Eaton Lane, Cotebrook, CW6

Comment from Robert Reed of Gascoigne Halman

This unique buying opportunity with paddock, offered with no chain, has been subject to much recent improvement and capital investment. The two most striking and significant changes are a beautifully installed new thatched roof (with works carried out by a leading specialist of considerable repute)

In addition to the this, the vendors submitted and got approved planning permission from Cheshire West and Chester Council 7th November 2025 under reference 25/02033/FUL for the demolition of existing timber barn, refurbishment and extension of the grade II listed Yew Tree Cottage and conversion of existing stone barn and construction of annex. Full details of the application and all relevant information and drawing are available on the CWAC planning portal. The overall aim is that of improving the condition of this heritage asset and enhancing its overall setting whilst also creating a dwelling in line with current day standards.

If ever a property could be described as multifaceted, this is the one! What a terrific opportunity this is, being just five minutes from Tarporley village centre. There is so much on offer here and with the regards to the land, additional enticement is provided by there being no reservation of future development rights or overage.

The principal house is a charming half timbered 17th century period cottage with floorplan showcasing the accommodation as it stands. It is a house where every room is rich in character, stepped in history and has a real charisma.

There is a large garden to the side and rear of the property with ample off-road parking. Positioned to the rear of the garden is a paddock that is ideal for those with a horse, donkey or pony. The whole plot extends to circa 1.59 acre. There is no chain.

For a personal description of the property or to arrange a viewing, please contact myself or a member of the team at the Tarporley office.

Accommodation, Dimensions and Property Information

As detailed on the floorplan and below

Accommodation - With approximate measurements comprises:

Living Room - 4.39m x 4.27m (14'5" x 14")

Kitchen - 4.93m x 2.13m (16'2" x 7'0")

Utility Boot Room - 4.32m x 2.13m (14'2" x 7'0")

Bathroom - 2.34m x 2.01m (7'8" x 6'7")

First Floor -

Bedroom One - 4.88m x 2.79m (16' x 9'2")

Bedroom Two - 3.89m x 2.29m (12'9 x 7'6)

Exterior - Total estimated area – 1.6 acres

Title Number CH342934

Driveway off Eaton Road to cottage gardens, lawn, orchard, and paddock with separate field access onto the road as well.

Additional Buildings - Detached brick and sandstone barn with an adjoining former pig sty, situated close to the cottage. 27.3 x 17.5

Lean to garage 17.2 x 11.9

A small, detached timber framed hay barn.

A more recent small, detached outhouse building used presently as a utility space .7.7 x7.7

Mature gardens with an array of shrubs and trees

Rear lawned garden section and small paddock adjoining.

Grade II Listing (List Entry No. 1215132) - - 25th November 1991 SJ

UTKINTON EATON LANE SJ 56 NE 1184-6/10000 Yew Tree Cottage II

Cottage, late C17 with later alterations, whitened stone and brick, thatched roof. Single storey and attic, 2 bays, flush casements with glazing bars, boarded door in large section square frame. Two corner posts to east gable end and exposed tie beam. The attic windows are in the gables and there is a small window by the chimney in the east gable-end. The west gable and rear (north) walls are of stone, the others of brick. Interior: Two rooms each to ground floor and attic, timbers in the cross wall. Low ceilings, chamfered beams, and exposed ceiling joists in both ground floor rooms. Boarded doors on strap hinges and old tee hinges. Staircase wholly of very narrow winders. Some exposed timbers in attic also exposed purlins and cleft thatch rafters.

Listing NGR: SJ

Location

Located in the rural hamlet of Cotebrook the property is situated in an extremely accessible part of the county being convenient for the popular and well serviced village of Tarporley and within walking distance of both the Shire Horse visitor centre and Alvanley Arms pub / restaurant. The Hollies Farm Shop and Café is just one mile, likewise, Chester City centre is just 12 miles distant offering a more comprehensive range of services with extensive shopping in the renowned 'Chester Rows' complemented by several out of town retail parks including the Outlet Village at Cheshire Oaks.

Tarporley is one of Cheshire's most highly regarded villages that boasts a diverse selection of amenities including a community centre, tennis courts, convenience stores, fashion boutiques, cafes, restaurants, public houses, doctors' surgery, dentists, three Churches and a very extensive bus route. There is also a golf course and private gymnasium / swimming pool on the edge of the village.

The area as a whole has access to glorious countryside and places of significant interest that include ancient castles, boating facilities on nearby canals and the outstanding Sandstone Ridges of Cheshire. Wonderful walks are provided via the Whitegate Way and Sandstone Trail. Without leaving the village, there is walking distance access to beautiful countryside.

Schooling is well provided for locally with a selection of state and private schools nearby including Tarporley High School, The Grange at Hartford, Abbeygate College at Saighton, and The King's & Queen's schools in Chester.

Whilst the area is renowned for its outstanding natural beauty, the house also offers an excellent base for the business traveller. In terms of road links, there are extensive connections to the M56, M6 and M53. The A49, A51 and A55 all link to key to areas of commerce and interest.

With regards to railway services, there are stations at nearby Hartford, Cuddington, Frodsham, and Chester. All operate on either the Chester – Manchester or Liverpool – London lines. Fantastic connections can be enjoyed at Crewe railway station, with the service to London taking just over 90 minutes.

Two international airports can be located within 45 minutes drive – Liverpool John Lennon International Airport and Manchester International Airport.

Directions

From Tarporley village, leave in the direction of Chester then continue to reach the roundabout. At the roundabout take a third exit onto the A49 (Warrington). Proceed up the A49 and the road will move from single to dual carriageway. Continue down Luddington Hill and just before reaching the Shire Horse Centre and Alvanley Arms Pub, take a right turn onto Eaton Lane. The subject property will be found a little distance down the lane on the right hand side clearly marked by a Gascoigne Halman ‘For Sale’ board.

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Tenure / Services / Viewing

TENURE We believe the property is freehold tenure, this will be confirmed as part of the legal process.

SERVICES We understand that mains electricity and water are connected. LPG central heating. Private drainage.

VIEWING Viewing by appointment with the Agents Tarporley office.

WANT TO MOVE BUT NEED TO SELL?

If you are interested in this property but need to sell your own home in Cheshire, South Manchester or the Peak District, Gascoigne Halman can provide a free, no obligation market appraisal and valuation of your own home. We are proud to be the leading estate agent in the area, with a network of twenty three offices - full contact details can be located on our website. Robert Reed is the manager of the Tarporley office.

The Tarporley team consists of Robert, Pamela, Oliver, Sally, Tresa, Sam, Clive, Yvonne and Lydia - we pride ourselves on being not just professional and efficient but also warm and welcoming. If you are in the village and fancy a coffee, do come in and say hello. We are located at 62 High Street, Tarporley, six premises to the left of Tarporley Parish Church. Our building is a landmark in the village, having above the shop front a beautiful illuminated fully working heritage clock.

NOTICE

Gascoigne Halman for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Gascoigne Halman has any authority to make or give any representation or warranty whatever in relation to this property

Parking - Driveway

Dedicated off road parking for several cars.