Perch Lodge, Edge End Road GL16

Perch Lodge, Edge End Road GL16

5 Bedroom | Freehold | Holiday Complex

Guide price £975,000
Bird-in-hand 0.4 miles
Lakers Road 0.9 miles
Petrol Station 0.9 miles

Unique opportunity to purchase an eco-lodge site run as a high-quality glamping & B&B business within the Royal Forest of Dean. The Dome Garden comprises 11 eco and geo domes providing 5* glamping in an enclosed eco-encampment plus 3 hotel style rooms inside Perch Lodge

Unique opportunity to purchase an eco-lodge site run as a high-quality glamping & B&B business within the Royal Forest of Dean with direct access to approximately 24,000 acres of woodland.

The Dome Garden comprises 11 eco and geo domes providing 5* glamping in an enclosed eco-encampment along with 3 hotel style rooms inside the historic Perch Lodge. The whole site sits on the very edge of the forest within easy walking distance of the facilities of Mile End as well as easily accessible to the amenities of the larger market town of Coleford.

The Dome Garden is located 1 mile from the market town of Coleford on the edge of the village of Mile End. There is a primary school, a church and a golf club within easy reach and a high school, pharmacy and two pubs in the neighbouring settlement of Five Acres. Coleford itself has further amenities and facilities including shops, banks, supermarkets, garages, public houses and restaurants along with the Bells Hotel and Country Club.

The Forest of Dean is located adjacent to the Wye Valley Area of Outstanding Natural Beauty (AONB) and is easily accessible from Bristol (only 33 miles away) Bath, Cardiff and Gloucester. The market town of Monmouth is 8.5 miles away and provides a full range of amenities and facilities including supermarkets (Waitrose and M&S Food), public houses, a theatre, cinema, leisure centre with indoor swimming pool, cottage hospital and doctor’s surgery. The independent
Monmouth School has a nationally recognised reputation for excellence.

Coleford also sits at the heart of a wide range of local tourist attractions including Symonds Yat Rock, PuzzleWood, Clearwell Caves, Dean Forest Railway, Goodrich Castle (English Heritage), Go Ape and Beechenhurst Forest centre. 1.5 miles through the forest is Hopewell Colliery, a historic Freemine and functioning remnant of the cultural heritage of the Forest of Dean.

The Forest of Dean is well-known for its enhanced public access for walking and horse riding but increasingly for its extensive, first class, mountain biking tracks, some of which run directly from the Dome Garden back gate.

The final descent of the now famous 7-mile Verderers Route is 100 metres away and was described by MBUK as “the finest blue route in Britain.” Two miles down the road is the border with the Wye Valley AONB, also known for outdoor pursuits and popular with canoeists, walkers, cyclists, climbers and horse riders all year
round. Good food can be found at the Saracens Head on the banks of the River wye or the Michelin starred ‘Whitebrook’ restaurant run by renowned chef Chris Harrod – former winner of the BBC’s Great British Menu competition.

The Dome Garden consists of 11 eco-domes providing high quality accommodation within a magical, eco-friendly village encampment surrounded by the forest. 19 miles west of Gloucester and north of Bristol and Cardiff, the site is easily accessible from West London, Birmingham and Oxford.

The garden itself is laid out as a small village, with multiple paths leading to little clearings amongst landscaped grounds and children’s play equipment. There are tyre runs, tree swings, zip wires and bridges all constructed out of natural forest products. There’s a large sunken fire pit in the form of a small amphitheatre where guests can gather in the evenings to chat and toast marshmallows. Also weaving through the garden is an 8 element low ropes initiative course which is used for corporate team building events.

Above the fire pit is Perch Lodge, a 210 year old timber clad stone lodge. Once the administrative hub for 600 acres of woodland, it is now home to 3 hotel style B&B rooms, the main restaurant and bar and an oversized brick pizza oven. The oven has one door inside and one door outside. Adjacent to the oven is the main kitchen and there are 2 more en-suite bedrooms for staff or owner accommodation.

The glamping operation and the restaurant/bar operate between Easter and the Autumn half term whilst the hotel style ‘Lodge Rooms’ continue through much of the rest of the year when they are run as a traditional B&B.

The operation is very environmentally aware and works on ecologically sound principles which allows guests to take a holistic break from their normal existence and immerse themselves in the unique and natural environment. Each of the domes are situated in their own private landscaped space accessed via a gravel/woodchip path and each have slightly different attributes. Some are two-storey, some come with a glazed roof to enjoy the night skies and some have hanging beds. They all have wood burning stoves, comfortable beds and en-suite facilities with white suites, flushing loos and wood-fired showers or double-ended baths heated by wood-fired boilers.

All of the domes have external kitchen shelters laid to decking. They are equipped with wood burning rocket stoves to cook on, upcycled bucket sinks, recycled timber work surfaces and evaporative stores with a living roof of edible herbs.

In the far corner there are three Hobbity domes. Conceived as an exercise in sustainable development using minimal materials and largely constructed of adobe, sandbags and clay, they provide an alternative semi-subterranean accommodation experience.

The 3 hotel style en-suite rooms within The Lodge, along with the newly refurbished Forest Refuge apartment (approaching completion) provide more traditional en-suite accommodation for guests - albeit with the unique Dome Garden recycled/eco atmosphere reflected in the rest of the site. These rooms have tea and coffee making facilities as well as Wifi and a TV.

The Dome Garden sits at the highest level of glamping accommodation in the UK business and has been rated one of “The Best UK Glamping sites” and one of the “Top 5 UK Luxury Campsites” by the Sunday Times, The Guardian, National Geographic, Cool Camping and Mumsnet.

The business was established 11 years ago by the present owners and developed into the efficient business it is today. Income is generated in three parts; the Dome Garden glamping, the restaurant/bar and The Lodge Rooms. It’s a very flexible business in relation to the length of season for each of the three elements and how much of the maintenance and service operations are outsourced or dealt with in-house. Income varies from season to season. The Lodge Rooms, now in their third season, are contributing an increasing percentage to the turnover of the business.

A small amount of further income is generated by the 3kw solar array. Installed in 2010 the panels come with a 25-year contract set at the highest tariff of index linked FITs payments. There are a small number of fixed costs but many more that are optional and define the overall level of profitability for the business.

The business is advertised via the website: along with social media and website advertising across a range of platforms including Airbnb,, and Expedia etc.

Trading information can be provided to bona fide purchasers.

Including “The Lodge Rooms”

Detached two-storey period property with exposed roof trusses, natural stone walls, oil-fired central heating and under floor heating providing 5 en-suite bedrooms. To the rear of the property is a single storey restaurant, sitting room and kitchen extension with glass elevations leading out onto a decking area currently providing an open plan dining/seating area for guests.

The property is currently used as a mix of owners and guest accommodation known as ‘The Lodge Rooms’. It could easily be converted back into private owners’ accommodation. To the rear of the lodge is a decking area with a pizza oven which could be screened from the glamping business if required - to provide a high
degree of privacy.

Ground floor:
Entrance via wooden door into hall/guest sitting area of 4.32m x 4.37m (14’17 x 14’34) with flagstone floors and exposed stone walls. Stairs to first floor accommodation and steps leading down into the dining area plus a contemporary style wood burning stove.

Bedroom 1 (The Coal Store) 3.47m x 4.29m (11’38 x 14’07) which is used as guest accommodation as a double room. Stone steps lead down into what was originally the coal bunker of the main house. This is now a characterful stone walled bathroom with a white suite of close coupled WC, free standing bath and drencher shower.

Bedroom 2 (The Garden Store) 2.59m x 3.92m (8’49 x 12’86) which is used for guest accommodation as a double room. Seating area leading onto the en-suite shower room with a white suite of hung WC, wash hand basin in vanity unit and walk in drencher shower.

Dining area of 3.80m x 7.59m (12’47 x 24’90) which is used for guests and has a bar servery with patio doors leading out onto a decking area. Ceramic tiled floor. Skylights. Access to the pizza oven.

Sitting room of 4.72m x 3.98m (15’49 x 13’06) with wooden flooring and picture windows overlooking the gardens. Open plan with the dining area.

Kitchen of 4.26m x 2.54m (13’98 x 8’33) with a range of modern wall and base cupboards, electric oven with gas hob, stainless steel inset washing up bowl and plumbing for dishwasher. Recycled snooker slates including cut-outs for the original pockets - provide the thick slate work surfaces with inset stainless steel 1½ bowl sink unit. Ceramic tiled floor. Double glazed door into:-

Pantry of 4.72m x 1.98m (15’49 x 6’49). Doors to outside to the rear and front.

First floor:
Landing with window to rear overlooking the gardens. UPVC tilt and turn door (limited height) leading out onto the roof terrace. Exposed stone walls and exposed roof trusses.

Bedroom 3 (The Wood Store) 3.32m x 4.32m (10’89 x 14’17) double room used for guest accommodation. Exposed natural stone walls and exposed roof trusses. Open plan en-suite with a white suite of hung WC, circular wash hand basin and drencher shower. UPVC double glazed tilt and turn door (limited height) leading out onto the roof terrace. Bedroom 4 of 3.26m x 3.06m (10’70 x 10’04) with exposed roof trusses leading through into an en-suite bathroom with circular wash hand basin, hung WC and slipper bath with ball and claw feet (under construction).

Bedroom 5 of 4.11m x 2.64m (13’48 x 8’66) with en-suite of white hung WC and space for a wash hand basin and shower cubicle (under construction). UPVC double glazed tilt and turn door (limited height) leading out onto the roof terrace.

The front is clad in blackened timber and has a gravel path from the car park. To the rear there is a decking area with pizza oven which could be enclosed if required to give a high degree of privacy to the main property. At first floor there is a roof terrace which is accessed via UPVC double glazed doors on the landing and from Bedrooms 3 and 5.

Superdome (Sleeps 8/9)
Two storey dome with a spiral staircase. Steel wood burning stove. Hanging beds. En-suite shower room with two showers. Accessible for people with mobility issues. There is a sunken area in the centre surrounding a wood burning rocket mass heater.

Green Dome (Sleeps 4/5)
Contemporary steel wood burning stove. En-suite shower room.

Oak Dome (Sleeps 6)
Contemporary style wood burning stove. Hanging beds and bunks. En-suite shower room.

Sky Dome (Sleeps 5)
Contemporary steel wood burning stove. Curved wooden staircase leading to a suspended bedroom area at the highest point on the site. En-suite shower room.

Bamboo (Sleeps 5)
Contemporary steel wood burning stove. Hanging beds. En-suite shower room.

Monkey Puzzle (Sleeps 4/5)
Contemporary steel wood burning stove. En-suite shower room.

Friends Dome (Sleeps 4/5)
Clear vinyl roof to enjoy the night sky. Contemporary steel wood burning stove. En-suite bathroom with a freestanding double ended bath.

Double Dome (Sleeps 6)
Two domes connected by a circular tunnel link. One has a timber floor and both have a cast iron wood burning stove. The smaller dome has a full vinyl roof with unrestricted views of the night sky. En-suite bathroom with a freestanding double ended bath.

Unique in their design, partially sunken concrete and clay dome suites with polycarbonate bubble skylights.

Sandstone (Sleeps 4)
Outside sitting/dining and kitchen area with a wood burning rocket stove cooker. En-suite shower room with wood burning stove.

Flintstone (Sleeps 4)
Outside sitting/dining and kitchen area with a wood burning rocket stove cooker and mini oven. En-suite shower room.

BamBam (Sleeps 4)
Let in conjunction with Flintstone as there is no covered area or kitchen facilities. En-suite shower room.

Renovated single storey timber cottage for forest workers (approaching completion) of 7.33m x 4.36m (24’05 x 14’30) with open plan sitting room, dining room and kitchen area with underfloor electric heating, a flagstone floor and vaulted ceiling with exposed roof trusses. Contemporary cast iron wood burning stove.

Bedroom on a mezzanine of 2.76m x 2.12m (9’06 x 6’95) with limited eave height and a wooden staircase. En-suite shower room with underfloor heating with a white suite.

Set in landscaped gardens and grounds of 1.2 acres, mainly taken up by the glamping business with woodchip paths. For guests there are wooden platforms with zip wires between the trees, swings, tyre climbing frame, chain bridge and amphitheatre style sunken fire pit.

Stone outbuilding with a pitched roof used as an external, accessible wet room for people with reduced mobility. Wash hand basin, WC facilities and drencher shower. Adjoining store with space for a commercial steam cleaner/jet washer.

To the side of the property is a shingle roofed stone linen store for the business of 3.43m x 2.57m (11’25 x 8’43) with space for automatic washing machines and a range of shelving and heating.

External washing up sinks for guests.

Wooden storage building of 4.94m x 4.36m x (16’2 x 14’3) used for the storage of the mattresses for the domes over the winter months plus workshop area. Wooden timber store. Sunken shipping container used for storage.

Boiler house at the front of the property with Worcester boiler and modern Stelflow unvented hot water cylinder for the main house along with under floor heating manifolds.

The property is approached via a forestry track which leads to the property where there are 5 car parking spaces to the front of the property. The remainder of the car park is within the Forestry Commissions ownership which is under licence and has space for a further 8 vehicles. From the car park there are footpaths that lead to the village of Mile End and uninterrupted public access into the Royal Forest of Dean.

Private treaty to include equipment, furnishings, fixtures and fittings in relation to the business, excluding any personal items.

Freehold. The property is offered with vacant possession upon completion. The car parking is under licence from the Forestry Commission.

By prior appointment with the Vendors’ agents Carter Jonas 01823 428 590.

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Key Property Details
Additional attributes
Holiday Complex
Total Sq Ft
52,272 (4,856.2 Sq M) approx.
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