Water Lane, Woolley, WF4

ON THE EDGE OF THIS MUCH-LOVED VILLAGE, WATER LANE FARM STANDS IN APPROXIMATELY 5.25 ACRES INCLUDING MATURE GARDENS, STABLE YARD, SINGLE STOREY BARN, STABLE BLOCK AND A BEAUTIFUL CARRIAGE HOUSE BARN. THE FOUR-BEDROOM DETACHED, STONE-BUILT, FAMILY HOME OCCUPIES ONE OF THE BEST POSITIONS IN THE VILLAGE AND HAS AN ACCOMMODATION THAT IS WELCOMING AND ENJOYS VIEWS OUT OVER IT’S GARDENS AND LAND.

With a double garage and two driveways, one of which is particularly long, the home briefly comprises: impressive sitting room, garden room, lounge/dining room, farmhouse style kitchen, utility room, pantry, four double bedrooms, two house bathrooms, delightful village location and a huge amount of scope to enjoy as is or to enhance further (subject of course to the necessary consents).

This property is for sale by the best and final offers method. All bids to be submitted to the selling agent’s office no later than 12 noon on the 5th of April 2024. Viewing strictly by appointment only.

ENTRANCE

With a centrally located hallway giving access to both the front and rear of the home, it briefly comprises:

SITTING ROOM (4.88m x 7.72m)

The very large sitting room has two windows to the side and a lovely view out over the property’s fabulous, enclosed gardens. This is courtesy of a large window which allows an enormous amount of natural light into this good-sized room. There are twin glazed doors out to the gardens, a doorway from the hallway and bi-folding doors through to the garden room. The sitting room has a high ceiling height, a number of wall light points, two ceiling light points, and a beautiful Adam style polished timber fireplace with open fired grate.

GARDEN ROOM (2.74m x 6.32m)

This positioned to the front of the home has twin glazed doors out to the garden and once again, a huge amount of glazing giving lovely views over the gardens and a huge amount of natural light into the room itself. There is a window to the side and twin glazed doors lead through to the lounge.

LIVING/DINING ROOM (4.56m x 4.57m)

This welcoming, particularly pleasant room is tastefully presented and has a very high ceiling height, wall light point, central ceiling light point, window to the side giving a pleasant view out over the side gardens, stable yard, and paddock beyond. There is a beautiful stone fireplace with timber mantle, raised stone flagged hearth, and all being home for an open fired grate. There is also timber and glazed period display cabinets and a useful under stairs storage/cloaks cupboard. A doorway from the living/dining room leads through to the breakfast kitchen.

BREAKFAST KITCHEN (2.7m x 5.08m)

Which is positioned to the rear, has fabulous flooring, high ceiling height with inset spotlights, stable style door giving everyday access out to the rear, window overlooking the property’s rear gardens, field, and superb long-distance views beyond. The breakfast kitchen has a full complement of units at both the high and low level with Silestone working surfaces, inset stainless steel sink unit with stainless steel mixer tap over, inset Neff hob and Neff extractor fan over, inbuilt De-Dietrich ovens, integrated dishwasher, and fridge freezer space. A doorway gives access to a very large utility room.

UTILITY ROOM (2.7m x 3.05m)

This has a stone flagged floor, Belfast sink, window, period style shelving, plumbing for an automatic washing machine and is also home for the oil-fired central heating boiler. A doorway gives access to the keeping cellar.

CELLAR

With stone slab table, stone flagged floors, particularly high ceiling, and once again with a window.

LOBBY

From the garden room, which is often used as a dining room, a timber and glazed door gives access to a lobby and from here access leads through to the downstairs W.C./bathroom.

DOWNSTAIRS W.C/BATHROOM (1.64m x 3.13m)

Fitted with a three-piece suite, comprising of a bath with mixer taps/shower attachment over, low level W.C., pedestal wash hand basin, ceramic tiling to the full ceiling height, extractor fan and twin obscured glazed windows.

FIRST FLOOR LANDING

From the hallway, a particularly broad staircase with timber handrails to either side, the staircase being in stone and covered by delightful carpeting rises to the first-floor landing. From here a doorway leads into bedroom one.

BEDROOM ONE (4.56m x 4.78m)

A beautiful large double room with a window seat in a front facing window overlooking the property’s extensive, enclosed gardens and a window to the side gives a wonderful outlook to the property’s side gardens and terrific long-distance views over the neighbouring fields. The room has a large amount of in-built bedroom furniture and coving to the ceiling.

BEDROOM TWO (3.65m x 4.62m)

Once again, a lovely double room with a super view out over the property’s front gardens with window seat, a large amount of in-built furniture including robes with storage cupboards above, this room is also home for the airing cupboard with hot water tank.

BEDROOM THREE (2.67m x 4.34m)

Positioned to the rear and with an astonishing window being the full width of the room this exceptionally bright room, has terrific views out over the gardens, driveway, paddock, and rural views beyond. There is a bank of in-built robes once again.

BEDROOM FOUR (2.74m x 5.95m)

A fabulous room with wonderful timbers and beams on display, windows to two sides, two good sized windows give a super view out over the property’s side garden and wonderful rural views beyond. This room has spotlighting to the walls and also has the unusual feature of a staircase leading down to the kitchen making bedroom four ideal for a home office/studio if so desired.

HOUSE BATHROOM

The property’s bathroom is fitted with a four-piece suite that comprises of a vanity unit with storage cupboard underneath and mixer tap above and mirrored and glazing. Good sized shower with high quality fittings, low level W.C. and bath with pleasant view out over the gardens and beyond. The bathroom is tiled to the full ceiling height and has inset spotlighting.

ADDITIONAL INFORMATION

The home has external lighting, CCTV system, alarm system, and we are informed that whilst gas is not connected within the home there is a gas supply to the home with a gas box which requires a metre to be installed. Carpets, curtains, and certain other extras may be available via separate negotiation.

Garden

OUTSIDE The farm offers a superb blend of location adjacent to and part of an exceptionally well renowned village. Standing in a total of approximately 5.25 acres, Water Lane farm has fabulous farm/paddock land, served by a stable yard and stable block detached single storey barn which at one time was used for cattle and has been used for horses in recent times and is subdivided into four stables and there is also a detached beautiful double storey stone built carriage house barn. The superb combination of the edge of village location overlooking neighbouring farmland, superb mature trees and being just a very short walk away to the lovely village centre.

Yard

CARRIAGE HOUSE BARN Sitting within the principal gardens and is a delightful feature and would be a beautiful annexe, home office and ciliary space, subject of course to the necessary consents. The long drive, this leads through the gardens and meanders towards the land, passes the barn and gives access to the stable yard.

Garden

STABLE YARD Being particularly spacious and having a bank of timber stables including two stables and tack/feed room. To the rear there is a kitchen garden which again, enjoys a lovely location with super views over the fields. At the other side of the stable yard is the barn.

Garden

GARDENS The gardens are well maintained and provide superb family space with an exceptionally long lawn and a delightful sitting out space to the front. To the rear there is a flagged are providing particularly pleasing sitting out space and enjoying the evening sun. There is a water feature and beautiful mature shrubbery and trees enhancing the setting. A connecting gate leading through to the rear driveway, this provides a large amount of parking and turning space and gives access to the very large, detached double garage. The detached double garage is also of considerable construction beneath the stone slate roof and has a broad automatically operated up and over door and windows to three sides. From here there is a further gate to the roadway.

Garden

LAND This as the floor layout plan suggests, is of a good size it opens out onto a cattle yard and has an entrance to both the front and rear and as previously mentioned, is currently subdivided into four stables/loose boxes.

Garden

UPLIFT CLAUSE The fields are to be sold with a 30%, 30-year uplift clause, in so much as if planning consent is achieved for residential development on the land within that period of time, an uplift payment would be relevant to the current vendors. Those who wish to not have this uplift clause in place, should indicate a separate amount allocated for purchasing this uplift clause to be excluded.

Parking - Driveway

The long drive, this leads through the gardens and meanders towards the land, passes the barn and gives access to the stable yard. There is also a connecting gate leading through to the rear driveway, this provides a large amount of parking and turning space and gives access to the very large, detached double garage and there is a gate to the roadway.