Hoff, Appleby-In-Westmorland, CA16
- Bathrooms
- 2
Key Features
- Agricultural Shed for conversion
- Class Q planning application - 2024/2370/PACOU
- 2/3 bedrooms
- Driveway parking
- Large garden
- Tenure: Freehold
- Council Tax: TBC
- EPC rating TBC
Description
A rare and exciting opportunity to convert a quirky agricultural building in the peaceful village of Hoff, near Appleby. Full planning permission has been granted by Westmorland & Furness Council under a Class Q application (2024/2370/PACOU), allowing for conversion into a spacious and characterful residential home.
The approved plans include:
A large kitchen/diner
Lounge
WC
Study or third bedroom
Two additional double bedrooms both with ensuite bathrooms
Externally, the property is accessed via a shared track leading to a private driveway with ample parking space. To the rear, a generously sized garden offers fantastic open views of the surrounding countryside - an ideal setting for quiet rural living.
Utilities include a package treatment plant and drainage field (to be installed by the buyer), with mains electricity and water already available on site. The source of heating is to be chosen by the purchaser, allowing for flexibility in design and efficiency.
Set in a tranquil village location, this property is ideally situated for commuters seeking countryside living without sacrificing accessibility. A truly unique opportunity to create your dream home in the heart of the Eden valley.
Services
Mains electricity & water. Drainage will be supplied by a package treatment plant with drainage field (to be installed by the buyers). Heating source is to be determined by the purchaser. We understand that mains gas is available within the village. Please note: measurements are approximate so may reflect the maximum dimensions and the mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.
Referral & Other Payments
Referral & Other Payments
PFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2024 was £221.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. Anti Money Laundering (AML) compliance check via Landmark referral between £8.50 to £15.50. All figures quoted are inclusive of VAT.
Directions
To locate The Agricultural Building, Hoff you can use the postcode CA16 6TA or by using What3words- amending.initial.ironclad. All viewings MUST be accompanied, please contact the office to make an appointment.
Garden
Large rear garden
Parking - Driveway
Driveway parking for multiple cars
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-01-29
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Mains
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Septic Tank / Private
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Driveway
- Garden
- Private Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
48 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Appleby Primary School2.1 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 163
- Type
- Foundation school
- Asby Endowed School2.7 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 20
- Type
- Voluntary controlled school
- Crosby Ravensworth CofE School3.6 milesOfsted: Good *
- Ages
- 3 to 11
- Pupils
- 42
- Type
- Voluntary aided school
- Faith
- Church of England
- Bolton Primary School4 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 56
- Type
- Community school
- Long Marton School4.4 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 81
- Type
- Community school
Secondary
- Appleby Grammar School2.2 milesOfsted report card · May 2026
- Ages
- 11 to 18
- Pupils
- 357
- Type
- Academy converter
- Kirkby Stephen Grammar School8.1 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 377
- Type
- Academy converter
- Ullswater Community College12 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,520
- Type
- Foundation school
- Queen Elizabeth Grammar School Penrith13 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,026
- Type
- Academy converter
- Settlebeck School16 milesOfsted: Good *
- Ages
- 11 to 16
- Pupils
- 203
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
PFK, Penrith
Devonshire Chambers, Devonshire Street, Penrith, CA11 7SS
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