Old Blacksmith Arms + Cottages, High Hawsker, Whitby, YO22 4LH

PARTICULARS OF SALE

The Old Blacksmith's Arms is an exciting opportunity including a spacious house which was formerly a B&B and prior to that a public house and village blacksmith's shop. It is adjoined by a pair of cottages and stands in a site totalling around half an acre in the very centre of the village, including outbuildings and a potential plot with planning permission for a new pair of semi-detached houses.

THE HOUSE
The house is a mid-terraced property with rendered walls on the front, stone walls to the rear and a pantile roof. Formerly at various times a public house and the village smithy - hence the name - the property has age and character including deep stone walls, beamed ceilings, etc, although it has been much modernised over the years.

Approached from the front a door opens into an L shaped hallway with reception rooms to either side and a kitchen to the rear.

The dining room has a wide stone fireplace with raised hearth and a multifuel stove plus a wide window seat and stairs leading to the main first floor landing.

The lounge has an open fireplace with a beamed ceiling and window seat. An internal window gives natural light back into the hallway.

The kitchen has a range of oak fronted units with room for a table and chairs and 2 windows facing onto the rear garden. There is an oven, hob and sink built-in and spaces for an automatic dishwasher and fridge. A door leads through to a separate utility with an external door to the rear and further units with spaces for a washer and dryer.

Also on the rear of the property is the house bathroom which has a suite including a panel bath, a shower cubicle, a WC and a wash basin set in a vanity unit. The bathroom also houses the airing cupboard.

An inner door from the entrance hallway leads to an east wing with a further hallway with an external door to the rear and doors to double and single ground floor bedrooms. The double bedroom has an extensive range of fitted wardrobes with louvre doors.

The second staircase rises in the east wing, from the hallway to an open landing with a dormer window to the rear, off which is a first floor reception room with dormer windows to the front and rear.

In the body of the house, the main staircase rises from the dining room to a landing with 2 dormer windows facing to the rear overlooking the gardens.

Here you can see some of the old framing of the original building and doors open to a double and 2 single bedrooms plus a house shower room.

Outside
The property has a driveway providing off street parking and access to 2 outbuilding, a garage and a store.

The gardens include a paved patio area and a pond, lawns , shrubs and borders. Further to the rear, beyond a low fence is an allotment and orchard area with an aluminium greenhouse. This area has planning for development.

A full schedule of room sizes is available on request.

HOLIDAY LETTING COTTAGES

Adjoining the northern end of the house are two cottages, Anvil Cottage and Blacksmith's Cottage, which were developed in 2003.

The properties were originally approved as serviced holiday cottages tied to the main house, but in 2019 planning was obtained to remove the tie and in 2022 planning was varied to also allow permanent letting subject to National Park local occupancy restrictions.

Anvil Cottage lies adjacent to the driveway and has an open plan living room / kitchen and a separate shower room downstairs. The first floor has a twin bedroom and a WC.

Blacksmith's Cottage lies between Anvil and the house and is very similar with an open plan living room / kitchen, plus a separate bathroom downstairs. On the first floor is a double bedroom and a WC cloakroom.

The cottages each have a dedicated parking space and a garden area. They are currently let through Cottages.com and can be sold as a going concern with all contents and forward bookings.

PLANNING PERMISSION - NEW BUILDS

The property has the benefit of an approved planning permission (ref: NYM/2023/0129) for the construction of two new semi-detached dwellings on the allotment garden.

Development of these new properties requires the reconfiguration of the site to combine Blacksmiths Cottage and Anvil Cottage into one dwelling. The development also requires widening of the driveway visibility splays with the neighbouring property.

Copies of the planning decision notice, with more information on the local occupancy restriction, and copies of the plans are available from the selling agents or on the National Park's planning portal.

Local occupancy in this context means a person who has been resident in the National Park for at least the previous three years; or is currently in employment in the National Park; or has an essential need to live close to relative(s) who are currently living in the National Park; or has an essential requirement for substantial support from relatives who are currently living in the National Park; or who are former residents whose case for needing to return to the National Park is accepted by the Authority.

GENERAL REMARKS AND STIPULATIONS

Viewing: Viewings by appointment. All interested parties should discuss any specific issues that might affect their interest, with the agent's office prior to travelling or making an appointment to view this property.

Directions: Hawsker lies around 3 miles to the south-east of Whitby, on the A171 which leads towards Scarborough. On reaching the village, turn left towards Robin Hoods Bay (B1447) and The Old Blacksmith's Arms lies on your right hand side just beyond the Hare & Hounds public house. See also location plans.

Method of Sale: The property is offered for sale as a whole with vacant possession of the house and gardens. The holiday cottages are let through Cottages.com and will be sold with existing contents and bookings.

Services: The property is understood to be connected to mains water, gas and electricity and mains sewerage. The central heating system in the property is gas.

Planning / Local Authority: The property falls within the North York Moors National Park. Tel: .

Tenure: Freehold Post Code: YO22 4LH

Council Tax Banding: House - Band 'C'. Approx. £2,013 payable for 2024/25. The cottages were each band A when last assessed on that basis. North Yorkshire Council. .

Business Rates: The cottages will pay business rates and reliefs of up to 100% could be available. North Yorkshire Council. .



IMPORTANT NOTICE
Richardson and Smith have prepared these particulars in good faith to give a fair overall view of the property based on their inspection and information provided by the vendors. Nothing in these particulars should be deemed to be a statement that the property is in good structural condition or that any services or equipment are in good working order as these have not been tested. Purchasers are advised to seek their own survey and legal advice.