Land to the Rear of The Royal Oak Hotel, Burton-in-Kendal, Carnforth LA6

An attractive residential development site that benefits from a planning in principle approval for up to 9 dwellings on a generous site of 1.86 acres. The land is located centrally within the desirable village of Burton-in-Kendal, in South Cumbria close to the Lancashire border and will provide a private setting behind the village multi-use games area providing excellent access to local facilities as well as the wider road network and a number of tourist areas.

LOCATION

The subject land is situated centrally in the village of Burton-in-Kendal which is at the very south boundaries of South Lakeland and Cumbria (although the postal address for this area is referred to as Carnforth, Lancashire). The village, which has a population of 1,497 (2011 Census) enjoys a rich history owing to its position close to the local road network, which has always been popular with travellers dating back to when many of its former inns and resting their packhorses before entering or leaving the county. Burton-in-Kendal remains popular with visitors benefiting from local facilities including two public houses, a Post Office with general store, primary school, memorial hall, bowling club and multi-use games area. There is also excellent access to the Yorkshire Dales National Park, the Lake District National Park, The Forest of Bowland AONB and The Arnside and Silverdale AONB, all within 8 miles.

Carnforth is approximately 5 miles to the south and provides a small town adjacent to the M6 Motorway and offers good local services including a number of supermarkets such as Booths, Aldi and Tesco as well as having a train station which is on the Furness and Bentham Lines. Kendal is around 10 miles to the north reached via the A590/A591 from Junction 36 of the M6 being the principal town of South Lakeland, Oxenholme train station which is situated on the West Coast main railway line is located around 9 miles north providing direct services to London (approximate journey time 2 hours 50 minutes) and Glasgow (1 hour 45 minutes).

Lancaster is the nearest city, 12 miles to the south which includes the settlement of Morecambe also having a train station on the West Coast railway line and other nearby places offering local facilities are Kirkby Lonsdale which is 9 miles to the north east and Milnthorpe is less that 5 miles to the north west reached via the A6 passing through Arnside and Silverdale AONB which is less than 1 mile away. Hutton Roof National Nature Reserve is a short distance to the east, Faleton Knott is around 1 mile to the northeast and the area is naturally popular with walkers, cyclists and there are further leisure facilities including a large holiday park around 2 miles to the south at Tewitfield.

The development site is accessed from and situated on the east side of the A6070 Main Street and lies around 150 metres away adjacent to the local bowling club and multi-use games area.

DESCRIPTION

Currently a single field enclosure of grazing land, being broadly rectangular in shape, taking access from the southwest corner and rising to the east providing views over the village and to open countryside. The site is bounded by mature hedging, beyond which is mostly modern housing to the north and south and open agricultural land to the east.

The land extends to approximately 0.75 hectares (1.86 acres).

PLANNING

The site is subject to a Pre-Application (Application No: 2024/0838/PRE) and a Permission in Principle was approved dated 17 October 2025 (Application No: 2025/1566/PIP) for up to 9 dwellings and additional parking for recreation area and The Royal Oak Hotel.

The Permission in Principle approval is subject to a Technical Details Consent relating to the development and must be granted prior to the expiration on 26 October 2028.

Local Planning Authority - Westmorland & Furness Council, South Lakeland House, Lowther Street, Kendal LA9 4DQ. Tel - .

SITE CONDITIONS

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

SERVICES

Services are thought to be situated in or adjacent to Main Road - The Purchaser should satisfy themselves as to the availability of the services and connection to them in consultation with the service providers.

TENURE

Freehold with vacant possession held under Title Number: CU139610.

METHOD OF SALE

The development site is offered for sale as a whole with vacant possession by private treaty. The Sellers reserve the right to sell privately and are not bound to accept the highest or any offer received.

VALUE ADDED TAX

The land is not elected for VAT and therefore VAT will not be payable on the sale consideration.

BOUNDARIES

The Purchaser will be responsible for the maintenance of boundaries where required.

SALE PLAN AND PARTICULARS

The sale plan is based on the Ordnance Survey sheet. Prospective purchasers should check the contract documents. The Purchaser shall raise no objection or query in respect of any variation between the physical boundaries and the Ordnance Survey sheet plan. The plans are strictly for identification purposes only.

MONEY LAUNDERING LEGISLATION

Edwin Thompson are bound to comply with Anti Money Laundering legislation including obtaining evidence of the identity and proof of address of potential buyers. Prior to an offer being accepted, interested parties will need to provide the requested evidence as well as proof of funds.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY

The land is sold subject to and with the benefit of all public and private rights of way, lights, drainage, cable, pylons or other easements, restrictions or obligations whether or not the same are described in these particulars of sale.

VIEWING

The land can be viewed at a reasonable time without prior appointment and when undertaking an inspection, prospective purchasers should have a copy of these sales details to hand.

SELLING AGENTS

Edwin Thompson
97 Stricklandgate
Kendal
LA9 4RA
Tel:

John Haley

Ellie Oakley

IMPORTANT NOTICE
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/tenants 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 the correctness of each of the statements contained in these particulars.
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/Landlord.
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. All statements contained in these particulars are made without responsibility on the part of Edwin Thompson LLP or the Vendor/Landlord.
6. These particulars were prepared in January 2026.