An upland farm offering huge potential. Located in the Northumberland National Park on the Northumberland and Cumbrian border, Wardrew Farm enjoys a serene setting in an easily accessed location overlooking open countryside and Hadrian's Wall. Overall the farm extends to 182. Read more
An upland farm offering huge potential. Located in the Northumberland National Park on the Northumberland and Cumbrian border, Wardrew Farm enjoys a serene setting in an easily accessed location overlooking open countryside and Hadrian's Wall. Overall the farm extends to 182.91 Hectares (452.01 Acres) and includes an imposing traditional farmhouse and full farm steading including both traditional and modern agricultural buildings. The property includes sporting rights which extend over additional neighbouring forestry land. In addition, there is a successful four-bedroom holiday cottage and a 3.5km section of river bed including fishing rights within the Irthing Gorge .
The Farmhouse Wardrew Farmhouse is an imposing, traditional, double-fronted, house. Facing south, the dwelling enjoys stunning views over the adjoining farmland and Hadrian's Wall.
The original front entrance opens to a porch with sky lights before opening into the reception hallway. There are pitched pine doors and an impressive staircase with original balustrade which rises to first floor.
To the right hand side is a large reception room ideal for use as a formal dining or sitting room. There is a chimney breast where an open fireplace provides a focal point to the room.
To the rear of the hallway a door leads into the open plan kitchen and dining hall space, although a number of period features have been retained such as boarded ceiling complete with original meat hooks and original pantry window with the traditional gauze, this rooms has a more contemporary feel and is laid with a practical yet stylish ceramic tiled stone effect floor. A rear entrance provides convenient external access. The kitchen boasts a recently fitted kitchen with Heritage, pale-green base units concealing a host of integral appliances and stainless steel sink and here there is a triple aspect ensuring the room is flooded with natural light throughout the day.
The second of the two large square and south-facing reception rooms can be accessed from the spacious dining hall area. This room enjoys a large stone chimney breast and inglenook with herringbone brick work finish and wood burning stove, perfect for cosy winter nights. The ceiling features the original meat hooks which all add to the character of this charming residence.
To the first floor are four large double bedrooms, two with modern en suite facilities. The family bathroom is well appointed having claw and ball foot roll-top bath and a Heritage suite including WC, wash hand basin and heated towel rail and a shower cubicle with mains-fed shower.
To the rear of the property is a gravelled area to provide sheltered seating or parking whilst to the front of the property there is a walled cottage garden stocked with mature shrubbery and enjoying the southerly aspect and views.
EPC Rating Wardrew Farmhouse has been certified with an EPC Rating of D 66.
The Cottage West Nichold Cottage was converted in 2006 from a traditional agricultural building and type of 'Bastle House' which allowed the farm to diversify by operating a successful holiday cottage business. The planning permission restricts the property to holiday use only. More details are available from the agent upon request.
The property is an endearing barn conversion bearing trademark details of properties of this nature in the vicinity, such as arrow-slit windows, large buttress and fascinating original beams and window lintels. The cottage is completely separate from the main steading and views from this elevated yet pleasant position are panoramic and beyond beautiful.
The main entrance is to the rear of the property and opens into a central hallway laid with underfloor-heated, sandstone, flagged floor. To the left hand side the utility room houses the some of the plant for the heating system and mechanism for the water filtration. This is a practical space and has plumbing and electricity points for washing machine and or other white goods.
To the right hand side of the hallway lies the ground floor wet room shower, which includes a WC and wash hand basin and is completely tiled. Positioned to the front of the property are the main living spaces. A glazed sliding oak door draws back to grant access to the sitting room. This is a spacious room with an abundance of charm and character courtesy of the beamed ceiling, reclaimed wooden flooring and multiple window openings of all shapes and sizes. A large, arched, floor-to-ceiling picture window enjoys the panoramic view and solar gain from the southerly aspect.
The dining kitchen is laid with a continuation of stone flags from the hallway. A horseshoe arrangement of cupboards house all integral appliances required for a self-catering break and there is ample space for free-standing furniture including large dining table and chairs. Another arched, full-height window looks south to the garden and beyond.
On the first floor there are four bedrooms and main bathroom. All rooms are open to the rafters exposing boarded ceilings and stunning original beams. Three of the double bedrooms have en suite shower rooms with wash hand basins and WCs, meaning that the property is geared up to offer high end holiday accommodation.
Each room has its own character and detail but perhaps the most adorable of all is the room with a door opening to a small balcony facing east and leading on to granary steps, the perfect place for a morning coffee.
To the rear of the property is a convenient and spacious hardstanding for parking and adjoining the property are two stone outbuildings, making for secure storage and one of which housing the biomass boiler.
To the front of the property is a low maintenance rockery garden and has year round colour and texture from the planting scheme. The walling provides welcome shelter and the southerly aspect of the stone terrace is perfect for entertaining and enjoying the views.
EPC Rating West Nichold Cottage has been certified with an EPC Rating of F 27.
The Buildings Opposite the farmhouse are traditional buildings including longstanding byres and a hay barn. These buildings are numbered 2 and 3 on the building plan enclosed. The traditional buildings have potential for conversion to provide additional accommodation or diversification opportunities subject to obtaining the necessary consents.
Connected to the traditional buildings are three extensive steel portal framed cattle sheds with concrete floors.
To the west of the steading are two large connecting sheds for cattle housing and a free standing Nissen Hut that is used for general storage.
Building 10 on the plan enclosed are stables and building 11 is a steel portal framed building which is used for housing, gathering and lambing sheep.
The yard also benefits from a slurry lagoon which is positioned between buildings 5/6 and building 11.
The Land and The Gorge In total the farm extends to 182.91 Hectares (452.01 Acres). The farm is offered for sale in five Lots.
Lot One extends to 79.62 Hectares (196.75 Acres) it presents itself as an idyllic equipped farm with views stretching over Hadrian's Wall and into the Lake District. The land is predominantly permanent pasture. The fields 1, 3, 5, 6, 15, 17 and 19 are good quality grassland and suitable for mowing to produce hay or silage.
The fields numbered 4, 8, 23, 24 and 25 are planted with broadleaf trees with a 75% density. The trees are mature and would allow sheep or cattle grazing beneath the canopy. The fields numbered 9, 20 and 22 are blocks of good standing mature timber which would present a good opportunity for felling. The remainder of the field parcels in Lot One are permanent grass fields more suited to grazing or tree planting.
Lot Two consists of West Nichold Cottage and its immediate gardens and grounds.
Lot Three extends to 3.73 Hectares (9.24 Acres). This lot is suited to smaller scale farming or equestrian purposes. Part of the river Irthing is included in this Lot. .
Lot Four extends to 96.52 Hectares (238.51 Acres) of rough permanent grassland which is ideally suited to grazing or tree planting alike. The field parcels 37, 40 and 43 are blocks of shelterbelt woodland.
Lot Five is a an incredibly unique and bespoke property. It consists of half a length of Irthing riverbed extending to 2.55 Hectares (6.3 Acres) in total area and is 3.5 kilometres in length which has the associated fishing rights.
This part of the River Irthing is nestled in Irthing Gorge which is owned by The Woodland Trust.
Over the ages the river flow has cut through Scottish calciferous sandstone to give a 10 metre drop at the famous 'Crammel Linn' waterfall. The sides of the Gorge are steep and covered by ancient woodland, wildflowers and ferns. The river holds salmon and trout so lends itself to superb fishing for which the rights are included within the ownership.
The buyer of Lot Five will have the right to park vehicles within the confines of the area identified on the enclosed Lotting Plan.
Ongoing Business Concern Bookings for the holiday cottage have been taken into September 2022 and beyond into 2023 and will be continued to be taken with a view to selling the holiday cottage as a going concern. Fixtures and fittings required for the running of the business are available by separate negotiation.
Basic Payment Scheme The Vendor has claimed the 2022 payment, and the sale contract will oblige the purchaser to sign an indemnification that they will maintain the land in good agricultural and environmental condition and follow the rules of Cross Compliance. The indemnification will hold the purchaser liable should the Vendor be penalised for breach of cross compliance due to actions or negligence of the Purchaser.
The entitlements are not included in the sale of the property. The Vendor has made an application to claim the Lump Sum Exit Scheme.
Environmental and Countryside Stewardship There is a Mid-Tier Countryside Stewardship Agreement that relates to the whole of the property. The agreement commenced on 1 January 2021 and is due to expire on 31 December 2025. The agreement includes options stonewall restoration of which the majority has been carried out. Further information can be made available on request.
Method of Sale and Lotting The property is offered for sale by private treaty as a whole or in Lots. The selling agent reserves the right to conclude negations by any other means. All prospective purchasers are encouraged to register their interest with George F. White as soon as possible.
Boundaries There is a mix of stone walling and stock proof post and wire fencing. With a number of maintenance projects having been carried out in recent years under the Countryside Stewardship Scheme.
Sporting Rights The Sporting Rights are included in the sale of the property insofar as they are owned.
There are additional Sporting Rights over the area of land adjoining Lot Four (hatched green on the Lotting Plan) that are included in the sale of Lot Four.
Mineral Rights The Mineral Rights are included in the sale of the property insofar as they are owned.
Rights of Way, Easements and Wayleaves The property is sold subject to and with the benefit of all rights of way, water, drainage, watercourse and other easements, quasi or reputed easements and rights of adjoining owners, if any.
The property benefits from an unclassified Northumberland County Council adopted and maintained road from Gisland to the farm steading.
The Vendor will retain a right of access through Lot One for access to retained land.
A third party right of way exists over the track in Lot Three to Wardrew House.
The buyer of Lot Two will be granted a right of access over the track through Lot One.
The buyer of Lot Four will be granted a right of access over the track through Lot One.
The buyer of Lot Five will be granted a right of access over the track through Lot One and Lot Four.
An easement will be granted for the benefit of the buyer of Lot Two for the existing water and electricity supply to cross field numbers 19 and 23.
Should the property be sold in Lots the maintenance and cost of electricity to operate the pump which supplies the water to Wardrew Farmhouse and West Nichold Cottage will be shared on an equitable basis.
An easement exists over the land contained in Lot One in favour of Wardrew House and Wardrew Lodge in relation to the electricity and water supply.
A right for stock to cross the parcel to the south west of field parcel 1 (contained in Lot One), exists for the purposes of accessing drinking water from the river. Further details are available from the agent.
Third party rights of access exist over the central farm track.
Services Wardrew farmhouse and steading benefit from mains electricity. There is a private water supply from a borehole, and drainage is to a septic tank located on land contained within Lot One. Central heating which combines underfloor heating to the ground floor and radiators to the first floor in house is fired by Biomass boiler, housed in the 'welfare room' for the farm which adjoins the utility room and can also be accessed from the front garden.
West Nichold Cottage is independently heated via Biomass boiler also powering underfloor heating on the ground floor and radiators on the first floor. The same borehole as the farmhouse provides a private water supply. Drainage is to an independent septic tank also located on land contained in Lot One.
Tenure & Possession The entirety of the property is freehold and offered with vacant possession on completion.
Local Authority Northumberland County Council and Northumberland National Park.
Council Tax Wardrew Farm is in council Tax Band E.
Viewings Viewings are strictly by prior appointment with George F. White.
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Important Notice Every care has been taken with the preparation of these particulars, but they are for general guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance professional verification should be sought. All dimensions/boundaries are approximate. The mention of fixtures, fittings and/or appliances does not imply they are in full efficient working order. Photographs are provided for general information and you may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website. These particulars do not constitute a contract or part of a contract.
The Area The farm nestles within stunning and historic countryside on the Northumberland and Cumbrian border overlooking the UNESCO World Heritage site of Hadrian's Wall.
Positioned just three miles from the A69, a trunk road linking Carlisle and Newcastle, the farm benefits from rural tranquillity yet the region's major business centres and rail and air transport links can be accessed in well under an hour.
The area boasts the hidden gem 'Crammel Linn' waterfall which lies within Irthing Gorge a Site of Special Scientific Interest, having an array of native flora and fauna. Locally there are a number of other popular attractions, such as the Northumberland International Dark Sky Park, Kielder Water and Forest which attracts astronomers, walkers, cyclists and water sports enthusiasts from across the country and internationally, thus making it a popular destination for tourists looking for a holiday home from home.
Day-to-day facilities can be found in Haltwhistle and Brampton including local healthcare offerings, grocery shops and private business and some professional services whilst a comprehensive range of amenities are located in Newcastle and Carlisle.
Property at a glance
Upland farm offering huge potential
Located in the Northumberland National Park on the Northumberland and Cumbrian border
Easily accessed location overlooking open countryside and Hadrian's Wall
Extending to 182.91 Hectares (452.01 Acres)
Includes an imposing traditional farmhouse
Full farm steading including both traditional and modern agricultural buildings
Successful four-bedroom holiday cottage
3.5km section of river bed including fishing rights within the Irthing Gorge
George F. White is a multi-discipline team of highly experienced Chartered Surveyors, Farm Business Consultants, Land and Estate Agents, Planning Consultants, Architects, Building and Commercial Surveyors.
2021 Copyright George F. White LLP. All rights reserved.
Company Registration Number: OC304694 Registered office address: 4-6 Market Street, Alnwick, Northumberland NE66 1TL