Grasmere, The Lake District

PADMIRE & PAVEMENT END HOUSE

Welcome to Padmire and Pavement End House, Red Bank Road, Grasmere, The Lake District, LA22 9PT

An opportunity to purchase a unique set of properties where the sum of the parts and overall potential is far in excess of the value of individual elements.

This unrivalled prospect offers a simply divine and characterful Grade II Listed Lakeland cottage renovated to a high specification, beautifully appointed and tastefully presented where the smallest design detail has been carefully considered and impeccably implemented. Exceptionally appealing accommodation that blends heritage with high end fittings offers a relaxing sitting room, sociable dining kitchen, luxury bathroom and two comfortable double bedrooms. To provide a turn key solution if you are looking for a second home, many items of furniture would be available separately. Outside is a private garden with seating terrace and well tended, landscaped beds and borders designed to be low upkeep and provide all year round structure and interest. Adjacent are two single garages and excellent private parking. There is also a separate parcel of land with frontage onto Grasmere itself offering potential for a lakeside garden; a short walk round the corner from Padmire, this makes the perfect addition to the garden. With a little landscaping it would create a private garden that would be heavenly for picnics and safari suppers, with direct access to the water for boating or swimming.

Also included but both let on a long term basis and so offering investment income are a cottage and barn.

Pavement End House is attached to Padmire and occupied on a protected tenancy. The Grade II Listed three bedroom cottage has a shower room, two reception rooms, a kitchen with a pantry and a small garden. Also included is a small barn with parking area. This is currently occupied.

If you like the idea of a second home for yourselves with additional rental income on the side, or the option of overflow accommodation for when guests join you in the Lakes then whilst not included within this package but possibly available separately is The Barn 2 Pavement End, a spacious ground floor apartment with panoramic views of Grasmere. A private entrance leads into hall, kitchen, sitting room, three bedrooms, bathroom and cloakroom. Outside there is private parking, garden and an option for to purchase a single garage

An unrivalled opportunity to purchase a portfolio of Lakeland properties in the heart of Grasmere village with views and frontage onto the lake.

Location

There’s not much that hasn’t been said or written about the unrivalled beauty of Grasmere and the Lake District over the years.

A magical and inspiring corner of north west England, the Lake District National Park was established in 1951 and covers an area of 912 square miles, to reinforce its importance in 2017 it was designated a UNESCO World Heritage Site. The area is famous for its lakes, mountains, forests and literary associations with former residents, William Wordsworth, Beatrix Potter and John Ruskin to name but a few. A quotation from William Wordsworth’s poem The Recluse written in 1799 is engraved onto glass of the kitchen window and captures it beautifully “Of majesty, and beauty, and repose. A blended holiness of earth and sky.…Perfect contentment, unity entire”.

Situated at the very heart of the Lake District, Grasmere offers great access to the fells, lakes, tarns and villages and has much to offer the Lakeland resident and visitor alike and we’re not just talking about delicious local delicacy Grasmere Gingerbread with a secret recipe passed down through the generations since 1854! Grasmere has a collection of independent shops to browse and a great choice of places for refreshments from quick bites to fine dining.

Whether you’re seeking out the Lakes for rest and relaxation, for quiet contemplation and inspiration or for exertion and exhilaration there is something here for everyone. Striding out on the fells, cycling the lanes, wild swimming or simply pottering around the shops, for generations that have been, for generations that currently are and no doubt for generations to come, the Lake District has it all.

We like how quiet and private it is at this end of the village.

Step inside

South facing Padmire enjoys a sunny aspect and has been sensitively restored over the years since the vendors purchased it in 2008 in a way that is mindful of the intrinsic character of this Grade II Listed cottage. The work has been extensive and included a new roof covering, installing a damp proof membrane and then relaying the old flagged floors, new electrics and plumbing, a new boiler speaker system which extends into the sitting room, kitchen and bathroom. Spotlights are the lighting of choice, many on dimmable switches enabling focused lighting on paintings and being far more atmospheric than generic downlighters.

Stepping across the threshold with the smartly painted black front door and you’re into a quintessential Lakeland sitting room. Inviting and instantly welcoming, this room has an old flagged floor, whitewashed beams and plasterwork that is purposefully just off smooth, as a whole it offers an immensely charismatically canvas. The stone mantelpiece was revealed during the renovations when a 1960s tiled fireplace was removed; it now houses a gas fired stove, all of the aesthetic appeal but far less work and dust! Lovely old oak doors lead into the dining kitchen and bathroom.

For the vendors their favourite room is the sociable living kitchen and it’s not hard to see why. Making the most of the space, it has been cleverly designed to provide a space where they can entertain family and friends; cook, dine and then retire to a soft seat with a view of the lake after the pots have been cleared away. It’s an effortlessly relaxed space; one that invites you to come in, take a seat, a drink, a bite to eat, a chat.

Echoing the tones of the old flagged floor, cabinets and open shelving are painted in a soft grey with wooden beehive knobs and there are grey, brown and white veined marble worktops. Bosch integral appliances comprise hob, oven, washing machine and dishwasher. An island unit extends to a dining table with space for four or six to dine comfortably with pendant lighting.

Washing up at the sink there’s are fell views of Helm Crag and Stone Arthur, it’s here that the Wordsworth quote is inscribed on the glass and prompts the reader to pause and reflect at the surrounding natural beauty. As well as the new cabinets there’s a lovely old built-in shelved cupboard providing valuable extra storage and a window seat offers a lake view. An old oak door opens inwards as a second door offering a greater degree of weatherproofing has been fitted externally. Opening both and in the warm summer months a scent of roses wafts in from the garden.

The bathroom is glamourous and luxurious. Where the sitting room is traditional, the bathroom is deeply contemporary and stylishly sleek. There’s black, grey, green veined marble fitted around the bath and on the top of the vanity unit, both with curved detailing on the upstands, large mirrors behind

the bath and wash basin add drama and dimmable lighting allows for an atmospheric softly lit bathing experience. The separate shower and floor are both tiled with Caesar Grey marble.

The painted wooden staircase with understairs store rises from the sitting room to the first floor landing – there are aged and worn dark oak floorboards which mirror the oak boarded double doors of the built in shelved store cupboard. The high ceiling rises to the roof apex with two conservation skylights allowing light to pour in from above. One wall has antique library bookshelf wallpaper for a colourful and whimsical touch. Painted panelled doors lead to the two double bedrooms, both have open fronted hanging space to maximize space and storage.

The larger of the two bedrooms has a lake view; indeed, just imagine lying in bed in the morning, cup of tea to hand and pondering the day ahead. Perfect. Fitted into the roof space this characterful room enjoys views not only to the lake (where a deep window seat positively encourages curling up with a book) but also in the opposite direction towards the National Trust property Allan Bank. Speaking of which the second bedroom has a view directly of Allan Bank, another visual treat.

Step outside

Outside the front door is the main seating terrace, edged by upright slates there are deep planted borders and beds. Along the lane runs a traditional dry stone wall and there’s parkland fencing curving gently along the drive, the fencing was chosen for its traditional and simplistic good looks and includes a gate. Next to the seating area evergreen shrubs are interspersed with Lakeland faithfuls rhododendrons and azaleas, an ivy and honeysuckle clambering over the stone boundary. Sitting here and the eyes are drawn across the lane to Allan Bank with the Lion and the Lamb rising majestically behind. A hornbeam hedge borders the end of the formal seating terrace and opens to make way for a path into a woodland style garden where, under a spruce tree canopy, brackens, ferns, hellebores and rosemary have been planted and happily spread in the dry shade.

Both the doors to the sitting room and kitchen have open horizontal lead covered porches, subtle in their proportions and offering just enough shelter whilst you open up. Outside are carriage lights, sensor lighting, power points and a water tap.

There is a row of four garages, the two to the north are included in the sale of Padmire.

Behind the garages is a large tarmac parking area and beyond that framed by a hornbeam hedge is a further grassed garden area bordered to the lane by more parkland fencing. A large spruce and smaller fir trees are punctuated by box balls. The views are to Helm Crag and Silver Howe.

We renovated in a way that was authentic and retained the character of the cottage; it would have been foolish to ignore, we were m indful of the sense of age and history that comes with a period property.

We enjoy it all. In winter it’s super cosy, the thick walls retain the heat. In summer it’s cool inside.

Outside we’ve loved the terrace, it’s private behind the wall and we get the last of the evening sun here. In spring, the colours of the rh ododendrons and azaleas are lovely and in October and November the spectrum of autumnal shades of the trees on Red Bank Road is beautiful.

Lake frontage, Red Bank Road, Grasmere, LA22 9PX

Included in the sale is a parcel of land with frontage onto Grasmere itself. Offering great amenity value there are fishing rights along the lake frontage. There used to be a jetty but it has long since perished, now generally overgrown it offers a fabulous opportunity. With a little vision and some site clearance it would make a super place for picnics, a paddle or swim. Frontage onto Red Bank Road is around 60’ and there’s a pedestrian gate for access.

Pavement End House, Red Bank Road, Grasmere, LA22 9PT

This stone and slate cottage is attached to Padmire and is included in the sale. It is let on a protected tenancy, the accommodation comprises:

Porch into entrance hall with a staircase and under stairs cupboard. Dining room with a slate feature fireplace (the stack has been removed), dual aspect including a lovely view out towards local fell, Stone Arthur. Beamed sitting room with a fireplace (currently sealed, but the stack is still in place), window seat and a view of Stone Arthur. Internal old oak paneled wall incorporating a door through to the kitchen with basic fittings, a separate pantry and a door to outside with a porch. To the first floor are three double bedrooms all of which have tongue and groove boarded doors and enjoy a view of Stone Arthur. The shower room has a three piece suite.

Outside by the front door is a paved area with planted borders. To the rear is a small yard laid with Lakeland slate paving and cobbles.

Small barn

This stone and slate barn with small amount of outside space for parking. Currently occupied.

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 05.10.2023

FURTHER INFORMATION

On the road

Ambleside 4.5 miles

Windermere 9 miles

Keswick 13 miles

Kendal 17.5 miles

Oxenholme (railway station) 21 miles

M6 J36 24.5 miles

Manchester 91.5 miles

Manchester airport 100 miles

Liverpool airport 104 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 times from Oxenholme train station on the main West Coast line. Train service durations vary, please check nationalrail.co.uk for further details.

Services

Padmire - mains electricity, gas, water and drainage. Gas fired central heating from a Valliant boiler in the kitchen.

Pavement End House - mains electricity, water and drainage.

Directions

what3words: ///walks.elevates.fidgeting Use Sat Nav LA22 9PT with reference to the directions below:

Broadband

Padmire - Superfast speed of 77 Mbps download and for uploading 19 Mbps.

Included in the sale

Fitted carpets, plantation shutters, light fittings, surround sound systemand integral kitchen appliances as described. The majority of the furniture in Padmire would be additionally available by way of further negotiation.

Local Authority

Approaching Grasmere from Ambleside along the A591 at the mini roundabout take the first turning left and head into the heart of the village. Follow the road and after passing the church on your right, turn immediately left after the garden centre onto Red Bank Road. The turning for Padmire is the last on the left, just as the road corners round to the left.

Please note

Neighbouring properties Grasvegas and Overmere share the access drive and contribute 25% each towards maintenance.

Things to do in the area

Local leisure activities

Soak in the history at Dove Cottage and Wordsworth Museum

Wild swimming and paddle boarding in the lakes and tarns

Boat hire at Faeryland, Grasmere as well as sailing and boating on Lake Windermere with yacht and motor boat clubs

Theatre at Keswick (Theatre by the Lake), Bowness on Windermere (The Old Laundry) and Kendal (The Brewery)

Zeffirellis and Fellinis cinemas at Ambleside

Golf courses at Windermere, Keswick and Kendal

Places to eat

A food lovers paradise, we were spoilt for choice and you will no doubt have your own favourites, but here is a local selection

Schools

Primary Grasmere School

Ambleside CoE Primary School

Windermere School (Independent)

Secondary

The Lakes School, Troutbeck Bridge (11 – 18 years)

Windermere School (Independent)

Guide price £1,600,000

Informal dining, cafes and pubs

The Yan Bistro at Broadrayne

The Jumble Room

Mathilde’s Café

The Swan

Great walks nearby

Fine dining restaurants

Forest Side Hotel (Grasmere)

The Old Stamp House Restaurant (Ambleside)

Gilpin Hotel and Lake House, Linthwaite House, The Samling (all in Windermere)

The Lake District has 214 Wainwrights fells to conquer but straight from the door head to Silver Howe (we’re informed you’ll hardly ever see anyone on the top), Helm Crag (often referred to as ‘The Lion and the Lamb’ due to the distinctive shape of its summit) or over to Elterwater.

Council Tax band D Tenure

Padmire – freehold, vacant possession upon completion.

Lake frontage land – freehold, vacant possession upon completion.

Pavement End House - freehold, subject to a protected tenancy which commenced on the 9th August 1962 with a passing registered fair rent of £110 pw (last registered 17/09/13). Under the terms of the tenancy the landlord is responsible for repairs and external decoration and the tenant is responsible for internal decoration subject to S.11 of the Landlord and Tenant Act 1985.

FINE & COUNTRY

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