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9.42 acres, Emmotland Fisheries, North Frodingham, YO25, East Yorkshire
For Sale - Guide Price £975,000

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• Lot 1 - Lake 1 and Margarets Lodge
• Lot 2 - Lodge Plot
• Lot 3 - Lake 4 and Shirleys Haven
• Lot 4 - Lake 2 and Lodge Plot
• Lot 5 - The Retreat

INTRODUCTION

Emmotland Fisheries has been one of Yorkshire’s top commercial fisheries with the benefit of a profitable business. The current owners have obtained planning permission for four holiday lodges and conversion/extension of a former café building into a holiday lodge.

The property extends to approximately 9.4 acres (3.8 ha) and is available as a whole or in Lots.

LOCATION

Emmotland Fisheries is situated on the edge of the Yorkshire Wolds. Driffield 7 miles, Beverley 15 miles.

DESCRIPTION

Lot 1 – Lake 1 and Margaret’s Lodge

Extending to approximately 2.6 acres (1.05 ha), Margaret’s Lodge accommodation comprises:

• Kitchen/living Room
• Two bedrooms
• Shower and W.C.

Lake 1 extends to approximately 1.4 acres (0.56 ha), average depth 10ft, stocked with approximately 150 carp up to 38lbs and catfish to 65lbs. This lake can only be used for private fishing.

Lot 2 – Lodge Plot

Extending to 0.12 acres (.05 ha) with planning permission for a holiday lodge. No services are currently connected but are on the adjacent land and the appropriate easements will be granted.

This plot has the benefit of 40 solar panels installed on site.

Lot 3 – Lake 4 and Shirley’s Haven

Extending to 2.6 acres (1.05 ha) and Shirley’s Haven accommodation comprises:

• Kitchen/living Room
• Two bedrooms
• Shower and W.C.

Lake 4 extends to approximately 2.6 acres (1.05 ha), average depth 6ft, an attractive mature lake suitable for private fishing stocked with approximately 150 carp with 10 over 30lbs.

Lot 4 - Lake 2 and Lodge Plot

Extending to 4 acres (1.62 ha), with planning permission for a holiday lodge. No services are currently connected but are on the adjacent land and the appropriate easements will be granted.

Lake 2 extends to approximately 2.5 acres (1.1 ha), average depth 10ft. A mature lake stocked with a large head of carp with 30 known 30lbs+ carp up to 34lbs.

Lot 5 – The Retreat

The Retreat is a single storey building of brick construction with a pantile roof which was converted in 2023 from its previous use as a café/tackle shop into a high quality holiday accommodation and planning for bailiffs accommodation in the loft together with an extension.

The accommodation comprises:

• Open plan breakfast/living room
• Bedroom 1 (double) with en-suite bathroom
• Bedroom 2 (double)
• Separate shower and WC

SERVICES
Margaret’s Lodge, Shirley’s Haven and The Retreat have the benefit of mains electricity, borehole water and treatment plant sewage.

THE BUSINESS
Day ticket prices - £30 for 24 hours

OUTGOINGS
No business rates are payable on the fishery.

The Retreat is still to be assessed but should qualify for Small Rates Relief.

PLANNING
Application No. DC/12/03768/PLF/EASTNN dated 14th November 2012 - Change of use of existing tackle shop to fisherman’s holiday lodge and extension to side to provide office for site warden following removal of caravan, erection of a timber cabin used as new tackle shop and proposed car parking and landscaping

(Lot 5).
Application No. 24/00734/PLF dated 11th June 2024 - Change of use of land to allow the siting of 3 no. log cabins(Lot Nos. 1, 2 and 4).

Application No. 23/02540/PLF dated 2nd November 2023 - Change of use of land to permit the siting of a log cabin for holiday use in connection with existing fishing lakes (Lot 3).

LOCAL AUTHORITY
East Riding of Yorkshire Council
County Hall
Beverley
East Riding of Yorkshire HU17 9BA
Telephone: 01482 887700

Photographs taken: 2025
Particulars prepared: June 2026

GUIDE PRICES
Lot 1 - £250,000
Lot 2 - £75,000
Lot 3 - £250,000
Lot 4 - £400,000 (4A Lodge Plot - £50,000 / 4B Lake 2 - £350,000)
Lot 5 - £250,000
As a whole - Guide Price £975,000

DIRECTIONS
From Driffield take the B1249 towards Skipsea. After approximately 6 miles approaching a tight lefthand bend over a narrow bridge with North Frodingham Church on the lefthand side.

Turn right opposite the church signposted Emmotland. Emmotland Fisheries is approximately 1.2 miles from the church. From Beverley take the A1035 to Bridlington. Turn left at Beeford and follow the signs to Driffield and North Frodingham. After approximately 3 miles at North Frodingham village turn left opposite the church to Emmotland Fisheries.

Post Code: YO25 8JS