Mossley Hall Farm, Byrom Lane, Lowton, WA3

An exciting opportunity to acquire a small holding on the outskirts of Lowton, close to Pennington Flash. The site briefly comprises a substantial farmhouse, dating back to 1882, several buildings and 40.52 acres of Grade 3 agricultural land. Requiring modernisation throughout, the property could provide a fantastic redevelopment opportunity subject to the relevant permissions. It is considered that the property will appeal to those with development, agricultural, lifestyle or equestrian interests, or potentially purchasers with a variety of such interests.

Description
The site is approx. 40.52 acres in total. With a four bedroom detached farmhouse, several agricultural buildings housing loose boxes, former manege and 40.52 acres of agricultural land, all edged red on the plan at the rear of these particulars.

The property affords a superior position with views overlooking Pennington Flash Nature Reserve. Sitting in an already fantastic size plot, there is also the potential to purchase additional land which lies adjacent to the water's edge.

The Farmhouse briefly comprises the following accommodation; Kitchen, three reception rooms and downstairs shower room, four double bedrooms and family bathroom. To the outside there is a large yard area with gardens to the front, side and rear of the property.

Farmhouse

Ground Floor

Kitchen (4.60m x 4.22m)
With a range of wall and base units and inset sink and drainer and oven. With space for fridge freezer, plumbing for washing machine, radiator, one double glazed window and door leading to side porch.

Shower Room (2.70m x 1.80m)
A three-piece suite comprising wash hand basin, WC, and shower, with storage cupboard, window and radiator.

Lounge (4.6m x 4.3m)
A family sized lounge with one double glazed window and one single glazed window.

Main Living Room (5.7m x 4.6m)
Well-proportioned, double aspect living room, with radiator and two windows.

Dining Room (4.9m x 3.6m)
The dining room has storage shelves, radiator, one single glazed window and one double glazed window.

Hallway
Understairs storage cupboard

First Floor

Landing
Loft access hatch and access to all first-floor rooms

Bedroom 1 (5.7m x 4.6m max)
The bedroom has a range of fitted robes and overbed storage, with one single glazed window and
one double glazed window.

Services
The property has the benefit of a gas boiler served by LPG, mains electric, mains water and a septic tank.
No warranty given in respect of services.

Tenure
The property is offered freehold, with vacant possession on completion. Purchasers should make their own enquiries and assume that the plot will require all the relevant service connections.

Planning
The Wigan Local Plan (adopted September 2013) designates the subject property as: Green Belt (Policy GB1). It is considered the property may have potential for further redevelopment, subject to obtaining any necessary planning consents.

Rights of Way, Easements & Wayleaves
The property is sold with the benefit of, and subject to all existing rights of way, covenants, easements and wayleaves.

Overage
The property is offered for sale subject to an overage agreement. The purchasers shall be liable to pay the vendors a sum equivalent to 50% of any uplift in value occurring as a result of any change
from the current use of the property; farmhouse, agricultural barns, manege/livery yard (non-commercial) and grazing. The overage will triggered by a planning permission for any change of use and will remain in place for a period of 50 years from the date of completion.


Bedroom 2 (4.6m x 4.2m)
The second bedroom has exposed floorboards, a double-glazed window and radiator.

Family Bathroom (2.7m x 1.8m)
The main bathroom has a three-piece suite comprising wash hand basin, WC, bath (shower over), storage cupboard and a single glazed window.

Bedroom 3 (4.6m x 4.2m)
The third bedroom has radiator and two double glazed windows.

Bedroom 4 (4.9m x 3.7m)
The fourth bedroom has radiator with one single glazed window and one double glazed window.

Gardens/Yard Area
To the front side and rear there are gardens mostly laid to lawn with well-established shrubs and trees, with chicken coop, shed, one small brick-built building and timber clad lean to, to main building. Former manege which is fenced and gated.

Buildings
Steel portal framed general purpose building, fully clad with mono pitch lean to (2748sqft).
Brick barn (Approx 706.7sqft) with tin roof and walls
Lean-to with stable (Approx 362.2sqft), with tin roof
Land
The land extends to 40.52 acres of grassland which can be accessed off Byrom Lane. The land is shown as being Grade 3 on the Agricultural Land Classification Map.