Description
Tremendous period farmhouse with later extensions providing a wonderful comfortable home set in around an acre of gardens and grounds in this sheltered vale. Most convenient for access to motorway network at M62 junction 24 Ainley Top. Welcoming reception hall, spacious lounge, fitted breakfast kitchen, utility room, study, dining room, cloakroom, games room, including purpose built bar and a well proportioned large conservatory. 4 bedrooms, all with en-suite facilities, excellent double garage with utility store, tack room behind. C/H, D/G and Red Care alarm system. Extensive lawned gardens with driveway and abundance of parking. The property faces virtually due South and is in good decorative condition. Planning Permission has been granted by Kirklees M C (due to expire on 12 June 2017) for the removal of the link to the existing leisure annexe and alteration including the removal of the conservatory and to build on that whole footprint thus to form a separate detached 2 bedroom bungalow of approximately 90 square metres. Gross internal (approximately 973 square feet). Alternative potential to create further bedrooms to the ground floor subject to Planning Permission. EPC rating F



The recently decorated accommodation is laid out on 2 floors and comprises:

On the ground floor

A most welcoming reception hall 16'8' x 14'4'

Incorporating a rustic hand made brick arched fireplace with real flame dog grate fire, 2 beams, French polished open plan staircase with turned spindles, wide upholstered window seat, ceiling spotlights.

Cloakroom

Fitted with a white suite comprising low flush wc, pedestal wash basin with tiled surround and tiled floor.

Sitting room 24'4' x 14'8'

With light oak fireplace surround to the electric fire, 4 beams and 7 wall uplighters.

Side entrance vestibule

With quarry tiled floor, double door cloaks cupboard, Mexico II central heating boiler.

Utility room 10'5' x 8'10'

Fitted with a Tywfords inset 'Belfast' sink, tiled worktops and tiled floor, oak veneered utility cupboard, base unit and cupboards with drawers over, plumbing for automatic washing machine. Velux window.

Through communication area 8'2' x 5'1'

Which provides dry access to the garage. There is a tiled floor, electric panel radiator, double glazed windows and doors to the front and rear for external access.

Breakfast kitchen 16'6' x 11'9'

Complete with a double corner stainless steel sink unit having waste disposal unit and drainer with mixer tap, post-formed working surfaces with tiled surrounds, medium oak veneered base and wall units, integrated Hygena dishwasher, integrated larder refrigerator, tiled floor, 2 Velux windows to the lofty ceiling, gas fired Aga unit providing cooking facilities and heated water to 2 bathrooms and kitchen.

Rear hall 15'2' x 5'0'

With 2 Velux windows and a rear window, 2 wall light points, feature stone circular well with stained and leaded glass top.

Dining room/lounge 22'9' x 14'5'

With 3 upholstered window seats, ceiling beams, 5 wall light points, oak fireplace surround with interior and hearth together with an over-mantle incorporating a landscape mirror, gas fire.

Study 10'0' x 9'5'

With craftsman made office furniture formed into a u-shape to incorporate a knee-hole desk with cupboards and drawers, brass door furniture, fitted bookshelves and drawers.

Vestibule link - to the leisure annex 11'10' x 8'0'

With tiled floor and incorporating glazed portrait style panels to the rear and similar panels to the front together with sliding glazed doors.

Leisure annexe

cloakroom 6'4' x 6'2'

Fitted with a patterned suite on white ground, comprising low flush wc, inset vanity basin with brass antique style fittings, tiled surrounds.

Games room 21'5' x 22'9' + 16'9' x 6'9'

Incorporating the purpose-built craftsman made bar incorporating an inset sink unit, tiled worktops, base and wall units in mahogany veneer, 10 bottle wine rack, built-in refrigerator. Behind the sitting area, off the bar, there are a pair of patio uPVC doors which lead into the large conservatory. Within the games room is a full sized slate bed snooker table which will be included in the sale.

Conservatory 19'10' x 15'7' maximum

With a tiled floor, light and power laid on, wonderful views over the rear garden and Green Belt landscape together with Grimescar Woods in the distance.

On the first floor

The long landing leads to the 4 bedrooms, all of which have en-suite facilities as follows:

Master bedroom 1 - over the sitting room 14'8' x 14'7'

A double room over the sitting room, 4 beams to the lofty ceiling, windows to the front and side affording wonderful views. 8-door fitted wardrobes and range of over bed-head cupboards, 2 bedside pedestal cabinets, matching display niches, 4 drawer and 3 drawer chests, inset high level storage cupboard, 2 further 2 drawer chests and a double door cupboard. The ceiling pitch rises up to an impressive 13'7' (4.14m) approximately.

En-suite bathroom 14'0' x 8'2'

Superb en-suite bathroom fitted with a white suite comprising double spa bath, corner full body shower cabinet, double vanity unit, low flush wc, low voltage lighting, ladder style radiator. The decorations include the walls and floor fully tiled.

Bedroom 2 - over the dining room 14'8' x 12'0'

Another double bedroom and at the opposite end of the property, again, fitted with full height and width wardrobes having tinted glass sliding doors enclosing interior and hanging shelving, TV point, a pair of doors open to the:

En-suite bathroom 6'11' x 5'6'

Fitted with a white suite comprising a spa bath with brass antique style mixer fitting, pedestal wash basin, low flush wc and tiled surround.

Bedroom 3 - to the front 11'2' x 8'11'

Another double bedroom with full height mirror door wardrobes, two 3-drawer chests and a further double door wardrobe.

En-suite bathroom

Again, fitted with a white suite having gold plated fittings and comprising a corner spa bath with mixer spray attachment, vanity unit and low flush wc, tiled surround and 2 quadrant shaped mirrors fixed to the walls at right angles.

Bedroom 4 - to the front 11'5' x 6'7'

A single room fitted with wardrobes, one having mirror doors, 3-drawer chest, 2 drawer pedestal cabinet with display niche and over bed-head cupboards.

En-suite shower room

Fitted with a blue suite comprising corner shower with electric unit, tiled surround, low flush wc and wash basin.

Outside

double garage 19'8' x 16'9'

With 2 up-and-over doors, (one operated electronically), light and power laid on, double glazed window, hatch to the loft storage.

Tack room 11'10' x 8'7'

With double glazed window and side door together with light and power laid on.

Utility store 8'11' x 4'5'

Situated behind the tack room.

The gardens and grounds

The property is approached by a long driveway through an estate gate and the whole property is set within sturdy stone garden boundary walls. The majority of the garden is at the front of this fine residence, it is mainly lawned with low maintenance flower borders together with a large fish pond surrounded by Yorkshire stone patio and a natural brook or burn running alongside. The smaller garden area to the rear is again partly lawned with hardstanding and enclosure.

Agents notes

1.

Part of the rear garden was created over 10 years ago and although technically standing within the Green Belt, a certificate of lawfulness has been issued by Kirklees M C.

2.

The conservatory was also built over 10 years ago, believing that planning permission was not required. However, as the conservatory stands within the curtilage of a Listed Building, an indemnity insurance policy has been put in place with regards to the conservatory. In any event, planning permission has since been granted for removal of the conservatory and for re-building on the conservatory footprint to extend the snooker room to form this into a detached bungalow. This also requires the removal of the link. The gross internal floor area of the bungalow would be in the region of 90 square metres (approximately 973 square feet).

3.

Alternatively, potential to create additional bedrooms to the ground floor, subject to planning permission.

4.

A copy of the architect's drawing showing the proposed layout of the detached bungalow is available from the agent's offices. The approval number is 2011/62/90882/W2 together with Listed Building Consent, approval number 2011/65/90883/W2 - both are due to expire 12 June 2017. The proposal for the bungalow provides the following accommodation. Side entrance hall, full width lounge, breakfast kitchen, master bedroom with en-suite, shower room, second double bedroom, bathroom. A further drawing is also available from the agent's offices showing the proposed boundary line between the 2 properties and the proposed separate access arrangements.

Services

Mains sewer draining, gas, water and electricity are laid on. The property is served by gas central heating to 3 separate systems and there is a security alarm system.

Agents notes

This most attractive farmhouse has been sympathetically extended. It is a Listed Building mostly standing in Green Belt close to the boundary between Kirklees and Calderdale. Access to the motorway network is just a couple of minutes drive time away at junction 24. The property nestles charmingly within generally level lawned gardens and grounds and yet is probably less then 10 minutes drive from Huddersfield town centre and thus only 10 minutes drive or so from Huddersfield Royal Infirmary, Calderdale Royal Hospital and the private hospitals at Elland and Birkby. Recently laid carpets all included.

Note

The pond and garden area up to the access track lie within provisional open space on the current U.D.P.

From huddersfield take halifax road (A629) through the traffic lights at the crossroads with the Cavalry Arms and after about a further ½ mile turn right into Yew Tree Lane at the Tamannas Restaurant. At the crossroads with Burn Road, proceed straight forward along a wide unmade track to Middleburn Farm which is the second property on the left.

Alternatively, from the motorway network leave M62 at junction 24 Ainley Top and follow the service road around in front of the Cedar Court Hotel. At the major roundabout take the fourth turning off A629 signposted Huddersfield. After about ¼ mile at the Tamannas Restaurant turn left along Yew Tree Road, continue over the crossroads with Burn Road and along the wide unmade track for a short distance to Middleburn Farm on the left.

Rb/jb/9.10
Rev. 4.12

You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.