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" This substantial former farmhouse sits in a secluded location within private mature gardens. Access is via a private lane to Great Burlees Farm opening onto an off-road parking area. Period features have been retained during the modernisation to create an impressive and practical family home. This fine country family home displays a wealth of character within a highly unusual layout and has been featured in the Guardian. Being within walking distance of the ever popular small market town of Hebden Bridge it provides a great range of independent shopping, unusual social outlets, a cinema and theatre along with Transpennine rail routes to Leeds, Manchester, Preston and beyond. Access to open countryside starts from the doorstep whether it‘s a five minute walk up on to the moors or down to the nearby canal towpath both offer picturesque routes to walk, run or cycle.&quote;



Hallway    Entering the property through a traditional battened timber farmhouse door, the stone flagged entrance hall provides access to the living areas as well as to the separate home office. This is a generously sized extension with it‘s own external door works well as a home office or gym.

Dining Room 7.13 x 4.25. This room is the first of the open plan reception rooms, an impressive inglenook fireplace with installed multi-fuel stove illustrates perfectly the retention of historic features showing how the farmhouse would have originally been used.

LoungeFamily Room 5.82 x 4.98. On entrance to this gorgeous room you‘re immediately drawn to a flood of natural light from the south facing double height king mullion windows and views onto the valley and hills beyond. Picture rails and an immense stone fireplace add style into what, despite being generously proportioned, is a welcoming family space sure to be the centre of the home.

Kitchen 3.47 x 2.89. The vaulted stone ceiling of the kitchen combined with the locally made Drew Forsyth fitted units perfectly illustrates the marriage of original features with the needs of a modern family. With the kitchen opening directly off the dining reception room, there is ample provision for a large family dining table and for formal entertaining.

Utility Room 3.47 x 1.51. A sizable vaulted stone pantry utility leading off the kitchen, likely once used as a cold store, provides practical storage space along with the ability to have a full complement of appliances out of sight.

CloakroomWC    Downstairs bathroom has beamed ceiling and stripped wooden flooring.

Bedroom 1 5.50 x 3.17. A hallway joins the three good sized bedrooms while also having practical fitted storage, a vanity table area and bookcase. With a double height ceiling, full length oak beams and Velux rooflight the Master Bedroom is stand-out yet cosy with practical under eaves storage and ample space for wardrobes.

Bedroom 2Home Office 4.82 x 3.50. This bedroom has it‘s own external door so works well as a home office or gym, with its own access staircase off the main hallway and exterior door from a dedicated stone flagged patio area, to create a division meaning this could double perfectly as a home office and would give a great balance between home life and work.

Bedroom 3 3.48 x 3.18. This double bedroom equally has it‘s own pleasing original characteristics as well as enjoying views onto the moors. This bedroom includes an integrated wardrobe

Bedroom 4 3.45 x 2.51. Bedroom 4 mirrors bedroom 3 boasting the same gorgeous views onto the moors.

Bathroom 3.72 x 1.96. The main family bathroom is another unexpected delight, half wood panelled with a luxurious sunken bath directly below a Velux roof light giving expansive views of the sky. A separate electric power shower cubicle retains practicality.

Gardens & Garden Room    The private garden wrapped around the rear of the property edged with a traditional dry stone wall creates a sense of privacy and provides safe outside space for children and pets. With a substantial alpine planted rockery, bridged stream, tiered lawns and carefully planted beds the garden has a lot to offer without requiring extensive up-keep. Several paved patio and seating areas provide for a range of uses. A large recently constructed, glass fronted Garden Room makes the most of the panoramic views and southerly aspect offering an alternate option for a home office or maybe a Yoga studio.
Private Parking Space for threefour vehicles, leads via wooden gate and illuminated flagged path to the property.

Agency Notes    Freehold
Council Band E
EPC- NA
Grade II* Listed
Off Road Parking


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IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

HBR2203415 "