For Sale - Exclusive Residential Development Opportunity

Land at Stonehouse Farm, Hayton, Nr Brampton Cumbria CA8 9JE



This exclusive development opportunity is situated in the attractive Cumbrian village of Hayton, 3 miles south of Brampton and 7 miles to the east of Carlisle. Hayton is a small traditional farming village benefiting from good local amenities including a primary school and public house.

The nearby City of Carlisle has a residential population of 75,000 and an estimated catchment population of 235,000.  As well as being the dominant shopping location, it is also the administrative centre in Cumbria and the Borders. Brampton has an approximate population of 4,600 and benefits from good local facilities including the popular William Howard Secondary School, a bustling town centre with a range of shops and leisure facilities being regarded as a desirable place to live.

Hayton is located close to A69 providing excellent road access to the north-east and Junction 43 of the M6 just 5 miles away. Carlisle is based on the Virgin Rail Link between Glasgow and London Euston and there is a direct train line to Newcastle run by Northern Rail, the nearest station being at Brampton. Newcastle International Airport is approximately 45 minutes away reached via the A69.

The subject site is situated at Stonehouse Farm on the eastern side of Hayton village and adjacent to The Woodlands. Access is taken from the main village road and through The Woodlands scheme arriving at the farm steading development.


The development site currently comprises former farm buildings and steading at Stonehouse Farm and are subject to the following planning permissions which effectively now allow demolition of all existing buildings on site and the development of 7 large detached executive dwellings:

Planning Reference 14/0725 – full planning permission granted with conditions on 17 October 2014 for the the part demolition of three barns and conversion of the remaining two barns to create 3 No. dwellings and the erection of 4 No. new dwellings.

Planning Reference 17/0324 – full planning permission granted on 6 December 2017 with Conditions for demolition of the existing ‘L’ shaped barn to the front of the site and the erection of 2 No. new dwellings.

Planning Reference 17/0557 – approval with conditions granted on 16 August 2017 in respect of planning reference 14/0725, namely Conditions 5 (Carriageways, Footways and Means of Access), 7 (Parking of Construction Vehicles) and 14 (Foul and Surface Water Drainage) (permission thereafter implemented).

Planning Reference 18/0440 – full planning permission granted on 8 November 2018 for the demolition of barn and erection of 1 No. dwelling (part retrospective).

Accordingly, the site now benefits from planning permission to develop 7 new detached dwellings. Under the planning consent, an off site affordable housing contribution of £33,000 has been agreed in principle.

Due to the size of the site, there is the potential to develop further dwellings although this would be subject to planning permission and will be restricted by the Vendor to a total number of ten units.

Further information, site surveys, floor plans and accompanying reports are available to download directly from the Carlisle City Council Website under the above references.


The developer will be responsible for any necessary assessment of ground conditions and will need to satisfy themselves that development can take place safely although should also refer to the above planning applications and information on the Carlisle City Council Website which provides detailed background reports.


It is understood that all mains services are available at the entrance to the site adjacent to The Woodlands and that there are a number of reports and surveys in respect of the services available from the Carlisle City Council Website Planning Section using the above references.  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.


The site is being marketed at a sale price of £500,000 with the benefit of the above detailed planning permissions.

Please note that our Client is not obliged to accept the highest or any offer 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 documentation together with any VAT thereon.


The site is available to view by prior appointment 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 2019.

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    Contact John Haley BSc (Hons) MRICS at our Carlisle Office

    01228 548385

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    Quick Summary

    Price £500,000
    Town/City Carlisle
    Status New
    Size (Acres)