LONGSLEDDALE ESTATE kendal, la8 9bb
LONGSLEDDALE ESTATE kendal, la8 9bb A beautifully situated lakeland Estate generating signif icant hydro-electric income lying within one of the most accessible yet unspoilt dales in the National Park A refurbished Listed principal house 2 hydro-electric schemes producing significant income 98 acres of mowing and grazing land 62 acres of mixed Broadleaf woodland 415 acres of heather moorland and allotment Sporting rights owned over an additional 211 acres with the possibility of leasing rights over another 1,000 acres Double bank fishing on River Mint Potential to create a mixed shoot Total freehold 789 acres including sporting rights For sale in four Lots Kendal 5 miles u M6 motorway (J37) 12 miles (All distances are approximate) Savills Carlisle 64 Warwick Road Carlisle CA1 1DR carlisle@savills.com 01228 527586 savills.co.uk Savills York River House, 17 Museum Street York, YO1 7DJ ablack@savills.com 01904 617800 savills.co.uk
Introduction The sale provides an extremely rare opportunity to acquire a manageable sized residential, agricultural, sporting and amenity Estate within the Lake District National Park. Longsleddale itself is regarded as one of the least spoilt valleys providing spectacular natural scenery but away from the main tourist routes as the valley is a no-through road. The Estate is very accessible, lying only 5 miles from Kendal with the M6 motorway less then 10 miles to the east making access remarkably easy. docker nook The Estate itself lies mainly within a ring fence to the west side of the valley with flat meadow and pasture land bordering the river rising up through the wooded hillside to Dockernook Cragg, a magnificent viewpoint from where the moorland rises gently to approximately 400 metres above sea level at the highest point. About 500 yards of mainly double bank fishing is available on the River Mint as a separate lot. Docker Nook house whilst in different ownership and a separate lot, offers purchasers the chance to buy a complete residential Estate. The House Docker Nook is an attractive house lying in the heart of the Estate. The Grade II listed former farmhouse is of stone construction under a slate roof and has been refurbished and tastefully decorated to a high standard. The house provides modern facilities whilst retaining considerable character including oak panelling, beams and attractive fireplaces. The accommodation is arranged on two floors and includes kitchen, dining hall, snug, sitting room, utility, cloakroom and pantry, on the ground floor. There is a large master bedroom, 2 further double bedrooms and 2 bathrooms on the first floor. Ground Floor Adjacent to the house is an impressive detached stone barn (646 ft 2 ) which has been converted into a library but which has potential for additional accommodation subject to planning. Curtains, carpets, light fittings and garden ornaments may be available by separate negotiation. First Floor
The Land The land can be accessed from the council road at both ends of the Estate with two bridges over the river. There is productive meadow and mowing land on the valley bottom with grazing land rising behind Docker Nook buildings and extending to around 98 acres in all. The higher ground extends to around 415 acres of grass and heather moorland all of which is currently managed under an Higher Level Stewardship (HLS) agreement with reduced stocking rates aimed at increasing the heather coverage. The grazing land and upland allotment are now mainly occupied on short term Farm Business Tenancy (FBT) agreements with possession available before the end of 2019 except for the northern section of moor know as Kilnstones allotment extending to about 143 acres which is let until November 2021. A total rental income of 6097 per annum is being generated from these lettings. In addition there is 62 acres of attractive woodland is managed in-hand. The woodland and southern part of the moor known as Dockernook Allotment is within a HLS agreement producing about 13,600 per annum which expires next spring although discussions are ongoing regarding a possible extension of the scheme until 2024. Kilnstones allotment lies within a separate HLS scheme managed by the tenant. Renewable Energy The owners have taken full advantage of the topography and installed two hydro electric plants, at Dockernook Gill and at Kilnstones. Each has a dedicated plant room with an average gross annual income over the last 6 years of 35,884 in total. This is an extremely valuable source of income offering a new owner the opportunity to acquire an estate which is largely self-funding. The Feed-in Tariffs increase by RPI annually and don t expire until February 2030 at Dockernook and August 2031 at Kilnstones providing a secure index linked source of income for at least the next decade. Buildings For a purchaser seeking to provide additional accommodation or a leisure enterprise on the Estate there are 2 traditional Lakeland stone barns. The largest is at Dockernook providing a ground floor footprint of over 130 msq including the barn and lean-to with another stone barn at Kilnstone adjoining the driveway with an internal footprint of 83 sq.m in addition there are more modern storage barns at Kilnstones. Sporting There is considerable potential to create an enjoyable mixed family shoot on the Estate with 500 yards of mainly double bank trout fishing available on the River Mint (lot 4) if required. In the past up to 100 Grouse have been shot on the moor and up to 8 dear culled in a season.
In summary the sale offers a rare opportunity to acquire a very beautiful, accessible and largely private Estate with or without a principal dwelling. Substantial income is generated from the hydro electric schemes. In addition there are opportunities to generate further income from farm rents and Stewardship schemes or for somebody wanting to farm in-hand, the majority of the land can be available at the end of next with the remainder by the end of 2021. For a purchaser not wanting to manage the land in-hand it is likely that the tenants would be prepared to remain on the land. General Remarks and Stipulations Directions (Postcode: LA8 9BB) The property lies in Longsleddale approximately 5 miles to the north of Kendal. Take the A6 heading north out of Kendal and after approximately 3 miles turn left where signed to Longsleddale. Take this road for approximately 2 miles. The entrance to the Estate is on the left and signed Docker Nook. Go through the gate and cross the bridge and follow the track to the house and buildings. Services Mains electricity to the house and buildings. The house is heated via a ground source heat pump with under floor heating to part. Private drainage and water supply. Local Authority Lake District National Park, Murley Moss, Oxenholme Road, Kendal LA9 7RL, Tel: 01539 724555 Entitlements The land is registered on the Rural Land Registry and sold with the benefit of 108.44 units of moorland BPS which will be transferred to the purchaser at the appropriate time providing additional income. Designations Docker Nook Farmhouse is Grade II Listed. There is an SSSI within the woodland. Tenure The freehold of the property offered for sale with vacant possession of Docker Nook house and the land subject to FBT s with further details available upon request. Council Tax Docker Nook Band G Method of Sale The property is offered for sale in four lots by private treaty. Please note that there are separate vendors for lots one and four and therefore offers will need to be submitted for each lot individually. Prospective purchasers are encouraged to register their interest with Savills as soon as possible. The selling agents reserve the right to conclude negotiations by other means. Lot 1 Longsleddale Estate extending to approximately 576 acres Lot 2 Docker Nook House, barn and paddock 2.43 acres Lot 3 Approximately 211 acres of sporting rights Lot 4 Fishing on the River Mint
Viewings Strictly by appointment through the selling agent Savills. Contact Andrew Black, ablack@savills.com, 01904 617800. Longsleddale Health and Safety Given the potential hazard of a working farm we would ask you to be as vigilant as possible when inspecting the farm for your own personnel safety and in particular around farm buildings and on uneven ground. Photographs taken September 2018 externally. Internal photos taken from earlier archives and September 2018 Brochure prepared October 2018 Dockernook Wood Issues Lot 2 Docker Nook FB Dockernook Gill Track Ford Ford Ford Path (um) This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.
Sporting Rights Lot 3 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Lot 1 Lot 2 Lot 3 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Printed and produced by Word Perfect Print. T: 01508 557777 E: brochures@wordperfectprint.com Savills York River House, 17 Museum Street York YO1 7DJ ablack@savills.com 01904 617800 savills.co.uk Important Notice Savills, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 18/11/08 AB