Moss Side and Brookside, Patterdale, Cumbria, CA11 0NR

Location Located in the picturesque Deepdale Valley at the southern end of Ullswater, between Hartsop and Patterdale. From Ambleside proceed north east over the Kirkstone Pass, passing Brotherswater on the far side. Pass the right hand turning for Hartsop and continue towards Glenridding. At Deepdale pass the telephone box, over the bridge and then take a sharp left turn and then turn immediately right onto a narrow country lane. At the the top of the lane turn right and the property can be found after a short distance with Moss Side on the left hand side and the car parking and Brookside on the right.  

What3Words ///adding.roof.cherished 

Description Have you ever imagined what it might be like to live in the beautiful Ullswater Valley? Or even to have a holiday home there? With this wonderful property you have the opportunity to do both if the desire takes you, with the potential to do even more, all in glorious surroundings. A Grade II listed building, the original detached farm house, Moss Side, is full of character and includes two reception rooms, a kitchen, a large larder and a bathroom on the ground floor, with three bedrooms and shower room above. The adjoining barn provides a utility, garage and stores on the ground floor and had planning permission to convert to provide a 1 bedroomed holiday let on the upper floor (now lapsed) whilst Brookside is a delightful detached 2 bedoomed holiday let already. All standing in half an acre of delightful gardens and surrounded by stunning scenery.

Anyone who has taken the time to look about them whilst travelling between Brotherswater and Ullswater may have noticed the distinctive "Westmorland Pink" colour washed farmhouse on the western side of the valley, elevated well above and away from the main road in the little hamlet at Deepdale. Pretty as a picture, this beautiful home is listed as dating from the late 17th century and enjoys panoramic views across the valley to High Street, Brock Crags and Angle Tarn Pikes, with Arnison Crag at the rear, whilst the views from the garden also include Place Fell. This much loved detached home has been in the same family occupation for generations, including when it was still a working farm with much more land then than is now retained, but it is every bit as welcoming today as it may ever have been. The entrance hall has the dining room and beyond that, a kitchen on one side (the latter being an extension from the 1950's) with the sitting room on the other. Behind that is the traditional larder complete with its original cold slabs, a store cupboard and a modern bathroom. The staircase leads up to the landing where three double bedrooms sit alongside a modern shower room. The beautiful gardens are an absolute delight with a small beck tumbling through it and stunning views, as well as instant access onto the fell at the rear.

The adjoining barn adds a further utility room, a garage and substantial stores on the ground floor whilst the first floor of the barn (with ground level access at the rear) provides a further 49 sq M of storage space plus a kitchen and which together once had consent for conversion to provide a self contained 1 bedroomed holiday letting apartment. The original permission was granted under approval 7/00/3003, and was renewed in both 2005 and 2010, but this has now lapsed. The details are available from our Ambleside Office or by visiting The Lake District National Park planning portal ( the precedent set by these previous approvals it may be considered likely that such consent would again be granted, should you wish to consider such development, or you may wish to consider looking at simply extending the existing accommodation of Moss Side here, or even including the ground floor in a new cottage design. The first floor portion of the barn has a head height of some 3 M to the two roof truss ties, and 5 M to the ridge, offering great potential to create something really special. Those interested in such options are advised to seek advice from The Lake District National Park planning board.

Just across the lane is Brookside, a delightful little detached holiday let, which has its own private garden (included in the half acre quoted) complete with the prettiest little stone bridge over the small beck which tumbles through and includes a porch, hall, a bay fronted living room (with divine views), a kitchen, two double bedrooms and a bathroom. This cottage stands apart from the main house affording privacy to both and there is plenty of car parking provision for all.

The properties are perfectly placed for instant access to a wide variety of fells and superb walks, including into the high fells which flank the valley, the lake shores and of course a choice selection of local Inns and hostelries.

A superb and rare opportunity, whether you are looking for a superb family home with plenty of space (including for home working), a home with additional income from holiday letting or similar, or a mini portfolio of holiday lets with the potential to add more, or just add more accommodation (subject to consent). Whatever you may ultimately choose to do, Moss Side and Brookside are worth seeing just for the views alone - but once viewed, you will fall in love with this exceptional home. We suggest that you don't miss this one. 

Accommodation (with approximate dimensions)  

Covered Porch  

Hallway  

Dining Room 10' 6" x 9' 0" (3.2m x 2.74m) With window seat to enjoy the lovely views. Also having a gas fire and a shelved alcove. 

Kitchen 10' 3" x 6' 6" (3.12m x 1.98m) Fitted with a range of wall and base units with complementary work surfaces and having a stainless steel sink and drainer with a mixer tap. With downlights, electric cooker point, Dimplex fan heater, electric plinth heater, and plumbing for both a washing machine and a dishwasher. 

Sitting Room 15' 11" x 13' 10" (4.87m max x 4.23m max) A welcoming room with window seat to enjoy the lovely views, a multifuel Woodwarm Fox Fire stove, wall light points, wall-mounted cupboard and exposed ceiling beam. 

Walk-in Larder 14' 0" x 4' 3" (4.29m x 1.3m) With original cold slabs and shelving for storage. 

Store Cupboard With wall-mounted unit, light and shelving. 

Bathroom Part tiled with a three piece suite comprising a bath with a shower attachment, a pedestal wash hand basin and a WC. Also having a mirrored medicine cabinet, wall light, downlights and shaver point, and benefitting from electric underfloor heating. 

First Floor  

Landing With a window seat to enjoy the views. 

Bedroom 1 16' 4" x 8' 11" (5m max x 2.74m) A double room with a window seat to enjoy the views and having integrated wardrobes, one of which houses the Worcester boiler. 

Bedroom 2 11' 1" x 9' 2" (3.39m max x 2.8m) Currently utilised as an office, this double bedroom includes integrated wardrobes, exposed beam and a window seat. 

Bedroom 3 11' 1" x 7' 10" (3.4m x 2.4m) Another double room with exposed beam and views to the fells to the rear. 

Shower Room Tiled with a three piece suite comprising a glazed shower unit with a Mira shower, a pedestal wash hand basin and a WC. Also having a light with a shaver point, a heated ladder style towel rail/radiator, an integrated linen cupboard, a fan heater and an extractor fan.  

Adjoining Barn - Ground Floor  

Utility 18' 1" x 9' 9" (5.51m max x 2.97m max) Having light and power. Also housing the Liff water filtration system. 

Garage 18' 1" x 9' 11" (5.51m x 3.02m) Having up and over door, light, power and shelving. 

Log Store 18' 1" x 9' 11" (5.51m x 3.02m) With light. 

Store 17' 8" x 12' 9" (5.4m x 3.9m overall) With light and power. 

Barn - First Floor  

Main Barn 29' 6" x 17' 11" (9m x 5.48m) With ground level access from the garden at the rear with a head height of 3 M to the two roof truss ties, and 5 M to the ridge, offering great potential.  

Moss Side Garden Set in a beautiful location, enjoying views to the surrounding fells and providing ample vantage points in which to sit and enjoy a morning coffee, or perhaps a glass of something cool at the end of the day in peace and tranquility. Featuring a delightful little beck winding through and also having outside lights, LPG storage tank and a store with WC (no longer in use). The two gardens (Moss Side and Brookside) combined extend to around half an acre.

Note: A public footpath runs between Moss Side and Brookside 

Kitchen / Garden Room 13' 1" x 10' 2" (4m x 3.1m) Fitted with wall and base units and having sink and drainer. Also having Dimplex electric storage heater. 

Brookside Cottage  

Covered Porch  

Hallway With access to roof space. 

Sitting Room 14' 5" x 12' 9" (4.4m into bay x 3.9m max) A most welcoming room with stunning views from the bay window across open fields to the surrounding fells. Also having a stone fireplace with Dimplex electric fire and timber mantel with integrated cupboards and shelving.  

Kitchen 8' 11" x 6' 4" (2.74m x 1.95m) Fitted with a range of wall and base units with complementary work surfaces and having a stainless steel sink and drainer and an integrated four ring ceramic hob set above a Diplomat electric oven with a stainless steel extractor hood above, and also an integrated Diplomat dishwasher.  

Bedroom 1 14' 7" x 7' 10" (4.45m x 2.4m) A dual aspect double room having fantastic views and with integrated wardrobe and airing cupboard housing the hot water cylinder. 

Bedroom 2 10' 3" x 7' 6" (3.14m x 2.3m) Another double room with fantastic views over the garden to the fells beyond. 

Bathroom Tiled with a three piece suite comprising a bath with a Mira shower over, a pedestal wash hand basin and a WC. Also with illuminated mirror with shaver point, a heated ladder style towel rail/radiator and extractor fan.  

Brookside Garden Enjoying a private garden with stunning views and having a paved patio for enjoying a morning coffee or perhaps a glass of something cold in the afternoon or evening. With a lawn on both sides and featuring a small beck with a pretty little bridge over. 

Outside  

Parking There is car parking provision on the gravelled driveway for several cars.  

Tenure We believe the properties to be Freehold. NOTE: Moss Side and Brookside are held on two separate titles. 

Services Moss Side is connected to mains electricity and has LPG gas fired central heating, private water and drainage to a septic tank.

Brookside is connected to mains electricity and has electric storage heaters, private water and drainage to a separate septic tank.

*Broadband checked on 3rd March 2023 - not verified.  

Note The property is served by two private drainage installations, one to Moss Side and one to Brookside. We suspect that neither may currently comply with the recently upgraded guidelines. An estimate has been obtained for replacing these with two separate systems of approximately £9,000 to £10,000 each. This would mean getting permission to replace the existing septic tank for Brookside which is in the field in front of the property, which is owned by a neighbouring farmer.

It is also estimated that a single treatment plant serving the two properties combined would be just over £12,500 (further details of the quote for this work can be provided upon request).

 

Moss Side Council Tax Eden District Council - Band F. 

Brookside Business Rates The property has a rateable value of £3,150 with £1,571.85 being the amount payable to Eden District Council for 2022/23. Small Business Rate Relief may be available.
 

Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices. 

Viewings Strictly by appointment with Hackney & Leigh Ambleside Office. 

Ideal Holiday Letting Opportunity In the opinion of Lakelovers ( Good quality holiday lets in the Patterdale area are always much sought after and benefit from excellent year round occupancy and as such Moss Side and Brookside could be easily be brought to the holiday let market and quickly secure strong occupancy rate. When presented, priced and marketed correctly, in the current configuration, we would anticipate Moss Side would generate a gross rental income of £38-42,000 per annum and Brookside £25-30,000 per annum. There is the opportunity to possible grow this further in the future based on possible future developments.