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Location From the centre of Ambleside take the right hand turning at the mini roundabout at the Northern end of the town heading up towards The Kirkstone Pass, on what is known locally as The Struggle. At the junction at the top of this road, on The Kirkstone Pass itself, turn left at the Kirkstone Pass Inn and follow the road down past Brotherswater and Patterdale and on towards Glenridding. Just before reaching the village you will see the Mountain Rescue base on the right hand side and just after that, before the signpost for Glenridding itself, turn right over Grisedale Bridge and follow a private lane into a courtyard. The Old Cop Shop is then seen on the left hand side. There is allocated parking for 2 cars opposite The Old Cop Shop. (It is possible to park a third car in front of the kitchen window as this was originally all that was available).

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Description Before you enter we anticipate that you will fall in love with the location before you step out of the car having access to a wide variety of wonderful walks from the doorstep, whether that may involve hiking the high fells, ambling along the lake shore or simply strolling down to the local pub.

As you enter this traditional Lakeland cottage there is a perfect place for hanging your coats up and storing your boots after a long day on the lovely fells nearby. You will find a light, welcoming and cosy living room greeting you. With a wood burning stove ideal to warm up in front of on those cold winter evenings. The kitchen is a characterful room with exposed beams having a 4 ring halogen hob and oven with ample storage space also having space to dine making this a perfect place to unwind with family and friends.

On the first floor you will find a built in book shelf on the landing and two double bedrooms both light and spacious which enjoy wonderful fell views. You will also find the newly installed shower room which is a 3 piece suite comprising a wc, wash basin and walk in shower plus a heated towel rail.

Outside to the rear is a patio garden and to the front a bench seat affords wonderful views of the local fells. There is allocated car parking spaces, where you can happily leave the car untouched for days if not weeks on end whilst exploring the beautiful surroundings on foot from the doorstep.

Accommodation(with approximate dimensions)

Entrance Porch

Ground Floor

Lounge 15′ 2" x 8′ 7" (4.62m x 2.62m)

Kitching/Dining Room 15′ 8" x 8′ 11" (4.78m x 2.72m)

First Floor

Bedroom 1 11′ 9" x 8′ 7" (3.58m x 2.62m)

Bedroom 2 11′ 4" x 8′ 9" (3.45m x 2.67m)

Shower Room

Outside

Patio

Parking There is an allocated parking space opposite The Old Cop Shop.

Property Information

Services The property has electric heating and is connected to mains electricity and water with shared private drainage.

Note; The shared drainage system may not be fully compliant with new legislation introduced in 2015. The owners advise that it does not drain to a watercourse and is in working order. As such, it remains acceptable under regulations and no immediate action is required

Tenure Freehold. There is also an area of flying freehold whereby part of the shower room extends over a neighbouring property in which the adjacent apartment owns and is responsible for the roof over.

Business Rates The Old Cop Shop has a rateable value of £2,400 with the amount payable to Cumberland Council for 2023/24 being £1,197.60. Small business rate relief may be available.

Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices.

Viewings Strictly by appointment with Hackney & Leigh Ambleside Office.

Note The Vendor tells us…

"We are aware that the property lies within a nationally designated flood risk zone that has been in place for many years. This means that it may not be easy to obtain insurance for flood risk, or that it will be expensive. Despite the 2015 flood, the national flood rating for Grisedale Bridge has actually been reduced from Significant down to Moderate. That may assist future owners in obtaining insurance for flood risk.

We can confirm that the property was affected briefly during Storm Desmond of December 2015. Until that storm, there are no records of the property being flooded since it was built in approximately 1860. Storm Desmond led to unprecedented amounts of rainfall due to very rare atmospheric conditions.

The impact of Storm Desmond saw the level of Lake Ullswater rise well beyond anything that had ever been experienced, with a water level about 3 metres above normal. The rising water table associated with the massive rise in Lake Ullswater led to water reaching ankle depth in the ground floor. Although the cottage is about 50 metres from the nearby river, that is well channelled and did not cause the water ingress to the cottage.

After the flooding, the vendors took advantage of several Grants that were available. The vendors decided to invest and upgrade the flood resilience of the property whilst carrying out the repairs. Improvements at this cottage included replacing the wooden floor in the kitchen and hallway with a solid concrete floor (it also has a layer of insulation beneath it), replacing ground floor plaster with water resistant materials to a height of 600mm and installing a sump pump under the kitchen floor that automatically operates if water is detected flowing into the tank. This has so far not been triggered into working"