Low House Farm is situated approximately 3 miles to the south of Boroughbridge, a small market town with a wide variety of amenities and both primary and secondary schools. It is also a short drive from the local public schools at Cundall Manor and Queen Ethelburgas and within easy access of the A1(M) motorway. The area is extremely sought after being in the Vale of York which is sandwiched between the Yorkshire Dales and Yorkshire Moors.
A detached five bedroom farmhouse with lawned gardens and three barns with planning permission to convert into four dwellings – four agricultural buildings with potential for change of use subject to planning. The total site including amenity pond is approximately 10 acres.
The farmhouse is a fantastic detached home offering accommodation of around 2,700sqft. Constructed in red brick under a pantile roof, the house is positioned to the front of the farmstead and future development site. A much loved family home, the property has rooms of excellent proportions throughout and would benefit from cosmetic updating to realise its full potential. it also has the advantage of delightful gardens to the front and side with far reaching views beyond.
Briefly comprising to the ground floor:- entrance door leading to rear entrance hall/boot room, utility room, inner hall with staircase to fist floor, access to the farmhouse kitchen and dining room. There are two sitting rooms, the larger of which has French doors to the side giving access to the garden and windows to two sides. There is also the back staircase to the first floor. To the first floor off the landing are six good sized bedrooms, four of which have built-in storage and two bathrooms. The smallest is currently used as a laundry room but could equally be changed to an office space. There is a house bathroom and recently modernized separate house shower room.
The property is approached via a shared driveway and leads to a rear courtyard area. This provides parking for a number of vehicles. The gardens to the front and side are mainly laid to lawn with a number of mature trees which offer a degree of privacy. Beyond the garden is a paddock perfect for pony grazing.
Planning permission has been granted by Harrogate Borough Council for the conversion of three barns into 4 separate dwellings 19/01803/FUL.
The site offers stunning views of open countryside and offers the prospective developers the opportunity to create a unique development with the option of offering land/pony paddocks with each dwelling. The size of the plots are as follows and the design/layout is indicated on the attached plans.
Plot 1- 4 bedrooms 1920 sqft
Plot 2 – 3 bedrooms 1410 sqft
Plot 3 – 3 bedrooms 1007 sqft
Plot 4 – 5 bedrooms 3250 sqft
The land extends in total to circa 7.26 acres (2.94 ha), comprising a single block of grassland. The land is located south of the farmstead and can be accessed directly off a privately owned access. The land is classified as Grade 2 on the Agricultural Land Classification and has slowly permeable slightly acidic loamy soil. It is bound by mixture of mature hedges and post & rail fencing. The land offers scope for a range of uses, including agricultural, equestrian and amenity use.
The property also comprises circa 3.80 acres (1.54 ha) of grassland (including an amenity pond) located to the north of the farmstead, this area is currently utilised for agricultural storage.
Please note that the purchaser is obligated to erect stock proof fencing along the eastern boundary of the property (circa 810m) as per the planning consent.
There are a range of traditional and modern agricultural buildings located northeast of the farmstead (please see building plan attached). The buildings comprise:
1 – General Purpose Building – 535m2 – Steel portal frame, no.2 roller shutter doors, concrete floor, mains water and electricity. The building offers scope for change of use from agricultural to residential use by virtue of Class Q Permitted Development.
2 – Traditional Pig Building – 560m2 – Brick and concrete block construction, corrugated iron roof with concrete floor. The building offers scope for change of use from agricultural to employment use by virtue of Class R Permitted Development e.g. holiday cottages.
3 – General Purpose Building – 780m2 – Steel portal frame, timber clad over, profile sheet roof, no.2 roller shutter doors, concrete floor, mains water and electricity, solar PV installed on roof (output tbc) and LED security lighting.
4 – General Purpose Building – 530m2 – Steel portal frame, profile sheet roof, no.2 roller shutter doors, lean-to (dimensions tbc), concrete floor, mains water and electricity with LED security lighting.
Please note that a number of the buildings are currently let for storage on an informal basis. It is understood that vacant possession will be available on completion.
The farmhouse is connected to all mains services.
Single Phase electricity and water are available in the paddock. Mains water is understood to be available in the highway.
BASIC PAYMENT SCHEME
The eligible farmland has been registered on the RLR maps. The BPS Entitlements relating to the land are excluded in the sale (assumption to be confirmed).
ENVIRONMENTAL STEWARDSHIP SCHEME
The land is currently not subject to any stewardship schemes.
SPORTING AND MINERAL RIGHTS
The sporting and mineral rights are included in the sale so far as they are owned or exist.
WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
We understand that there is a reserved agricultural right of access through the farmstead (blue line on indicative plan attached). The property is sold subject to all Rights of Way, public and private, which may affect the property.
The property is sold subject to and with the benefit of all restrictive covenants, both public and private, whether mentioned in these particulars or not.