The Property
Set within a generous plot in the village of Motherby, with uninterrupted views stretching across the Lakeland fells, Rookings is a substantial detached house that combines the character of a traditional Cumbrian conversion with the scale and practicality expected of a modern family home. Originally acquired by the current owner as an uninhabitable cottage with attached barn and outbuildings, the property has since been comprehensively transformed into a highly individual five-bedroom house, positioned to make the most of its remarkable setting just outside the Lake District National Park.

The approach immediately establishes the sense of space surrounding the house, with extensive parking and broad open views unfolding in almost every direction. Internally, the layout has been carefully arranged to balance sociable living with quieter, more flexible spaces, allowing the house to adapt equally well to family life, home working or multi-generational occupation.

A central entrance hall provides the main point of arrival and connects the principal reception spaces. To one side, the sitting room offers a more intimate retreat, centred around a wood-burning stove and enjoying a pleasant dual aspect. Across the hall, the main living room is notably generous in scale, with a fireplace forming a focal point and glazed doors opening directly onto the gardens, strengthening the relationship between the house and its surroundings.

The kitchen and dining space forms the natural centre of the house, designed with both day-to-day practicality and entertaining in mind. Arranged as a large open-plan room, the space is anchored by an Aga and central island with breakfast bar seating, while extensive glazing frames the far-reaching fell views beyond. The orientation of the room allows natural light to move through the space across the day, with the changing landscape becoming an integral part of the interior experience. There is ample room for a substantial dining table alongside relaxed seating, creating a space equally suited to large gatherings or quieter evenings at home.

Adjoining the kitchen, a utility room and separate WC provide practical support for everyday living, while a further ground floor room currently arranged as a home office offers excellent flexibility and could equally serve as a fifth bedroom for guests or dependent relatives.

The first floor is arranged across a split staircase configuration, creating a degree of separation between the bedrooms and lending itself particularly well to visiting guests or flexible multi-generational occupation. The principal bedroom is well proportioned and benefits from an en-suite shower room, while a second en-suite bedroom provides further independent accommodation. Two additional double bedrooms are served by a spacious family bathroom fitted with both a bath and separate shower enclosure, alongside twin basins and quality contemporary fittings. Throughout the upper floor, the elevated position of the house ensures many of the rooms enjoy open views towards the surrounding fells and countryside.

Externally
The gardens and grounds are a defining feature of the property, arranged to take full advantage of the panoramic setting and the changing light across the surrounding landscape. Positioned to capture sunsets across Blencathra and sunrises towards the Pennines, the outdoor spaces enjoy a remarkable sense of openness and connection to the wider countryside.

A substantial area of hardstanding provides extensive parking, while the established gardens offer ample space for outdoor dining, recreation and further landscaping if desired. A detached summerhouse, complete with electricity and Wi-Fi connectivity, provides valuable additional space for home working, hobbies or relaxation, complemented by superfast broadband availability to the property.

The property also benefits from full planning permission for the construction of a detached one-bedroom annexe, presenting valuable flexibility for buyers seeking guest accommodation, multi-generational living or ancillary accommodation connected to the main house.

Agents Notes
Occupation of the approved annexe is restricted to purposes ancillary to the residential use of Rookings, Motherby.