Bage Mill, Lulham, HR2

Bage Mill extends to a three-bedroom detached dwelling, a fascinating Grade II listed Cruck Barn which is possibly from the 15th Century with later extensions, including circa 3 acres of gardens, grounds and a paddock. The property is highly unique in nature and offers an abundance of potential.

The house has all the fundamentals of a spacious home with good room sizes and layout, it is in need of renovation and modernisation but will no doubt become a superb family home. The Cruck Barn is fabulous, dating back to the 15th century it benefits from planning permission to convert the barn and adjoining outbuildings to an outstanding four bed dwelling offering
an abundance of accommodation and living space. The historic features of the barn are truly remarkable and highly unique for the area, the conversion will inevitably be outstanding. Along with the house and barn there is circa 3 acres of grounds including woodland, streams and the site of the former water mill. Adjoining the property is a further paddock extending to 2.27 acres of grassland available by separate negotiation.

Rear Porch: Stone floor, with UPVC double glazed windows to side and rear of property, leading to kitchen and reception room.

Kitchen with Reception: Electric cooker, base units with stainless steel double draining sink, window to side of property, large radiator,
open to reception room with double aspect with windows to front and side, generous proportions, with storage cupboard.

Second Reception Room: Window to side of property, stone fireplace, and original front door. Front Porch

Front Porch: UPVC windows to front and sides of property, leading into second reception room.

Sitting Room: Fireplace, and window to side of property.

UPSTAIRS:

Landing: Useful airy space.

Bedroom 1: Double bedroom with window to side of property.

Bedroom 2: Double bedroom with window to rear of property.

Bedroom 3: Double bedroom with window to side of property.

Bathroom: Bath, WC, pedestal wash hand basin.

OUTSIDE:

Outbuildings: The property has a range of small outbuildings including a brick and tile workshop/potting shed, outside WC, a garage which is split over three sections and a block agricultural building. The garage and block building have been included in the planning for conversion of the main Cruck Barn.

Gardens & Grounds: The property benefits from circa 3 acres of grounds including woodland, streams and grassy areas.

Land: Available by separate negotiation, there is a 2.27 acre grass paddock adjoining the property, this is gently sloping and south facing.

PROPOSED ACCOMMODATION - CRUCK BARN: The proposed conversion of the Cruck Barn extends to 4 double bedrooms including two ensuite bedrooms on the ground floor. A feature entrance lobby, leading to a formal dining area, an open-plan kitchen diner with separate pantry, with an adjoining snug, and a separate formal living room form the remaining accommodation on the ground floor. On the first floor there are two further ensuite bathrooms, one having its own stair case, the main space of the first floor will be void over the feature dining room to maximise the glorious character features.

PLANNING PERMISSION: The Local Planning Authority is Herefordshire Council. Planning Consent and Listed Building Consent were granted on Wednesday 27th September 2023, a copy of the Decision Notice is available
from the Agent. The application that has been approved is detailed below:

P231972/F - Proposed residential conversion of existing dilapidated cruck frame barn and its associated outbuildings into four-bed dwelling.



P231973/L - LISTED BUILDING CONSENT: Please see the proposed scheme drawings for further information. Parties may wish to discuss the scheme with Koda Architects who have developed the scheme.

GRADE 2 LISTING: The Grade 2 listing from English Heritage reads as “Barn. Possibly C15 with later extensions. Timber-frame with weatherboards, corrugated iron and stone slate roof. Four bays aligned roughly north/south. East elevation has weatherboarded lean-to with three entries, one to left and two, juxtaposed, to right of centre. West elevation has full-height wagon entry to threshing floor in second bay from left. Interior has bays defined by crucks with
collars and cruck spurs; second truss from south end has tie- beam; wall-frames are of heavy scantling with square panels between cill and wall-plate. Bage Mill Farmhouse is not included in this list.”

ACCESS: The property has two entrances from the roadside, including an existing gateway to the east side of the house, and there is a further gateway situated between the barn and the house.

SERVICES: The house has mains electricity, oil central
heating, septic tank drainage but does not
currently have a mains water supply. The
property to date has always been served
from a natural spring located in the property
boundary which has never failed to the
knowledge of the vendors. Buyers are to
make their own enquiries with Welsh Water
about the viability of a mains connection.

TENURE: Freehold with vacant possession upon completion of sale.