Higher Commons Lane (Lot1), Balderstone, Blackburn, BB2

Holmes Farm has an enviable setting with private access from Higher Commons Lane, Mellor Brook in close proximity to the A59 Preston Skipton trunk road, motorway network, train and bus stations. Preston City and the market towns of Clitheroe and Longridge are within easy reach for busy high streets, supermarkets, excellent education facilities, hospitals, medical centres, restaurants, recreation grounds and walks along the River Ribble.

The Property is offered for sale in three lots or any combination by informal tender with a three bedroom detached farmhouse in 0.90 acre garden / orchard setting as Lot 1, stonebuilt roadside barn in 0.30 acre plot with planning permission for conversion to two attached dwellings as Lot 2 and a productive meadow extending to 8.27 acres or thereabouts as Lot 3.

Method of Sale

The property is offered for sale in three lots or any combination of lots by informal tender with offers in accordance with the tender form provided to be submitted to the office of the selling agents on or before midday Wednesday 9th September 2026

Lot 1

House in 0.90 acre garden / orchard setting (edged red on the plan).

The house is detached and constructed of stone walls under dual pitch slate rooves. The living accomodation is as follows.

Front Entrance Hall

19' 0" x 4' 0" (5.79m x 1.22m) solid wood entrance door with overhead window, fitted carpet, wall radiator, centre ceiling light, closet 6' 9" x 3' 0" and stairway to the first floor.

Lounge

15' 0" x 13' 10" (4.57m x 4.22m) with fitted carpet, front window and gable window with undersill radiator, black gas fire inset to green tiling with green tile hearth and polished mahogny surround with mantle and centre ceiling light.

Living Room

15' 10" x 15' 0" (4.83m x 4.57m) with fitted carpet, gable window, rear window, wall radiator, suncrest electric fire with mahogny effect surround in front of an old tiled fireplace, built in cupboard with drawers under and centre ceiling light.

Rear Hall

10' 0" x 3' 9" (3.05m x 1.14m) with red asphalt floor, centre ceiling light, pantry 6' 9" x 3' 9" (2.06m x 1.14m) with lino floor covering and door to basement cellar.

Rear Entrance Porch

6' 3" x 5' 6" (1.91m x 1.68m) with red asphalt floor, solid wood entrance door and centre ceiling light.

Kitchen

16' 9" x 12' 0" (5.11m x 3.66m) with red asphalt floor, old kitchen range in tiled surround and hearth, rear window and gable window with undersill stainless steel double drainer sink unit, gas four ring cooker and oven, plumbing for clothes washer, built in cupboard and centre ceiling light.

Basement Cellar

with flight of seven stone steps leading down to two rooms with stone flagged floors, wall radiator and cente ceiling lights, room one 8' 10" x 7' 2" (2.69m x 2.18m) with fornt window and room two 10' 6" x 6' 10" (3.20m x 2.08m) with gable window.

.

A return stairway with fitted carpet leads to a first floor central landing 10' 0" x 8' 0" with fitted carpet, wall radiator, centre ceiling light and entrances to three bedrooms and the bathroom.

Front Bedroom One

19' 6" x 14' 0" (5.94m x 4.27m) with fitted carpet, gable window, two front windows, wall raditor and centr ceiling light.

Rear Bedroom Two

15' 10" x 15' 0" (4.83m x 4.57m) with wood laminate floor, cast iron fire place, gable window, rear window, wall radiator and centre ceiling light.

Rear Bedroom Three

16' 8" x 12' 1" (5.08m x 3.68m) with step up entrance onto a fitted carpet, cast iron fireplace, rear window, wall radiator and centre ceiling light.

Shower Room

10' 0" x 8' 0" (3.05m x 2.44m) with fitted carpet, rear window, wall radiator, glass panel shower closet with overhead shower fitting, pedestal wash basin, toilet, airing cupboard with Ideal Logic gas combination boiler and cold water header tank and centre ceiling light.

Services

Mains water, electricity and gas. New sewage treatment facility. Gas central heating and domestic hot water. Upvc double glazed windows throughout.

Outside

Garden with front lawn and herbaceous borders.

Planning Permission

If Holmes Farm is sold in separate lots obligations will be imposed on Lot 1 in respect of rebuilding the garden stone wall in accordance with the Ribble Valley Borough Council planning permission 3/2025/0580 dated 18th February 2026 and creating a new entrance drive for the farmhouse.