Netherthong Road, Meltham, Holmfirth, HD9

An outstanding opportunity to purchase this 4 bedroom detached farmhouse with adjoining barn in a picturesque location, set within approximately 16 acres of grounds. This a rare combination of a well presented family home offering huge further potential subject to the necessary consents being obtained.

About Meal Hill Farm
A traditional farmhouse which occupies a pleasant setting down its own private driveway surrounded by approximately 16 acres of private grounds in a ringfence with no public footpaths running through. The farm was purchased by our clients in 1961 and has clearly been enjoyed as a family home throughout the years. It now offers the potential for new owners to take on the property and put their own stamp on things.

The farmhouse is of traditional stone-built construction under a stone slate pitched roof with a 2 storey extension to the side. At the other side of the house is a large 2 storey barn with lean-to sections at the side and rear, offering great scope for conversion, or to be used for other purposes depending on the client’s needs.

It features a day to day entrance hall with access to the coal store, utility / WC and breakfast kitchen. A step down leads to the more formal entrance hall where there is a central entrance door, access to the dining room and a staircase to the first floor. A further door leads to the main lounge, which in turn has double doors with steps leading down to an additional lounge at a lower level – this being converted from part of the original barn.

Upstairs, there is a pleasant landing area with a broad window enjoying the views to the rear. The principal bedroom is of a good size and features a range of fitted furniture and an en-suite shower room. There is a further double bedroom, 2 good sized single bedrooms and a house bathroom.

The adjacent barn offers significant potential to enlarge the accommodation or indeed create a separate dwelling or annex if required – this would require planning permission which has not been applied for. A stone-built lean-to adjoins the side of the building and accommodates 2 stables whilst a
more recent block and timber building is attached to the rear of the barn.

The farm is accessed via a driveway through an area of woodland (owned by a neighbouring property) to the boundary which is defined by a stream. A bridge across the stream then leads to the private lane up to the house. There is ample parking in front of the house and an open fronted double garage located opposite the barn. At the rear of the house is a pleasant, enclosed garden with lawn, greenhouse and wooden shed – this enjoys a fabulous open aspect over the adjoining farmland which surrounds the buildings on all sides.

It is served by spring water and connected to mains gas and electricity. Drainage is to a septic tank located in the fields at the rear of the building.

Accommodation

GROUND FLOOR

Entrance Porch

An open porch with door leading into the entrance hall.

Entrance Hall

A spacious hall with quarry tiled floor and built in storage cupboards and a central heating radiator.

Coal Store

With coal chute from the outside wall.

WC / Utility

With stainless steel sink unit, low flush wc, plumbing for washing machine, obscure glazed window to the side and quarry tiled floor.

Breakfast Kitchen

Fitted with a good range of base units and wall cupboards with laminated worksurfaces, integrated double oven, 5 ring gas hob, stainless steel sink with mixer tap, freestanding dishwasher, integrated fridge and freezer. There are windows to the side and rear, quarry tiling to the floor and a central heating radiator.

Formal Entrance

With uPVC entrance door and windows to either side, built in corner cupboard, central heating radiator and stairs to the first floor.

Dining Room

With window to the rear enjoying the views, feature fireplace with timber lintel, recessed cupboard under the stairs and central heating radiator.

Lounge

With windows to the front and rear enjoying the views, feature stone chimney breast with open fire and wooden lintel, 2 central heating radiators and glazed double doors leading down to the lower lounge.

Lower Lounge

A second living room with windows to the front and rear, window seat to the front, feature stone chimney breast with living flame effect gas fire, wooden flooring, 2 central heating radiators.

FIRST FLOOR

Landing

A spacious landing area with windows to the rear enjoying the views and central heating radiator.

Bedroom 1

A large double bedroom with windows to the front and rear, central heating radiator and a good range of fitted furniture which includes wardrobes, drawers and a dressing table.

En- Suite

With low flush wc, pedestal washbasin, shower enclosure, partly tiled walls, obscure glazed window to the rear and heated towel rail.

Bedroom 2

A double bedroom with windows to the front, recessed sliding door wardrobe, central heating radiators.

Bedroom 3

A small double / large single bedroom with window to the rear and central heating radiator.

Bedroom 4

With window to the front and central heating radiator.

Bathroom

With low flush wc, pedestal washbasin, bath, fitted airing cupboard, obscure glazed window to the rear, fully tiled walls and heated towel rail.

BUILDINGS

Attached Barn

A stone-built barn attached to the side of the farmhouse with double doors to the front and rear elevations. Note that the ground floor is smaller, on account of the second lounge being taken out of the original footprint. On the lower level there are also doors to the front and rear, sink unit and water point. The upper level features hay loft and mezzanine storage areas.

Stables

Adjoining the side of the barn. Currently housing 2 loose box stables. There is an additional storage area above, with window to the front measuring 18’1” x 9’4” to the angled ceiling.

Rear Extension

An extension to the rear of the barn of blockwork construction with wooden upper section and single pitch roof over. A gate leads out to the fields at the rear.

Garage

An open fronted garage of stone and brick-built construction beneath a single pitch roof.

OUTSIDE

From the access lane through adjoining woodland, there is a bridge over the stream which provides a private access up the tree lined lane to the house. There is a generous yard / parking area in front of the house.

Gardens

At the rear and sides of the farmhouse are pleasant, enclosed gardens with lawns, trees, borders, wooden garden shed and a greenhouse.

Land

The land surrounds the buildings on all sides and amounts to approximately 16 acres.

Additional Information

The property is Freehold; Energy rating 58 (Band D); Council tax band F. Our online checks show that Fibre to the Cabinet (FTTC) broadband is available, and mobile coverage is predicted to be good outdoors and variable in-home with a range of suppliers.

Vieiwng

Strictly by appointment with Wm Sykes & Son.

Location

From the centre of Meltham head out of the village on Holmfirth Road. Turn right onto Netherthong Road and immediately right onto the lane through the small woodland to the bridge over the stream which provides access to this property.