Property Summary

Offers Over £950,000

4 Bedrooms 3 Reception Rooms

Branch Details


01388 529579

8 Front Street, Wolsingham, County Durham, DL13 3AA

Hadrians Wall Camping And Caravan Site, Melkridge Tilery

• Secluded Camping and Caravan Site close to Hadrian’s Wall • Established camping and caravan site offered as a going concern • Excellent location on Hadrian’s Wall and close to the new Sill Discovery Centre • Whole site extends to approximately 4 acres (1.62 hectares) • Includes a four bedroom family home • 53 electric hooks ups around site for either touring caravans or camping • Centrally heated bunk barn for up to 10 people • Park amenities include shower block, toilets, laundry and shop/café • Established trading records with potential to be further improved • Website and business name included in the sale of the going concern

The Area
The Tilery and Caravan Site is situated in an excellent location for easy reach of Hadrian’s Wall and its associated visitor attractions including, Vindolanda and Housesteads Roman Forts. The flagship Sill Discovery Centre which is currently under construction is less than 2 miles from the property. The site is well placed to serve the many visitors each year to Hadrian’s Wall and other local attractions.

A broad range of facilities can be found in Haltwhistle situated less than 10 minutes away by car. Haltwhistle is situated north of the A69, towards the western end of the Tyne Valley. It supports a traditional range of amenities including schooling to age of 13, an outdoor swimming pool and sports centre. It is ideally placed for commuting, both east and west, utilising the A69, A1(M) and M6 and train links A broad range of shopping, educational and recreational facilities can be found within Hexham, Carlisle and Newcastle, with rail, road and airports providing further communications with the rest of the country. Many of the region’s renowned beauty spots are within a short drive, beyond which can be found all the delights of the east coast, west coast, Lake District and Scottish borders.

The Property
The Tilery and Hadrian’s Wall Camping and Caravan Site is a secluded site lying close to Hadrian’s Wall, two miles north of Melkridge Village in the historic and beautiful border territory of Northumberland. The site enjoys panoramic views over rural Northumberland which attracts return business year after year. The site has excellent facilities which include a centrally heated bunk barn, toilets, showers and a small shop and café. The sale of the site also includes the sale of a spacious family home, ideal for those who wish to work hands on within the leisure business.

The Tilery House
Ideal as a family home and allowing efficient running of the business, this large stone built property offers flexible accommodation which would be suited to a wide variety of purchasers. The entrance is to the side of the property and leads into the spacious conservatory. This single glazed construction offers exposed stone walls and ample space for both living and dining. Double doors lead into the main house and a single door leads to the private and spacious rear garden.

From the inner hall to the left is the house hub , the dining kitchen. Large enough to offer space for a dining table and small office area, there is also generous storage space within the wall and storage units. This L shaped room is well lit courtesy of three windows and has a range of wall and base mounted storage units, topped with contrasting working surfaces and incorporating a sink and drainer unit. Cooking is via a Rayburn which also takes care of the heating and hot water, there is also a small utility area.

From the kitchen there is a useful family bathroom fitted with a modern white suite. It includes a corner bath, low level WC, wash basin and storage cupboard is plumbed for a washing machine. The room is lit via an opaque UPVC double glazed window to the rear and spotlights recessed to the ceiling. The walls and floor are fully tiled.

Returning to the kitchen you can access the living room which has a front view aspect into the conservatory. This cosy room has beams to the ceiling and is heated via a wood burning stove set into a stone inglenook with wooden lintel. From the living room is the ‘summer room’ or sitting room, a bright and well lit room with double doors leading out to the rear garden. There is an ornamental vaulted ceiling and a small stained glass window to the side.

To the first floor there is a spacious landing and four bedrooms. The master bedroom is to the front of the property overlooking the garden with views beyond. It is a spacious double with space for freestanding furniture and has a decorative fire place which adds character to the room. There are a further two double bedrooms and a spacious single which is well lit and bright.

There is also a shower room which comprises a low level WC, wash hand basin and a separate shower cubicle.

Living Room
4.50m x 4.33m (14' 9" x 14' 2")
Sitting Room
5.25m x 3.64m (17' 3" x 11' 11")
9.43m x 3.43m (30' 11" x 11' 3")
Dining Kitchen
4.29m x 3.39m (14' 1" x 11' 1") (2.8 m x 2.08m L SHAPE)
Landing Area
3.92m x 2.37m (12' 10" x 7' 9")
Bedroom One
3.01m x 4.39m (9' 11" x 14' 5")
Bedroom Two
4.32m x 2.74m (14' 2" x 9')
Bedroom Three
3.34m x 2.80m (10' 11" x 9' 2")
Bedroom Four
2.96m x 2.40m (9' 9" x 7' 10")
To the rear of the property there is an area of hard standing which provides off road parking and leads to a double car port which also provides ample space for the storage of wood and logs. To the front of the property there is a large fence enclosed garden which is mainly laid to lawn with flowering borders. There is also a large pond with Koi Carp which attracts local wildlife.
The Park
The park extends over approximately 3.71 acres (1.5 hectares) and is developed with 53 electric hook up points to be used by either caravans or tents including 16 gravel pitches for touring caravans. The park is in an excellent tourist destination and uniquely arranged into separate private areas each enjoying outstanding views across the surrounding countryside. Included with the park is a paddock which subject to consent could be used to extend the park facilities.
The Bunk Barn & Park Facilities
The park is complemented by the centrally heated timber lodge Bunk Barn. There are two bedrooms that in total sleep 10 with 3 bunks in the larger room and two bunks in the smaller room. Conveniently attached to the Bunk Barn is the reception, shop and café which sells various food and equipment to the Park Users and currently regularly serves breakfast and takeaway pizzas as an evening meal. Immediately attached to the Bunk Barn is the separate shower and toilet facilities for ladies and gentleman. Each facility is fitted out to a good standard with shower and toilet cubicles together with wash hand basins and changing areas. There is a separate Category D disabled toilet and facility. There is also a laundry room which includes washers and dryers. Outside of the building are a range of sinks for users of the park to wash cutlery and equipment. Additionally a timber building on the park provides facilities as a Cook House for campers.
General Purpose Building
Situated at the corner of the Park is a general purpose steel portal frame building suitable for a variety of uses. Measuring approximately 14.9m long by 9.09m wide the building benefits from closed sides and a concrete floor. Whilst currently used for storage, the building could be used for housing livestock or converting to other uses subject to planning.
The Business
Turnover for the year ended 31st March 2015 was £81,636 with a net profit of £32,490

Turnover for the year ended 31st March 2014 was £65,391 with a net profit of £25,347

Tariffs are currently as follows:
Caravan / Motorhome / Trailer Tent £15/night
Large Tent £15/night
Small Tent £12/night
Back Packer Tent £10/night
Bunk Barn £15/person/night

Electric, dogs, extra cars and have separate, additional charges.

The sale will include rights and exclusivity for the purchaser to take over the name of Hadrian’s Wall Camping and Caravan Site and the website and goodwill.

Trading figures and accounts will be made available to genuine interested parties after viewing.
We understand the park is connected to the following services:

Electricity – 4,000 amp supply across the whole park.
Water – mains connection with two underground holding tanks with a combined capacity of 2,000 gallons.

Drainage – septic tank. There are two separate facilities for the park users to dispose of toilet waste and grey water.

Heating – oil fired with separate boilers in the house and bunk barn/park facilities building.
Transfer of Undertakings (Protection of Employment Regulation 2006)
The purchaser will not be required to take on any of the current staff under the above regulation.

Rights, Restrictions & Designations
The property is offered to purchasers subject to all rights of way, water, drainage, water courses and other easements, quasi or reputed easements and rights of adjoining owners, if any, affecting the same and all proposed wayleaves and other matters registered by any competent authority subject to statute.

Viewings are by appointment only. Please contact George F White on 01388 529579 to arrange a viewing.
(EPC) EEC next to EIR
This property is currently EPC rated ‘G’
Commercial EPCs
The Bunkhouse is currently EPC rated ‘C’
The Workshop is currently EPC rated ‘G’
1. All external windows are a mixture of UPVC and wooden double glazed, however some internal windows are single glazed.
2. The heating is via an oil boiler and Rayburn.
3. Both the residential property and Camping and Caravan site drain to a private septic tank which is located in the garden of the property.
From the A69 travelling west, at Melkridge turn right to head north towards Hadrian’s Wall. Continue along this road for approximately 1.5 miles and the property is located on the right hand side. Alternatively travelling west along the B6318 Military Road, pass the Twice Brewed Inn on the left and continue for approximately a further mile. At the next junction turn left signposted for Melkridge (2 miles). Continue for approximately half a mile and the property is located on the left hand side.

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