Moor End Farm, Steep Lane, Sowerby Bridge HX6 1PE

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1 Moor End Farm, Steep Lane, Sowerby Bridge HX6 1PE Price on Application

2 Moor End Farm Steep Lane, Sowerby Bridge HX6 1PE Moor End Farm (c1652) is a splendid conversion of three cottages and a barn, to create a stunning home of exceptional space and character. This beautiful stone built property offers immaculately presented, four bedroomed accommodation plus study with detached double garage, three stables and feed store/workshop and approximately 1 acre of grazing land over three paddocks. There is planning permission passed by Calderdale Council in October 2016 for conversion and extension of the stable block/outbuilding to form a holiday chalet annex. The South facing property is approached via a gravelled driveway with electric gates which leads to a substantial area for parking and its rural location, which has an extensive network of bridleways, offers excellent access to Sowerby Bridge railway station nearby which has direct rail links to Leeds, Bradford and Manchester. The most spacious accommodation allows for flexibility of use and includes three reception rooms with exposed beams, Inglenook fireplaces and stone sills, handmade oak kitchen units with granite working surfaces and a separate utility room, cloakroom WC, four double bedrooms, the master having an ensuite, family bathroom with five piece white suite plus office/gym and a fully insulated/double glazed summer house/office. Moor End Farm generates its own electricity by way of a wind turbine and it has its own private supply of filtered spring water along with oil fired central heating, sealed unit double glazing and septic tank. Only by viewing can the size and quality of accommodation and stunning location of this beautiful family home be appreciated. General Services: Mains electric, PH corrected filtered spring water with UV, soak away septic tank, 6KW Proven wind turbine, oil fuel tank and efficient external oil fired boiler. Local Authority: Calderdale MBC Council Tax: Band F

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4 Accommodation: Ground Floor: Enter the property via a stone built open porch with glazed panels and a timber exterior door into the breakfast kitchen. Breakfast Kitchen 19'4" x 21'11" (5.89m x 6.68m) A superb kitchen fitted with a comprehensive range of bespoke oak wall and base units with wrought iron fittings and concealed lighting and incorporating glazed display cabinets and shelving. There are complementary granite working surfaces with inset ceramic Belfast sink with granite drainer. A centre island with storage cupboards, built-in bin store and shelving, matching granite working surface and an oak canopy above. The exposed stone chimney breast with timber mantel an inset light houses a remote control electric Aga and there are exposed beams to the ceiling, stone mullion windows with stone sills to the front elevation enjoying delightful views over the gardens, paddocks and countryside beyond, a further window with stone sill to the rear elevation, exposed ceiling beams, inset halogen ceiling spotlights, stone flagged floor, steps leading into the dining room and doors giving access to the cloakroom WC and the inner lobby. Cloakroom WC Furnished with a two piece suite comprising central flush WC and wash hand basin. Having a window to the rear elevation, store cupboard, central heating radiator and tiled floor. Inner Vestibule/Lobby Having stone flagged floor, stone mullion window to the front elevation, inset halogen ceiling spotlights, exposed ceiling beams and access into the utility/boot room and the lounge. Utility/Boot Room Having plumbing for an automatic washing machine, wooden creel, tiled floor and plenty of built-in storage. Lounge 18'1" x 17'2" (5.51m x 5.23m) The focal point of this most impressive and beautifully presented reception room is the fireplace with heavy stone mantel and cheeks housing a multi-fuel stove set to a stone hearth. There are stone mullion windows with stone sills and timber lintels to three elevations enjoying far reaching views down the valley, exposed wood flooring, inset halogen spotlights to the ceiling, exposed beams and a central heating radiator with latticed radiator cover. Dining Room 19'5" x 12'6" (5.92m x 3.81m) Another spacious and impressive reception room having feature exposed stone to one wall, stone mullion windows to the front and rear elevations enjoying views over the gardens and beyond, exposed wood flooring, central heating radiator

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6 with latticed radiator cover, inset halogen ceiling spotlights, exposed ceiling beams, a door accessing the sitting room, a staircase rises to the first floor and a timber exterior door gives access to the front of the property via an open porch. A further door gives access to the understairs storage area with Priest hole window and trap door giving access to the cellar. Sitting Room 20'1" x 12'6" (6.12m x 3.81m) This lovely sitting room has a feature stone fireplace with heavy stone mantel and cheeks housing a multi-fuel stove set to a stone hearth. There are stone mullion windows with stone sills to the front and rear elevations enjoying the views, exposed wood floor, inset halogen ceiling spotlights, exposed ceiling beams and central heating radiator with latticed cover. First Floor: Landing Having a timber and wrought iron balustrade, two stone mullion windows to the rear elevation, feature heavy stone lintel, exposed ceiling beams, inset halogen ceiling spotlights, wall lights, loft access point and doors accessing the bedroom accommodation, study and bathroom. Master Bedroom 18'1" x 17'4" (5.51m x 5.28m) max. A most spacious master bedroom being open to eaves height with exposed beams and trusses and having stone mullion windows with stone sills to the front and side elevations enjoying far reaching views over the surrounding countryside, central heating radiator, period cast iron fireplace, wall light points and access into the ensuite. Ensuite Shower Room Furnished with a three piece suite in white comprising a contemporary limestone bowl wash hand basin set to an oak unit, low flush WC and shower cubicle. There is a window with stone sill and timber lintel to the rear elevation, period style central heating radiator/towel heater, inset halogen ceiling spotlights, exposed ceiling beam and Italian marble wall and floor tiles. Bedroom Two 20'6" x 13'1" (6.25m x 3.99m) A very generously proportioned second bedroom being open to eaves height with exposed ceiling beams. There are stone mullion windows with stone sills to the front and rear elevations enjoying the views, central heating radiator, inset halogen ceiling spotlights and feature exposed stone chimney breast. Bedroom Three 13'11" x 11'10" (4.24m x 3.61m) A third bedroom of double proportions having stone mullion windows with stone sills and timber lintel to the front elevation enjoying the open views, central heating radiator, exposed ceiling beams, loft access point and a built-in storage cupboard housing the immersion heater. Bedroom Four 9'11" x 8'4" (3.02m x 2.54m) Having a central heating radiator, mullion window with stone sill and timber lintel to the front elevation enjoying the open views, central heating radiator and exposed ceiling beams. House Bathroom A spacious bathroom furnished with a five piece white suite comprising a claw foot, roll top bath with antique mixer style shower attachment, bidet, pedestal wash hand basin, low flush WC and larger shower cubicle with fixed rainwater shower head and hand held shower attachment. There are stone mullion windows to the front elevation, tiled flooring, period style central heating radiator/towel heater and further period central heating radiator and exposed ceiling beams. Study/Office Having a loft access point and a central heating radiator. Outside: The property is approached via an intercom electric timber gate and gravelled driveway with attractive circular raised flower bed. The driveway extends to form a substantial parking area. To the front of the property are beautifully maintained landscaped lawned gardens with mature planted borders, fruit trees, stone troughs, dry stone walling, raised decked patio with timber and rope balustrade, pebbled pathways, well stocked fish pond and Summer house. There is a double garage with electrically operated roller shutter door, power and lighting. A further timber gate gives access to the adjoining three stall stable block and feed store/workshop. There is a separate enclosed horse shelter and approximately an acre of grazing land split into three paddocks at the front, side and rear of the property. The gardens offer spectacular open views over surrounding countryside and are South facing. Summer House This delightful and substantial Summer house is 100% insulated and has power and lighting with separate fuse box, hard wood double glazed windows to the front elevation, a timber and glazed exterior door, beamed ceiling, laminate flooring and a decked veranda with external lighting looking towards the main house and views beyond. Stable Block The stable block is separated into three stalls and a large feed store/workshop with power and lighting and houses the wind turbine controls and the spring water filtration system. There is planning permission passed by Calderdale Council in October 2016 for conversion and extension of the stable block/outbuilding to form a holiday chalet annex to farm. For more information visit and see planning number: 16/00986/CON.

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8 23-25 George Street Halifax HX1 1HA 102 Commercial Street Brighouse HD6 1AQ Wharf Street Sowerby Bridge HX6 2AE 20 New Road Hebden Bridge HX7 8EF 213 Halifax Road, Huddersfield, HD3 3RG T: E: T: E: T: E: T: E: T: E: These particulars are for guidance only and do not constitute any part of a contract. No person within the company has the authority to make or give any representation or warranty in respect of the property. All measurements are approximate and for illustrative purposes only. None of the services and fittings or equipment have been tested. These particulars whilst believed to be accurate should not be relied on as statements of fact, and purchasers must satisfy themselves by inspection or otherwise as to their accuracy. Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract.