Kendal, Cumbria

Skelsmergh | Kendal | Cumbria | LA8 9AS

EDGE BANK FARM

An extensive country property comprising large barn conversion with secondary accommodation offering an attractive lifestyle all set within a total plot of 3.61 acres which includes both landscaped and well stocked gardens (0.93 acre), an orchard (0.16 acre) and an adjoining paddock (2.52 acres). There are three properties on site, Edge Bank Farm, Edge Bank House and The Stables. Edge Bank Farm includes the main house with an annex and The Cabin.

The main residence at Edge Bank Farm is a very characterful, light and generous barn conversion offering a lovely large living kitchen, a very roomy sitting room, six bedrooms and three bath/shower rooms as well as an integral one bedroom annex and extensive storage/workshop and hobbies space; in total, an exceptionally spacious 4487 sq ft. In addition to this is a detached two bedroom wooden cabin which is let and provides a useful second income, this in itself is larger than one would expect, providing a further 1122 sq ft of living accommodation.

The neighbouring Edge Bank House (the original farmhouse) is the oldest of the three main dwellings in this little cluster and is believed to date back to 1620s, the barn and the stables built sometime later. In the early 1980s when purchased by previous owners, the former dairy farm had fallen into disrepair. The farmhouse and the stables were initially renovated and converted and then in 1992, so was the barn, the date commemorated with a carved lintel above the front door. The present owners bought the property in 2012 and over more recent years have undertaken various upgrades and enhancements both structurally and cosmetically to the barn and cabin and outside in the garden.

The Cabin has full residential lawful use without any occupation restrictions so anyone can occupy it on a full or part time basis – as an owner, this would give you great freedom and flexibility. At the time of going to press, it is let on an Assured Shorthold Tenancy.

The suite of rooms known as The Annex is occupied on a ‘lodging’ arrangement. With a connecting door, it would be easily assimilated back in with the main.

This is a vast and flexible rural property ideally suited to a large family, to three generational living, to buyers looking to work from home or to those seeking to derive a second income.

Having previously lived in towns, the peace and quiet that this location offered was so appealing. Our favourite time of year here has been spring, to see the trees all coming into leaf and the lambs in the field next to the house has been wonderful to watch.

Before buying here we’d considered around 100 houses as ‘possibles’ and viewed 40 as ‘serious contenders’ but none of them really offered the lifestyle change we were seeking. As soon as we viewed Edge Bank Farm we knew it was “the one”.

Location

Situated to the north of the Lakeland gateway town of Kendal in south Cumbria there is easy access just off the A6 as it leaves Kendal and proceeds north towards Shap.

For those unfamiliar with this lovely Lakeland market town it has much to offer; a vibrant arts scene (check out The Brewery Arts Centre with its cinema and live theatre and music events), wide selection of places to eat and drink, a busy high street of both independent and national retailers as well as a comprehensive range of sports clubs and professional services. All of the major supermarkets are represented as well as a branch of Booths, described as the “Waitrose of the North” by sources such as The Daily Telegraph.

Sandwiched between two National Parks (the Lake District lies to the west, the Yorkshire Dales to the east) ensuring that for those keen on fresh air and fun, this really is a great location for accessing some of North West England’s finest countryside.

We’d been coming up to the area for decades to go fell running and walking. We soon realised that a location on the edge of the Lake District suited us better as it gave us full accessibility to the hills but none of the crowds to battle on a daily basis. This location is easy to reach off the motorway and we can nip down into Kendal easily, especially to reach the supermarkets at this side of town.”

Step inside

Two steps lead up to a south facing stone flagged area, the glazed porch providing a contemporary entrance to this old barn. Above the front door a lintel bears the inscription 1992 marking the date of conversion. In contrast to the modern glazing, an aged oak door with wide boards opens to the spacious and characterful hall which makes a great first impression. There is a stone flag floor, upright timbers exposed in the internal walls and salvaged internal doors, sourced from architectural reclamation yards up and down the country by the previous owners. Around the house many of the floors and window sills are oak, doors are a mix of old pine and oak and windows themselves mainly hardwood double glazed units.

From the main central hallway, steps lead down to an undercroft on the lower ground floor. Previously this would have been used for animal housing and as a store for the threshing barn above. As a respectful nod to the past the original oak and stone boskins and part cobbled floor is still in place. Now, it’s excellent storage with three doors leading to outside for easy access. The lovely large living kitchen is the heart of the home, dual aspect with west facing views out to the open countryside from the dining and seating area and north facing views from the kitchen end to the garden. French windows lead out to a sunny and sheltered terrace which is a preferred spot for alfresco afternoon and evening meals and drinks when the weather is warm. This is a welcoming space with a touch of drama created by the high ceiling being open to the roof apex with exposed beams. An engineered oak floor is laid throughout and a reclaimed door leads through to the utility room. Adding to the convenience, the Yeoman stove is actually gas powered so has all of the aesthetics without any of the associated work! The fitted units are painted solid oak and sit under local green slate worktops. From a practical side of things there is a Rangemaster range oven, Miele dishwasher, fitted Neff combination microwave and an LG American style fridge and freezer. The adjacent utility room used to house the milk processing equipment but is now a useful addition to the living kitchen, keeping the working area side of life separate. Laundry wise, there is a Siemens washing machine, AEG tumble drier and ceiling mounted airer (there’s a second one in the kitchen, a shame to waste the height of the room, washing will dry in a flash!). There is a separate pantry with marble bench with shelving above and a cloakroom with loo and wash basin – incredibly handy when you’re working in the garden. The utility room has a lovely old reclaimed pine storage cupboard, old pine doors to the pantry and cloakroom, a quarry tiled floor, pot sink and custom made oak door to outside; it’s an essential country living suite of rooms.

The main sitting room is on the first floor to capture even better views west across the fields and down the drive in a southerly direction towards local landmark Benson Knott which lies just to the east of Kendal (in fact there’s a lovely oak window seat in the bay to make gazing south even easier); it’s a lovely sunny room and along with the living kitchen makes for great spaces for entertaining family and friends. The room has a wow factor all of its own having a ceiling rising to the roof apex with exposed timbers, irregular width oak floor boards, upright timbers in the internal walls, window shutter and a Euroheat Harmony multi fuel stove set into a characterful stone surround.

The bedroom accommodation is divided between the ground and first floors ensuring a highly flexible arrangement to suit your own personal family configuration. At the moment the owners choose to use

two bedrooms as his and her studies as both work from home and to use two ensuite bedrooms for guests and another bedroom as a dressing room.

The primary bedroom is on the ground floor, a characterful room with exposed ceiling beams, oak window shutters (there’s a lovely view out to the field), an oak boarded floor with underfloor heating (which continues into the ensuite). The ensuite bathroom has a bath with power shower above, a vanity unit with a seamless Corian surface and bowl and oak fronted cabinets under, a loo and heated towel rail.

From the main entrance hall, four steps lead up to a hallway which has an oak floor and a window at the far end looking out to adjacent gardens. At the far end are an ensuite double bedroom with bathroom (having a lovely double ended bath) and dressing room and then two further double bedrooms.

Echoing the ground floor layout is a first floor landing off which is the third ensuite bedroom this time with a shower room. There’s only one extra bedroom on the first floor as two smaller rooms have been combined; the doors still exist and the partition could be rebuilt if extra rooms were required. It’s used as an office and snug with a pull down cinema screen for when a big screen experience is called for!

The Annex

Technically part of the main residence, this suite of rooms may be approached either from the kitchen or outside giving a good degree of flexibility. From outside, six steps lead up to a lovely sun porch with easterly and southerly aspects making for a lovely sunny spot for a morning coffee with the newspaper. Allowing extra light into the living kitchen there are a glazed door and two internal windows, the living kitchen has a cosy feel with Gazco gas stove and the small kitchenette having a fridge and microwave. There’s a double bedroom and it’s from here that a connecting door leads into the kitchen of the main house. Off the bedroom is an ensuite wet room. Within the annex there’s exposed roof timbers and old pine paneled doors. It’s a perfect set up for a relative or even visitors as it gives a good degree of independence.

The Cabin

A detached wooden single storey building which was a light industrial unit when the present owners bought the property. In 2018 a Certificated of Lawful Use was obtained and it was formally converted to unencumbered residential use.

Positioned with a north-south orientation there is a south facing seating terrace at the entrance and windows all along the easterly elevation. The entrance area provides plenty of space for coats, boots and kit and leads into a large living space. Beyond here is a dining kitchen with a wood burning stove, kitchen base units, plumbing for a washing machine (Hotpoint), space for a fridge freezer (Indesit) and a Samsung 4 plate hob. There are two connecting bedrooms, a double room (with French windows leading out to the rear garden) and a single room as well as a shower room.

Whilst there are only two of us the size of the house meant that we had could have a home office each and there was plenty of space for family and friends to come and stay.

From our point of view the beauty of the house’s layout means that guests can have a degree of independence, plus we have the flexibility of The Cabin and the annex.

Our favourite rooms are definitely the kitchen and the sitting room. At Christmas we put a tree in the bay window which looks lovely when approaching after dark. We also put lights on the tree on the island outside. It’s a great little community, we shall miss the neighbours.”

Step outside

Approaching the house and there’s plenty of parking space on limestone chippings with a central raised island with planting around an acer tree.

The garage is probably best described as a generous single; block built and stone faced under a slated roof with a roller door, power and light.

Joining the garage to the house is a former shippon. It provides great storage with the original concrete boskins which would have separated the cows when it was a working dairy farm. There’s power and light, windows and doors, so it would make an ideal workshop.

The majority of the landscaped garden is to the west and north of the barn. A fence runs along the westerly boundary and borders fields; the views are open and delightful. Along the fence established clematis and honeysuckle happily intertwine and in the borders are a variety of herbaceous plants and shrubs including forsythia for a burst of springtime colour and holly for gathering at Christmas. Indeed, the whole planting scheme has been designed to provide year round interest, structure and colour. There are several paved seating areas, each one offering something different in terms of views of the garden and the surrounding verdant setting. The side garden is one of the most favoured spots as French windows lead out from the living kitchen making it a super spot for eating outside in the warmer months. There’s a curved brick seating area and a glass screen to act as a windbreak.

Around The Cabin the gardens are more informal with wild flower areas. To the rear is a working area with raised beds for growing vegetables and compost bins.

The owners walk their dog in the adjoining field which is informally let to a neighbouring farmer. The climb to the top is well worth it as from there on a clear day it’s possible to see Coniston Old Man over in the Lakes.

In the upper garden an orchard was created in 2014 and is now established with a wide variety of apple, pear and plum trees.

The garden has been wonderful for family birthday parties; although large, the garden is divided into areas, both formal and informal for ease of maintenance. Depending on the time of day and the season, there’s always somewhere to sit out and enjoy the sun and the view.”

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 21.09.2023

Cabin

Main House

FURTHER INFORMATION

On the road

If travelling south, M6 J36 (Kendal) 11.2 miles

If travelling north, M6 J379 (Shap) 13.1 miles

Kendal 3.4 miles

Oxenholme railway station 6.1 miles

Windermere 9.1 miles

Lancaster 25.5 miles

Leeds 75 miles

Manchester 78.4 miles

Manchester airport 85.4 miles

The above journey distances are for approximate guidance only and have been sourced from the fastest route on the AA website from the property postcode.

Rail Journeys

Based on approximate direct train journey durations from Lancaster train station. Train service durations vary, please check nationalrail. co.uk for further details.

Services

Mains electricity.

There are two LPG boilers, one in the utility room, the second on the lower ground floor. The first provides hot water for the kitchen and main bedroom and a couple of radiators. The second provides hot water and central heating for the rest of the house and the annex.

Schools

Primary

There are various primary schools locally in Kendal Windermere School (Independent junior school in Windermere)

Sedbergh School (Independent preparatory school in Casterton)

Secondary

Queen Katherine School and Kirkbie Kendal School (both in Kendal)

Windermere School (Independent school in Windermere)

Sedbergh School (Independent senior school in Sedbergh)

Kendal College (further education)

Local Authority

Water from a spring (with a back up subsidiary spring) feeds into a holding tank, this supply is shared between Edge Bank Farm, Edge Bank House and The Stables. There is a UV filter and holding tank installed for Edge Bank Farm on the Lower Ground Floor. Drainage to a septic tank located in the field to the south-west.

Broadband provider is B4RN (Broadband for the Rural North) www.B4RN.org.uk. This is connected to Edge Bank Farm and The Cabin separately.

Local leisure activities

KendalWall, Lakeland Climbing Centres

Golf Clubs at Kendal (Kendal and Carus Green), Windemere, Casterton and Kirkby Lonsdale

Kendal Leisure Centre

Sizergh Castle and Levens Hall

Sailing on Lake Windermere

Local eateries

The Plough Inn (Lupton), Strickland Arms (Sizergh)

Great walks nearby

The house is surrounded by a network of footpaths which will take you in a variety of directions; to Whinfell, onto the Dales Way, down to the River Kent and into Kendal or to Gurnal Dubbs (a popular wild swimming tarn at Burneside). The Dales Way (80 miles in total running from Ilkley in West Yorkshire to Bowness-on-Windermere in Cumbria) is perfect for whatever length of walk you have the time for.

Directions

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It’s best not to use Sat Nav to find Edge Bank Farm as you may be taken on a very long route which involves opening and closing many gates, instead take the A6 north out of Kendal. It’s an easy route from here. After passing the junction for Morrisons, Aldi and the retail park on the right, keep an eye out for the left hand junction signposted to Burneside. Don’t turn here; just use it as a marker. Continue straight ahead on the main A6, turning next right onto the single track lane ‘Garnett Folds’ (there are signs here for Dairy Cottage and Taylor Made Doggy Daycare). After turning here proceed up the hill and continue. You will pass a cluster of houses on the right and then in time, a three way junction, turn left and continue. You will shortly cross a cattle grid, Edge Bank Farm is to the left. You’ve arrived.

Registered in England and Wales. Company Reg No. 4270819 Registered Office: Ellerthwaite Square, Windermere, Cumbria, LA23 1DU copyright © 2023 Fine & Country Ltd.

Fitted carpets

Curtains

Curtain poles

Blinds

Shutters

Light fittings

Integral kitchen appliances as named and listed. The owners are downsizing so many items of furniture may be available for purchase, please ask the Agents about any items that are of interest.

Guide price £1,075,000

Council tax band - G

Tenure - Freehold

The Cabin’s Council Tax Band is to be assessed.

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