For sale: Cragg Farm, Birkby, Near Ravenglass, Cumbria, CA18 1RT
Guide Price £850,000
Summary: An exceptional Lake District Hill Farm found in a secluded and peaceful location within the Western Lake District with panoramic views of the surrounding countryside. Sizable four bedroom house with potential for improvement and expansion into the original farmhouse.
|Property Type||Farm House|
An exceptional Lake District Hill Farm found in a secluded and peaceful location within the Western Lake District with panoramic views of the surrounding countryside. Sizable four bedroom house with potential for improvement and expansion into the original farmhouse.
Range of modern and traditional buildings,
Common Rights on Birkby Fell and associated scheme income.
Extending in all to 253.47 acres (102.58 hectares)
To Be SOLD By PUBLIC AUCTION As A WHOLE At MUNCASTER PARISH HALL, RAVENGLASS
On WEDNESDAY 28th AUGUST At 2.30pm
A fine Lake District Hill Farm with lots of charm. Comprising a four bedroom farmhouse, modern and traditional buildings, land extending to circa 253.47 acres and a substantial number of Common Grazing Rights on Birkby Fell (CL.68).
Sizeable ring fenced upland stock farm offering lots of potential.
Substantial four bedroom house with potential to expand into adjacent former farmhouse (subject to receiving the relevant permission).
Range of modern and traditional buildings.
Within the Lake District National Park (UNESCO World Heritage Site).
611.1 sheep rights (600 with followers) and 22.2 cattle rights on CL.68 Birkby Fell offering significant scheme income.
Hefted flock to be purchased from outgoing tenant prior to completion.
Peaceful location with fine views.
Ring fenced holding extending to 253.47 acres and including Raven Crag and Latter Barrow.
Viewing advised to appreciate the full potential of this delightful property.
From the south-east take the A595 heading north through Bootle. Continue 5.5 miles and take the right turn immediately before the bridge crossing the River Esk. The entrance lane to the property can be found approximately one mile on your right and denoted by the Selling Agents sale board.
Cragg Farm is situated in the Western Lake District about 2.5 miles east of Ravenglass.
The farm occupies a peaceful location. The farmstead is in an elevated position offering scenic rural views.
Cragg Farm is located within the Lake District National Park a UNESCO World Heritage Site.
|CRAGG FARMHOUSE|| |
|Kitchen:||17'1" x 15'1" (5.2m x 4.6m). Exceptional stone flagged floor. Hidden fireplace. Built-in cupboard, window seat and oil fired two oven Aga. Stainless steel sink. Kitchen units and drawers. Plumbing for washing machine. Wall mounted electric storage heater.|
|Pantry:||11'1" x 12'6" (3.38m x 3.8m). Traditional stone flagged floors. Character slate work top and original separator for churning butter.|
|Store Room:||3'8" x 13'7" (1.12m x 4.14m). Stone flagged floor with slate shelves, could potentially be knocked through to pantry to provide large dining room.|
|Lounge:||11'2" x 15'5" (3.4m x 4.7m). Open fireplace with tile surround. Oak floor boards and wall mounted electric storage heater.|
|Hall:||7'9" x 15'10" (2.36m x 4.83m). Under stairs cupboard and electric storage heater.|
|Front Sitting Room:||9'9" x 15'4" (2.97m x 4.67m). Open fireplace, large built-in cupboard and oak floor boards.|
|Landing:||7'9" x 19'7" (2.36m x 5.97m). Traditional oak staircase, large landing area and wall mounted electric storage heater.|
|Bathroom:||12'2" x 4'11" (3.7m x 1.5m). W.C, sink, bath and wall mounted storage heater.|
|Bedroom No.1:||11'4" x 15'6" (3.45m x 4.72m). Open cast iron fireplace with mantelpiece and traditional oak floor boards.|
|Bedroom No.2:||15'5" x 9'6" (4.7m x 2.9m). Open cast iron fireplace. Built-in cupboard and oak floor boards.|
|Bedroom No.3:||11'8" x 15'1" (3.56m x 4.6m). Cast iron fireplace, built-in airing cupboard with hot water tank. Window seat and oak floor boards. Wall mounted electric storage heater.|
|Bedroom No.4:||12'2" x 14'9" (3.7m x 4.5m). Traditional oak floor boards.|
|Attic:||32'1" x 16'4" (9.78m x 4.98m). Substantial boarded attic with gable end window looking over the valley to the north.|
|Former Farmhouse:||32'4" x 20'2" (9.86m x 6.15m). Traditional farmhouse with stone walls. Slate roof. Mains electric and spring water supply. Combined use as outside w.c. and log store.|
|Traditional Lofted Barn Range:||27.11 x 27'11" (8.50m) x 40'4" (12.30m). Traditional lofted building range split into hayloft, granary and under byres and dog kennel.|
|Workshop:||23'9" x 42'2" (7.24m x 12.85m). Three bay Atcost building with concrete block walls and roller sliding door. Electric.|
|Loose Housing:||55'9" x 51'4" (17m x 15.65m). A three bay Atcost building with concrete block walls, floor and raise platform. Electric and water.|
|Midden Area:||111'6" x 51'5" (33.99m x 15.67m). Concrete block wall and floor.|
The farm steading occupies a central position within the holding. Access to the property can be taken either by the main drive from the County Council Highway or alternatively a second access is available via the track within field 33 shown on the attached Sale Plan, which could be opened up.
The meadow and grazing land extends in total to 253.47 acres (102.58 hectares) and includes a range of SDA land and Moorland. To the south of the holding are two notable Crags, Raven Crag and Latter Barrow which offer fantastic views over the valley below.
The inbye land is not currently entered into any Stewardship Schemes however the SSSI (Site of Special Scientific Interest) designation of Cropple How Mire (fields 33 and 34 on the Sale Plan) and the bilberry and flora on the two crags would suggest potential for entry into such scheme.
COMMON RIGHTS AND COMMONS/HLS SCHEME
Attached to the farm and included with the sale are rights to graze 600 adult sheep with followers and 20 cattle on Birkby Fell (CL.68) entry. No.1 and the right to graze 11.1 sheep, 2.2 cattle (1.1 cows and 1.1 follower) on Birkby Fell (CL.68) part of entry No.7.
These common rights have been entered into an Entry Land, plus Higher Level Stewardship Scheme under the name "Corney Wabberthwaite and Birkby Fells" by the outgoing tenant. The Agreement AG00565075 commenced on 1st May 2014 and will expire on 30th April 2024. The successful purchaser shall be required to enter into the agreement dated 28th January 2015 by the outgoing tenant and comply with the requirements of this agreement until its expiry. A copy of the internal agreement and UELS/HLS is available by request.
In order for the successful purchaser to claim the income from the Commons Stewardship scheme agreement has been reached with the outgoing tenant to sell a proportion of his hefted flock. The composition of this flock shall consist of 250 Herdwick Ewes and followers with a fairly even age spread from gimmer hoggs, up to 5/6 year olds. Condition mixed and to be determined at valuation.
The purchase price of this flock to be agreed by two independent valuers acting on behalf of the outgoing tenant and purchaser, having regard to the market value and suitable uplift to take account of the hefted status. Payment is to be made on completion along with the balance of the purchase fee.
The Basic Payment Scheme (BPS) claim for 2019 on both the holding and Common rights has been made by the outgoing tenant and will be retained in full. The successful purchaser shall be required to comply with all Cross Compliance Rules for the 2019 calendar year and indemnify the outgoing tenant for any losses incurred as a result of their failure to comply with the rules.
The BPS entitlement may be available to purchase by separate negotiation with the outgoing tenant.
Mains electricity. House part re-wired 2009. Private water supply collected from holding and shared with Cragg Cottage. Private septic tank.