Pisces Country Park & Fishery, Cambridgeshire / Norfolk Border
A high quality caravan park and fishery located on the Cambridgeshire / Norfolk Border.

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A high quality caravan park and fishery located on the Cambridgeshire / Norfolk Border

Introduction

Pisces Country Park extends to approximately 15 acres (6.1ha) and comprises of a modern 4 bedroom detached house, 3 attractive and well stocked coarse fishing lakes, planning permission and site license for 25 static holiday caravans with 2 letting units included in the sale.

Location

Pisces Country Park is located approximately ¾ mile from the village of Welney surrounded by open country.  With in the village of Welney facilities, include a pub, post office and schooling.  More comprehensive facilities are available at Ely, Kings Lynn,Cambridge and Peterborough, all of which are within approximately 25 miles.

Directions

From thetown of Ely take the A10 towards Littleport.  Follow theroad for approximately 5 miles and at the roundabout take the 1^st exit ontothe A1101. After approximately 5 miles, on entering Welney, turn left immediately after crossing the Old Bedford River into Bedford Bank (West).  Follow the hard track for approximately 0.7m to the property.  

The Property

The house was built in 2005 of brick construction under a tiled roof.  The house has the benefit of a functional design and layout and has the benefit of upvc windows and external doors throughout.  The accommodation briefly comprises:

Ground Floor

Entrance hallway

Lounge

Sitting room

Kitchen

Dining Room

Utility Room

Cloakroom WC

Boiler room

First Floor

Galleries landing

Master bedroom with walk in wardrobe and en suite shower room

Bedroom 2

Bedroom 3

Bedroom 4

Family Bathroom

Outside

The property has the benefit of private gardens including a large lawn and borders, which provide privacy from the Park.  Adjacent to the house is a timber summer house, dog run and shelter, chicken run.  To the front of the house the garden has been landscaped to include an ornamental fishpond.

The Holiday Park

The property is approached from the entrance track leading to a large single surface car park.

The park has been developed on level land, with caravans sited adjacent to Swan Lake being the largest of lakes.  Nearly all of the static caravans enjoy views across this lake.

Site buildings include the site workshop and store, of brick wall construction under a pitched roof, which houses the electrical switchgear and meters.  Adjacent to the main car park is a log style reception office building.

At the present timethere are 29 developed pitches all park owned. There are currently 23 of the pitches with privately owned caravans and chalets paying ground rents, resulting in an income approaching £52,000 and 2 other pitches house the hire fleet.

The Hire Fleet

Included in the sale are the hire fleet of caravans as follows:

1 x       Tingdene Mackworth Lodge    2003    30 x 20

            Twin Unit

1 x       ABI Arizona                             2006    28 x 10

The Fishery

There are a total of 3 lakes with a total water area of approximately 5.5 acres (2.2 Ha). The pools are clay based and dug within an area of former marshland. The complex is well stocked and offers sport for both the specimen carp hunter and coarse angler.  The fishery is often featured in angling publications and is a regular venue for the former coarse finishing world champion, Bob Nudd.

Swan Lake

3.2 acres (1.3 Ha) and an average depth of approximately 4 ft,thelake holds a good head of carp up to 25lb. Other species include bream, tench, perch, ide, chub, F2, crucian carp, roach, rudd and pike.

Kingfisher Lake

0.5 acres (0.2 Ha) and an average depth of approximately 4 ft, the lake holds a good head of bream, tench, roach, rudd, perch, ide, and crucian carp.

Heron Lake

1.7 acres (0.7 Ha) and an average depth of approximately 4 ft,thelake holds a good head of double figure carp. Other specimen coarse species include bream, tench, perch, ide, chub, F2, crucian carp, roach, rudd and pike to 24lbs +.

With approximately 140 pegs on the park, the lakes are used exclusively bytheholiday caravanners and their friends. No day tickets are sold.

The Business

The charges for 2012 for the privately owned units, including VAT, are £2,250 excluding rates, electricity and gas. The total ground rental income from the privately owned units amounts to approximately £49,000 per annum. There are 2 site-owned letting units, which are currently let on a weekly basis throughout the season, for approximately 20-25 weeks, at approximately £450 per week.

New holiday units onthepark are sold withthebenefit of a BH & HPA Code of Conduct Siting Agreement for 25 years. Existing owners have an annually renewable agreement,the renewal of which is dependant upon the condition of the unit.

These figures are offered for guidance purposes only. Detailed profit and loss accounts will be made available to interested applicants oncethey have viewed the park.

Services

Dwelling

Oil fired central heating, private drainage and mains water and electricity.

Electricity

Mains supply with two single phase connections. There are individual meters to each caravan, as well as low level lighting throughout this area of the park. An electric connection has been made for two aerator pumps in the swan lake.

Water

Two main metered supplies

Drainage

Eight septic tanks and one Klargester unit.

Rates

Park Rateable Value   -                                   £10,300

Rates Payable           -           2011/12 -         £2,881.90 (Payable by unit owners)

Council Tax Band       -                                   Band D

Council Tax Payable   -           2011/12 -         £1,494.59

Planning

The park has the benefit of permanent planning permission and a site license granted by Kings Lynn and West Norfolk District Council, for the development of a static holiday caravan park for 25 units.

The planning permission now permits the park to operate throughout 12 months of the year. This is subject to a restriction to the effect that the occupation may not exceed 28 consecutive days without leaving the park for one day.

The main residence is subject to a planning condition stating that it may only be occupied by the owner/manager of Pisces Country Park & Fishery.

Agents’ Notes

Tenure & Possession

The property is offered for sale freehold as a whole with vacant possession on completion.

Fixtures, Fittings & Stock

The sale includes fixtures and fittings (aeration pumps) and fish stocks within the lakes.  Fenn Wright/Edward & Partners are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks.  Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements

The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Mis-Descriptions

In view of the implications of the Property Mis-Descriptions Act, we must point out that none of the services, heating equipment, fittings or appliances have been tested and no assurances can therefore be given regarding their condition/suitability.

Measurements

Any areas, measurements or distances referred to as approximate are given as a guide and are not precise.  If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Viewing

Viewing is strictly through appointment with Fenn Wright/Edward & Partners.

Important Notice

Fenn Wright/Edward & Partners for themselves and the Vendor of this property whose Agents they are, give notice that:

The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.  Prospective purchaser/s and lessees should seek their own professional advice.

All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct.  Any intending purchaser/s 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 in the employment of Fenn Wright/Edward & Partners has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority

Borough Council of Kings Lynn & West Norfolk

Kings Court

Chapel Street

KingsLynn

Norfolk

PE30 1EX

Photographs taken:                 April 2011

Particulars prepared:                November 2011

Guide Price

£845,000

Joint Agents

Edwards & Partners

165 Long Street

Easingwold

York

YO61 3GB

Tel:  01347 822005

*Safety Note to Fishery 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!

Terms & Conditions/Agents Notes