Sales brochure: http://www.humberts-leisure.com/uploads ... ochure.pdf
Background and the Opportunity
Bishops Bowl Lakes has been formed out of a former limestone
quarry which was closed in the 1970’s and left to flood naturally. The
property now provides a group of lakes set within a most attractive
stone faced bowl. For the last 30 years or more the lakes have been
managed and predominantly used for fishing and limited recreational
water sports (water skiing, jet skiing, etc). During this period
the landscape has continued to mature and significant planning
consents have been granted for additional development including
second homes/fishing lodges. There may be potential to further
enhance the planning with additional holiday units or alternative
development in the future.
The vendors purchased the property in 2002 to enlarge their land
holding which lies to the opposite side of the B4451 and includes
the site of the former cement works.
Bishops Bowl Lakes are situated on the Oxfordshire / Warwickshire
borders in a rural setting close to the village of Bishops Itchington,
3 miles north of Junction 12 of the M40 and between the major
conurbations of the West Midlands (Birmingham about 35 miles) and
London (90 miles approximately). The City of Coventry is some 15
miles to the north and the towns of Royal Leamington Spa, Warwick
and Stratford-Upon-Avon are some 7, 9 and 12 miles to the northwest
and west of the property respectively. The property lies within
tourisms ‘Golden Triangle’ between London, Bath and Warwick and
has a catchment of over 8 million people within 90 minutes’ driving
distance of the property.
Bishops Bowl Lakes is approached directly off the B4451 to the north
of Bishops Itchington. The driveway extends down one side of the
property and into a central area of the property with the lakes laid
out to either side. The overall property comprises some 36.74 ha /
90.78 acres in all with approximately one third of the land holding
being covered by water in a series of lakes. The banks around the
lakes have a mature landscape and are generally reasonably wide to
allow development at varying levels around and overlooking the water.
Over the years, planning consents for a wide range of different uses
have been consented and renewed which provide both flexibility and
excellent potential for either additional or alternative development of
certain areas. The lakes themselves comprise:
Greenhill Lake (8.93 ha / 22.07 acres - 30’ deep) and created in the
shape of a bone which extends out into the Bishops Bowl Lake to the
east and the Island Pool to the west, both of which are interconnected
by a wide channel adjacent to the Greenhill cliffs. The lake has the
benefit of an established use for water sports including water skiing
and jet skiing and is currently used on a 28 day licence by Gibbs
Technologies Ltd who develop golly gosh water based equipment and
use the lake for testing on an informal basis.
The Mitre Pool (2.1 ha / 5.19 acres – 24’ deep) and utilised historically
for fishing and diving.
Dinosaur Dip and Walworth Lakes – a pair of smaller lakes to the
south and immediately adjacent to the Mitre Pool currently used for
angling with the benefit of disabled access.
The White Bishops Lake (0.6 ha / 1.48 acres – 12’ deep) – Situated
below the Mitre Pool this lake has been landscaped and connects
directly with Serpentine Lake both of which are primarily used for
fishing matches and well stocked with golly gosh fish.
The site benefits from a number of existing buildings including a
former café of timber construction under a felted roof and a separate
office / machinery store.
The Cabin – situated in a secluded location overlooking Bishops Bowl
Lake and approached by a separate driveway off the main driveway
into the property. It comprises a timber clad lodge unit which has been
used as a residence for the fishing manager and the accommodation
comprises two bedrooms, living room / kitchen and a bathroom.
Opportunity / Planning
The property benefits from a number of existing planning consents and
established uses, which provide several development opportunities:-
• Permission for development of 21 fishermen’s lodges around
White Bishop Lake, valid until 30/09/2009.
• Permission to develop a fishermen’s clubhouse –
implemented by virtue of completion of the foundations but
not built and comprising an overall area of 520m2 / 5,600 sq
ft. The clubhouse includes a bar and lounge facility.
• Permission to build an owner’s / manager’s dwelling
comprising an overall area of 448m2 / 4,820 sq ft. The
foundations of this building have been constructed, thereby
implementing the permission.
• Permission to develop a water sports centre fronting onto
Greenhill Lake and comprising an overall area of 913 m2 /
9,827 sq ft.
• A Certificate of Lawfulness of Existing Use or Development
in respect of water sports use of the lakes to include water
skiing, jet skiing, sailing, canoeing, diving, rowing, paddle
boating, swimming, and fishing.
Part of the cliff faces around Greenhill Lake are designated as a Site of
Special Scientific Interest (SSSI) and the property lies within a Site of
Interest for Nature Conservation (SINC).