Land at Redhills, adjacent to A66, Penrith, Cumbria CA11 0DQ

Land at Redhills, adjacent to A66, Penrith, Cumbria CA11 0DQ


Proposals required by 12 noon on the 14 June 2018

A unique and exclusive opportunity of around 7 acres of prime development land occupying a high-profile position adjacent to the A66, the main road and ‘northern gateway’ in to the Lake District National Park which is less than one mile away and just 12 miles from the Yorkshire Dales National Park. Eden District Council are looking to identify an appropriate and sympathetic user(s) for the land by way of a sale on a long-leasehold basis or alternatively a joint venture end occupier partner for whom the Council will develop a turnkey building as part of a leaseback scheme.


The land is situated within the Redhills area of Penrith, 1.5 miles to the south west of the town centre and just 1 mile from the M6 Junction 40/A66 interchange. The site lies adjacent to the A66 at its junction with the A592, benefitting from 10,000 vehicles passing daily, the north-eastern boundaries of the Lake District National Park being around one mile away and providing excellent access to Ullswater, Keswick, Bassenthwaite and the A591 which travels down to the central Lakes.

The development land lies adjacent to The Rheged Centre, a high-quality visitor attraction which has three cafes, a food-hall, art gallery, cinema and indoor/outdoor play activities for children. The landmark grass covered building also offers popular conference facilities due its strategic location, 200 space car park and attracts over 400,000 visitors per year.

Penrith is an attractive market town and is well located being on Junction 40 of the M6 providing direct access north and south and to the A66 which leads west to the Lake District National Park and east to the Yorkshire Dales National Park, 10 miles away and Scotch Corner and the A1(M), circa 52 miles away.

Penrith has a resident population of approximately 15,200 (2012 Census) and is located within Eden District with a District population of over 52,600 (2011 Census). Carlisle is approximately 20 miles to the north, Kendal 32 miles to the south and Keswick 18 miles to the west. Penrith has a train station on the main West Coast Line with direct services north to Carlisle (15 minutes) and Glasgow (1 hour 30 minutes) and south to London Euston with a journey time of around 3 hours. Manchester and Manchester Airport are around 100 miles to the south and Newcastle-upon-Tyne and Newcastle International Airport are approximately 73 miles to the north east.

The town is a popular tourist destination due to its proximity to the Lake District and Yorkshire Dales National Parks and ease of accessibility. Penrith is a stopping point on a number of the Coast to Coast routes and is supported by good retail and leisure facilities including Sainsbury’s, Booths, Morrisons and Aldi Supermarkets as well as Boots, M&S Food, Argos and WH Smith and a range of quality local shops and restaurants.

Cumbria benefits from a strong tourism industry and in 2016, Cumbria and the Lake District National Park received just over 45 million visitors, made up of 38.8 million day trippers and 6.3 million overnight visitors. Between them, day and staying visitors combined to produce 59.4 million tourist days which in comparison to 2015, is an increase of 4% in tourist days and 5.2% in tourist numbers which also builds on increases in 2013 and 2014. The Cumbrian tourism economy is valued at 2.72 billion and has seen year on year growth since 2012 and 4.1% growth in 2016 compared to that of 2015. (Source: Cumbria Tourism). The recent award of UNESCO World Heritage Status to the Lake District National Park will increase the profile and desirability as a leisure destination.

In 2016, The Yorkshire Dales National Park received 3.8 million visitors, made up of 3.3 million day trippers and 480,000 overnight visitors which are thought to be have contributed around £252 million to the region’s economy and showing an increase of 5.2% in tourist days, 4.3% in tourist numbers and 6.3% in tourism revenue. This follows increases in both 2013 and 2014 followed by a slight dip in 2015 showing an overall positive trend since 2012 (Source – Global Tourism Solutions Limited).


The subject site extends to some 2.91 hectares (7.20 acres) currently providing a single field enclosure and previously used as a landfill site. The land is bounded to the north by the A66 and the north-west end fronts to the A66/A592 roundabout junction.

The site falls to the south east with the Rheged Centre developed adjacent to the southern boundaries and beyond is open agricultural land. The south-east corner of the land faces Slapestones and to the east is further agricultural land and Redhills Business Park.

The site has been identified surplus to requirements by Eden District Council and potentially suitable for development, subject to planning. Whilst the land is not allocated for leisure or commercial use, initial consultations with the Council suggest that a sympathetic scheme which relates to the surrounding area and similar developments close-by will be looked upon favourably. The land is outside the boundary for Penrith and therefore any future re-use is likely to be subject to a sequential test for vitality of the town centre as per the National Planning Policy Framework.

Access to any development is likely to be from Slapestones and the A592 or alternatively from Redhills Lane to the east which connects with the A66.

Further information is available on application to Edwin Thompson or alternatively interested parties can speak directly with Eden District Council Planning Department, telephone: 01768 817 817.


A site investigation report has been commissioned to establish the extent of the historical landfill use and will be made available to interested parties.

The purchaser will be responsible for the assessment of ground conditions and will need to satisfy themselves that development can take place safely.


It is understood that all mains services are available adjacent or close to the site, however interested parties are advised to rely upon their own enquiries.  It is the responsibility of the purchaser to determine the exact position of existing services and to arrange for any modification/connection of these to the development in consultation with the relevant services providers.


 Eden District Council are looking to identify an appropriate and sympathetic user(s) for the land by way of a sale on a long-leasehold basis. Offers are invited on a residual basis and any proposal should include the following:

  • Level of offer exclusive of VAT;
  • Proposed use(s);
  • Extent of land required for the scheme;
  • Details of the professional team and any similar projects;
  • Source of funding;
  • Any conditions attached to the offer;
  • Timescales for exchange and completion;

Alternatively, a joint venture end occupier partner will be considered for whom the Council will develop a building and lease back to the occupier on commercial terms – further information is available on application.

Offers are to be received at the Carlisle office of Edwin Thompson by 12 noon on 14 June 2018.

Please note that Eden District Council is not obliged to accept the highest or any offer/proposal, without prejudice and subject to contract.


All figures quoted are exclusive of VAT where applicable.


Each party to bear their own legal costs in the preparation and settlement of the sale, joint venture or lease documentation together with any VAT thereon.


The site is available to view from Slapestones however parties should not enter the land which is currently used for grazing purposes without prior arrangement with the Carlisle Office of Edwin Thompson LLP.  Contact:

John Haley,

Tel: 01228 548385


 Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:

  1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.
  2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their correctness.
  3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.
  4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.
  5. These particulars were prepared in February 2018.



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Quick Summary

Price P.O.A
Status New
Size (Acres) 7.20