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Wenningford House & Low Mills Trout Farm

3 bedroomed Farm

Mill Lane, Lower Bentham, Lancaster, LA2 7DA

3

2

1.25 acres

£700,000

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Key Features Description Floor Plan Map EPC
  • FOR SALE BY INFORMAL TENDER – TOGETHER OR SEPARATELY
  • Tender Closing Date: 12 Noon Friday 8th August 2025
  • LOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 Region
  • LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 Region
DESCRIPTION For Sale By Informal Tender - Tender Closing Date: 12 Noon Friday 8th August 2025TOGETHER OR SEPARATELYLOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 RegionComprising a lovely predominantly stone built/slate roofed detached residence (being the original Old Mill House with 1785 and 1852 datestones), situated in a fabulous riverside location set amid circa 1.25 acres of generous garden grounds incorporating a large stone faced detached garage, which subject to further necessary planning approval etc, may hold further development potential; Internally the spacious 3 bedroomed accommodation principally incorporates 3 reception rooms, 2 study offices, breakfast kitchen, 2 bathrooms and with the main lounge having an abundance of windows and French doors providing a lovely river and garden aspect.LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 RegionBeing situated on the opposite side of the river to Wenningford House and connected by both a private footbridge from Wenningford House and a public footbridge via the Low Mills housing development, plus vehicular access off Low Bentham Main Street via the Railway Tunnel.The farm extends to approximately 8.73 acres (3.53 ha) or thereabouts with circa 650m river frontage and principally consists of 10 Trout Breeding Ponds fed by the old Mill Race off the River Wenning together with areas of good level meadow/pastureland and having a modern concrete block built single story building 79’6 x 20’ approx. (external measurement) under a steel profile roof with mains electricity and water supply connected used for processing/refrigeration and workshop/storage and a timber clad storage building 24’ x 15’ approx.
LOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 Region Comprising a lovely predominantly stone built/slate roofed detached residence (being the original Old Mill House with 1785 and 1852 datestones), situated in a fabulous riverside location set amid circa 1.25 acres of generous garden grounds incorporating a large stone faced detached garage, which subject to further necessary planning approval etc, may hold further development potential; Internally the spacious 3 bedroomed accommodation principally incorporates 3 reception rooms, 2 study offices, breakfast kitchen, 2 bathrooms and with the main lounge having an abundance of windows and French doors providing a lovely river and garden aspect.
Accommodation Principally Comprising (Oil fired central heating and new UPVC double glazing installed).

GROUND FLOOR

Rear Vestibule 7’4 x 4’10 (2.24 x 1.47m) Cloaks rail, parquet flooring.
Study/Office 1 11’11 x 8’10 (3.63 x 2.69m) Fitted bookshelves, centre light, radiator.
Lounge 26’8 x 18’11 (8.13 x 5.77m) 5 Windows giving lovely garden and river aspect, open fireplace with baxi grate, wall lights, 2 x radiators, TV point, french doors to : -
Dining Room 11’11 x 9’11 (3.63 x 3.02m) French doors leading to garden terrace, centre light, radiator.
Sitting Room 14’ x 11’11 (4.27 x 3.63m) TV Point, centre light, radiator.
Inner Hall 16’5 x 6’ (5’0 x 1.83m) Open staircase, 2 x centre lights.
Boiler Room 6’1 x 4’2 (1.85 x 1.27m) Electric meter and fuse box, “Worcester” oil fired central heating boiler.
Shower Room 5’11 x 5’9 (1.80 x 1.75m) Shower Cubicle, wc, wash basin, vent axia extractor, tiled dado and flooring.
Study/Office 2 8’11 x 7’11 (2.72 x 2.41m) Understairs cupboard, centre light, radiator.
Kitchen 14’8 x 12’4 (4.47 x 3.76m) Fitted cupboard and units incorporating stainless steel sink unit, electric oven, ceramic hob with extractor hood and work surfaces. Oil fired Redfyre oven range (currently disconnected). French doors to the garden.

FIRST FLOOR

“L” Shape Landing 10’8 x 10’7 (3.25 x 3.23m max) Centre light, radiator.
Bathroom 12’6 x 8’2 (3.81 x 2.49m max) Shower cubicle, bath, wc and pedestal, wash basin. fitted inner shelves, down lighting, tiled dado, radiator.
Laundry Room 9’11 x 6’0 (3.02 x 1.83m) Centre light, radiator, hot water cylinder.
Bedroom 1 14’2 x 12’6 (4.32 x 3.81m max) 2 windows, built in wardrobe, centre lights, 2 x radiators.
Bedroom 2 14’x 9’4 (4.27 x 2.84m) Centre light, radiator.
Bedroom 3 10’8 x 9’3 (3.25 x 2.82m) Centre light, radiator.
Block built/Stone faced/slated roof detached garage 27’11 x 18’3 (8.51 x 5.56m) internal measurement2 roller shutter doors (1 automatic), strip lights, electric consumer unit, part boarded loft area having windows to southerly and northerly gables.
Outside 2 entrances – one to the North side via Low Mills residential development and one to the South side via Low Mills Commercial Units. Generous garden and grounds extending to circa 1.25 acres or thereabouts attractively bounded along the entire Easterly boundary by The River Wenning.Modern Detached Garage 31’ x 21’ approx. (external measurement) being stone faced/cavity block built with front and rear automatic doors and a first floor having windows to both gables and having light and power installed.
Utilities Mains water and electricity connected.
Network / Broadband Broadband available Please check the Ofcom website https://checker.ofcom.org.uk/ for available internet providers and outdoor mobile networks available from UK's main providers (this excludes 5G). Please Note: These results are predictions and not guaranteed and may also differ, subject to circumstances, e.g. precise location & network outage.
Special Conditions In the event of Lot 1 & Lot 2 being sold separately Lot 2 will be sold with the benefit of, and Lot 1 sold subject to the burden of, the right for Lot 2 to install separate services from Lot 1 into Lot 2 as required.Lot 2 is sold with the benefit of the Hydro Electricity Generation Plant located in Lot 2 being exclusive to Lot 2.
Rights and Easements Lots 1 and 2 are sold and will be conveyed with the benefit of and subject to the burden of all existing rights of way, all rights for the continuance and or installation of any means of supply of water, gas or electricity, all rights for drainage and sewerage and any other pipelines over or under the land, together with all necessary rights of access for maintenance, renewal and repair of any apparatus or constructions in connection with such rights.
LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 Region Being situated on the opposite side of the river to Wenningford House and connected by both a private footbridge from Wenningford House and a public footbridge via the Low Mills housing development, plus vehicular access off Low Bentham Main Street via the Railway Tunnel.The farm extends to approximately 8.73 acres (3.53 ha) or thereabouts with circa 650m river frontage and principally consists of 10 Trout Breeding Ponds fed by the old Mill Race off the River Wenning together with areas of good level meadow/pastureland and having a modern concrete block built single story building 79’6 x 20’ approx. (external measurement) under a steel profile roof with mains electricity and water supply connected used for processing/refrigeration and workshop/storage and a timber clad storage building 24’ x 15’ approx.The farm also has a Hydro Turbine generated from the water outfall back into the river and we are led to understand this was last fully operational until the current owner vacated the property in early 2025 and generated over £45,000 in the 2024 calendar year under a combination of Feed in Tariff and Power purchase Agreement.We understand the Feed in tariff expires in 2032.Unfortunately no trade accounts are available.
*Safety Note to Buyers* Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST.N.B. Any electric or other appliances included have not been tested, neither have drains, heating, plumbing or electrical installations and all persons are recommended to carry out their own investigations before contract. All measurements quoted are approximate.
Fixtures, Fittings and Stock There is no trout stock currently at the farm; the sale includes any remaining fixtures and fittings.
Abstraction The farm benefits from abstraction licences both for the fish farm and old mill. Further details available upon request.
Joint Agents Richard Turner & Son, Royal Oak Chambers, Main Street, High Bentham, Nr Lancaster, LA2 7HF. Tel: 015242 61444. Ref: Edward Metcalfe, FNAEA, MARLA.Fenn Wright Water & Leisure, 1 Tollgate East, Stanway, Colchester, CO3 8RQ. Tel: 01206 21546. Ref: Tom J Good BSc (Hons) MRICS.N.B. All Informal Tenders to be submitted to Richard Turner & Son’s Bentham Office before 12 noon on Friday 8th August 2025.
  • Key Features
    • FOR SALE BY INFORMAL TENDER – TOGETHER OR SEPARATELY
    • Tender Closing Date: 12 Noon Friday 8th August 2025
    • LOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 Region
    • LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 Region
  • Property Description

    For Sale By Informal Tender - Tender Closing Date: 12 Noon Friday 8th August 2025

    TOGETHER OR SEPARATELY

    LOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 Region

    Comprising a lovely predominantly stone built/slate roofed detached residence (being the original Old Mill House with 1785 and 1852 datestones), situated in a fabulous riverside location set amid circa 1.25 acres of generous garden grounds incorporating a large stone faced detached garage, which subject to further necessary planning approval etc, may hold further development potential; Internally the spacious 3 bedroomed accommodation principally incorporates 3 reception rooms, 2 study offices, breakfast kitchen, 2 bathrooms and with the main lounge having an abundance of windows and French doors providing a lovely river and garden aspect.

    LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 Region

    Being situated on the opposite side of the river to Wenningford House and connected by both a private footbridge from Wenningford House and a public footbridge via the Low Mills housing development, plus vehicular access off Low Bentham Main Street via the Railway Tunnel.

    The farm extends to approximately 8.73 acres (3.53 ha) or thereabouts with circa 650m river frontage and principally consists of 10 Trout Breeding Ponds fed by the old Mill Race off the River Wenning together with areas of good level meadow/pastureland and having a modern concrete block built single story building 79’6 x 20’ approx. (external measurement) under a steel profile roof with mains electricity and water supply connected used for processing/refrigeration and workshop/storage and a timber clad storage building 24’ x 15’ approx.

  • Floor Plan
    DESCRIPTION For Sale By Informal Tender - Tender Closing Date: 12 Noon Friday 8th August 2025TOGETHER OR SEPARATELYLOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 RegionComprising a lovely predominantly stone built/slate roofed detached residence (being the original Old Mill House with 1785 and 1852 datestones), situated in a fabulous riverside location set amid circa 1.25 acres of generous garden grounds incorporating a large stone faced detached garage, which subject to further necessary planning approval etc, may hold further development potential; Internally the spacious 3 bedroomed accommodation principally incorporates 3 reception rooms, 2 study offices, breakfast kitchen, 2 bathrooms and with the main lounge having an abundance of windows and French doors providing a lovely river and garden aspect.LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 RegionBeing situated on the opposite side of the river to Wenningford House and connected by both a private footbridge from Wenningford House and a public footbridge via the Low Mills housing development, plus vehicular access off Low Bentham Main Street via the Railway Tunnel.The farm extends to approximately 8.73 acres (3.53 ha) or thereabouts with circa 650m river frontage and principally consists of 10 Trout Breeding Ponds fed by the old Mill Race off the River Wenning together with areas of good level meadow/pastureland and having a modern concrete block built single story building 79’6 x 20’ approx. (external measurement) under a steel profile roof with mains electricity and water supply connected used for processing/refrigeration and workshop/storage and a timber clad storage building 24’ x 15’ approx.
    LOT 1: WENNINGFORD HOUSE - GUIDE PRICE £550,000 Region Comprising a lovely predominantly stone built/slate roofed detached residence (being the original Old Mill House with 1785 and 1852 datestones), situated in a fabulous riverside location set amid circa 1.25 acres of generous garden grounds incorporating a large stone faced detached garage, which subject to further necessary planning approval etc, may hold further development potential; Internally the spacious 3 bedroomed accommodation principally incorporates 3 reception rooms, 2 study offices, breakfast kitchen, 2 bathrooms and with the main lounge having an abundance of windows and French doors providing a lovely river and garden aspect.
    Accommodation Principally Comprising (Oil fired central heating and new UPVC double glazing installed).

    GROUND FLOOR

    Rear Vestibule 7’4 x 4’10 (2.24 x 1.47m) Cloaks rail, parquet flooring.
    Study/Office 1 11’11 x 8’10 (3.63 x 2.69m) Fitted bookshelves, centre light, radiator.
    Lounge 26’8 x 18’11 (8.13 x 5.77m) 5 Windows giving lovely garden and river aspect, open fireplace with baxi grate, wall lights, 2 x radiators, TV point, french doors to : -
    Dining Room 11’11 x 9’11 (3.63 x 3.02m) French doors leading to garden terrace, centre light, radiator.
    Sitting Room 14’ x 11’11 (4.27 x 3.63m) TV Point, centre light, radiator.
    Inner Hall 16’5 x 6’ (5’0 x 1.83m) Open staircase, 2 x centre lights.
    Boiler Room 6’1 x 4’2 (1.85 x 1.27m) Electric meter and fuse box, “Worcester” oil fired central heating boiler.
    Shower Room 5’11 x 5’9 (1.80 x 1.75m) Shower Cubicle, wc, wash basin, vent axia extractor, tiled dado and flooring.
    Study/Office 2 8’11 x 7’11 (2.72 x 2.41m) Understairs cupboard, centre light, radiator.
    Kitchen 14’8 x 12’4 (4.47 x 3.76m) Fitted cupboard and units incorporating stainless steel sink unit, electric oven, ceramic hob with extractor hood and work surfaces. Oil fired Redfyre oven range (currently disconnected). French doors to the garden.

    FIRST FLOOR

    “L” Shape Landing 10’8 x 10’7 (3.25 x 3.23m max) Centre light, radiator.
    Bathroom 12’6 x 8’2 (3.81 x 2.49m max) Shower cubicle, bath, wc and pedestal, wash basin. fitted inner shelves, down lighting, tiled dado, radiator.
    Laundry Room 9’11 x 6’0 (3.02 x 1.83m) Centre light, radiator, hot water cylinder.
    Bedroom 1 14’2 x 12’6 (4.32 x 3.81m max) 2 windows, built in wardrobe, centre lights, 2 x radiators.
    Bedroom 2 14’x 9’4 (4.27 x 2.84m) Centre light, radiator.
    Bedroom 3 10’8 x 9’3 (3.25 x 2.82m) Centre light, radiator.
    Block built/Stone faced/slated roof detached garage 27’11 x 18’3 (8.51 x 5.56m) internal measurement2 roller shutter doors (1 automatic), strip lights, electric consumer unit, part boarded loft area having windows to southerly and northerly gables.
    Outside 2 entrances – one to the North side via Low Mills residential development and one to the South side via Low Mills Commercial Units. Generous garden and grounds extending to circa 1.25 acres or thereabouts attractively bounded along the entire Easterly boundary by The River Wenning.Modern Detached Garage 31’ x 21’ approx. (external measurement) being stone faced/cavity block built with front and rear automatic doors and a first floor having windows to both gables and having light and power installed.
    Utilities Mains water and electricity connected.
    Network / Broadband Broadband available Please check the Ofcom website https://checker.ofcom.org.uk/ for available internet providers and outdoor mobile networks available from UK's main providers (this excludes 5G). Please Note: These results are predictions and not guaranteed and may also differ, subject to circumstances, e.g. precise location & network outage.
    Special Conditions In the event of Lot 1 & Lot 2 being sold separately Lot 2 will be sold with the benefit of, and Lot 1 sold subject to the burden of, the right for Lot 2 to install separate services from Lot 1 into Lot 2 as required.Lot 2 is sold with the benefit of the Hydro Electricity Generation Plant located in Lot 2 being exclusive to Lot 2.
    Rights and Easements Lots 1 and 2 are sold and will be conveyed with the benefit of and subject to the burden of all existing rights of way, all rights for the continuance and or installation of any means of supply of water, gas or electricity, all rights for drainage and sewerage and any other pipelines over or under the land, together with all necessary rights of access for maintenance, renewal and repair of any apparatus or constructions in connection with such rights.
    LOT 2: LOW MILLS TROUT FARM - GUIDE PRICE £150,000 Region Being situated on the opposite side of the river to Wenningford House and connected by both a private footbridge from Wenningford House and a public footbridge via the Low Mills housing development, plus vehicular access off Low Bentham Main Street via the Railway Tunnel.The farm extends to approximately 8.73 acres (3.53 ha) or thereabouts with circa 650m river frontage and principally consists of 10 Trout Breeding Ponds fed by the old Mill Race off the River Wenning together with areas of good level meadow/pastureland and having a modern concrete block built single story building 79’6 x 20’ approx. (external measurement) under a steel profile roof with mains electricity and water supply connected used for processing/refrigeration and workshop/storage and a timber clad storage building 24’ x 15’ approx.The farm also has a Hydro Turbine generated from the water outfall back into the river and we are led to understand this was last fully operational until the current owner vacated the property in early 2025 and generated over £45,000 in the 2024 calendar year under a combination of Feed in Tariff and Power purchase Agreement.We understand the Feed in tariff expires in 2032.Unfortunately no trade accounts are available.
    *Safety Note to Buyers* Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST.N.B. Any electric or other appliances included have not been tested, neither have drains, heating, plumbing or electrical installations and all persons are recommended to carry out their own investigations before contract. All measurements quoted are approximate.
    Fixtures, Fittings and Stock There is no trout stock currently at the farm; the sale includes any remaining fixtures and fittings.
    Abstraction The farm benefits from abstraction licences both for the fish farm and old mill. Further details available upon request.
    Joint Agents Richard Turner & Son, Royal Oak Chambers, Main Street, High Bentham, Nr Lancaster, LA2 7HF. Tel: 015242 61444. Ref: Edward Metcalfe, FNAEA, MARLA.Fenn Wright Water & Leisure, 1 Tollgate East, Stanway, Colchester, CO3 8RQ. Tel: 01206 21546. Ref: Tom J Good BSc (Hons) MRICS.N.B. All Informal Tenders to be submitted to Richard Turner & Son’s Bentham Office before 12 noon on Friday 8th August 2025.
  • Map
  • EPC
    EER Current 30
    EER Potential 61
    EIR Current 0
    EIR Current 0
Call: 015242 61444 Download brochure Download brochure Download brochure

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