Hallstones Green Farm, Broad Lane, Todmorden, Calderdale

A truly unique 10-acre lifestyle farm with lake, Stoodley Pike views, extensive outbuildings, equestrian facilities, income potential and multi-generational living possibilities.

Calder Valley Homes are proud to present Hall Stones Green Farm, an exceptionally rare rural property occupying approximately 10 acres, in a private and elevated position on the edge of Todmorden.

This is far more than a farmhouse with land. Hall Stones Green Farm is a complete countryside lifestyle opportunity, offering a characterful farmhouse and converted attached barn, extensive grazing land, a private lake with views towards Stoodley Pike, substantial workshops, stabling, field shelters, growing areas, private water infrastructure, guest accommodation potential and significant future flexibility.

Properties of this nature are rarely available, and even more rarely with this level of infrastructure already in place.

Property Overview

Hall Stones Green Farm comprises the original stone farm cottage together with an attached converted stone barn, now forming one complete dwelling. The property sits within approximately 10 acres, arranged as pasture, paddocks, shelter belt, mature planting, wildlife areas, drainage features and productive growing space.

The current owners have spent years carefully restoring and improving the land after a long period of limited management. The result is a highly usable and thoughtfully arranged rural holding, suitable for those seeking equestrian use, smallholding potential, self-sufficiency, multi-generational living, lifestyle income potential or simply an outstanding private countryside home.

One of the standout features is the property’s substantial private lake, complete with central island, duck houses and views towards Stoodley Pike. This creates a setting and lifestyle that no ordinary rural property can replicate.

Key Features
-Approximately 10 acres
-Original stone farm cottage with attached converted barn
-Flexible accommodation with multi-generational living potential
-Previous planning permission granted for a double-storey entrance connection
-House centrally positioned within the plot, away from the road and immediate neighbours
-Private lake with central island and views towards Stoodley Pike
-Substantial 60 ft x 20 ft wooden barn
-Large 40 ft x 20 ft workshop with WC and sink
-Refurbished stone stable block with two stables and store room
-Three field shelters
-Borehole and filtration system installed in 2022
-Water certified up to public specification
-Backup potential to original spring water supply
-Septic tank installed in 2022
-10 interconnecting grazing areas
-Extensive fencing and galvanised steel gates
-Three external vehicle access gates, including direct access to a bridle path
-Around 6,000 hedging saplings planted
-Greenhouse area, raised beds and fruit trees
-Excellent parking and turning space
-Existing guest accommodation opportunity
-Strong lifestyle and income-generating potential, subject to consents

The House

The main residence is formed from the original stone farm cottage and the attached converted stone barn, which together create one complete dwelling.

The property offers flexible accommodation and excellent potential for buyers looking for a home that can adapt to changing family needs. The layout is particularly well suited to those considering multi-generational living, with the cottage and barn arrangement providing the basis for connected yet flexible living space.

Previous planning permission has been gained for the front entrance to be rebuilt as a double-storey section, further connecting the cottage and barn and creating the opportunity for improved flow and enhanced multi-generational use. Architect drawings are available for viewing.

The house benefits from a 300-litre hot water tank, suitable for use with oil, gas or electric, and installed to modern insulation standards. The oil-fired boiler is in working order and was fitted by the previous owners in 2012. A newly installed consumer unit is also in place and is certifiable to current requirements.

Private Central Plot Position

One of the key advantages of Hall Stones Green Farm is the position of the house itself. The property is centrally located within the overall plot, set well away from the road and immediate neighbouring homes.

This gives the house a real sense of privacy, separation and tranquillity, while still allowing convenient access to Todmorden and surrounding amenities. Unlike many rural properties where the house sits close to the roadside or neighbouring land, Hall Stones Green Farm enjoys a more protected and private setting within its own acreage.

Multi-Generational Living Potential

Hall Stones Green Farm is ideally suited to buyers looking for flexibility.

The combination of the original cottage and converted attached barn provides a rare opportunity to create accommodation that works for extended families, older relatives, grown-up children or those wanting separate yet connected living areas.

The previous planning permission for the double-storey entrance connection further strengthens this potential, allowing the property to be adapted into a more cohesive multi-generational home while retaining the charm and individuality of the original buildings.

For families seeking space, privacy and long-term flexibility, this is a very special opportunity.

Lifestyle and Income-Generating Potential

Hall Stones Green Farm is not just a home; it is a lifestyle property with genuine potential.

Subject to any necessary permissions and consents, the property may appeal to buyers considering equestrian use, animal livery, smallholding activities, rural workshops, growing and produce, wellness or retreat-style uses, holiday accommodation, glamping, educational smallholding experiences or other lifestyle-led ventures.

The existing infrastructure gives a buyer a significant head start. The land has already been divided, fenced and drained. The outbuildings, stabling, workshop, water systems, field shelters, parking and growing areas are already in place.

For the right buyer, this property could support not only a way of living, but also an income-generating rural lifestyle.

Land and Grounds

The property extends to approximately 10 acres, arranged as a mixture of grass pasture, paddocks, mature shelter belt, wildlife corridors and managed drainage areas.

The paddocks and fields have been designed to provide 10 interconnecting grazing areas, allowing flexible stock rotation. These can be opened up or closed off as required, making the land highly practical for livestock, horses or smallholding use.

The entire 10-acre perimeter fencing is less than eight years old. New paddock stock fencing and galvanised steel gates have been installed between 2019 and 2024, with double fencing in some areas to protect approximately 6,000 hedging saplings. These have been planted to support wildlife, provide shelter, create wildlife corridors and help slow the flow of water towards the town.

The current owners have also reinstated streams, ponds and overflow drainage routes, with additional field drainage installed to improve the usability and management of the land.

The Lake

One of the most remarkable features of Hall Stones Green Farm is its private lake, enjoying views towards Stoodley Pike.

Measuring approximately 120 ft x 60 ft, the lake includes a central island with two duck houses. It is fed by the private spring overflow, helping to keep the water moving and clear. The current owners regularly swim in the lake, which is clean and deep enough for use.

This is not simply a pond or water feature. It is a major lifestyle asset and a beautiful focal point within the land.

Very few properties can offer this combination of acreage, privacy, water, wildlife, views and usability. The lake gives Hall Stones Green Farm a sense of place and individuality that is almost impossible to replicate.

Access and Equestrian Connectivity

The property benefits from three external vehicle access gates, two of which lead directly onto the highway, with a further access gate leading directly onto the bridle path.

This is a significant advantage for equestrian buyers, offering convenient access to the wider network of local bridleways and riding routes in the area. Combined with the grazing land, field shelters, stable block, water infrastructure and paddock layout, this makes Hall Stones Green Farm particularly well suited to horse owners and rural lifestyle buyers.

Water, Drainage and Services

A major benefit of Hall Stones Green Farm is the quality and extent of the infrastructure already installed.

A borehole and filtration system was installed in October 2022, with the water certified up to public specification, not merely for personal use.

The filtration system is housed in a purpose-built insulated water shed, measuring approximately 9’8” x 6’5”, complete with electric socket, its own consumer unit and green roof over Firestone rubber covering.

Should there ever be an issue with the borehole, the filtration system can be switched to the original spring supply. Groundwork has already been completed up to the rear of the house using 32mm pipework.

A new septic tank was installed in 2022 for up to 12 people and to current regulations. It will be serviced prior to sale. All pipes to the tank have been replaced, with drain grids installed to allow access if required.

French-style drains with perforated pipes have been installed around approximately three-quarters of the house, with drainage directed either towards the lake or away from the property.

Outbuildings and Workshops

Hall Stones Green Farm offers an exceptional range of outbuildings, ideal for buyers requiring storage, workshop space, machinery access, animal housing, hobby space or business use, subject to any necessary consents.

Wooden Barn

A substantial wooden barn measuring approximately 60 ft x 20 ft, constructed in 2019 on a new concrete pad.

Features include:

-Vehicle access door
-Stable-style door
-Drainage to the lake
-IBC pumped water system, which can also be switched to spring water
-Separate clean and dirty water drainage
-Own consumer unit, certifiable to current requirements
-Cat 6 cabling for Wi-Fi cameras
-Lighting and power sockets
-Workshop

A large wooden workshop measuring approximately 40 ft x 20 ft, constructed in 2019 on a new concrete pad.

Features include:

-Vehicle access door
-Pedestrian access door
-Own consumer unit, certifiable to current requirements
-Over 12 double plug sockets
-Cat 6 cabling for Wi-Fi
-Enclosed toilet and sink plumbed to the septic tank
-Outside tap
-Alarmed doors

This is an excellent facility for hobbies, storage, practical work, rural business use or lifestyle purposes, subject to any necessary permissions.

Stable Block

The original stone stable block has been refurbished and now provides two dry stables and a storage room.

The building benefits from a new roof installed in 2020, stable doors, re-rendering, concrete hardstanding from 2019 and a steel corrugated roof extending over the hardstanding.

All areas have Cat 6 cabling, plugs and lighting.

Approximate measurements:

-Store Room: 9’6” x 6’7”
-Stable 1: 14’9” x 9’
-Stable 2: 13’ x 9’
-Field Shelters

There are three field shelters, each positioned with its back to the prevailing wind to provide effective dry shelter.

-Field Shelter: 26 ft x 13 ft, with overhang over flag stones
-Field Shelter: 26 ft x 13 ft, with overhang over flag stones
-Field Shelter: 13 ft x 13 ft, with overhang over flag stones

All field shelters are laid with commercial AstroTurf flooring, providing easy drainage and straightforward cleaning.

Greenhouse and Growing Area

The greenhouse area has been carefully created for productive use and would appeal to buyers interested in growing, self-sufficiency or smallholding living.

Includes:

-Greenhouse 1: 20 ft x 10 ft, on new concrete pad
-Greenhouse 2: 10 ft x 8 ft, on concrete ring
-Potting Shed: 11’9” x 8’4”
-12 raised beds
-Various fruit trees
-Stone Shelter

There is a small stone shelter measuring approximately 8 ft x 4’6”, containing the electric pump for the septic tank, a water tap and double outdoor plug.

Access, Parking and Boundaries

The driveway has been improved with drainage installed along its route. Parking spaces have been excavated and walled to provide a clear turning circle for vehicles, including vehicles with trailers.

There is parking for over a dozen vehicles.

Dry stone walls have been reinstated and added from the gated entrance up to the house, enhancing the approach and adding to the property’s rural character.

Summer House

A wooden summer house measuring approximately 10 ft x 8 ft has been re-roofed and overclad, creating a useful dry storage space or a pleasant place to enjoy the setting.

Existing Guest Accommodation Opportunity

The grounds also include converted container accommodation, currently used by the owners as short-stay guest accommodation and separately assessed for council tax.

Arranged to sleep up to eight guests, with access to a hot tub and outdoor kitchen area, this provides a further lifestyle and potential income-generating opportunity for the right buyer.

With the property’s 10-acre setting, private lake, views towards Stoodley Pike, excellent parking, privacy and strong rural-tourism appeal, this area adds another dimension to the overall offering.

This accommodation does not have planning permission, and will be removed at the owners’ expense should a buyer require it.

Fixtures, fittings, hot tub equipment, outdoor kitchen items and associated contents may be available by separate negotiation.

Location

Hall Stones Green Farm occupies a private rural position on Broad Lane, Todmorden.

Todmorden is one of the Calder Valley’s most distinctive and characterful towns, surrounded by dramatic countryside, walking routes, open moorland and Pennine scenery. The area is popular with buyers looking for space, community, independent businesses and access to both countryside and major northern towns and cities.

Despite its private rural setting, Hall Stones Green Farm is conveniently positioned for local amenities. The property is approximately one mile from a 24-hour garage with associated amenities, around half a mile from Todmorden Golf Club, and the local Colden Primary School bus route passes the main gate.

Todmorden itself offers a wide range of independent shops, cafes, markets, schools, leisure facilities and rail links towards Manchester, Leeds, Halifax and Hebden Bridge.

The views towards Stoodley Pike further connect the property to one of the area’s most recognisable landmarks.

Footpath Note

There is a seldom-used public footpath through part of the property. Further details can be provided during viewings and as part of the normal conveyancing process.

Our View

Calder Valley Homes considers this to be one of the most distinctive rural properties to come to the market in the Todmorden area.

The combination of approximately 10 acres, a characterful home, converted attached barn, private lake, Stoodley Pike views, stabling, workshops, borehole, drainage improvements, paddock infrastructure, guest accommodation opportunity and lifestyle potential makes this a genuinely rare opportunity.

This is a property that must be viewed to be fully appreciated. It is ideal for buyers looking for privacy, land, equestrian use, multi-generational living, self-sufficiency, income-generating potential or a complete rural lifestyle.

Early viewing is strongly recommended.