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Harwood Edge Farm House (Lot 1)

Wilpshire Road, Rishton, Lancashire, England, BB1 4AH



  • Private Estate with superb eq. facilities, outbuildings, considerable commercial appeal; set within approx 28acres
  • Available as a whole or in 3 Lots. 5 Bed Farmhouse, 3/4 Bed Barn Conversion, 1 Bed Annexe.
  • Range of Outbuildings & Equestrian facilities; currently run as DIY Livery Yard.Up to 20 Stables (scope for more)
  • Floodlit Manege (50m x 20m), covered Monarch 4 Horse Walker. Exp. PP for Indoor School.
  • Range of Ag.Buildings, Small Animal Centre, Horticultural Buildings, Greenhouse & Polytunnels, vegetable gardens.
  • In all about 28 acres, gently sloping pastureland, P & R fenced, multiple Field Shelters, cross country ride.
  • Formerly run as BHS approved Riding School + Therapy Centre for Disabled & Disadvantaged.
  • Tremendous scope for a range of commercial activities or private use (sub. to PP)
  • 3.50 Acres
  • 5 Bedrooms
  • 1 Bath/Shower rooms
  • Stabling
  • Paddock / Land
  • Tack Room
  • Barn
  • Horsebox Parking
  • Garage

Location Map



*Lot Options & Asking Price:* *Lot 1*: Harwood Edge Farmhouse, Gardens, 2 Box Stable Block & approx. 3.5 acres (edged red on Sale Plan) – *Asking Price: £499,950.* *Lot 2*: Lords House Barn (4 Bed + 1 Bed Annexe), Equestrian facilities, Outbuildings, large car park & approx.17.6 acres (edged blue on Sale Plan) – *Asking Price: £650,000.* *Lot 3*: 6.5 acres of pastureland (edged green on Sale Plan) – *Asking Price: £50,000*. *Lot 4*: Harwood Edge Farm as a whole – *Asking Price: £1,199,950.* *Description* Harwood Edge Farm originally dates circa 1767 and now comprises an attractive and unique private estate with considerable scope for a range of private or commercial activity subject relevant planning consents. The property is being offered for sale with flexibility encompassing its broad appeal. Harwood Edge Farm includes a well appointed character stone built farmhouse, adjoining stone barn conversion recently re-built providing a 3 / 4 accommodation, plus a self contained 1 Bedroom Annexe. There are excellent equestrian facilities including a former British Horse Society approved riding school with up to 20 Stables (scope for further), Tack & Feed Rooms, Yard office, Toilets, Wash Bay, a floodlit Manege (50m x 20m), expired planning consent for an Indoor School (50m x 25m), covered Monarch 4 Horse Walker & a cross country course across the land. There is a range of out buildings suitable for housing livestock and ancillary storage with further scope and opportunity for a vast range of other rural activities and/or business use subject to relevant planning consents. The property is currently run as a DIY livery yard providing useful income; however, it has previously been run as a specialist centre for disadvantaged and disabled children and adults providing equine, animal and horticultural therapy and education. The pastureland forms a ring fence around the property & outbuildings totalling approximately 28acres. The fields are post and rail fenced, all having double field shelters served with hard standing access tracks. The farm is situated in a private rural & elevated position with far reaching views across open countryside to Great Harwood and Rishton, yet is within easy access to the motorway network via M65 junction 7 and surrounding towns and villages. *Lot 1 Harwood Edge Farmhouse, Gardens, 2 Box Stable Block & approx. 3.5 acres (edged red on Sale Plan) – Asking Price: £499,950.* *Harwood Edge Farmhouse* A character traditional farmhouse built of stone walls with accommodation extending over three floors, private gardens, orchard and stables to the rear. The farmhouse has a separate private access driveway and wrought iron fence providing privacy from the adjoining barn conversion and yard areas. *Accommodation*: Ground Floor *Dining Kitchen* - A spacious character farmhouse dining kitchen with a two oven oil fired ‘Aga’ and feature bread oven within brick inglenook surround, part exposed stone walls, Spanish teracotta floor with stone flagged hearth by the Aga. Dining area. Twin Belfast sinks. Plumbed for dishwasher and American fridge. Exposed beams and boarded ceiling *Lounge* – Inglenook fireplace with stone fire surround, stone flagged hearth with inset Clearview multi-fuel burner, spice cupboard. Exposed beams and boarded ceiling. External glazed door to front. *Inner Hallway* - Stone salting table with original cupboards *Conservatory* - Large uPVC double glazed conservatory, Italian tiled flooring, 2 French doors & sliding door to rear garden / patio. *Utility Room* - Belfast sink with drainer, glazed tile floor, wall mounted storage cupboard, exposed beam and boarded ceiling. Plumbed for automatic washing machine. Recently installed, “A” rated, oil fired boiler. *WC* - Heritage suite comprising high level flush Victorian style w.c. and wash hand basin, feature stone wall shelving. Exposed beam and boarded ceiling, tile floor. *First Floor* Landing - With stairs to second floor *Master Bedroom* Double bedroom with adjoining dressing room suitable for conversion to include en-suite. Dual aspect windows, feature window seat, exposed beam ceiling Dressing Room with fitted hanging rails, housing pressurised hot water tank *Bedroom 2* - Feature window with window seat, former fireplace feature *Bedroom 3* - Double bedroom with free standing Victorian style vanity unit including inset wash hand basin, rear views over surrounding countryside. *Family Bathroom* - Bathroom suite by Heritage comprising feature roll top cast iron bath with recessed taps and shower attachment, low flush w.c, bidet, wash hand basin, walk-in shower cubicle with Triton wall mounted electric shower unit. *Second Floor* *Bedroom 4 / Study* - Vaulted ceiling, exposed beams Velux rooflight. Through to: *Bedroom 5* - Double bedroom with Velux rooflight, vaulted ceiling, exposed beams, feature Victorian sink. *Externally* There is ample car parking to the front of the farmhouse, accessed via a private separate driveway. Lawned gardens & vegetable patch. There is an adjoining orchard and paddock set in approximately 2 acres (0.80 ha) with an enclosed 2 Box timber stable block plus tack / feed room, also providing access to the paddock to the rear. *Lot 2*: Lords House Barn (4 Bed + 1 Bed Annexe), Equestrian facilities, Outbuildings, large car park & approx.17.6 acres (edged blue on Sale Plan) – Asking Price: £650,000. A Traditional Barn Conversion extending to 2,430 sq ft (226 sq m) gross internal floor area over two floors providing flexible modern accommodation. It can be utilised as a 3 / 4 Bed house with a self contained 1 bed first floor annexe or for educational / office use in connection with the equine yard and outbuildings. Accommodation in brief comprises at Ground Floor level, an Entrance Hall with feature glazed barn entrance door, spacious Lounge / Reception Room with feature stone walls, newly fitted Kitchen with Range cooker & Bosch dishwasher, Office, disabled WC. Furthermore there is a large Tack Room / Store / Yard Laundry Room with double handmade barn doors. The First Floor is accessed via a wide stair case (space for chair lift) to the landing with access to 3 / 4 bedrooms (one could be used as a Lounge if utilised as a flat), 1 Bathroom, a further fitted Kitchen. The vendors report the flooring & joist arrangement has been configured to enable a potential Loft conversion & there is an A rated firebird oil boiler. *One Bed Annexe* A self contained modern apartment with separate outside stone stairs access, the accommodation in brief comprises an open plan Lounge / Kitchen, with Bedroom & Bathroom. *Equestrian Facilities* There are an extensive range of equestrian facilities & outbuildings available. The property is currently run as a DIY livery yard providing useful income; however, it has previously been run as a specialist centre for disadvantaged and disabled children and adults providing equine, animal and horticultural therapy and education. There is tremendous scope for a range of alternative uses subject to relevant planning consents: *Summary of Equestrian Features:* • Stable Block - The principle stable block comprises 11 block built loose boxes (including 2 foaling boxes) within an enclosed & gated concrete yard. • Feed Store, Covered Wash Bay, Yard Office, • further 6 pony boxes (10’x10’). • Covered Monarch 4 Horse Walker, with rubber block paving. • Floodlit Manege 50m X 20m, silica sand and rubber surface, post & rail perimeter fenced. • Former Planning Permission for a 50m x 25m Indoor School. • Timber framed Farmplus Agricultural Building (30’ x 45’) - with monopitch, two front enclosed sections, a side store area & concrete gated yard pens to rear with 3 young stock pens / stables. • A concrete enclosed Midden. • Steel mounting ramp. *Outbuildings* Small Animal Centre (50’ x 15’ plus 32’ x 15’) Previously housed 6 animal pens. Adjoining lecture room, grooming room, toilet block & shower, enclosed courtyard. Ideal as a kennels, grooming parlour or educational facility. Adjoining garage stores with roller shutter access door, divided into 3 separate units to include feed room and joinery workshop *Timber Storage Building* (47’ x 15’) With outside enclosures, formerly used for housing and viewing reptiles. Menagerie Timber frame and wire net menagerie pens for housing birds of prey etc *Horticultural Buildings* A well developed area devoted to growing vegetables, plants and shrubs with tarmac walkways and growing tunnels, raised growing beds and hardening out areas. The filter reed bed private drainage system is located in this area. 2 Polytunnels (1st is 12m x 4m, 2nd 8m x 8m) in situ without polythene coverings. Greenhouse (4m x 3.5m) Timber Potting shed (6m x 4m) Timber Cabin (12m x 5m) Summerhouse Parking A tarmac floodlit car park with approximately 35 parking spaces including disabled, horsebox & cycle parking. Pathway leading to main yard and reception. *Land* Approximately 17.6 acres of gently sloping pastureland is being offered with Lot 2. All fields are served and accessed by hard standing riding tracks, have Field Shelters within & water. There is a small Cross Country Course across the land. *Lot 3*: 6.5 acres of pastureland (edged red on Sale Plan) – Asking Price: £50,000. A block of pastureland measuring approximately 6.5 acres, to the right hand side (south) of the driveway as you enter the property. Split into 5 paddocks with Field Shelters & water. There is a small pond & a small coppiced area. *Services* Mains water and electricity/ Private drainage via water treatment plant including reed bed filtration system. Oil fired central heating system. Hardwood double glazing to farmhouse and barn conversion. *Local Authority* Hyndburn borough council *Directions* From the east on the M65 motorway Junction 7 take the 1st exit onto Dunkenhalgh Way. Turn left at the traffic lights passing the Dunkenhalgh Hotel on your left. Continue along the A678 (Hermitage Street which becomes High Street), then turn right at the traffic lights in Rishton onto Harwood Road (B6535), over the canal then turn left into Wilpshire Road. The private driveway to Harwood Edge Farm is located on the right immediately down the side of Close Nook Cottage. Drive down the length of the tarmac driveway to a large car park at the end. From the west on the M65 motorway Junc.6 at the roundabout take the 3rd exit (A678) Rishton, continue along Blackburn Road and then turn left immediately past the church onto Harwood Road (B6535), follow directions as above. *Agents Notes*: 1. There is scope to purchase Lot 1 & apply to rent Lots 2 & /or 3. 2. There is scope to incorporate the whole residential accommodation into one large residence.
Viewing: Strictly by prior appointment with the sole agents Jackson Equestrian on 01928740555.

JACKSON PROPERTY for themselves and the vendors of the property, whose agents they are, give notice that these particulars, although believed to be correct, do not constitute any part of an offer of contract, that all statements contained in these particulars as to this property are made without responsibility and are not to be relied upon as statements or representations of fact and that they do not make or give any representation or warranty whatsoever in relation to this property. An intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The agent has not tested any apparatus, equipment, fixture, fittings or services and so cannot verify that they are in working order, or fit for their purpose, neither has the agent checked legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their solicitor or surveyor.