Traditional stone built barn for sale near Carlisle

Offers in region of £400,000
Traditional stone built barn for sale near Carlisle

A partly converted barn with land in Sowerby Row, Cumbria

A unique development opportunity to create an equestrian home with land in a secluded, peaceful setting near Carlisle, Penrith and the Lake District

Duck Pond Barn is a traditional stone built field barn with 9.32 acres of agricultural land along and a timber framed American style livestock / storage barn with stunning views to the front and rear. Some of the conversion work has been carried out on the barn already and less than £100K will see it finished (subject to final specification).

There’s enough land, split into fields, to accommodate several equines whilst also leaving residential use land to enable extensions to be made if required in the future.

This is a wonderful opportunity to create an equestrian home tailored to your requirements in a quiet yet accessible location, close to the peaceful settlement of Sowerby Row and within easy reach of Penrith and Carlisle.

Planning permission

The barn has full planning permission for extension, alteration and change of use from an agricultural building to form a three bedroomed dwelling under the Town and Country Planning Act 1990 (Eden District Council reference 20/0160) which has now been implemented and the conversion works have been commenced. Consent was also given for a road to be built to access the barn (Eden District Council reference number 20/0160). It has been created although it’d benefit from being tidied up once the conversion is completed.

Plans for the barn are also available to show potential layouts of it becoming a four bedroom or a two bedroom property making it flexible to suit the needs of the new owners. It's a great chance to create your perfect home close to the North Lakes!

Additionally, as it is stuated in the middle of the landholding within an area zoned as residential use, future owners will be able to extend the property, subject to any necessary consents.

There’s also the potential to reclaim the VAT on materials via the HMRC DIY Housebuilding Scheme and we can provide the requisite documentation that we’ve got to assist.

Work to date

So far, all the external walls that needed to be rebuilt have been recreated, with block interior and the original stone so that the rural appearance has been maintained.

It is now nearly ready for the roof to go back on, with all the structural calculations for the roof available as well as all the original Westmoreland Slates.

The structural report on the condition of the barn before the redevelopment commenced is available and all the new work has been passed by Building Control under an ongoing Building Notice application.


The land extends to just over 9.3 acres which is split into four different areas none of which have had chemicals used on it since we’ve owned it. So, it’s going a long way towards being organic.

The front field which is used for grazing and provided 23 number 6 foot hay bales off a single cut. Located in this fields top corner is a small paddock with field shelter that we use for goats but is ideal for ponies or lots of other animals. Beyond the front field is the barn, pond and proposed garden areas. Finally, and to the rear is the back field which is again laid out for grazing with the added benefit of 12ft gates at either end of the stock proof fence boundary to the barn.

Within the back field is a fenced area for the solar panels and a six stall American barn of timber construction on a concrete base under a metal roof. There are two 12x10 stables, two 12x12 stables and two 12x16 stables. The stables have spotlights as well as an external light, electric socket, water supply and solar powered security cameras with motion sensors.

Currently there’s an application submitted for the creation of a dressage sized ménage and yard area as well change of land use from agricultural to equestrian. All the boundaries are secured by stock proof fencing and there are no paths or Rights of Way crossing the site.


The drainage is to be via a private treatment plant that can discharge either into the natural pond on site which has variable level, it can connect into the piped watercourse that is an outflow for the pond or you can create a drainage field on the site.

We’ve also got a 800 gallon septic tank on site with a field drain outflow. No warranty is given as to its suitability for use at the conversion.

There is mains water piped up to the wall of the barn ready for connection.

There’s the potential to connect to mains electricity which is located in the neighbouring farmers field and previously they agreed to £10k for the rights to lay the cable across their land. So far, we’ve opted for a renewable option with the installation of an off grid solar system comprising a 6.15kW Solar PV system consisting of 15 x 410w SHARP Solar panels field mounted, Fox ESS KH1 10.0kW Single Phase Hybrid Inverter with 4 x 2.5kWh MIRA Lithium-Ion Batteries. This system can be expanded as required or connect to the grid if preferred.


The barn benefits from attractive countryside views of the Northern Lake District fells and the North Pennines. It sits set back off the road, accessed via a gated farm track (which requires improvement) and shielded by trees for added privacy and has no other immediate neighbours.


The property is approximately 3.4 miles from the village of Sebergham, 11.9 miles from the city of Carlisle. Carlisle being the main shopping location and administrative centre for Cumbria and the Scottish Borders. Penrith lies just 13 miles from the property and provides a range of local amenities including shops, restaurants, leisure and medical services. The property is located approximately 9 miles from the M6 motorway, providing excellent transport links to the surrounding area and wider motorway network.

Additional details

A nearby, ready to go equestrian property with a similar amount of land but more stabling and equine facilities is for sale for just under £1million. So Duck Pond Barn offers a great opportunity to create a home built to your own specification for around half that amount.

We're reluctantly selling as the commute from Cumbria to work in Somerset is too much.
Contact Details
Paul Treston
07447 640773

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