Woodland For Sale

Tarn Wood, 1.91 acres of native mixed broadleaves, near Delamere Forest in the Cheshire countryside, for £42,500 (freehold) [#F1797]


Oak woodland with 2 ponds and a stream with great access in a secluded location, near Cuddington.




1.91 acres




£42,500 (freehold)

Nearest Postcode

CW8 2TN (This is for the local area, not specific to the woodland).


Roadside gate: ///infants.poses.exactly

Ordnance Survey Grid References

OS Landranger Series Sheet No: 117

  • Roadside gate: SJ 583 722
  • Centre of wood: SJ 583 721



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Lofty mature oak trees stand over an undergrowth of self-seeded trees, wild flowers, grasses, ferns, rhododendron, 2 ponds and a fast-flowing stream. There is lots of character and history to uncover in Tarn Wood and it has a lot of potential to be a fantastic woodland for someone with a mind to managing it appropriately. Access to the woodland is good, along a stone track that runs through Tarn Wood and to the land beyond.

Found at the entrance to an woodland known locally as Hunt Hill Wood, records indicate it once belonged to a local estate and was used for hunting, hence the name and there are still some historic features from the estate days. An unusual brick structure found adjacent to the ponds is believed to have been an icehouse. Although a bit dilapidated, with some work it could be renovated, resulting in a unique and useful feature.

Oak is the most notable tree found growing in the woodland, but there are quite a few other species including some very unusually shaped yew trees in and around (and in one case “on”!) the icehouse. Cherry, silver birch, willow, alder, ash, hazel, holly and the occasional hawthorn tree of a variety of sizes and ages add to the diversity of the woodland.

The sequential ponds were recently de-silted, and the sides cleared of vegetation, these are spring-fed and are full all year round. Ducks have been seen and I think it won’t be long before amphibians are a regular sight and perhaps even some fish in the future. A fast-flowing stream on the eastern edge is a little overgrown but with management could be a useful and interesting aspect in an already characterful woodland.

Rhododendron has been left to grow wild in the woodland and being shade tolerant, has spread under the tree canopy. Whilst the colourful flowers are beautiful in the springtime with their lily-like scent, it would benefit from being cut back. With a bit of careful management and imagination, the shrub could be controlled to provide a natural screen from the lane along the eastern boundary and maybe create a private glade in the middle of the wood (perfect for a secluded place to pitch a tent).

Whilst rhododendron cover a lot of the ground and effectively suppress the ground vegetation, bluebells, daffodils and a mixture of other common woodland plants have established where the sunlight can reach the ground.

If It Were Mine

Apart from rhododendron control, I would try and renovate the brick icehouse and perhaps put it to good use. The ponds have been cleared to a good standard but could do with some landscaping, perhaps plant some riparian loving plants and flowers, build a bridge over the stream and a bench next to the ponds and enjoy the peacefulness of the woodland.

There are already a couple of stacks of pre-cut firewood near the main entrance, these can be cut to a smaller size and immediately used. An existing thinning licence will allow a small amount of trees to be cut from the woodland for future firewood.

To View This Woodland

You are welcome to view this woodland at any time during daylight hours. We do ask that you download a copy of these particulars and take them with you, mainly so you can correctly identify the boundaries and access points.


Residential Planning Permission

You are extremely unlikely to get residential planning permission for this woodland.

Directions & Access

  • From Northwich, head south on the A533 until you reach the A566, turn right heading west towards Chester.
  • After approximately 4 miles you will reach a crossroads with traffic lights and a petrol station on the right hand side. Turn right onto the A49 (Forest Road) heading north towards Weaverham.
  • Drive for less than a mile until you reach a crossroads (the White Barn pub is on the right). Turn left, signposted Norley and Delamere road.
  • After a 1 mile turn right into Wood’s Lane (there is a small triangular patch of grass adjacent to the turning).
  • Drive for a further 200 metres and you will find the entrance to the woodland on the left-hand side (point A on the plan below), with a Woodland for Sale sign on a metal gate.
  • Park opposite the gate and climb over (sorry we do not provide keys for viewing purposes). This is the start of the woodland.


  • The northwest boundary is mostly the edge of the woodland as indicated by the fenceline with field beyond and a short section of blue paint on trees and posts near the stream.
  • The west boundary is mostly the eastern edge of the track indicated by green paint on trees and posts which may be offset by a short distance.
  • The southeast boundary is indicated by pink paint on trees and posts.
  • The northeast boundary is the edge of the woodland with Wood’s Lane immediately beyond.

Sporting Rights

The sporting rights are owned and included in the sale. They are not let.

Mineral Rights

The mineral rights are owned and included in the sale except as reserved by statute.

Rights Of Way

  • There is a right of way granted at all times and for all purposes over the route CD.
  • A right of way is reserved over the route AC and BE for the benefit of the land beyond
  • There are no public rights of way within the woodland.
  • A maintenance clause covers all the shared rights of way with liability according to use.
  • A right is reserved to others to access and repair the water pipe that runs through the woodland as indicated on the plan between A and C.
  • A right is reserved to access and repair the water meter near the main entrance (A).

Fencing Liabilities

There are no known fencing obligations.

Third Party Rights

  •  An overage (clawback) agreement exists whereby 30% of the increase in the value of the land attributable to securing certain types of planning permission is payable to a previous owner.
  • A deed of covenant must be signed at the time of purchase related to the overage provision.

Restrictive Covenants

There are some restrictive covenants to protect the woodland and the environment. Please click on the button below to view these.

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How To Buy

This woodland is being sold on a fixed price basis. We require the following information in writing before we mark a woodland as sold and take it off the market (please ensure you have funds in place before doing this):

  • The name and price of the woodland
  • Confirmation you have viewed the woodland
  • Full name (including middle names), address, phone number and date of birth of all legal purchasers
  • Confirmation of how you will fund the purchase
  • The full contact details of your instructed solicitor (including name of company, contact name, email address, telephone number and full address)

Please click on the button below for more information.

Buy This Woodland

Maps & Plans

Woodland For Sale Regional Plan

Woodland For Sale Regional Plan

Woodland Aerial Image

Woodland For Sale Plan

Woodland For Sale Map Legend


Plans, areas and particulars are for reference only. We cannot guarantee their accuracy and they do not form a part of any contract. Prospective purchasers must satisfy themselves as to the condition of the land.

Woods4Sale Interest

Woods4Sale Ltd hereby give notice under section 21 of the Estate Agents Act 1979 of their interest in the land being sold.

Enquire About This Woodland


Woods4Sale Ltd
Jubilee Chapel
Church Lane

Phone: 01248 364 362
Company Number: 4657216.

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