AN OPPORTUNITY TO PURCHASE A SMALL ESTATE WITHIN THE LAKE DISTRICT NATIONAL PARK. AVAILABLE AS A WHOLE OR IN UPTO 7 LOTS. Fairbank Farm occupies a secluded and elevated position amidst attractive countryside within the eastern fringes of the Lake District.
The property provides a substantial principal house with annexe, a separate traditionally built cottage, a comprehensive range of agricultural buildings, a private tarn and largely ring-fenced land extending to approximately 478 acres (193 hectares) which includes meadow, pastureland and woodland.
Located less than a mile west of the village of Staveley, the property is accessed from the A591 via its own ½-mile driveway leading through parkland. Largely out of sight of the main road, the house has a private air, aided by the lack of public footpaths crossing any of the property.
Local amenities, including artisan bakeries, food outlets and a brewery, are to be found in Staveley (the ‘gateway’ to the Kentmere valley). Windermere, closely associated with the country’s longest lake, is three miles to the west and provides a wider range of facilities including its well-regarded independent school. The attractive provincial town of Kendal is approximately five miles to the east.
Oxenholme Station on the West Coast mainline is close to Kendal (London Euston and Edinburgh are within three hours and two hours respectively). The A591/A590 provides for a twenty minute drive to the M6 (Junction 36) and Manchester city centre is a further one hour twenty minute drive.
The farm is set 117m - 249m (383’ - 816’) above sea level with the best meadows and pastures located around and to the north of the steading.
The higher pastures and tarn are located to the south of the farm. Most of the land is classified as Grade 4 with Lot 5 being Grade 5.
The land is subject to an Environmental Stewardship Scheme (which the buyer(s) will be obliged to continue with until its expiration in May 2023). The Basic Payment Entitlements will be included in the sale.
DESCRIPTION Fairbank Farm is offered for sale by private treaty as a whole or in up to seven Lots as follows:
Lot 1 Comprising the five-bedroom farmhouse with three-bedroom annexe, a two-bedroom detached cottage, farm buildings, tarn and land (in all approximately 248.02 acres (100.37 hectares)).
Fairbank Farmhouse The handsome stone under slate farmhouse is believed to date from the 16th century with more recent 19th century additions. Complimented by lovely gardens, it enjoys long-range views and is generously proportioned. The accommodation briefly comprises:
Ground Floor - Kitchen including Smallbone fitted units, cream Corian worktop, and oil-fired five oven AGA, dining room with cellar off. Utility with built-in cupboards and separate WC and hallway with porch. Drawing room/study with large stone fireplace and bay window with view over Potter Fell and the garden. Living Room with log burner and large bay window.
First Floor - Master bedroom with en-suite, bay window and dressing room. Four further double bedrooms and bathroom.
Outside – extensive gardens with lawns on three sides, flower beds, mature shrubs and trees as well as former tennis court, tarmaced parking and turning area, and range of outbuildings.
Fairbank Annexe Whilst not classified as a separate dwelling, the Annexe is attached to the south side of the main house and is of similar construction. It can be accessed from the main house via doors on the ground and first floors. Its own independent external access leads to the following accommodation:
Ground Floor – porch with utility room off and separate WC. Open-plan kitchen/diner/living room with wood-burner and modern fitted kitchen.
First Floor - Master Bedroom with office/potential dressing room. Two single bedrooms and bathroom.
Fairbank Cottage Located to the south of the main house and in stone under slate, the accommodation briefly comprises:
Ground Floor - Kitchen/Diner with modern units. Separate WC and wash hand basin. Living room with multi-fuel stove, pantry and hallway.
First Floor – two double bedrooms and bathroom.
Outside - garden with large lean-to wood store and parking area.
Buildings Previously run as a dairy farm and currently a mixed livestock unit, Fairbank offers an extensive range of both modern and traditional, well-maintained agricultural buildings set behind the houses.
Land Comprising the core of Fairbank Farm, including lowland meadow and pasture as well as upland grazing from which extensive views of the Lakeland Fells and Morecambe Bay can be achieved, and approximately 24 acres/9.70 hectares of attractive, mainly deciduous woodland. Lot 1 also includes Fairbank Tarn (a former reservoir covering approximately 12 acres/4.90 hectares), currently stocked with brown trout and rainbow trout.
If Lot 1 is sold separately to Lot 2, a full right of way in favour of the buyer of Lot 1 will be reserved over the private driveway through Lot 2 marked as a dashed black line on the plan within these particulars.
Lot 2 Comprising the lower-lying meadow and pastureland, partially bounded by the River Gowan, with access off the private driveway (in all approximately 40.35 acres (16.33 hectares)).
Lot 3 Comprising meadowland on Brundriggs, partially bounded by the River Gowan, with access directly off the off the A591 (in all approximately 28.47 acres (11.52 hectares)).
Lot 4 Comprising the higher meadow and pastureland with an attractive stone under slate lofted outbarn in good order, with access off a Highways-adopted minor road (in all approximately 52.86 acres (21.39 hectares)).
Lot 5 Comprising the highest part of Fairbank Farm (at 249m/816’ above sea level), providing upland grazing land with access via the unfenced council road that crosses the south-western part of the Lot, in all approximately 59.63 acres (24.13 hectares)). If sold separately to Lot 1, rights of parking and access will be reserved over Lot 5 should the purchaser of Lot 1 wish to let the fishing rights on the Tarn.
Lot 6 Comprising the low-lying meadowland, partially bounded by the River Gowan with access off the A591 and the private driveway (in all approximately 14.88 acres (6.02 hectares)).
Lot 7 Comprising a single enclosure of rough grazing land with access off the private driveway and a private track leading over a railway bridge, marked as a brown line on the sale plan (in all approximately 33.80 acres (13.68 hectares)).
Method of sale Fairbank Farm is for sale by private treaty. A closing date of best and final offers may be set so please register your interest at the Carter Jonas Kendal Office.
Tenure and Possession Fairbank Farm is offered for sale freehold.
Fairbank Tarn is let to Windermere, Ambleside and District Angling Association. The current lease will expire on 30th September 2018 and the Association have expressed interest in entering into a new lease with the buyer of Lot 1.
Fairbank Cottage is let on an informal basis for residential purposes. Vacant possession will be granted on completion.
Sporting and Mineral Rights The Sporting Rights are included insofar as they are owned by the seller. The Mineral Rights are excluded from the sale having been reserved by a previous owner.
Ingoing There will be approximately 350 round bales of silage (depending on crop yields) to be taken over by the purchaser of Lot 1 at market value to be agreed as at the date of completion. There may also be the opportunity to purchase the livestock from the seller (to be negotiated separately).
Dispersal Sale The seller reserves the right to hold dispersal sales on any of the property prior to the date of completion.
Basic Payment Entitlements The seller has claimed the land and Basic Payment Entitlements for the 2018 scheme year and the payment will be retained in full. The Entitlements will be included in the sale of the Lots and the seller will transfer the entitlements to the buyer(s) on completion.
Further details about the apportionment of the Entitlements between the Lots can be provided on request to the selling agents, who will complete the RLE 1 form(s) in order to transfer the land and entitlements to the buyers(s) at a charge of £200 plus VAT per form.
Environmental Schemes There is currently an ELS/HLS scheme on the land that receives an annual income of approximately £22,000. The buyer will be liable to accept the transfer of the scheme and abide by the respective Management Prescriptions should Natural England seek the continuation of the scheme applying to Fairbank Farm until it ends in May 2023. Full details of the scheme can be provided on request to the selling agents.
Viewings The residential properties can be viewed on Wednesdays and Fridays between 1:00 pm and 6:00 pm provided an appointment has been made with the selling agents Carter Jonas Telephone: 01539 722592.
As there is no public rights of way over the property, the land may be inspected only with prior notification to Carter Jonas as to the proposed date and time of the viewing, and then only during reasonable daylight hours with a copy of these particulars are to hand.
Services Fairbank Farmhouse - shared private drainage, mains electricity (via its own meter) and both mains and private water supply. Oil fired central heating.
Fairbank Annexe – shared private drainage, mains electricity (via its own meter) and both mains and private water supply. Oil fired central heating.
Fairbank Cottage - private drainage, mains electricity and both mains and private water supply. Oil fired central heating.
Farm buildings – mains and private water supply and three-phase mains electricity.
Land – all enclosures except one parcel in Lot 2 have either a mains or natural water supply.
Rights of Way, Easements and Wayleaves Fairbank Farm is sold subject to and with the benefit of all rights of way, water drainage, water course and other easements, quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority subject to statute.
Local Authority South Lakeland District Council, South Lakeland House, Lowther Street, Kendal, Cumbria, LA9 4QD Telephone: 01539 733 333.
Lake District National Park Authority, Murley Moss, Oxenholme Road, Kendal, Cumbria, LA9 7RL Telephone: 01539 724555.
Council Tax and EPC Rating Fairbank Farmhouse - We have been advised by the Local Authority that the Council Tax payable for the financial year 2018/19 is £2,958.17 (Band G)
Fairbank Cottage - We have been advised by the Local Authority that the Council Tax payable for the financial year 2018/19 is £1,774.90 (Band D)
The farmhouse has a current EPC rating of E.
The cottage has a current EPC rating of E.
Health and Safety Given the potential hazards of a working farm and woodland, we would ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings.
1975 Reservoirs Act Fairbank Tarn is classified as a reservoir under the 1975 Reservoirs Act. Further details in this respect can be provided on request to the selling agents.
Boundaries Any purchasers will be deemed to have full knowledge of all of the boundaries. Neither the vendors nor their agents shall be responsible for defining the boundaries of the ownership thereof and the purchasers shall rely on information appearing in the registers of the land at HM Registry. Should any disputes arise as to the boundaries or the interpretation of them, the questions shall be referred to the vendor’s agent whose decision acting as expert shall be final.
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