m)
Part tiled with WC and sink.

Office (3.90m x 5.30m)
With tile flooring with high ceiling with sky lights.

Utility Room (3.00 x 3.30m)
Side door access and access to holiday cottage.

First Floor
Landing leading to

Bedroom 1 (4.00m x 3.85m)
Double bedroom with en suite and walk in wardrobe.

Bedroom 2 (4.10m x 3.45m)
Double bedroom with cupboard.

Bedroom 3 (4.20m x 3.40m)
Double bedroom with cupboard

Bathroom (3.00m x 3.85m)
With bath, shower, sink and WC.

Stairs Leading to
Second Floor
Bedroom 4/Living Room (9.00m x 10.00m)
En suite, cupboard and eaves storage.

2. ADJOINING HOLIDAY UNIT ANNEX
Kitchen/Living Room/Bedroom 1 (8.50m x 5.99m)
Open plan living space with fitted kitchen and living room. Double bedroom with full height windows overlooking the Lake District

Shower room
Shower, sink and WC

3. FARM SHOP AND TEA ROOM
Cocklakes Farm shop is a well-established business that
has been trading for 11 years. The building is of timber
frame construction, sheeted with full length glazing. The
farm shop comprises of:
• Dining for 54 covers split into two areas
• Retail area
• Catering kitchen
• Cold store
• Deli area
• Food prep area
• Customer toilets
• Space for customer parking
• Outside dining
This is a well-established business with potential for expansion.

4. FORMER MEAT PROCESSING PLANT & BUTCHERY
There are a range of buildings within this complex. The building is a steel portal frame shed with insulated box profile sheeting and concrete flooring. The building total is c. 17,792ft2 (1,653m3) and would lend its self to a wide range of uses subject to the relevant permissions. Extensive yard area provides excellent access for HGV’s. It briefly comprises of:
• Site office
• Cold Stores
• Storage Rooms
• Plant and electric rooms
• Worker showers, WC and welfare
• 200kva electricity supply
• Feed bin & extensive concrete yard areas

THE LAND
The land is designated as severely disadvantaged and totals 26.09 acres (10.56 hectares). It is predominantly permanent grazing with some mowable land. It is classified as Grade 5 under the Agricultural Land
Classification. It is generally in good order with the property being well fenced.

THE LAKE
The lake is c. 5.85 acres (2.37 hectares) and has been a former fishing lake. There is potential to develop an angling revenue stream from this.

Lot 2
Lot 2 consists of a modern agricultural shed and grazing land totalling 117.56 acres (47.58 hectares). The land would be an ideal bolt on unit to existing farm or starter unit. It would also lend itself to potential natural capital schemes subject to the relevant permissions.

5. AGRICULTURAL SHED
Steel portal frame livestock shed with part concrete and box profile sheeting walls, box profile metal roof. The building spans 225’x 50’ and benefits from 3 phase electric and water supply. Sheep pens, hardstanding areas and bale pad. This building could be used for alternative uses such as caravan storage, equestrian use or other pet related enterprise subject to obtaining the relevant and necessary consents and permissions.

6. RUINED BUILDING
Remains of former agricultural building consisting of predominantly local stone in very poor order.

THE LAND
The land is designated as severely disadvantaged and totals 115.69 acres (46.82 hectares). It is predominantly permanent grazing with some mowable land. It is classified as Grade 5 under the Agricultural Land Classification and lies between 260m-279m. It is generally in good order with the property being well
fenced.

Planning
Pre-application discussions were held with the Lake District National Park Authority in September 2020. These discussions focused on the development potential for new tourism accommodation, in particular a highquality holiday lodge site. The principle of development and the diversification of the existing business at Cocklakes was supported by the Case Officer.

Advice was also provided in relation to the landscape character and how this type of development could be sited without unacceptable harm to the characteristics of the area. The Case Officer explained that initially a small-scale tourism accommodation proposal (approximately 10 – 15 units) would be acceptable with a longer-term view of expanding the development. Any proposal would need to be supported by a landscaping scheme of mixed deciduous planting to prevent any harm to the open landscape.

If you have any questions about the pre-application discussions or and planning related matter, please contact the PFK Planning & Development team (FAO Kayleigh Lancaster) on or email

It is understood from the Vendors planning Consultant that the buildings are a mix of B2, E and agricultural. Please contact the PFK Planning & Development team (FAO Kayleigh Lancaster) on for more information or email

Planning summary
Please see brief planning summary of Cocklakes in brochure for ease of reference however all prospective Purchaser should satisfy themselves with regards to all planning related
matters.

Further Information
Basic Payment Scheme (BPS) & IACS (if applicable)
BPS entitlements are available via separate negotiation. The administration fee of £250 plus VAT will be by charged by selling agents to transfer the entitlements. The Vendor has submitted a BPS claim for 2021 and any Purchaser will be obliged to comply with the requirements.

Sporting & Mineral Rights
Any sporting or mineral rights are included in the sale in so far as they are owned and included within the vendor’s title. Please note there is a caution against one of the titles in connection with mines & minerals – please contact the Seller’s Solicitor for further information.

Fixtures and Fittings
All fitted appliances, curtains, carpets and floor coverings in the house are included within the sale at no extra charge. No warranties are given for the fitted appliances.

Services
The property benefits from mains water and mains electricity. Drainage for Cocklakes Farmhouse and Annex is to a septic tank. There is a 200kVa electrical supply to the buildings/farm shop. Please note that buyers will accept the burden of ensuring the system is compliant and fit for purpose in accordance with the relevant regulations and guidance.

Environmental Schemes
The property is not within an environmental scheme however there may be scope for one in the future.

NVZ
The land is not located in a Nitrate Vulnerable Zone.

Council Tax
Cocklakes House and Cocklakes Holiday Cottage Annex is band E
Rateable value (Business rates)
The rateable value is £11,750. It is understood that currently the property benefits from Small Business Rates relief.

Energy Performance Certificates
Cocklakes House and Cocklakes Holiday Annex has an EPC rating of D-65.
Cocklakes buildings has an non domestic EPC rating of D-88.

Rateable value (Business rates)
The rateable value is £11,750. It is understood that currently the property benefits from Small Business Rates relief.

Energy Performance Certificates
Cocklakes House and Cocklakes Holiday Annex has an EPC rating of D-65.
Cocklakes buildings has an non domestic EPC rating of D-88.

Personal interest
Please note that there is a family connection with the Seller and a Director of Davidson & Robertson, we are obliged to disclose
this to prospective purchasers as part of these particulars and further information can be provided on this from the Selling Agents.

Business accounts
Further information can be made available from the Selling Agents for those with serious interest.

Local Authority
Eden District Council
Town Hall, Corney Square, Penrith, Cumbria, CA11 7QF

Planning Authority
Lake District Park Authority
Murley Moss, Oxenholme Road, Kendal, Cumbria, LA9 7RL

Plans, Areas and Schedules
These are based on the Ordnance Survey and Title Deeds and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied themselves as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

Viewing
By strict appointment with the Selling Agents, PFK or Davidson & Robertson . All viewing to be organised with the Selling Agents.

Health & Safety
Given the potential hazards of the property we request that you take as much care as possible when making your inspection of the property for your own personal safety.

Please be mindful of the Government regulations with regard to COVID-19 and respect social distancing at all times when inspecting the land, both to protect yourselves and any other parties.

Deposit
A deposit of 10% of the purchase price will be payable on exchange of contracts. This will be non-refundable in the event of the transaction failing to reach completion for reasons not attributable to the vendors or their agents.

Solicitor
FAO Duncan Harty
Baines Wilson
2 Merchants Drive,
Carlisle,
Cumbria,
CA3 0JW

Date of Entry
By mutual agreement.

Important Notes
PFK and Davidson & Robertson for themselves and for the Vendor(s) or Lessors(s) of the property described in these particulars, whose agents they are, give notice that
1. These particulars are produced in good faith as a general outline only and do not constitute, nor constitute part of, any offer or contract.
2. No person in the employment of Davidson & Robertson or PFK has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to this property on behalf of the Agents, nor into contract on behalf of the Vendors.
3. It is the responsibility of any prospective purchaser or lessees to satisfy themselves as to the accuracy of any information upon which any prospective purchaser or lessee relies on in making an offer or bid. The making of any offer or bid for this property will be taken as an admission by the prospective purchaser or lessee that he has relied solely upon his own personally verified inspection and enquiries. No responsibility can be accepted for loss or expense incurred by prospective purchasers in viewing the property or in the event of any property being sold or withdrawn.
4. All descriptions, dimensions, references to condition and other details are given without responsibility and should not be relied on as statements of fact and prospective purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of them. Descriptions of the property are subjective and are published as opinions and not statements of fact. They are not intended to be binding on the Vendors of their Agents.
5. Nothing in these particulars is to be regarded as a statement that the property is in good structural, agricultural or horticultural condition, nor should any statement be taken as a warranty to be implied that any services, appliances, equipment, installations or facilities on the property are in good working order. Prospective purchasers should satisfy themselves as to the condition of all such matters.
6. The Purchaser(s) shall be deemed to acknowledge that they have not entered into an agreement to purchase in reliance on any statement contained in these particulars, that they have satisfied themselves as to the content of each such statement by inspection, enquiry or otherwise
and that no warranty or representation has been made by the Vendors of their Agents in respect of the property.
7. Any error, omission or mis-statement in these particulars or any correspondence relating thereto shall not entitle the Purchaser to rescind or to be discharged from any Agreement to Purchase nor shall it entitle either party to compensation or damages, or give either party any cause of civil action.
8. The property is sold with all faults and defects whether of condition or otherwise and neither the Vendors nor their Agents will be held responsible for such faults and defects.
9. The photographs printed in these particulars show only certain parts of the property and they were not necessarily taken when the particulars were produced.
10. Where any reference is made to planning permissions or potential uses, such information is given by the Vendor and their Agents in good faith. Prospective purchasers should make their own enquiries with the Local Planning Authority into such matters.
11. These particulars have been prepared in good faith and in accordance with relevant legislation at the time of writing.

Closing Dates
A closing date may be fixed. Prospective purchasers who have notified their interest through solicitors to the selling agents, in writing, will be advised of any closing date, unless the property has been sold previously. The seller is not bound to accept the highest or any offer, or to go to a closing date.

Offers
The property is offered for sale by Private Treaty as a whole or 2 Lots. Offers should be submitted to PFK Land Agency or Davidson & Robertson. Should an offer be submitted to the office address please also confirm via telephone or email. The Vendor reserves the right to change the method of sale, sell the property without any prior notification or change the closing date. Prospective purchasers are therefore advised to register their interest with the selling agents, following an inspection and having carried out suitable due diligence with regards to the subjects. The Vendor and their agents reserve the right to exclude, withdraw or amalgamate any of the land shown at any time. The Vendor and their agents also reserve the right to generally amend the particulars of sale. The agents also reserve the right to conclude negotiations by any other means at their discretion and a degree of flexibility is available to prospective purchasers. A closing date for offers may be fixed. The Vendor is not bound to accept the highest or indeed any offer, or go to a closing date.

Third Party Rights and Easements
The subjects are sold together with and subject to all existing rights of way, easements and others, whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. There is an electricity pole line which crosses the property, understood to be held on a wayleave. There is also the former Penrith to Keswick railway line which runs through the property. Should property be sold in lots then access can be discussed.

Photos taken May & June 2021, some photos taken in Oct 2019 (Holiday unit,
lounge/siting room). Particulars prepared February 2022

Marketed by: PFK, Farm Agency