Land for Sale in Westmorland and Furness

# Land for Sale in Westmorland and Furness

Westmorland and Furness represents one of England's most diverse and captivating regions for land buyers, encompassing the majority of the Lake District National Park alongside the Furness Peninsula and the Eden Valley. Formed in 2023 as part of local government reorganisation, this unitary authority stretches from the Cumbrian coast through dramatic mountain scenery to the western edge of the Pennines. For prospective land buyers, the area offers exceptional variety—from productive agricultural holdings in the valleys to woodland plots, development opportunities in market towns, and rare recreational land with stunning natural backdrops.

The land market in Westmorland and Furness reflects the region's unique geography and protected landscapes. With approximately two-thirds of the authority falling within the Lake District National Park, land availability is constrained by stringent planning policies designed to preserve the area's Outstanding Universal Value as a UNESCO World Heritage Site. This protection creates a premium for available land, particularly parcels with development potential or existing structures. Agricultural land dominates the market outside the National Park, with traditional hill farming and livestock rearing characterising the upland areas, whilst the Eden Valley and coastal plains offer more productive arable and pastoral opportunities.

The region's economy balances tourism—worth over £1.3 billion annually to the Lake District alone—with advanced manufacturing, particularly the nuclear sector centred on Barrow-in-Furness and Sellafield, agriculture, and increasingly, remote working professionals attracted by the area's exceptional quality of life. This economic mix creates diverse opportunities for land buyers, from tourism-related ventures to agricultural enterprises and lifestyle purchases.

Types of Land Available in Westmorland and Furness

Agricultural Land: The predominant land type varies considerably across the authority. The Eden Valley, particularly around Appleby-in-Westmorland, offers Grade 3 and 4 agricultural land suitable for mixed farming, with arable cultivation possible on better-drained sites. Traditional upland farms throughout the fells typically comprise extensive grazing with common rights, supporting hardy sheep breeds like Herdwick and Swaledale. Lowland farms in the Furness Peninsula and Kent estuary tend to focus on dairy and beef cattle. Holdings range from small lifestyle farms of 10-50 acres to substantial hill farms extending to several thousand acres when common land is included.

Woodland and Forestry: Both commercial coniferous plantations and native broadleaf woodlands feature prominently, particularly around Grizedale Forest and throughout the southern Lake District. Ancient woodland plots occasionally come to market, whilst commercial forestry offers income potential through timber production and increasingly, carbon offsetting schemes. The Woodland Trust and other conservation bodies actively acquire land here, sometimes creating competitive bidding for woodland parcels.

Amenity and Recreational Land: Small plots suitable for equestrian use, camping pods, glamping sites, or outdoor activity centres appear regularly, particularly in areas just outside the National Park boundaries where planning constraints are less severe. The region's reputation for outdoor recreation creates strong demand for land with water access, climbing features, or mountain biking potential.

Development Land: Opportunities are tightly constrained but exist primarily in the larger settlements. Kendal, as the largest town with a population of 29,000, sees periodic residential development sites, whilst Barrow-in-Furness has regeneration opportunities linked to its expanding nuclear submarine construction programme. Villages with settlement boundaries defined in local plans occasionally offer infill or small-scale development plots.

Notable Features and Protected Landscapes

The Lake District National Park dominates approximately 1,000 square miles of Westmorland and Furness, imposing strict planning controls that prioritise landscape preservation over development. Land transactions within the Park typically command premium prices whilst facing significant restrictions on new buildings and changes of use. The planning permission process here requires demonstrating exceptional circumstances for most new development, with the Lake District National Park Authority maintaining particularly rigorous standards.

The Arnside and Silverdale Area of Outstanding Natural Beauty covers approximately 30 square miles along the Kent estuary, adding another layer of landscape protection. The limestone topography here supports distinctive habitats and traditional orchard farming, with parcels occasionally available for conservation-minded buyers.

The Morecambe Bay, Britain's largest intertidal bay, influences coastal land values and creates opportunities for saltmarsh management and wildfowling rights, though these specialised holdings appear infrequently on the market.

Transport connections vary considerably. The M6 motorway runs through the eastern edge of the authority near Kendal and along the Eden Valley, providing crucial connectivity to the national network. The West Coast Main Line serves Penrith (just outside the authority) and Oxenholme, whilst the scenic Furness Line connects Barrow-in-Furness with Lancaster. The A591 and A590 form the primary routes through the Lake District and to Barrow respectively. Remote upland properties may rely on single-track roads with passing places, affecting accessibility and development potential.

Planning and Development Considerations

Westmorland and Furness Council now administers planning across the authority, consolidating what were previously South Lakeland, Barrow-in-Furness, and Eden district councils. The planning framework incorporates:

• Lake District National Park policies prioritising landscape preservation, with a presumption against major development
• Local Plan policies inherited from predecessor authorities, currently being harmonised
• Strict design standards requiring buildings to reflect traditional Cumbrian vernacular architecture using local materials like slate and limestone
• Agricultural ties commonly attached to new rural dwellings, restricting occupancy to those employed in agriculture or forestry
• Sequential approach to development, directing growth to sustainable settlements with existing services

Prospective buyers should note that permitted development rights are often restricted or removed within the National Park and AONB. Converting agricultural buildings to residential use under Class Q permitted development requires careful assessment of the structure's lawful use and whether Article 2(3) land restrictions apply.

Environmental designations are widespread. Multiple Sites of Special Scientific Interest (SSSIs) protect important habitats, whilst European-level designations including Special Areas of Conservation (SACs) affect management practices. The entire Lake District enjoys UNESCO World Heritage Site status, adding an additional layer of consideration for any development proposals.

Flooding affects valley bottoms and coastal areas, particularly around the Kent, Leven, and Duddon estuaries. Environment Agency flood maps should be consulted for any land purchase, with surface water flooding also a consideration on sloping sites. Climate change is increasing rainfall intensity, making drainage and flood resilience increasingly important.

Ground conditions vary from stable limestone in southern areas to glacial till across much of the Lake District. Former mining activities, particularly iron ore extraction around Furness and coal mining in the west, may require contamination assessments for development sites. Radon is prevalent across much of the authority, requiring mitigation measures in new buildings.

Investment Potential and Market Trends

The Westmorland and Furness land market demonstrates resilience driven by several factors:

Scarcity value: Limited land availability within the National Park ensures that parcels with any development potential or existing structures command premium prices. Agricultural land here typically trades at £8,000-£15,000 per acre, significantly above regional averages, with particularly scenic or accessible plots exceeding £20,000 per acre.

Lifestyle demand: The region attracts purchasers prioritising quality of life over investment returns. Remote working trends accelerated by the pandemic have strengthened this market segment, with buyers seeking productive smallholdings or woodland plots for personal enjoyment.

Agricultural fundamentals: Whilst upland farming faces economic challenges, government environmental schemes including the Sustainable Farming Incentive and Countryside Stewardship are creating new income streams for landowners. The transition from area-based Basic Payment Scheme subsidies to Environmental Land Management schemes favours the extensive, environmentally-sensitive farming typical of this region.

Tourism and leisure: Land suitable for tourism enterprises remains in strong demand. Camping, glamping, and outdoor activity businesses have proliferated, supported by the Lake District's 19 million annual visitors. However, planning policies increasingly scrutinise such proposals to prevent landscape harm.

Forestry and carbon: Woodland values have strengthened significantly, driven by timber prices and emerging carbon credit markets. The Woodland Carbon Code enables landowners to generate income from carbon sequestration, making forestry investments increasingly attractive.

Nuclear sector expansion: The £20 billion Dreadnought-class submarine programme at BAE Systems in Barrow-in-Furness is driving employment growth and housing demand, creating development land opportunities in this historically more affordable corner of the authority. The nearby Sellafield decommissioning project ensures long-term employment stability.

Conservation buyers: Charitable conservation organisations including the National Trust (which owns approximately 25% of the Lake District National Park), the Woodland Trust, and the RSPB compete for ecologically significant parcels, sometimes outbidding private buyers.

For those considering buying land in this area, professional advice is essential given the complex planning environment. Agricultural land agents with local expertise understand the nuances of fell farming, common rights, and shepherd's tenancies that may affect ownership. Legal advisors familiar with Lake District conveyancing can identify restrictions in title documents, whilst planning consultants can provide realistic assessments of development potential before significant investment.

The average price for agricultural land in Westmorland and Furness is estimated at £10,500 per acre, though this varies enormously depending on quality, accessibility, and location relative to protected landscapes. Those seeking a professional land valuation should engage specialists who understand the local market's distinctive characteristics and the premium that Lake District proximity commands.

Whilst the planning constraints may frustrate some buyers, they ultimately underpin land values by preventing oversupply and protecting the landscape qualities that make this region so desirable. For patient, informed buyers who understand the restrictions and opportunities, Westmorland and Furness offers some of England's most rewarding land ownership experiences.