WOODLANDS, PONDS, DEPOT AND YARD Broughton Tower, Broughton In Furness, Cumbria, LA20 6AD Acres [24.25 Has] or thereabouts

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1 On Instructions from Cumbria County Council WOODLANDS, PONDS, DEPOT AND YARD Broughton Tower, Broughton In Furness, Cumbria, LA20 6AD Acres [24.25 Has] or thereabouts Mature, Commercial Woodlands, Fishing Ponds and Former Railway For Sale By PUBLIC AUCTION in TWO LOTS at THE VICTORY HALL, BROUGHTON-IN-FURNESS on FRIDAY 19th OCTOBER 2012 at 2.30pm WILSON PARK DEPOT AND YARD, For Sale by FORMAL TENDER LOT 1 LOT 2 LOT 3 michael-cl-hodgson.co.uk

2 SUMMARY The woodlands, of exceptional high amenity and commercial value, once part of the former Broughton Tower Estate, lie just north of Broughton Tower and the centre of the idyllic market town, Broughton-in-Furness, within the Lake District National Park. Situate in an elevated, prominent position on the sky line, the woodlands have been managed to a reasonable standard, but would benefit from an improved standard of management. Lot 1, comprising the majority of the woodlands and the former Broughton to Coniston railway track, contains a fine mixture of hard and soft wood species, primarily of medium to maturing age. Lot 2, comprises two ponds, to the south and east of Lot 1, surrounded by wooded banks. The ponds are of high amenity value and presently let under licence to a local angling association. The Depot and Yard, containing two ranges of buildings and an area let to The Lake District National Park Authority, with the benefit of access via the town square, is offered as Lot 3 and will be sold by Formal Tender, with a closing date for submission of Friday 2 November The site is currently employment use. Of interest to local land and property owners, investors and those with sporting and fishing interests. Potential to improve the standard of management. Scope to develop the sporting rights on Lot 1. Limited potential for development of the Depot and Yard. Abundance of birdlife and wildlife. All the land is dedicated open access land under Section 16 of the Countryside Rights of Way Act No Woodland Grant Scheme or existing Felling Licences. No sites of special scientific interest.

3 SUMMARY OF LOTS LOT NO DESCRIPTION AREA Ac Has COLOUR ON SALE PLAN 1. Broughton Tower Woodlands Hard and soft woods. Former Railway Line Red/Yellow 2. Broughton Tower Ponds Amenity Land and Woodlands Green 3. Wilson Park Depot Range of Buildings, Yard and Amenity Land Blue LOCATION The woodlands are between the Broughton-in-Furness to Coniston A593 road to the west and the former Broughtonin-Furness to Coniston railway line which forms the easterly boundary, juts north of the town. Lot 1, has the benefit of access from the south, via the original railway line from the centre of the village, included in the sale. The woodlands also have the benefit of a right of access from the Coniston Road, as shown brown on the sale plan. Lot 3 will have access from the square via Knott Lane. The precise extent and locations are shown on the Sale Plan. Lot 2, south of Lot 1, can be approached either via the railway line/bridleway included in Lot 1 or via Knott Lane from the town square and the bridleway.

4 PARTICULARS LOT 1 A superb mixed woodland of extensive amenity value on the outskirts of Broughton-in-Furness. Excellent mixture of hard and soft woods. The woodlands have the benefit of two access routes: About Acres [21.03 Has] Shown Red & Yellow on the Sale Plan herewith 1. From the centre of Broughton-in-Furness via the former railway line, the freehold of which is included in the sale, subject to the rights of access for the benefit of Lot 2 and Lot 3, as shown shaded yellow on the Sale Plan. 2. An access from the Broughton-in-Furness to Coniston Road, as shown shaded brown on the Sale Plan, a gateway at the end of the track next to the Coniston A593 road. The woodlands, forming part of the Broughton Tower Estate, have been managed by the owners, and the following descriptions with reference to the Sale Plan indicating the location of the individual compartments, have been taken from the sellers compartment notes for the whole Estate. The main arterial route is from the west into Compartment A with forest tracks and rides providing access to the other compartments. Compartment Description Has Acs A B C Hang Bank Plantation 2.51 Has; Scots Pine, Beech, Oak and Sycamore over 100 years in age. Understory of Holly and Beech regeneration. Public footpath. 1.7 Has younger, semimature mixed broad leaves, Birch, Beech, Sycamore, Rowan and Scots Pine. Planted in small blocks in need of thinning Upper Hang Wood 1.1 Has of Larch, including a large Pheasant Pen [see General Information ] has Japanese Larch, planted 1978, in need of thinning. 1.5 has of mixed conifers, predominantly Douglas Fir, planted has of mature Japanese Larch, planted Reservoir Plantation 1.5 has Douglas Fir, with mixed broad leaves on the fringes, planted 1990, well established has Japanese Larch, planted Areas of open space and mixed broad leaves. Natural regeneration

5 Compartment Description Has Acs D Lower Hang Bank Predominantly Douglas Fir, planted About 28% wind blown in Mature Sycamore on south westerly boundary. Ground floor included bluebells E Larch Plantation 1 ha maturing Japanese Larch, planted Significant natural regeneration including Silver Fir, Douglas Fir and Western Red Cedar. Rhododendron and Holly F Park Close Wood 1.28 has of mature Douglas Fir, planted Some wind blow in Understory of Hazel, Birch and Holly. 0.8 Ha Douglas Fir, planted Strip of Birch. 1.6 ha Japanese Larch, planted 1981, in need of thinning. Cycle track, now disused. Periphery strip of mixed broadleaves G Park Wood 2.5 Has of mature oak and mixed broadleaves planted with mixed conifers about 50 years old on the far north east edge. Some rhododendron and bamboo. Some storm damage and wind blown trees. Classified as ancient semi natural woodland TOTAL The above areas exclude the former railway line/bridleway which is included in the sale, and extends to about 4.91 acs [1.99 has], as shown yellow and red on the Sale Plan. PHEASANT PENS The Pheasant Release Pens are excluded from the sale. They are the property of the former sporting tenant and may be removed by the former tenant within three months of the sale, should the buyer wish to exercise the Sporting Rights.

6 LOT 2 Broughton Tower Ponds Two extremely pleasant, attractive ponds Surrounded by wooded Banks About 5.82 Acres [2.35 Has] Shown Edged Green on the Sale Plan The whole area extends to 2.35 has, of which 1 ha [2.47 acres] comprises the two ponds. The remaining area, surrounding the ponds, consists of mixed broadleaves including Birch, Willow and Scots Pine and some younger Larch. A popular area for recreation, next to the bridleway/former railway line. Rhododendron underneath the older trees. The access to Lot 2 is via the former railway line from the centre of Broughton-in-Furness, as shown shaded yellow on the Sale Plan, but access is also available from the town square, via Knott Lane, just south of Lot 3. The fishing rights at the two ponds are presently let to a local angling association, The Millom & District Angling Association. The licence, between Cumbria County Council and the Association, is dated 27 November The annual licence fee is 50, payable on 1 March. A copy of the licence is available for inspection at the Auctioneers offices, 36 Finkle Street, Kendal. LOT 3 Wilson Park Depot Broughton-in-Furness Range of Buildings, Yard and Amenity Land

7 About 2.17 Acs [0.87 Has] Shown Edged Blue on the Sale Plan The access route from the centre of Broughton-in-Furness to the yard, is via Knott Lane, from the north easterly corner of the town square. At the end of Knott Lane, turn left and the access track, included in the sale, with amenity woodland on either side, rises towards the entrance gate into the Depot and Yard. A separate vehicular right of access to the Depot along the former railway line from Market Street will be reserved from the sale of Lot 1. At present this route is only used when access is required to the Depot for large goods vehicles which cannot negotiate Knott Lane. Just beyond the entrance gate are two ranges of buildings included in the sale. As shown shaded yellow on the sale plan, as far as the northerly end of the easterly corner of Lot 3. The buildings at the far north easterly corner of the yard are the property of the Lake District National Park Authority. This area is subject to a lease between Cumbria County Council and the Lake District National Park Authority. The income is 1,700 p.a. A copy of the lease is available for inspection at the Auctioneers offices. Just beyond the entrance gate into the Depot are two ranges of buildings: WESTERLY RANGE: Timber framed and clad, double pitched corrugated zinc metal sheet roofed range comprising: Four stalls, two of which are occupied by the Lake District National Park Authority. Two are in the occupation of the sporting tenant for Lot 1, under a licence arrangement. Toilet block. External wash area beyond the end elevation. EASTERLY RANGE: Steel portal framed building with mono pitched sheeted roof, totally enclosed and containing three storage units, one of which is in the occupation of the Lake District National Park Authority. There are ample parking and turning areas for vehicles. Beyond the westerly boundary of the site is an area of amenity/scrub woodland which joins Broughton Park. DEVELOPMENT POTENTIAL: The sellers have sanctioned a paper on the development potential of the site. A copy of the brief report is available for inspection at the selling agents offices, but the conclusions are stipulated as follows: The site is located approximately 130m to 140m outside the development limits to the village and separated from it by Wilson Park, the recreation area which is allocated for open space purposes in the previous local plan, confirmed as such in the core strategy and is to be allocated as such in the Emerging Allocations DPD. The site is currently employment use, rightly categorised as previously developed land, arguably reasonably well related to the Rural Service Centre and despite the policy imperative to provide employment uses within or well related to such centres, there appears to be little evidence of appropriate sites coming forward. The trip generation associated with such uses and likely to be such a net edition as a refusal on traffic ground is sustained. It would appear, therefore, that the site has potential to be brought forward for small scale employment uses or, possibly, for work/live units. Prospective buyers are recommended to make their own enquiries about the development potential at the offices of the Planning Authority, The Lake District National Park Authority. Wilson Park Depot is to be sold by Formal Tender. The closing date for the submissions of Tender is FRIDAY 2 nd NOVEMBER The Tender Pack will include the contract for sale and supporting documents, and upon the submission of the contract, the provision of the tender application, the buyers must sign the contract and include a 10% deposit cheque for the amount tendered. A Tender Pack is available upon application to the selling agents offices upon payment of a fee of Details of the tender process will be included in the Tender Pack. GENERAL INFORMATION Lots 1 and 2 are to be sold by PUBLIC AUCTION. The following Stipulations where applicable shall be deemed as Special Conditions of Sale. In the event of any variance between the Stipulations and the Special Conditions of Sale then the latter will prevail.

8 Purchasers will also be deemed to have had full notice of the Stipulations and the Special Conditions of Sale and the same will not be read out at the time of sale. The Special Conditions of Sale may be inspected at the Auctioneer s Offices and also the offices of the Seller s Solicitors FOURTEEN days prior to the sale N.B Prospective purchasers are requested to contact the Seller s Solicitors to discuss legal matters pertinent to the sale Contract and documentation. METHOD OF SALE: Lots 1 & 2 will be offered for sale as described in these particulars. The Auctioneers reserve the right to amalgamate these Lots at the time of the sale. Lot 3 is to be sold by Formal Tender. As mentioned in the description of Lot 3, a Tender Pack is available on application upon payment of SOLICITORS: Cumbria County Council s Legal Services, The Lonsdale Building, The Courts, Carlisle, Cumbria CA3 8LZ. Tel: FAO: Christine Wilson. CONSIDERATION: The Hammer Price will comprise two elements: 1. The purchase price and 2. 12% revenue contribution. For example: Hammer Price: 150,000. Purchase Price: 132,000. Revenue Contribution: 18,000. This principle will apply to all levels of Hammer Price and the purchase price and revenue contribution will be recorded and invoiced separately. The principle will also apply to Lot 3 where the wording Tender Price will substitute the expression Hammer Price. TENURE/ POSSESSION: Freehold. Lot 1 is with the benefit of vacant possession on completion. Lot 2, vacant possession, with the exception of the ponds which are subject to the licence in favour of The Millom and District Angling Association. Lot 3, vacant possession. Part subject to the lease in favour of the Lake District National Park Authority and occupation licence for the sporting tenant. COMPLETION DATES: Lots 1 & 2, FRIDAY 16 th NOVEMBER 2012 or earlier by mutual arrangement. Lot 3, FRIDAY 30 th NOVEMBER SPORTING RIGHTS: Sporting Rights are included in the sales of Lots 1 & 2. The Pheasant Pens in Lot 1 are excluded from the sale and may be removed within three months of the completion date should the buyer not exercise the Sporting Rights. The Pheasant Pens are the property of the outgoing Sporting Tenant. Lot 2 is subject to the licence between Cumbria County Council and The Millom and District Angling Association. The buyers must be advised on the status of the licence. WOODLAND GRANT SCHEMES & ENVIRONMENTAL SCHEMES There are no existing Woodland Grant Schemes or Felling Licences. There are no Stewardship Schemes affecting the land. The land is not subject to a site of Special Scientific Interest. COUNTRYSIDE RIGHTS OF WAY ACT: All the land, with the exception of Lot 3, is subject to a Dedication Instrument pursuant to Section 16 of the Countryside & Rights of Way Act 2000, which effectively dedicates the land as open access. A copy of the Dedication Instrument is available for inspection at the Agents offices. LOCAL AUTHORITY: South Lakeland District Council: PLANNING AUTHORITY: Lake District National Park Authority: BOUNDARY LIABILITY & OWNERSHIPS: All the boundary walls and fences are in the ownership of the sellers and the maintenance liabilities and responsibilities will be transferred to the buyers of the individual Lots. FOOTPATHS: The Lots are sold subject to all existing rights of way and public footpaths which exist, whether mentioned in these particulars or not. VIEWING: Lots 1 & 2 may be inspected at any reasonable time, provided a copy of these particulars are in possession. The buildings and Depot included with Lot 3, may be inspected by prior arrangement with the selling agents offices. Please contact the Kendal Office: