michael-cl-hodgson.co.uk

LOGAN BECK FARM

Broughton-in-Furness, Cumbria, LA20 6EU

A delightful small farm on the westerley slopes of the Duddon Valley. Stunning location. Listed farmhouse. Excellent range of farm buildings. Sound meadow and pasture land. Fell rights.

About 30.10 acres (12.18 hectares)

£595,000

SUMMARY

Situated in the heart of the Lake District National Park, about ten minutes’ drive from the busy market town of Broughton-in-Furness, the sale of this small holding provides an excellent opportunity for those seeking a farm suitable for either hobby farmers, those wanting to start farming, potential buyers with an equestrian interest or those buyers wanting a change in lifestyle, in such an idyllic location.

The present owners acquired the farm about six years ago, without Logan Beck being placed in the open market. Prior to their purchase, the farm, which is believed to date from the 15th century and perhaps one of the oldest in the district, was owned by the same family for many years and was let under an agricultural tenancy.

The sellers have tastefully and sympathetically upgraded the Grade II listed farmhouse, including new oak windows, a new back door, lime plastered all the interior walls and partially rewired the house. Two modern farm buildings have been erected. There is planning permission for development of one of the traditional barns into a holiday letting cottage.

� A traditional and typical small hill farm within a ring fence;

� Period farmhouse with many original features and plenty of character;

� Farmhouse kitchen, living rom, dairy/larder, 3 bedrooms, bathroom;

� Potential to extend farmhouse into attached four bay, listed barn;

� Excellent range of traditional and modern farm buildings;

� Planning permission to convert a barn into a two bed holiday cottage;

� Sound meadow and pasture land, subject to Upland Entry Level Stewardship Scheme;

� Fell rights for 255 ewes and followers on Thwaites Fell;

� Up to 200 hefted sheep and followers available to purchase at valuation;

� Entitlements to Single Payment Scheme inlcuded in the purchase price;

� Viewing is highly recommended.

HALLWAY: 14'10" x 4'7" (4.52m x 1.4m) Tiled floor. Central heating radiator. Exposed beams, wood panelled wall. At the far end is the: DAIRY/LARDER: 11'9" x 5'6" (3.58m x 1.68m) Stone slab shelves. Concrete floor. FARMHOUSE KITCHEN: 14'3" x 12'3" (4.34m x 3.73m)Stone flagged floor. Exposed beams. Cheese shelf. Oak seat with panelled back below main front windows. Inglenook fireplace with solid fuel Rayburn. Light oak fitted kitchen units with working surfaces. Stainless steel sink unit. Wall cupboard. Beyond the kitchen is the: BOX ROOM/OFFICE: 4'6" x 4'8" (1.37m x 1.42m)Shelves LIVING ROOM: 13'9" x 13'5" (4.2m x 4.1m) Exposed beams. Multi-fuel stove in fireplace with facing window with good views. Inglenook shelf. Opposite the kitchen is the: BATHROOM: 9'1" x 9'10" (2.77m x 3m) Including understairs store. Exposed beams. Bath, wash hand basin, wc. Plumbing for washing machine. Central heating radiator.

DIRECTIONS From Broughton-in-Furness, travelling along the A595, crossing Duddon Bridge, take the first right, signposted Corney Fell. Follow the road along the Duddon Valley and just after the cattle grid, after approximately 1 1/2 miles from Duddon Bridge, turn right. Logan Beck Farm is just beyond Logan Beck Bridge. The road, which continues on to Ulpha, dissects the farm. Broughton-in-Furness has many local facilities and amenities, including a regular livestock market, shops, post office, public houses, church, primary school, colleges and a community hall. The precise location and extent are shown edged red on the sale plan. The Accommodation Briefly Comprises: [all measurements are approximate]

ENTRANCE PORCH 6' x 7'3" (1.83m x 2.2m) Planked and latched front door. Alcove recess. Double pitched slated roof. Flagged floor. Stone slab seats. Latched inner door to:

Staircase via planked and latched door at the end of the hallway, with half landing, to first floor landing with central heating radiator and exposed beams. Cylinder and airing cupboard. BEDROOM 3: 13'3" x 7'2" (4.04m x 2.18m) Exposedbeams. BEDROOM 2: 13'7" (max) x 9'10" (4.14m (max) x 3m)Roof light. Exposed beams. Access hatch to roof space. Inner landing with oak window and window seat to: BEDROOM 1: 14'3" X 13'10" (4.34m X 4.22m) Roof light. North facing window. Exposed beams. DOG KENNEL: Lean to. FARM BUILDINGS: Excellent blend of traditional and modern farm buildings comprise the following: All the dimensions are external. FOUR BAY BARN: 51' x 24' (15.54m x 7.32m) Attached to the farmhouse with potential to extend the accommodation, subject to satisfactory planning consent. Double doors on to the lane. One bay is underhoused with a shippon from the southerly gable.

LEAN TO SHIPPON: 51' x 12' (15.54m x 3.66m) Stone and slate, attached to the barn. Opposite the farmhouse, across the lane is: THREE BAY BARN: 47' x 23' (14.33m x 7m) Stone and slate. Southerly bay underhoused with two stables. Middle bay, with mezzanine floor/workshop with fuel store below. Northerly bay is a workshop and links with the lean to building on the westerly elevation. Far end was former farm workers cottage. Lean to kennel. LEAN TO WORKSHOP: 5' x 21' (1.52m x 6.4m) LEAN TO STABLE: 15' x 12' (4.57m x 3.66m) DETACHED BARN: 26' x 14'9" (7.92m x 4.5m) North and opposite the farmhouse. With loft above. The building has benefit planning permission under Lake District National Park Reference: 7/2009/4027, dated 5th January 2010, for change of use to holiday accommodation to supplement the farm income. LEAN TO GARAGE: 26' x 14'4" (7.92m x 4.37m) LEAN TO KENNEL.

ORIGINAL DAIRY: Detached. To the south of the main detached barn on the opposite side of the road. MIDDENSTEAD: FARMYARD AREA: Between the middenstead and the modern farm buildings. LOOSE BOX: 30' x 15' (9.14m x 4.57m) Two bays. Concrete block. Yorkshire boarding side cladding, open fronted mono pitched, fibrous cement sheeted roof. GENERAL PURPOSE FARM BUILDING: 60' x 30' (18.3m x 9.14m) Modern, four bay, steel, portal framed building. Concrete panelling, Yorkshire boarding, cladding and doublepitched sheeted roof. FARM LAND: The farm land, comprising sound upland meadow and pastureland, is within a ring fence with Logan Beck forming the south-westerly boundary. The land is divided by the lane. To the south of the farm buildings is an enclosure of meadowland, extending to 3.08 acres (1.125 hectares). Slopes gently down to the south-easterly boundary. The remaining land on the northerly side of the lane, extending beyond the farm buildings and farm house, is comprised in four enclosures of meadow and pasture land.

The plot extends to 12.66 acres or thereabouts.

On the opposite side of the lane, are several enclosures of meadow land which slope gently down to Logan Beck. Contained in six enclosures, the land extends to 13.66 acres or about 5.53 hectares.

The perimeter boundary walls and fences are in sound stock-proof condition. The land has good access from the road which dissects the farm.

The whole of the farm, is shown edged red on the sale plan.

PLANNING PERMISSION The detached barn, just beyond the main group of buildings, has planning permission for development to holiday accommodation for a two bed cottage. A copy of the planning consent, dated 5

th January 2010 is available for

inspection at the selling agent’s offices.

The conditional consent includes a condition which stipulates that the dwelling shall only be used as short-term holiday lets in association with the working farm known as Logan Beck Farm.

A copy of the planning consent and plans are available for inspection at the selling agent’s offices.

An approved material start has been made for this development.

COVENANTS: Logan Beck Farm is subject to a Covenant dated 16

th January 1964, between the then owner and the

National Trust.

The document stipulates that “No act or thing shall be done or placed or permitted to remain upon the holding upon the said land which in the opinion of the trust shall materially alter the natural appearance or condition of the land. A copy of the document is available for inspection at the selling agent’s offices.

VIEWING: Strictly by appointment through our Kendal office.

TENURE/POSSESSION: Freehold. Vacant possession on completion.

SERVICES: Private water supply, the source of which is near the north-westerly boundary, field number 1183.Private septic tank drainage system located in the field beyond the farm buildings. Mains electricity. Solid fuel central heating system. Rayburn in the farmhouse kitchen.

FELL RIGHTS: Logan Beck Farm has registered Fell Rights for 255 ewes and followers. Thwaites Fell is in an Uplands Entry Level Stewardship scheme. The graziers who exercise the rights are entitled to a share of the annual payment. Logan Beck Farm receives £2,400 per annum from the scheme.

HEFTED FLOCK OF SHEEP: Up to 200 Hefted Herdwick sheep are available to the buyer, if required. The sheep will be purchased as valuation.

UPLAND ENTRY LEVEL STEWARDSHIP: The farm is subject to an entry level stewardship agreement which commenced on 1

st July 2012 and terminates on 30

th June

2017. The annual payment of £768.

A copy of the agreement is available for inspection at the selling agent’s offices.

SINGLE PAYMENT SCHEME: Entitlements to the Single Payment Scheme are included in the sale price.

The sellers will retain the 2013 payment but the entitlements will be transferred to the buyer to enable the buyers to claim for 2014.

The payment received for 2012 scheme year, including the field which is excluded from the sale, was £3032.

SITE PLAN

STRICTLY FOR IDENTIFICATION

PURPOSES ONLY

PROPERTY MISDESCRIPTIONS ACT 1991: The Agents has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Buyer. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. You are advised to check the availability of any property before travelling any distance to view.

36 Finkle Street, Kendal, Cumbria, LA9 4AB Tel: 01539 721 375 Fax: 01539 732 600

Email: kendal@mclhodgson.co.uk

Also at Grange Tel: 015395 33302