New Mills Trout Fishing Park

An idyllic lifestyle opportunity with successful holiday letting accommodation, set around peaceful fishing lakes, with potential for further development for a variety of uses, subject to planning permission

Location - New Mills Trout Fishing Park occupies a highly attractive and accessible rural setting within the Cumbrian countryside, offering a rare combination of tranquillity and excellent connectivity. The property is situated just off the A69, providing direct access between Carlisle and Newcastle upon Tyne, and lies approximately 8 miles east of Junction 43 of the M6, ensuring seamless links to the national motorway network.

Mill House - Mill House is an impressive, characterful stone-built former cornmill, beautifully refurbished to an exceptionally high standard. Offering versatile living space over three floors, the property combines period features with spacious, modern family accommodation.

Ground Floor :
From the ground-floor courtyard, the welcoming entrance hall leads through to the office and laundry/store room, while a short flight of stairs rises to the principal living accommodation. At the heart of the home is a beautifully appointed kitchen/breakfast room, complete with bespoke handmade cabinetry and a separate pantry, complemented by a practical utility room and shower room with WC.

Ascending further, a generous double bedroom features fitted wardrobes and elegant French doors opening onto a private balcony, perfectly positioned to enjoy tranquil front-facing views across the lakes.

Upper Ground Floors:
To the rear of the landing, a superb sitting room provides a warm and inviting atmosphere, centred around a characterful fireplace with log-burning stove, while an additional bedroom enjoys charming side aspects over the fishing lakes.

A further staircase leads to another spacious double bedroom with en suite facilities and access to a side balcony, creating an ideal guest or principal suite.

The upper floor continues to impress, offering three further bedrooms, a luxurious five-piece family bathroom, and an additional shower room, ensuring ample accommodation for family living and entertaining alike.

Throughout, the property benefits from exceptional room proportions and an abundance of natural light, with large windows framing picturesque views and enhancing the sense of space.

Its elevated setting affords both privacy and a striking outlook, while the thoughtful blend of elegant reception areas and practical everyday spaces creates a home of remarkable versatility and enduring appeal.

The property provides comfortable residential living accommodation for the current owners of New Mills Trout Fishing Park, which together forms a superb lifestyle opportunity, set in an idyllic countryside location.

The Property - Representing a unique opportunity within the lifestyle and leisure property sector, New Mills Trout Fishing Park extends to approximately 6.90 acres (2.79 hectares), combining established holiday accommodation, fishing amenities and substantial owner’s accommodation within an attractive rural setting.

At its centre is a beautifully refurbished six-bedroom former mill with private gardens, complemented by seven glamping pods, two fishing lakes, a two-bedroom holiday cottage, café and function room, paddock with field shelter and a traditional stone barn and stores. Further development potential is available for the siting of a further four consented glamping pods and redevelopment of the barn and stores, subject to reinstating planning consent.

Leisure Use & Holiday Accommodation - The property benefits from two established fishing lakes forming a popular attraction within the wider leisure business.
The principal fly fishing lake extends to approximately 0.8 acres, with an average depth of around 8 feet and 12 well spaced fishing pegs. The lake is stocked with rainbow, tiger and brown trout.

A smaller pond extends to approximately 0.1 acres, with an average depth of around five feet, and is stocked with rainbow trout. During the summer months, this area is utilised for family-friendly fun fishing, appealing to beginners and younger visitors.

Set within the serene grounds, this exceptional offering features seven timber glamping pods, three of which include private hot tubs and private decking area with space for outside dining. Available for short-term letting through Wigwam Holidays, each pod provides a cosy, self-contained retreat, ideal for guests seeking a relaxing countryside escape.

Planning permission is in place for an additional four pods overlooking the fishing lake.

Lake View Cottage - Lake View Cottage is a charming stone-built, two-storey property offering well-proportioned and comfortable holiday letting accommodation.

The property benefits from planning permission for holiday use only, in accordance with the consent dated January 2007 and is managed under the terms of an Agreement with Awaze Vacation Rentals Ltd via the Cottages.com brand.

An agency commission of 15% plus VAT is payable for each booking to the agent, however the property owner can also manage bookings direct, if preferred.

Café & Events Hall - A superbly converted barn currently comprising a ground floor café and reception/shop area, together with a commercial kitchen and external decked seating area.

The first floor offers a spacious open-plan function and events hall with additional seating and toilet facilities, providing excellent flexibility for private functions, guest entertainment, or a variety of alternative uses. The events hall was formerly connected to the kitchen within the main house and could easily be reinstated, subject to the necessary planning consents.

The Business - The business is mainly derived from holiday letting, together with additional income generated from fly fishing day tickets, fun fishing activities and tackle shop sales.

All camping pod accommodation is currently managed through Wigwam Holidays, with the business benefiting from an exclusivity agreement within the local area via a franchise agreement, due to expire November 2026. The holiday cottage is separately marketed via Cottages.com.

Stone Barn & Paddocks - A traditional detached stone barn, constructed of stone beneath a slate roof, situated to the rear of New Mills House and set within private gardens adjacent to two paddocks extending to approximately half an acre.

The property benefits from lapsed planning consent for conversion into two holiday cottages and currently provides general storage and workshop areas. The barn offers considerable potential for redevelopment or alternative uses, subject to reinstating the necessary planning consents.

General Information - Tenure, Method and Basis of Sale

Offers are invited for the freehold interest in the property, which is trading as a going concern, on the following basis:
• The property is offered for sale by private treaty as a whole. All potential purchasers are advised to register their interest with the selling agents so that they can be advised as to how the sale will be concluded;
• Vacant possession will be provided upon completion, subject to the occupancy of the glamping pods and holiday cottage by guests under the terms of their booking agreements;
• Deposits for future booking of fishing activities, events and accommodation will be apportioned between the vendor and purchaser at the time of completion.

Further details are available to seriously interested parties, following a viewing of the property. Contact GSC Grays for further information.