Old Farm, Mankinholes, Todmorden, West Yorkshire, OL14

Historic farm with enormous potential in the Calder Valley.

Description

SUMMARY
Old Farm is situated to the east of Todmorden, elevated above the Calder Valley in the attractive and sought-after hamlet of Mankinholes. The property comprises a traditional grassland farm extending to approximately 106.07 acres, together with historic farmhouse, adjoining cottage and extensive range of traditional and modern agricultural buildings with conversion potential. The farmland is arranged across various parcels ranging from meadow to amenity woodland surrounding Mankinholes. Old Farm offers a traditional farm holding with character for those with an agricultural or equine interest, or a purchaser could focus on residential development of the farm steading (subject to consents).

OLD FARM
Old Farm is accessed directly from the public road north of the hamlet of Mankinholes. The farm comprises a substantial historic farmhouse with adjoining cottage and extensive range of traditional and modern farm buildings. The land equates to approximately 98.41 acres of grassland parcels divided into 7 blocks in addition to two modest woodlands of 2.93 acres and 4.01 acres respectively, all surrounding the farmstead which sits roughly centrally.

OLD FARMHOUSE
Old farmhouse and adjoining cottage are both Grade II listed and date back to the 16th century. The farmhouse is a charming traditional stone building with stone slate roof and mullioned windows. The property requires a full programme of renovation works but as the listing suggests, period features throughout add to its appeal.

The accommodation comprises a south facing entrance with porch and lobby, spacious sitting room with substantial inglenook fireplace leading to dining kitchen with AGA and doors to the east and west of the property. An additional room, formerly used as the “dairy / egg room” leads off from the kitchen and could be reconfigured perhaps as an additional reception room or study. The first floor comprises two generous sized double bedrooms, a third smaller double bedroom and family bathroom. The largest bedroom benefits from a walk-in storage room/closet, which could be repurposed for an ensuite shower room (subject to consents). The property includes a substantial cellar and extends to almost 2,000 sq ft, with gas fired central heating.

Old Farm cottage, also Grade II Listed, adjoins the farmhouse and is of stone construction with stone slate roof. The cottage also has mullioned windows and benefits from separate access points to both front and rear, together with porch at the southern entrance. The property has been renovated and in its current format provides comfortable ancillary accommodation to the main house. The ground floor includes open plan dining and living room leading to kitchen currently fitted with gas cooker.

FARM BUILDINGS
Immediately south of the farmhouse is a stone-built garage with fibre cement roof currently used for machine storage. The building benefits from direct access from the farm drive so has potential to continue to serve as a garage or workshop but could be redeveloped subject to consents.

East of the farmhouse is a range of traditional and modern farm buildings. These comprise a linear range of stone-built barns of single and double height formerly used as dairy, milking parlour and general store/livestock housing, lying adjacent to hard standing and yard area. Of particular note, is a substantial double height stone building beneath slate roof with an adjoining extension constructed of timber columns supporting steel roof trusses and fibre cement roof with railway sleeper walls and corrugated steel cladding.

There are three further modern buildings, two adjoining, with steel portal frames, Yorkshire boarding and fibre cement roofs. Each building includes livestock cubicles/pens. There is a Malgar steel ring slurry store situated at the western end of the farm buildings.

The traditional buildings present an obvious opportunity for a residential barn conversion or extension of existing accommodation (subject to necessary consents), however would require the removal of some of the more modern farm buildings around it to create the curtilage for a dwelling. Planning consent for an extensive redevelopment was previously sought and refused; a smaller scheme may have more likelihood of success.

LAND
The land extends to about 106.07 acres in total and is available as a whole or 5 lots, as reflected in the sale plan. The land comprises grazing and mowing land, two amenity woodlands and some bank sides and scrub areas.

The land is relatively fragmented but mostly surrounds the hamlet of Mankinholes, generally benefitting from good road frontage to the public highway and various tracks. For the most part the land is generally level, overall rising to the south where the land meets moorland.




Acreage: 106.07 Acres

Additional Info

RIGHTS OF WAY, EASEMENTS & WAYLEAVES - The property is sold subject to and with the benefit of all wayleaves, easements and rights of way whether public or private whether mentioned or not. Three public footpaths cross Lot 3 running north to south along the two western blocks of woodland, and a third crossing the southern boundary along the public highway. Local electricity lines cross the land.

SERVICES - Mains gas and electricity, shared private water supply (operated with a village co-operative ownership structure) and private drainage. The private drainage system is unlikely to comply with the current regulations and will require replacement by the purchaser with a new treatment plant.

SUBSIDIES & GRANTS - The land is registered on the Rural Land Registry; the former tenant has claimed and will retain the Basic Payment (BPS) and any subsequent payments based on previous entitlements and historical claims. The land is entered into a Higher-Level Stewardship Scheme, which we will endeavour to divide and transfer to the purchaser(s).

SPORTING RIGHTS - The sporting rights are included in the sale, in so far as they are owned.

MINERAL RIGHTS - The mineral rights are included in the sale in so far as they are owned.

SALE CONDITIONS - The property is sold free of any sale restrictions or overages for development.

LOCAL AUTHORITY - Calderdale Metropolitan Borough Council
ENERGY PERFORMANCE CERTIFICATE- Old Farm – Band F, Old Farm Cottage – Band D.

COUNCIL TAX - House and cottage are listed as a single entry Band F.

DESIGNATIONS - The property is Grade II Listed. UID: 1229737. The majority of the ownership falls within Lumbutts and Mankinholes Conservation Area. We understand there are Tree Preservation Orders in Ingham Wood which forms part of Lot 3.

TENURE - The freehold of the property is offered for sale, subject to a short-term Farm Business Tenancy over the land and buildings. Vacant possession will be available on completion.

VAT - We are not aware of an option to tax being taken.

METHOD OF SALE- Old Farm is offered for sale by private treaty as a whole or in five lots, offers for part may be considered. All prospective purchasers are encouraged to register their interest with Savills.

NEAREST POSTCODE - OL14 6HR

WHAT3WORDSLot 1 - ///finer.remodel.strict Lot 2 - ///deprive.florists.grab Lot 3 - ///interrupt.warrior.action Lot 4 - ///volunteered.midfield.booklets Lot 5 - /// scrub.guards.landings

ACCESS - Lots 1, 2, 3 and 4 have direct frontage to the public highway, Mankinholes Bank. Lot 3 benefits from a right of way over Long Shaw Lane access track adjoining Mankinholes Bank. Lot 5 benefits from both access from Mankinholes Village and an additional right of way over the Top Brink public house car park.

VIEWING- Strictly by appointment with the sole selling agents Savills.

HEALTH & SAFETY- Given the potential hazards around the farm buildings and land, we ask viewers to be as vigilant as possible when inspecting the properties for their own personal safety.