Lot 5 – Higham Estate Woodland, Higham Estate, Setmurthy, CA13 9SH

Higham Estate Woodland, Higham Estate, Setmurthy, CA13 9SH


The closing date for the submission of offers is 12 NOON, WEDNESDAY 14TH JULY 2021 and they should be marked with “OFFER – HIGHAM ESTATE” and delivered to Edwin Thompson, 28 St. John’s Street, Keswick, Cumbria CA12 5AF.

Higham Estate

Bassenthwaite Lake, Lake District National Park

Keswick 9 miles, Cockermouth 4 miles, Penrith 26 miles, Kendal 39 miles

(All distances are approximate)


Elva Plain Farm: A four bedroomed traditional farmhouse and extensive range of buildings

Five further dwellings and traditional outbuildings

Meticulously restored traditional buildings, currently home to The Lakes Distillery

Bassenthwaite Lake frontage

979.75 acres of productive farmland

178.05 acres of commercial woodland

Excellent, well established driven shoot

Fishing on the River Derwent

Part let as Cockermouth Golf Course

Carbon and natural capital potential



The particulars are given as a general outline and your attention is drawn to the important notice printed within

Summary & Situation

Higham Estate is situated in the North West of England in the Northern Corner of The Lake District National Park. It lies to the north of the market town of Keswick with Cockermouth and Penrith being 4 miles and 26 miles away respectively. Higham Estate nestles on the north west corner of the picturesque Bassenthwaite Lake with breathtaking views from various viewpoints, as well as open views onto Skiddaw.

The Estate encapsulates every element of a perfect traditional English landed estate including a let farm, several let dwellings, let commercial property, outbuildings, productive farmland, well managed woodland and superb sporting potential providing the perfect opportunity to own a stunning part of The Lake District.

The Estate extends to approximately 1,171.41 acres comprising farms let on short term agreements and farm business tenancies, several let houses, buildings and workshops, let shooting and fishing and commercial property let to The Lakes Distillery. Higham Estate is renowned in the area for its high quality pheasant shooting which is let until January 2022.

Communications (Travel)

By Road:

Higham Estate is situated adjacent to the A66 between Keswick and Cockermouth by the villages of Embleton and Dubwath.

Junction 40 of the M6 at Penrith is approximately 26 miles away with easy access to Scotland and the south of England.

By Rail:

Penrith Train Station is situated approximately 26 miles away.

The train station has direct links onto the west coast rail line with regular services to London, Birmingham and Edinburgh.

By Air:

The nearest airport is Carlisle Lake District Airport which is approximately 31 miles away.

Newcastle, Manchester and Liverpool Airports all have extensive international and national scheduled flights.


Higham Estate has excellent access to a range of convenient local amenities. The Setmurthy Parish Church is within the Estate. There are a number of good quality primary schools located within the immediate area together with a library, doctors’ surgeries, banks and post offices in Keswick and Cockermouth. There is also a good range of local shops and public houses.

More extensive amenities can be found nearby in Cockermouth and further afield in Carlisle. The area is renowned for its quiet and rural nature and the region attracts a large number of walkers and horse riders keen to enjoy the network of well-maintained footpaths and bridleways.

The River Derwent in which the Estate enjoys fishing rights, forms the Estate’s northern boundary.

History & Architecture

Situated in the Parish of Setmurthy, on the edge of Bassenthwaite, Higham Estate comprises a number of tenanted farms and sporting opportunities. The Estate was purchased in 1904 by Mr Joseph Fisher having accumulated considerable wealth from his shipping business in Newcastle. The Fisher family, however, already had deep roots in Setmurthy, having had connections there since before the Civil War.

Higham Estate has been owned by the Fisher family ever since and has evolved through changing times. The Estate has always formed the centre of the Parish and has supported many generations of farming families.

The buildings on the Estate showcase traditional architecture with magnificent features. The farms have been developed over time whilst still maintaining elements of their rich heritage.

The Estate

Higham Estate lies in a beautiful area of North West England located within The Lake District National Park. The natural undulations of the land create a wonderful, picturesque setting for the property. One of the most striking aspects of the Estate is the view across Bassenthwaite Lake looking towards Skiddaw and Keswick. The Estate, comprising 1,171.41 acres of farmland and woodland, offers a very high amenity value with a range of habitats including mixed woodland plantings, several ponds and the River Derwent, creating a diverse environment to attract and support wildlife.

The woodland is spread across the Estate and comprises a mixture of broadleaf and conifer forestry. Various recent small scale felling projects and associated replanting improved the woodland significantly.



The lie of the land naturally lends itself to the creation of some superb drives and shooting opportunities. A number of woodlands already offer excellent drives. The shoot, which is currently let on a short term agreement to January 2022, has extensive infrastructure which could easily be expanded. The current shooting operation releases around 2,500 birds per annum and is run as a small-scale operation. In recent seasons there have been approximately 10 shoots a year with a good average of birds.


The Higham Estate includes the Eel Settings fishing beat on the River Derwent, which has historically been one of the top autumn salmon rivers. This is a lovely section of river to fish, and in recent years catch numbers have been increasing. The fishing has been enjoyed by the Fisher family and let on a casual basis so there are no current fishing records.



Higham Estate comprises of good quality and productive farmland, which is classified principally Grade IV. The predominant soil types are slowly permeable, seasonally wet, acid loamy and clayey soils, with some freely draining acid loamy soils over rock. The soil type lends itself to grassland and forestry with some arable cropping. The agricultural land extends to approximately 979.75 acres (396.49 hectares). The land is all currently down to permanent pasture suited to a combination of grazing and mowing.

All of the land is currently let on a number of tenancies and agreements to third parties. The majority on short term grass lets with a small number of short term Farm Business Tenancies. Full details are set out in the schedule of occupation.

The existing farming operations on the Estate involve livestock rearing, including both cattle and sheep benefitting from long grazing seasons.


Method of Sale

Higham Estate is offered for sale by Private Treaty as a whole or in lots, as shown on the lotting plan and detailed below:

Lot 1: Elva Plain Farm.


Lot 2: Bully House Farm.

Lot 3: Land at Bully House.

Lot 4: Brathay Hill Farm.

Lot 5: Higham Estate Woodland.

Lot 6: Land at Elva Plain.

Lot 7: High Barkhouse.

Lot 8: Lowfield Farm.

Lot 9: Barkhouse – let to The Lake Distillery.

Lot 10: Bassenthwaite Lake Frontage.


Lot 11: Bassenthwaite Lake Frontage.


Lot 12: Land at East House Farm.

Higham Estate Woodland

Lot 5 – Higham Estate Woodland


This Lot extends to approximately 71.68 acres (29.01 hectares) of commercial woodland that was acquired by the Estate from the Forestry Commission in 2010. The wood has been well maintained for commercial use with areas felled by the Forestry Commission in 2005, which have regenerated well with Birch and Sitka Spruce. Further felling was undertaken in 2012 and replanted with native broadleaves.

The woodland includes approximately 33.61 acres (13.6 hectares) of mainly Sitka Spruce which is close to maturity and is accessed by a high-quality forestry road. There is also a release pen within the wood for the shoot.

General Remarks & Stipulations

Postcode: CA13 9SH


Tenure and Possession:

The freehold of the Higham Estate is offered for sale with vacant possession on completion, subject to the following occupancies:

Schedule of Occupation

For a full schedule of occupation please request the property particulars.

The total Estate income is currently approximately £200,000 per annum including Basic Payment Scheme and Higher-Level Stewardship Scheme income. There is significant potential to increase this rental income by undertaking a number of rent reviews and property improvements. The Schedule of Occupation is accurate at the time of printing, but may be subject to changes. Further details are available from the agents, Edwin Thompson.

If the property is not sold as a whole, rights and reservations may need to be imposed or granted for the provision of access, maintenance and service to other Lots.


The shooting rights over the whole of the property are currently let until the end of January 2022.

The fishing rights are let until the end of the 2021 season.

Basic Payment Scheme

Basic Payment Scheme and other grant schemes are registered and claimed by the current owners on all land let on short term grazing agreements. The entitlements for the land are specifically excluded from the sale and are to be retained by the seller, but may be available by separate negotiation. For the avoidance of doubt the 2021 payment will be retained by the seller.

Higher Level Stewardship

The Estate also benefits from two Higher Level Stewardship Agreements which are due to expire in 2022 and 2023. It will be a requirement of the sale that the respective purchasers of each plot will take over responsibility for the Higher Level Stewardship Scheme. The costs associated with transferring this scheme will be met by the purchaser(s).



The mineral rights are owned over part of the property with the remainder being owned by a third party.



Higham Estate woodlands form an integral element of the landscape between Bassenthwaite Lake and the eastern edge of Setmurthy Common. The woods total approximately 178.06 acres (72.06 hectares) and are of varied ages and species, providing timber, shelter and the highly attractive and prized landscape that forms the setting of the Estate.

The woods comprise several distinct areas.  The wooded slopes overlooking the A66 of Quarry, Lodge and Bully Woods leading into the recently extended new native woodland of Close Breast form a continuous feature of old larch, pine and fir stands intermingled with fine old copses of ash, beech and sycamore. The northern woods comprise rich pasture land and have been laid out to create an attractive parkland of mixed conifers and broadleaved planting, ably supporting a pheasant shoot.  The parkland is also complimented by many fine old veteran oaks within hedgerows and individual specimen trees.

Big Wood was acquired by the Estate from the Forestry Commission in 2010.  Areas were felled around 2005 and have regenerated well with birch and Sitka spruce. Further felling was completed in 2012 and replanted with native broadleaves.  There are approximately 33.60 acres (13.6 hectares) of mainly Sitka spruce which is close to maturity and is accessed by a high quality forestry road.

The woods are covered by various felling licences, an EWGS woodland creation agreement and a carbon grant.

It is a requirement of the sale that responsibility for these agreements is taken over by the purchaser(s).





Mains electric is connected to all dwellings.



Mains water is connected to all dwellings with the exception of Elva Plain which is served by a natural water supply.


All properties have private drainage facilities. Please note that many of the septic tanks on the property do not comply with the general binding rules and the property is sold as seen.


Copies of the full EPC reports are available upon request from Edwin Thompson.


Value Added Tax

Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the Estate or only part of it, or any right attached to it, becoming a chargeable supply for the purpose of VAT such tax would be paid in addition to the purchase price.


Local Authority

Allerdale Borough Council

Allerdale House



CA14 3YJ



The Estate is offered for sale subject to any development plans, tree preservation orders, ancient orders and public rights of way. Prospective purchasers will be responsible for their own enquiries.



Mr Simon Kirkup

Womble Bond Dickinson

One Trinity

Broad Chare

Newcastle upon Tyne


Email: simon.kirkup@wbd-uk.com

Tel: 0191 279 9374

Money Laundering Regulations

The successful purchaser(s) should be aware that they will be required to provide us with documents in relation to Money Laundering Regulations. Further details are available upon request.

Easements, Wayleaves, and Rights of Way

The property will be sold subject to and with the benefit of all rights of way either public or private all easements and other rights of way whether referenced to or not. There are a number of public footpaths and bridleways which cross the Estate. There are specific rights of way and easements in the favour of adjoining landowners which cross the Estate.

There is a right of way over Lot 8 for a third party to access the river bank to fish the River Derwent.


Fixtures and Fittings

All fixtures and fittings at the property are specifically excluded from the sale.

All tenant’s fixtures and fittings curtains, carpets, ornaments and wall lights, garden ornaments, garden furniture, stone troughs and plant pots are specifically excluded from the sale.



Strictly by appointment through the selling agent.

Prior to making an appointment to view, we request that you discuss your interest in the property with a member of staff who has seen the property.

Edwin Thompson Keswick:

Matthew Bell MRICS FAAV – Partner


017687 72988



Offers should be submitted in writing to Mr Matthew Bell MRICS FAAV of Edwin Thompson LLP.

Edwin Thompson

28 St. John’s Street


CA12 5AF



Data Room

A data room has extensive further information and can be made available on request, subject to the signing of a confidentiality agreement.

Further details are available from the selling agents.

Health and Safety

Given the potential hazards of a working estate we request that you take as much care as possible when making your inspection for your own personal safety, particularly in respect of social distancing and around the farm buildings and machinery when entering the fields of livestock.

Important Notice

Edwin Thompson for themselves and for the vendors 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, plans, references to condition and necessary permissions for use and occupation, and other details, are given in good faith and are believed to be correct, but any intending Purchaser should not reply upon them as statements or representations of fact but must firstly satisfy themselves by inspection or otherwise as to the correctness of each of them.
  3. Nothing in these particulars is to be regarded as a statement that the property is in good structural, agricultural or horticultural condition, nor should any statement be taken as a warranty of fitness for any purpose or use, including existing use; nor is any warranty to be implied that any services, appliances, equipment, installations or facilities on the property are in good working order. Prospective Purchasers should satisfy themselves as to the condition of all such matters.
  4. Descriptions of the property are subjective and are published as opinions and not statements of fact. They are not intended to be binding on the Vendors or their Agents.
  5. No person in the employment of either the Vendors or their Agents 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 this property on behalf of the Agents, nor into any contract on behalf of the Vendors.
  6. No responsibility can be accepted for loss or expense incurred in viewing or in the event of any property being sold or withdrawn.
  7. The property is sold with all faults and defects whether of condition or otherwise and neither the Vendors nor their Agents will be held responsible for such faults and defects.
  8. The Purchaser(s) shall be deemed to acknowledge that they have not entered into an agreement to purchase in reliance on any statement contained in these particulars, that they have satisfied themselves as to the content of each such statement by inspection, enquiry or otherwise and that no warranty or representation has been made by the Vendors or their Agents in respect of the property.
  9. Any error, omission or mis-statement in these particulars or any correspondence relating thereto shall not entitle the Purchaser to rescind or to be discharged from any Agreement to Purchase nor shall it entitle either party to compensation or damages, or give either party any cause of civil action.

Particulars prepared May 2021 and photographs taken April and May 2021.

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    Contact Matthew Bell BSc MRICS FAAV at our Keswick Office

    017687 72988

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    Quick Summary

    Price P.O.A
    Status Sold STCM
    Size (Acres) 71.68