Approximately 5.73 acres with almost one-acre fishing lake
Set on approximately 5.73 acres on the outskirts of Winchester, Church Paddocks is an established trout and coarse fishery with an almost one-acre lake, a traditional lodge and outdoor seating overlooking the water. The site currently operates day-ticket fishing and corporate bookings, and benefits from mains water, electricity and private drainage. Its lakeside setting and easy access to Winchester and the South Downs make it suited to tourism, events or enhanced recreational use, subject to planning (STPP).
The lodge has functioned for 20 years as a fishing hut with a commercial kitchen and fully licensed bar; the sellers will provide a Statement of Truth confirming continuous use but the building does not have formal planning consent. Fish stock is available but would be sold separately. The site infrastructure — parking, fixed pegs, good bank maintenance and two access points — provides a strong platform for expanding the current business or changing use, subject to permissions.
Material considerations are straightforward: an overage clause requires 30% of any uplift in value for change of planning use for 30 years, and the purchaser will be responsible for boundary fencing. There are rights and easements affecting the land. Buyers should note health and safety risks around open water and the absence of formal planning for the lodge when assessing redevelopment or commercial expansion.
This opportunity will suit an investor or owner-operator seeking an attractive rural asset with immediate trading potential and clear scope for diversification into tourism, events or hospitality, provided they accept the existing planning position and overage terms.
