SCALES FARM, BRIGHAM, COCKERMOUTH

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1 Preliminary Particulars of Sale of: SCALES FARM, BRIGHAM, COCKERMOUTH A Rare Opportunity to Purchase a Former Farmstead in West Cumbria With Potential for Development of Traditional Buildings to Residential/Holiday Use and also for Rural Business Use (subject to obtaining the necessary planning consents) The Property comprises a traditional farmhouse with large barn attached and a number of outbuildings, together with a range of modern farm buildings. The Property stands in 3.5 acres, or thereabouts. The Property will be of interest to both private individuals looking to develop their own unique Country Residence as well as to commercial developers looking for a development opportunity in a much sought after area of West Cumbria. Sole Selling Agents: Solicitor: Mitchell s Auction Company Ltd Mr K Wood Lakeland Livestock Centre Hayton & Winkley COCKERMOUTH 25 Crescent Road CA13 0QQ WINDERMERE Tel: LA23 1BJ E.mail: landagency@mitchellsauction.co.uk Tel:

2 DESCRIPTON OF THE PROPERTY The Property comprises a traditional farmhouse with large barn attached together with a number of outbuildings which have potential for development for residential use or as holiday accommodation (subject to obtaining the necessary consents). The farmhouse is in need of complete renovation and as such gives potential Purchasers the opportunity to create their own unique Country Residence with magnificent views of Criffel and the hills of south west Scotland to the front and Skiddaw and the Lakeland hills to the rear. There is also a range of modern farm buildings which have business use opportunities in their own right or which could be cleared to provide a site for other business use. The whole site covers some 3.5acres, or thereabouts, and will be of interest to both private individuals looking to develop their own unique Country Residence and to commercial developers looking for a rare development opportunity in a much sought after area of West Cumbria. LOCATION: The property is located just 1 mile west of Cockermouth, Cumbria. From the A66 Cockermouth Western bypass, take the road half way between the A66/A5086 (Egremont) junction and the A66/A595 (Carlisle) junction signposted to Brigham. The property is on the left in 2/3rds of a mile. Map Ref: NY

3 Farmhouse & Traditional Buildings Farmhouse The farmhouse comprises a substantial stone built property with cement render to the outside and under a slate and tile roof. The property has been empty for a number of years and is now in need of full renovation. The property has a total floor area of 193.9m 2 (1,763ft 2 ) made up of: On the Ground Floor: Kitchen, 4.12m x 3.54m (13 6 x 11 7 ); Living Room, 3.89m x 3.72m (12 9 x 12 2 ); Utility Room, 2.59m x 2.10m (8 6 x 6 11 ); Sitting Room, 3.53m x 4.59m (11 7 x 15 1 ); Lounge, 4.62m x 4.62m (15 2 x 15 2 ). Ground Floor Plan On the First Floor: Bedroom, 4.58m x 3.57m (15 0 x 11 9 ); Bathroom, 2.16m x 3.02m (7 1 x 9 11 ); Bedroom, 4.62m x 4.62m (15 2 x 15 2 ); Attic Room, 4.15m x 5.19m (13 7 x 17 0 ). First Floor Plan

4 There is also a small cellar beneath the property. Some time ago the current owners engaged a local firm of architects to prepare preliminary drawings to extend the property to provide additional living space and increase the number of bedrooms from 2 to 4. Although the plans were not taken forward these drawings are included in these particulars for information. The property has views to the front over open countryside to Criffel and the hills of southwest Scotland, while to the rear of the property there are panoramic views over open countryside to Skiddaw and the Lorton Fells. Farmhouse Views to Rear Farmhouse Energy Performance Rating: Attached Barn There is a large two storey, stone-built barn attached to the farmhouse measuring approximately (max) 23m x 11.8 m (75 x 38 ). Informal consultation with the planning department at Allerdale Borough Council suggests that planning permission may be obtainable for residential use of this barn. (See letter from J Eaton, Planning Officer, later in these particulars).

5 Front of Barn Rear of Barn Outbuildings There are two outbuildings to the front of the property. One of the buildings is stone built with tin sheet roof and is split into 4 loose boxes. This building measures 14m x 4m (45 x 13 ) approximately and would be favourably looked on by the planners for conversion to a holiday let or as an annexe to the main house. The second building is the former dairy and measures 11.7m x 7.7m (38 x 25 ), approximately. The farmhouse with attached barn and outbuildings sits in a plot of 0.71ha (1.75 acres), or thereabouts, which includes a small area of woodland and an overgrown garden area. Modern Farm Buildings There are a number of modern farm buildings associated with the property which are located to the right when entering the property from the road. These briefly comprise: Steel framed general purpose building with tin sheet roof 25m x 12m (80 x 39 ) approx.. Wooden framed kennel type of cubicle building with cubicles and feeding passage 28m x 25m (90 x 80 ) approx. Dutch barn, 5 bay open fronted with brick built pillars and tin sheet roof and side cladding 20m x 7m (65 x 22 ) approx. Silage pad 27m x 15m (87 x 48 ) approx. Various concrete yard areas. These modern farm buildings sit in an area of 0.71ha (1.75 acres), or thereabouts. Potential purchasers should note that the circular slurry storage tower is to be removed from the site by the Vendor and these buildings will be made available in spring 2012.

6 GENERAL INFORMATION VIEWING: Viewing is strictly by appointment through the Sole Agents, Mitchell s Auction Company Ltd. Telephone METHOD OF SALE: The property is offered for sale by Private Treaty. TENURE The property is freehold with vacant possession upon completion. TITLE: The property is sold subject to all existing burdens (covenants, wayleaves, rights of way, easements, quasi easements, rights of access, ancient monuments, etc.) whether public or private and whether constituted in the title or not. The purchasers will be held to have satisfied themselves as to the nature of such burdens and are advised to contact the vendor s solicitor for further information (see front page for details). MINERAL RIGHTS: There are no mineral rights with the sale. DEVELOPMENT CLAWBACK: The part of the property delineated in blue on the sales plan is being sold subject to a development clawback applied by a previous Vendor. This specifies that for a period of 20 years from 12 January 2007 any increase in value resulting from change of use from agriculture will trigger a payment of 20% of such increase to the previous Vendor. Full details are available from the solicitor. SERVICES: There is mains electricity to the property and telephone line is installed. Sewage disposal is to private septic tank. LOCAL AUTHORITY: Allerdale Borough Council, Allerdale House, Workington, Cumbria, CA14 3YJ. Tel: SALE PLAN: The Sale Plans herewith attached has been prepared by the Agents for the convenience of prospective purchasers. They are believed to be correct but prospective purchasers must satisfy themselves as to the accuracy. GENERAL RESERVATIONS: The right is reserved to the Vendor to amend, alter and incorporate fresh provisions in respect of the above matters. SOLICITOR: Mr K Wood Hayton & Winkley 25 Crescent Road WINDERMERE LA23 1BJ Tel:

7 IMPORTANT NOTICE Whilst every care has been taken in the preparation of these particulars, all 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 September 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 a Laser 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 Vendors solicitors. 8. These particulars are intended to give a fair description of the property, but neither Mitchell s Auction Company Ltd nor the Vendors accept 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. DOM October 2011

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