Sale due to ill health Substantially Reduced SWINSIDE LODGE HOTEL GRANGE ROAD, NEWLANDS, KESWICK, CA12 5UE

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1 Sale due to ill health Substantially Reduced GRANGE ROAD, NEWLANDS, KESWICK, CA12 5UE

2 SUMMARY Beautiful former country house hotel surrounded by picturesque Lakeland fells and 5 minutes from Derwentwater Set in glorious landscaped gardens and grounds 7 charming spacious high quality letting bedrooms T/O 230,130 for the period to 5 April 2015 Now closed Much conversion potential Swinside Lodge is a Georgian Lakeland home, beautifully situated at the foot of Cat Bells in one of the most unspoilt areas of The Lake District National Park. Built around 1792 as a lodge to the nearby Lingholme Estate, the property has been carefully and most sympathetically restored, retaining its classic period features and combining these with the modern comforts of a country house hotel. There are 10 bedrooms, 7 of which are currently let and appointed to a high standard with en suite facilities and delightful views. There is however, further development potential for bringing into use two staff bedrooms as letting bedrooms and creating separate large owners' accommodation on the site of the current garage block. This permission has already been obtained along with an extension to the ground floor rooms. Standing in its own delightful grounds surrounded by magnificent fells, valleys and woodland, Swinside Lodge enjoys a wealth of exceptional views and unimaginable tranquillity. Its gardens play host to birds and red squirrels, yet the shores of Derwentwater ''The Queen of The Lakes'', is only a mere five minutes stroll away where a launch can take you across to Keswick. Borrowdale Valley slips away to the south and over Honnister Pass to the peaceful lakes of Buttermere, Crummock and Loweswater, while the Newlands Valley falls away to the west. Successive owners have prided themselves on the quality of the Swinside Lodge experience, complementing the superb food with lovely rooms and an excellent welcome. The present owners are no exception and having purchased Swinside Lodge in 2008 have not only ensured that the Georgianstyle dining room is now rated one of the best in the Lake District but have significantly upgraded all of the bedrooms adding up to date attractive decor so that they now offer a high degree of comfort. Indeed, Swinside Lodge was regarded as one of the very best top quality country house hotels in the Lake District and was Cumbria Tourism's Small Hotel of The Year in The enthusiastic owners saw their efforts admirably rewarded with a fantastic level of occupancy that any Lake District hotel would be rightly jealous of, and high levels of both turnover and profitability. Due to ill health pf one of the owners, Swinside Lodge did not trade during 2016 but there is much potential to reopen the hotel or conversion to self-catering use (subject to necessary consents).

3 THE PROPERTY Swinside Lodge is a detached property built of traditional local construction with rendered walls and under a pitched slate roof with accommodation laid out ground and 2 upper floors. PUBLIC AREAS Entrance hall with a new oak and stained glass door. Reception area with a range of fitted cupboards. Rear guest sitting room is panelled to dado height and having fitted book case as well as period fireplace with green marble hearth and gas fire. Restaurant decorated and appointed in a delightful Georgian style and to seat 18 and having a lovely bay window with views over the gardens. Again part-panelled to dado height and having a picture rail and oak fire place. Front lounge, being part-panelled and having a picture rail and Adam-style fireplace. Delightful original plaster central ceiling rose and matching coving. LETTING BEDROOMS 7 letting bedrooms to sleep 14 (all double). 6 have en suite bathrooms while the remaining bedroom has an en suite shower room. All letting bedrooms have central heating radiator, Wi-Fi access, digital flat screen television with built-in DVD player, radio/clock alarm, hairdryer and tea and coffee making facilities. OWNERS ACCOMMODATION The resident owners have the benefit of a double bedroom with en suite shower room, together with newly appointed lounge and sitting area. STAFF ACCOMMODATION Double bedroom with en suite shower room.

4 SERVICE AREAS Well-proportioned commercial kitchen extensively panelled in stainless steel and having fluorescent lighting. Canopy and extraction. Extensive range of fitted units. Larder with built-in wine storage. Utility/freezer room with fluorescent lighting. Linen cupboard and store. Office. Laundry room. Dry store. Toilets to first floor. OUTSIDE Really delightful mature landscaped gardens and grounds extending to just under an acre, all of which has been lovingly manicured to a very high standard indeed. Neat hedges give delightful seclusion to the lawned front garden with mature trees. Range of out buildings incorporating a double garage, wine store, dry goods store, workshop and store. Gardens extensively laid to lawn with mature shrubbery. SERVICES Allerdale District Council at Workington (01900) Mains water and electricity. Private drainage. LPG central heating. LICENCE Premises Licence 2015 LISTINGS AA - 2 Star Country House Hotel (85%) AA - 2 Rosettes Good Hotel Guide (2015) Good Food Guide Trip Advisor - Certificate of Excellence 2015 Alistair Sawdays Top 10 Special UK Hotel WEBSITE

5 PLANNING PERMISSIONS Planning Permission ref. 7/2009/2233 dated 07/05/10 gives approval for refurbishment and extension of the coach house to form a residence. Planning Permission ref: 7/2009/2232 dated 17/11/09 gives approval for replacement of the porch to the front, extension to rear for new day room, office and kitchen store. TRADE For the year ended 5 April 2015, net turnover was circa 230,000. Swinside Lodge did not trade during PRICE Offers around 950,000 are invited for the freehold complete with goodwill and trade contents, but excluding personal items. FINANCE Colliers International is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the buyer for this service, we may receive an introductory commission from the lender or broker involved. TO VIEW All appointments to view MUST be made through the vendors' agents who are acting with sole selling rights. DIRECTIONS Travelling West on A66, continue past the roundabout at Keswick and take the second left-hand turn sign posted Portinscale. Continue through the village and on through the picturesque woodland at Nichol End. This is the road which goes round the back of Derwentwater. Swinside Lodge is situated on the right hand side approximately 1.5 miles from Portinscale.

6 FURTHER INFORMATION For further information or to arrange an inspection of the property, please contact: Haydn Spedding Tel: SUBJECT TO CONTRACT Disclaimer Colliers International gives notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Party 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 them. No person employed or engaged by Colliers International has any authority to make any representation or warranty whatsoever in relation to this property. February2017. Colliers International is the licensed trading name of Colliers International Property Advisers UK LLP which is a limited liability partnership registered in England and Wales with registered number OC Our registered office is at 50 George Street, London W1U 7GA. SOUTHVIEW HOUSE HOTEL