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Price Guide: £750,000

HOWDEN GRANGE FARM, HOLDEN LANE
BD20 0LS

HOWDEN GRANGE FARM
HOLDEN LANE
SILSDEN
BD20 0LS

Guide Price : £750,000

An increasingly rare opportunity to purchase a well equipped small holding situated in a convenient location on the scenic rural outskirts of Silsden with easy access to the local towns of Skipton, Ilkley and Keighley and good road and rail links to the major business centres of West Yorkshire.

Of interest to a variety of buyers, Howden Grange Farm comprises a superbly appointed four bedroom barn conversion with scope to create further accommodation in the attached barn, a substantial range of former livestock and storage buildings capable of being put to a variety of uses together with some 32.22 acres (13.06 hectares) of sound land within a ring fence conveniently divided into 10 paddocks with recently established hedgerows and other conservation features.

LOCATION
Howden Grange Farm is situated in open countryside on the south-west outskirts of Silsden, approximately one mile from the town centre and ideally placed for access to local services and amenities. The farm lies within a small group of properties which have evolved from the original Howden Park Farm.

DIRECTIONS
From the Silsden Steeton roundabout on the Aire Valley Trunk Road, follow the road into Silsden town centre and take the first right turn onto Howden Road after passing over the Leeds Liverpool Canal. Proceed to the end of Howden Road and bear right onto Holden Lane, passing the electricity sub-station and golf course on your left hand side. You will find the entrance to Howden Grange Farm on the right hand side after approximately one kilometre. Proceed along the farm track ignoring the right hand fork and you will find Howden Grange Farmhouse on your right hand side. A For Sale board has been erected to aid identification.

THE FARM HOUSE
Constructed of coursed stone under a stone slate roof, the farmhouse comprises a barn converted by the Vendors in 2000 and, as such, has the benefit of all modern amenities. The existing residential element contains some 190 square metres (2030 square feet) GIA of accommodation over two floors laid out as follows:

Ground Floor:
Galleried entrance hall with stairs to first floor and cloak cupboard.
Living room (7.38m x 4.21m) with French doors leading to rear garden and feature stone fireplace with display niches

On the first floor:

Barn loft with temporary staircase from the ground floor (8.46m x 5.34m)

Services
The property benefits from timber double glazing units and oil fired central heating throughout. The property is connected to mains electricity, borehole water supply and drainage to a septic tank which was newly installed by the Vendors at the time of conversion and has ample capacity for any extended residential accommodation.
Outside

The property has a delightful lawned garden to the rear with panoramic views up the Aire Valley. To the front is a fully enclosed flagged area with raised beds. There is off-road parking for three vehicles to the side. There is a further lean-to wood store (4.02m x 2.98m) under fibre reinforced cement roof.

Kitchen (3.81m x 2.98m) a fully fitted kitchen with modern base and wall units with integrated oven and separate hob.
Utility Room (2.98m x 2.02m) with fitted base units, plumbing for automatic washing machine and back door off.
Downstairs WC and wash hand basin with cloaks storage.
Dining Room (3.90m x 3.90m) with views over back garden.

First Floor:
Galleried landing with separate storage cupboard.
Master Bedroom (4.81m x 4.21m) (maximum) with en-suite shower room and picture window over back garden.
Bedroom 2 (4.37m x 3.00m) Double bedroom to the rear.
Bedroom 3 (3.90m x 3.11m) Double bedroom to front.
Bedroom 4 (4.02m x 2.48m) Double bedroom to front.
House bathroom (3.79m x 3.80m) with modern three piece suite and separate cylinder cupboard.

ADJOINING BARN

As can be seen from the floor plan included with these particulars, the adjoining barn provides scope to create additional residential accommodation and is currently laid out as:

On the ground floor:

Office (4.22m x 3.66m).
Garden store (4.80m x 4.21m)
Internal passageway providing independent access to the rear garden.

BUILDINGS
Set around a concrete yard the extensive range of buildings at Howden Grange Farm were originally constructed for livestock housing but could lend themselves to a variety of uses. They briefly comprise:

Workshop/General Store (60’ x 30’) with double timber doors and partial mezzanine with workshop below and separate pedestrian access door.
Lean-to store (60’ x 26’)
Livestock Building (60’ x 45’) fully enclosed steel portal frame building with concrete floor.
Lean-to covered yard (45’ x 18’6”)
Timber portal frame livestock housing (60’ x 45’) including side lean-to.

Lean-to loose housing (45’ x 21’)
Steel frame lambing shed (45’ x 36’)
Mono-pitch sheep house (37’ x 21’)
Mono-pitch timber store (36’ x 9’)
Former silage clamp enclosed by concrete block walls.
Stone built store (27’ x 18’) with lean-to car port to the rear
Lean-to former dairy (17’ x 14’)
Stone/timber clad general store (approx 24’ x 12’)
Block built lean-to store (approx 12’ x 12’)

THE LAND
The land comprising Howden Grange Farm lies within a ring fence and runs from approximately 375’ to 525’ above sea level with a gentle westerly aspect. The land is bounded by traditional dry stone walls in a good condition and has been further sub-divided by the Vendors with the establishment of new Hawthorn hedges resulting in ten useful sized paddocks with independent means of access and water supply.
The land is more particularly described in the schedule below:

O.S. Sheet No. Field No Hectares Acres
SE0544 5885 0.31 0.76
SE0544 6772 1.37 3.38
SE0544 6978 0.90 2.22
SE0544 6982 0.81 2.00
SE0544 6987 1.14 2.81
SE0544 6999 2.63 6.49
SE0544 7091 1.03 2.54
SE0545 5214 0.67 1.65
SE0545 5909 1.55 3.83
SE0545 7412 2.65 6.54

13.06 32.22

SINGLE PAYMENT SCHEME
All of the land has been registered with the Rural Payments Agency under the Single Payment Scheme. The Vendor will make available the SPS entitlements with a 2009 unit value of €263.54. The Vendor reserves the right to retain all proceeds from the Single Payment Scheme in the 2010 scheme year.

SERVICES
The farm benefits from a borehole water supply which is located within one of the livestock buildings and is shared with the owner of Howden Park Farm, who retains ownership of same.

In the event that part or all of the land is sold separately from the farmhouse then existing supply rights will be reserved subject to sub-meters being installed.

COUNCIL TAX

Enquiries of the Valuation Office Agency reveal that the property is listed as Band “F” for Council Tax purposes.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property is sold subject to all pre-existing rights held by third parties. There are two overhead electricity lines crossing the land which we understand are secured by way of an Annual Wayleave. The track running through the yard at Howden Grange Farm is subject to a right of way in favour of other users as is the section of Meadow Lane running to point A on the plan.
In common with other users, the property benefits from a general right of way over the route shown brown on the plan. There is a specific right reserved to the property for access to the farm buildings over the route shown green on the plan.

METHOD OF SALE
Howden Grange Farm is for sale by private treaty as a whole or in any combination of lots. Cash offers are invited for the whole or any part of the property. All offers must be made via the Selling Agents.

VIEWING AND ENQUIRIES
The property may be viewed strictly by prior appointment with the Agents. All other enquiries concerning the sale should be directed to Adam Winthrop or Chris Windle on 01756 692900.

SOLICITORS
Susan Weedon & Company
32 Kirkgate
Silsden
Keighley
BD20 0AL
Tel: 01535 658488
Fax: 01535 658288

• View Slideshow

Energy Performance Certificate

Farm House Floor Plan

Location / Land Map Plan

LOCATION MAP FOR BD20 0LS

These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The particulars should be independently verified by prospective buyers or tenants. Neither Windle Beech Winthrop nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
GENERAL: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
SERVICES: Please note that we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
PLANNING PERMISSION: We have not verified any planning permission and you and your professional adviser must satisfy yourselves of any planning permissions or building regulations. Any comments about planning and development are for general guidance only and your professional adviser must advise you. We cannot give any warranty about development potential.

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