Brocka Cottage & Brocka Barn

Create your very own Lakeland dream! A chance to acquire an existing period cottage and an attached barn with planning permission for conversion into a second residential property.

This is an opportunity likely to be of interest to investors, developers and family groups looking to buy together. Occupying a total plot of around 4 acres which includes a 2 acre paddock, Brocka Cottage is situated on the southern most tip of the National Park ensuring that it is an accessible location for the road network whilst being convenient for all that this special area has to offer; the seaside town of Grange over Sands and the historic village of Cartmel being closest to hand.

Brocka Cottage is a charming period cottage, believed to date back to the 17th Century. Well presented it has recently fitted stylish kitchen and bathroom fittings and is in good decorative order.

Let us walk you round… the oak front door leads into a part glazed porch, south facing this is a lovely place to sit and look out over the garden. A period pine and glazed door opens into the dual aspect dining kitchen with painted beams to the ceiling and exposed lintels over the windows. Fitted cabinets having pale grey panel doors with brushed chrome handles are a contemporary yet timeless choice complemented by beveled white metro tiling as a splash back. In terms of appliances there is an electric hob with fan over and an integral oven. There’s an integral slimline dishwasher and space for an under counter fridge. A peninsular unit with breakfast bar divides the room and provides space for a dining table and some soft seating for a relaxed feel. The boiler is tucked away behind one of the wall cupboards and a staircase rises to the upper floor. A back door from the kitchen leads to a practical lean-to providing both shelter and useful storage.

From the kitchen an archway is open to the sitting room with a wood burning stove set under a stone lintel being the natural focal point and lovely for colder months. There are windows to front and rear, both with exposed lintels over, an old pine door to the useful understairs cupboard and there are TV and phone points.

Rising to the first floor is a small landing with lovely old pine doors to the rooms. Here you’ll find two double bedrooms, both of which have a pleasant leafy outlook. There’s a third single bedroom – perfect for a child or as a dressing room or study if you were looking to work from home. The bathroom is a generous size and attractively fitted with heritage style white fittings comprising a free standing roll top bath, a separate shower cubicle, pedestal wash basin and loo. There is pale grey beveled metro style part wall tiling, a heated towel rail and downlighters.

Outbuildings, gardens and grounds
Turning in off the main highway between impressive stone pillars there is a tree lined private drive shared between neighbouring property Brocka House and a contractor’s business. Proceed up the drive and Brocka Cottage is straight ahead. Brocka House sits to the west behind a high wall ensuring privacy for both properties. To the south of the cottage is a charming walled foregarden with lawn and established planting. To the rear is a lawn garden. The first paddock sits to the east of the properties and measures 2.25 acres. There is access track/footpath leading up to a woodland area measuring 1 acre. In total there is 4 acres including the garage, parking area and footprints of the properties themselves.

Within the grounds is a detached pair of single garages; built in 2017 it is block built with roughcast whitened elevations under a slated roof and has up and over doors. There’s an extensive parking area in front of the garages and properties providing plenty of space for family, friends and visitors to turn and park. There are outside lights and an outside tap.

Planning consent
Planning permission was granted by the Lake District National Park Authority on the 10th August 2016 (reference 7/2016/5371) for the conversion of the bank barn into a three storey self contained dwelling house. Occupation of the new dwelling is subject to an occupation clause stating the dwelling shall not be occupied otherwise than by a Person with a Local Connection as his or her Only or Principal Home, or the widow or widower of such a person, and any dependents of such a person living with him or her. The clause details time periods and geographical areas and all interested parties are recommended to read the details by looking on the National Park’s website ( and searching in the planning application section using the postcode LA11 6LW and then selecting the application with the reference 7/2016/5371.

The plans provide for
Ground floor – hall, dining kitchen and utility room. Staircase hall, plant room, double bedroom 4 and en-suite bathroom.
First floor – landing off which is single bedroom 3 and a shower room, large reception room with space for sitting and dining through to a separate study.
Second floor – gallery landing, double bedrooms 1 and 2, both of which have en-suite facilities.

A highly convenient, accessible and well served location
Traditionally a farming village, Lindale’s proximity to the main A590 has seen the village become popular over the years with those that value being accessible and getting easily onto the road network. One way and you’re headed towards Kendal and the M6, in the other direction there’s Ulverston, Barrow and the west coast of Cumbria.

Lindale itself has a church, C of E Primary School and popular pub, the Royal Oak. Over the years Lindale has become a popular spot for car showrooms which highlights the accessibility and centrality of this location – Hadwins have their Audi and Volkwagen showrooms here and Lloyds South Lakes offer Mini and BMW.

Nearby Grange over Sands developed from a fishing village into a seaside resort with the arrival of the railway in 1857. Boasting a mile long promenade it is a favourite with both residents and visitors having lots of places to sit and take in the sea air with well tended gardens and a number of cafés along the route.

Grange has a bustling high street offering a range of independent shops, cafes and commercial concerns. Well worth a visit is The Hazelmere bakery and café and Higginsons Butchers. For a greater range of shops and amenities in terms of larger local towns there are Ulverston ( 13.9 miles) and Barrow ( 23.8 miles) to the west and Kendal ( 11.7 miles) to the north east. The ever popular Lakeland honeypot villages of Bowness, Windermere, Ambleside and Grasmere are all convenient for day trips being 12.7, 14, 18.1 and 22.6 miles distant respectively.

You’ll find doctors and dentists in Grange over Sands, with the nearest hospitals being at Kendal and Barrow.

Lindale is situated in the southern most tip of the Lake District National Park so if you are keen on the great outdoors you will really appreciate the location for all that is on offer whether you like to walk, climb, pedal or run as there are lots of great routes available locally and that’s before travelling further afield and exploring the AONBs of Silverdale and Arnside and the Trough of Bowland and the Yorkshire Dales.

There’s a golf club at Grange (and several others within an easy drive) as well as a range of sports clubs and if it’s rest and relaxation you seek then the Netherwood Hotel at Grange has a spa.

If you’ve children and are thinking of Brocka Cottage as a family home then schools will a consideration. Lindale primary school is within walking distance and there are others in Grange, Cartmel and Flookborough. The nearest secondary school (co-ed for pupils aged 11-16) is at Cartmel. Children then continue their studies at Kendal or Windermere.

The nearby historic village of Cartmel is well worth a visit and is a mere 4.3 miles distant being famous for several things – the national hunt racetrack (with meetings held throughout the year), L’Enclume, Simon Rogan’s flagship three Michelin star restaurant, the 12th Century priory and quite possibly most importantly, sticky toffee pudding!

All in all you’ll find Lindale and near neighbour Grange to be well served and also an excellent base for a Lake District lifestyle. Access to the M6 is at Junction 36 being 11.2 miles distant. The local railway station is Grange (1.6 miles) with the closest on the west coast railway line being Oxenholme (11.4 miles). The nearest airports are at Leeds Bradford (69 miles), Manchester (88 miles) and Liverpool (94 miles)

Directions
For Sat Nav use the postcode LA11 6LW with reference to the directions below:

Travelling from the M6, exit at J36 and proceed on the A590 towards Kendal, taking the slip road on the left signposted Grange over Sands and Barrow via the Brettargh Holt roundabout where you should take the first exit. Continue on the (largely) dual carriage way and at the Meathop roundabout, take the first exit onto the B5277 towards Grange over Sands. You will pass BMW/Mini garage on the right and at the mini roundabout in Lindale take the first exit signposted Grange-over- Sands, continuing on the B5277. Proceed for a couple of hundred yards and there is a pair of large stone gate posts on the right, turn in here (our For Sale board is at the entrance) and take the drive to the top. You’ve arrived.

Brocka Cottage services and specification
Single glazed wooden frame windows with secondary double glazing fitted to the two double bedrooms

Mains electricity, water and gas.
Gas fired central heating.
Mains drainage.
Council tax band E

Please note
The cottage is sold as seen and includes carpets, floor coverings and kitchen appliances. A public footpath runs from the public highway up the drive between the cottage and the garages to the northern paddock. From here it splits and leads either down towards the Audi garage or to the school, so ideal if you have children of school age and were looking for a good route off the road. A vehicular and pedestrian right of way will be reserved to the north of the cottage and barn gardens in favour of Brocka House.



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