Stoneybrook Farm, Lees Hill, Brampton CA8 2BB

Stoneybrook Farm, Lees Hill, Brampton CA8 2BB




Stoneybrook Farm, Lees Hill, Brampton CA8 2BB


A Productive Dairy Farm including a Substantial Modern Farmhouse, Greenfield Dairy Complex and Land extending to approximately 124.80 hectares (308.37 acres)

To Let on a 15 Year Farm Business Tenancy From 12th April 2021

Tender Form to be Submitted to Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW by 12 Noon Wednesday 10th March 2021


Please call the Carlisle office for further information.



The letting of Stoneybrook Farm provides a unique opportunity to let an attractive, modern and well positioned dairy farm comprising four bedroomed farmhouse constructed in 2012, greenfield dairy complex, and quality agricultural land extending to approximately 124.80 hectares (308.37 acres) along with the opportunity to rent a further 18.65 Hectares (46.08 acres) of good quality agricultural land and large steel portal framed building on a annual licence agreement.

The property lies within a favoured farming district in close proximity to both Brampton and Carlisle where dairy and stock farming form the predominant agricultural enterprises. The land at Stoneybrook Farm is all gently undulating.



Stoneybrook Farm is situated approximately 6 miles north of the town of Brampton, where there is a wealth of local amenities including a number of schools. The city of Carlisle is approximately 15 miles to the south east offering further amenities as well as excellent transport links onto the M6 providing access to Scotland and the south.



From Junction 43 of the M6 follow the A69 East to Brampton, at the T junction turn right onto Carlisle Road and then take the first left onto the A6071, then take the first right after passing over the bridge, signposted Walton, continue for approximately 3.5 miles and then bear right onto the B6318, signposted Gilsland/Greenhead. Continue for approximately 1 mile then turn left at the crossroads, signposted Askerton/Bewcastle Church. The entrance lane to Stoneybrook Farm is on the right-hand side after approximately 0.5 miles.


Stoneybrook Farmhouse

Stoneybrook Farmhouse is a modern, recently constructed (2012), spacious four bedroomed detached house extending to 2895 sq.ft (269 sq.m). The property is of stone and rough cast construction under a slate roof. The property benefits from oil fired central heating, underfloor heating on the ground floor and radiators to the first floor. All principal rooms are fitted with individual thermostats. The property is fitted with double glazing and offers extremely spacious family accommodation.


Ground Floor


Utility Room

2.24m x 3.52m. Fitted with base and wall units, Belfast sink with mixer tap and a Worcester Boiler for oil fired central heating. Plumbing for washing machine and vented space for a tumble dryer.


Ground Floor WC & Shower Room

3.1m x 1.78m. Shower cubicle with electric shower, WC, hand basin.



3.1m x 2.2m.



6.19m x 3.52m. Spacious kitchen/diner with fitted wall and base units, including full height cupboards, integrated dishwasher, central island and slate worktops. Belina electric double oven, grill and five ring ceramic hob.


Sitting Room 1

3.50m x 5.15m. Tiled floor, wood burning stove.


Internal Hall

Spacious hallway accessible via porch. Stairs to first floor and tiger oak flooring.



4.75m x 4.90m. Spacious reception room with open fire and stone surround.


Sitting Room 2

3.86m x 6,7m. Open fire in stone surround. Patio doors leading outside.


First Floor



Access hatch leading to loft space.


Bedroom 1

5.2m x 3.67m. Front double bedroom with built in wardrobes and dressing area.


Ensuite Shower Room

Steam cabinet with electric shower, WC, hand basin, heated towel rail and extractor fan.



Bedroom 2

2.66m x 6.1m. Rear double bedroom with built in wardrobes.



4.07m x 3.1m. Stand alone bath, shower cubicle with power shower, hand basin and vanity, bidet and WC. Door leading to bedroom 4.


Bedroom 3

3.58m x 4.82m. Double bedroom with built in wardrobes.


Bedroom 4

3.65m x 4.8m. Double bedroom with built in wardrobes. Door leading to the Bathroom.



The house is surrounded by gravelled parking areas and an extensive lawned area.

There is a large garage plus large games room with WC and electric shower which could be converted into a separate office.



Mains electricity and water. Drainage to a septic tank. The telephones are fitted to BT regulation.


The property also benefits from a full moveable dome CCTV System with phone app.


The farm steading and land is served by a private borehole water supply which can be changed to mains supply if desired.


Farm Buildings – Lot 1

All the buildings have been constructed on the holding since 2009 with further improvement works carried out during 2020. Creating a practical set-up which is suitable and easily accessible for modern farming machinery.


  1. Dairy Complex

73m x 56.6m. Steel portal frame shed with juniper green cladding, fibre cement roof, and concrete block walls and benefits from a cantilever feed passage. The complex briefly houses: 450 cubicles on cow comfort mats, calf pens, calving pens with a large loose housing area; collecting yard, 24/48 Fullwood parlour with automatic feeders, auto ID and shedding gate; chemical stores; office; and bulk tank room with 15,000 litre Fullwood bulk tank. The building benefits from three phase electricity and LED lighting.


  1. Calf Shed

36.57m x 11.87m. Steel portal framed shed with juniper green cladding and shuttered concrete walls. Providing further loose housing for calf rearing with ventilated tin and fibre cement roof. This shed could also be used for feed storage.


  1. Crop Store

11.91m x 11.87m. Steel portal framed shed with juniper green cladding and shuttered concrete walls. Currently used for crop storage.


  1. Feed Bins

Feed storage is provided by two 16 tonne high level feed bins and one 4 tonne calf feed bin, easily accessed by feed wagons.


  1. Slurry Lagoon

The HDPE lined slurry lagoon measures approximately 65m x 65m and has a depth of approximately 5m.

Slurry is channelled through a separator.


  1. Silage Pit 1.

Earth banked silage pit with concrete floor measuring 54m x 18m.


  1. Silage Pit 2.

Earth banked silage pit with concrete floor measuring 50m x 20m


  1. Static Caravans

Two Static Caravans


The Land

The land in Lot 1 extends to approximately 124.80 Hectares (308.37 acres) and lies in a block around the farm steading with one field separated by a public highway. The land comprises of some useful land which is suited to grazing, mowing or arable production. The land benefits from a mixture of mains water supplies and natural water. The land is easily accessible from a network of internal tracks and the public highway. The majority of the land has been drained and reseeded within recent years with two fields currently sown down to winter wheat.


General Rights and Stipulations


Rights, Easements and Outgoings

The letting is subject to and with the benefit of all rights of way, whether public or private and any existing wayleaves, easements, rights or servitude restrictions and burdens of whatever kind whether referred to or not. The prospective tenant (s) will be held to satisfy themselves on all such matters, all rights and easements.


Council Tax and EPC Rating  

Stoneybrook Farmhouse is rated within Band E for council tax purposes with Carlisle City Council.

The EPC rating of the property is C-77. The full EPC report is available from the Vendor’s agents.


Environmental Stewardship

The property is entered into a Mid-Tier Stewardship Scheme which commenced on the 1st January 2021. A copy is available upon request.

It is the intention of the owner to work alongside the successful applicant(s) to carry out the approved capital works within the time required.


Basic Payment Scheme Entitlements

All of the farmland is registered with the Rural Land Register. The Basic Payment Scheme entitlements will be discussed at interview stage.

Further details are available upon request.



The property is serviced by a mains three phase electric supply and mains water supply with borehole water supply to the buildings and land. Foul drainage is to a private sewerage treatment plant. All telephone connections are subject to BT regulations. Please note we have not been able to test services or make judgement on their condition. Prospective Tenants should make their own enquiries.



A separate plan is available on request to show boundary responsibility. The tenant will be responsible for the maintenance of the boundaries.


Alterations and Improvements

It will be the requirement of the Tenancy that any physical alteration or improvement carried out to the property will require the Landlords consent before any works are carried out. All the tenders should make it clear on their tender if they are proposing any such works during the term of the tenancy.



All timber is specifically excluded to the Landlord.



The sporting rights are excluded from the letting.



The length of the letting will be for a period of 15 years from the 12th April 2021. The tenancy will have a break clause in the favour of the Landlord and Tenant to terminate the tenancy at Year 10.


Occupation of Farmhouse

The Farmhouse should be occupied by the Tenant or close relative who works full time on the holding.

Where the Farmhouse is occupied by a close relative or farm worker as stated above. The Tenant must ensure that the house is let on an appropriate written agreement that does not confer any security of tenure to the occupier.


Application Details



Tender offers are to be submitted to Edwin Thompson LLP no later than 12 Noon on Wednesday 10th March 2021.

The Tender along with any supporting information should be submitted to:

Matthew Bell MRICS FAAV, Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, CA1 2RW and marked “Stoneybrook Farm Tender”.


Conditions of Tender

  1. All tenders must be submitted on the attached form.
  2. The Landlords do not bind themselves to accept the highest or indeed any Tender.
  3. The decision of the Landlord is final and binding.
  4. Three Years detailed explanation of the proposed farming system should be provided with the Tender along with associated supporting information.
  5. The Landlord/Agent can amend these details without notice.

References & Credit Check

All applicants will be required to submit contact details for three references, of which one must be the Applicants Bank.

Contact with references will only be made in respect of shortlisted applicants. Applicants are deemed to agree, by submitting an offer to references being taken without further notice, unless stated otherwise.

The shortlisted applicants will also be required to complete a credit check, to which by submitting an offer, they are deemed to agree without further notice and will complete all forms necessary to complete those checks.



There will be no access to the Farmhouse during the viewing days, the successful shortlisted applicants will be given the opportunity to view the farmhouse, subject to Covid 19 Restrictions at that time.

The farm can be viewed on Wednesday 17th February and Wednesday 24th February 2021 ONLY, with the buildings and land available to view between 10am and 4pm.

Prospective Tenants are asked to please contact the agents to book in a viewing appointment.

Viewings will not be permitted unless a prior appointment is arranged.

Viewings will be undertaken subject to strict Covid 19 Restriction Guidance. All viewings must be booked in with the agents and can only be undertaken by a maximum of two people from the same household. Face coverings must be worn at all times and 2m social distancing kept at all times. For further information please contact the Vendor’s agents.



Interviews will be held following the tender deadline in line with the current COVID restrictions.


The Tenancy Agreement

The successful applicant will be required to sign a Farm Business Tenancy Agreement under the Agricultural Tenancies Act 1995. Draft copies of the agreement are able to be viewed on the viewing days and at the office of Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW.



The holding will be let for a term of 15 years commencing on 12th April 2021.


Break Clause

There will be a break clause in favour of the Landlord and Tenant at Year 10.



The rent should be tendered in pounds per annum basis. The expected rent will be paid via standing order on a monthly basis in advance.


Rent Reviews

Expected to be every three years, to open market rent.



The tenant will be responsible for all repairs. Further details can be found in the draft Farm Business Tenancy.

A photographic record of condition will be taken at the commencement of the Tenancy to record the condition of the holding and it is expected that the holding will be handed back in no worse condition than it was prior to this record of condition.



The Landlord will insure the farmhouse and buildings against standard insurance perils. The cost of this insurance will be recharged back to the successful tenant. Further details are available upon request.



The Tenant will not be allowed to sub-let, part with possession or take stock in relation to any part of the holding or to share occupation of the Holding.



The use of the Holding is for the purpose of agriculture. Should the Tenant wish to use part of the Holding for a non-agricultural purpose, the consent of the Landlord will be required in writing. Anyone contemplating a non-agricultural use of part of the Holding should make this clear as part of their application.



The Tenant will be responsible for all outgoings, including Council Tax.



It is a condition of the letting that the successful applicant takes over at valuation the following items:

  • Eight Calf Iglus including verandas.
  • Milk Taxi


Good Husbandry

The Tenant will farm in accordance with the rules of good husbandry as set out in Section 11 of the Agriculture Act 1947.



Sporting over the Holding will be reserved in favour of the Landlord. This is subject to the Tenants rights under the Ground Game Act and the Tenant’s responsibility to keep down rabbits.


Business Condition

The fundamental principle of the Farm Business Tenancy is that compliance of the business condition is observed.


Tenants Improvements

Tenants improvements will be covered in detail within the Tenancy Agreement. No improvement will be compensable unless prior written consent is given.


Development/ Early Resumption

There will be a provision for the Landlords to regain possession of part of the holding for a non-agricultural development subject to being given 12 months’ notice in writing.


Stamp Duty

The successful Tenant will be responsible for the payment of all Stamp Duty charges that may arise on the granting of this Tenancy.


Further Information

Further information can be obtained from Matthew Bell or Charlotte Clayton, Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW. Tel: 01228 548385. ,


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Quick Summary

Price P.O.A
Town/City Carlisle
Status Under Offer
Size (Acres) 308.37
Beds 4
Bathroom 3