Paddock Farm and Roaches Tea Rooms, Upper Hulme, Leek
£1,250,000
FIVE BEDROOM FARMHOUSE
Property ID: 32765871
PADDOCK FARM & ROACHES TEA ROOMS COMPRISING A LARGE FIVE BEDROOM FARMHOUSE, THIRVING TEA ROOM BUSINESS, TWO HOLIDAY LETS AND OUTBUILDINGS WITH UNPRECEDENTED VIEWS.
Paddock Farm is a four/five bedroom farmhouse together with two well equipped and substantial Holiday Cottages, Outbuildings including car port, double garage/workshop, separate toilet block, popular Roaches Tea Rooms, outdoor seating and car park. The main farmhouse offers good sized family accommodation set over three floors with lawned gardens adjacent to the lane, parking and views over the countryside and beyond. The Roaches Tea Rooms has a delightful conservatory constructed in hand carved French Oak benefiting from far reaching views over Tittesworth Reservoir, and seats approximately 40-60 with additional outdoor seating.
AN IDEAL BUSINESS OPPORTUNITY OR POTENTIAL FOR MULTI GENERATIONAL PURPOSES OR LARGE FAMILIES.
Boiler Room
Accessed via under cover car port.
En-suite 1.69 x 1.40 (5'6" x 4'7")
Enclosed shower cubicle, low flush W.C, wash hand basin and fully tiled walls.
First Floor Landing
Bedroom One - The Coach House 3.16 x 2.88 (10'4" x 9'5")
Featuring exposed A frame, low level fitted wardrobes, balustrade over long living area, double radiator, pedestal wash hand basin and built in airing cupboard.
Bathroom - The Coach House 2.68 x 1.41 (8'9" x 4'7")
Bath with shower over, pedestal wash hand basin, low flush W.C , part stone wall, single radiator and windows to rear aspect.
Bedroom Three - The Coach House 3.18 x 3.09 (10'5" x 10'1" )
Good sized double bedroom with window to front and side aspects, stone walls to part, wash hand basin, single radiator and built in wardrobe.
THE SMITHY
Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Smithy 5.49 x 3.28 (18'0" x 10'9")
Partly exposed stone walls, stable door to front aspect, window to side aspect, double radiators, exposed beams and a range of base cupboards and drawers, built in electric oven with hob above, sink unit and part tiled floor.
Snug Area - The Smithy
Staircase to the first floor, single radiator, and two radiators.
Bedroom Three - The Smithy 1.99m x 3.23m (6'6" x 10'7")
Having a skylight window and radiator.
First Floor Landing
Single radiator, built in airing cupboard, exposed beams and loft access.
Bedroom One - The Smithy 3.47 x 3.45 (11'4" x 11'3")
Good sized double with part stone walls, windows to rear and side aspects and single radiator.
Bedroom Two - The Smithy 3.59 x 2.15 (11'9" x 7'0")
Featuring stone walls to part, windows to the front aspect and single radiator.
Bathroom - The Smithy 1.89 x 1.66 (6'2" x 5'5")
Bath with shower fitment, low level W.C, pedestal wash hand basin and single radiator.
Bedroom Two - The Coach House 3.22 x 2.78 (10'6" x 9'1" )
Window to side aspect, single radiator, built in storage.
STONE OUTBUILDINGS
Consisting of an under cover car port 4.15 x 3.63
Store Room. 3.61 x 2.63
Staff lavatory and utility room - with low level W.C, pedestal wash hand basin, plumbing for a washing machine and tumble dryer extractor.
Garage/Workshop 9.49 x 5.86 (31'1" x 19'2")
Concrete floor, lighting and power connected, loft storage and steps to loft room.
Loft Room 5.41 x 4.10 (17'8" x 13'5")
Lighting and power connected. Hot water boiler for the Tea Rooms toilets.
Loft Room and Mezzanine over Garage
Measuring 2.33 x 3.67 and 3.77 x 5.64 - including lighting.
Outside Store Room 3.05 x 2.59 (10'0" x 8'5")
Concrete floor, lighting and power connected.
Accessible Toilets 1.99 x 1.82 (6'6" x 5'11")
WC, wash hand basin and tiled floor.
Tea Room Toilets
With entrance hall
Gents
3.0 x 3. 00 - pedestal wash hand basin, separate WC, urinal, tiled floor.
Ladies
4.10 x 1.50 - pedestal wash hand basin, separate WC, baby changing area and tiled floor.
OUTSIDE
Parking for numerous vehicles with gated access to a private field. Large patio area for Tea Rooms. Double gated access with pedestrian gate leading to Paddock Farm and Tea Rooms Gardens to the rear laid to lawns. The site is enclosed by dry stone walling.
Viewings
By prior arrangement through Graham Watkins & Co.
Saervices
We believe the property is connected to mains services.
Tenure and Possession
The property is held freehold and vacant possession will be given upon completion.
Meaurements
All measurements given are approximate and are 'maximum' measurements.
Second Floor Landing
The landing has exposed beams.
Directions
From Leek, proceed along the Buxton Road through Blackshaw Moor and continue up the hill taking the first turning left signposted Upper Hulme. Follow this road bearing left into Roach Road and continue for approximately half a mile, where Paddock Farm and The Tea Rooms are situated on the left hand side identifiable by our For Sale board.
Accommodation Comprises:
PADDOCK FARM
Entrance Porch/Utility 3.11 x 2.45 (10'2" x 8'0")
Base cupboards with work surfaces over, fitted coat hooks, floor mounted Mistral oil boiler, secondary glazed window to front aspect, door access to patio area, stable door to side and tiled floor.
Breakfast Kitchen 5.53 x 3.53 (18'1" x 11'6")
Range of units base cupboards and drawers, inset one and a half sink unit with mixer tap, plumbing for a washing machine and dishwasher, inglenook fireplace including Watson range cooker, antique radiator, tiled floor, secondary glazed windows to three aspects and good sized under-stair pantry off.
Living Room 5.51 x 4.12 (18'0" x 13'6" )
Secondary glazed windows to front and rear aspects, with stone fireplace including a stove, double radiator, partly exposed stone wall and two secured doors to the Tea Rooms.
First Floor Landing
Exposed ceiling beams, two antique radiators, two secondary glazed windows to rear aspect, staircase to second floor, office area, skylight window, staircase down to the Tea Rooms and integrated under stair and eaves storage.
Master Bedroom 4.07 x 3.23 (13'4" x 10'7")
Good sized double bedroom with secondary glazed windows to front aspect, double radiator, exposed ceiling beams.
En-suite/Dressing Room 3.01 x 2.62 (9'10" x 8'7" )
Low level W.C, pedestal wash hand basin, two skylight windows, single radiator and exposed beams.
Bedroom Two 4.15 x 3.19 (13'7" x 10'5")
Another good sized double bedroom with secondary glazed window to front aspect, double radiator and benefitting from built in wardrobe incorporating hot water tank.
Bedroom Three 4.72 x 2.75 (15'5" x 9'0")
Double bedroom with secondary glazed window to side aspect, double radiator, exposed beams, under eaves storage and loft access.
Bathroom 2.93 x 2.54 (9'7" x 8'3")
Heritage Suite comprising a double sized air bath, enclosed shower cubicle including mixer shower fitments, pedestal wash hand basin, bidet, low flush W.C. Part tiled walls, secondary glazed frosted window to side aspect, wooden floor and heated towel rail.
Situation
Paddock Farm is situated in the spectacular Peak District National Park and commands far reaching views over Tittesworth Reservoir, The Roaches and surrounding countryside. The property lies between the popular market towns of Leek and Buxton and has good road network links for ease.
Bedroom Four 4.09 x 4.07 (13'5" x 13'4")
Another good sized double with skylight windows to both front and rear aspects, exposed beams, under eaves store, double radiator, and offering open plan to bedroom five.
Bedroom Five 3.52m x 3.66m (11'6" x 12'0")
Bedroom Five offers another good sized double room with a range of uses being open plan to Bedroom Four, with skylight window to front aspect, exposed beams and multiple under eaves storage. This leads into the en-suite.
En-Suite 2.46m x 1.37m (8'0" x 4'5")
The en-suite has an enclosed shower cubicle, pedestal wash hand basin, low flush W.C, part tiled walls, radiator and window to the side aspect.
TEA ROOMS
Commercial Kitchen 5.56 x 2.94 (18'2" x 9'7" )
Windows to side and rear aspects, two skylight windows, stainless steel double sink unit, light and power connected with commercial extraction system.
Conservatory 7.69 x 5.04 (25'2" x 16'6")
A fantastic room looking into the Valley with fantastic view the conservatory offers approximately seating for 50, with windows to three aspects, double doors to front and side aspect, exposed A frames, under floor heating to featured flooring, partly exposed stone work.
Tea Room 5.86 x 5.00 (19'2" x 16'4")
Large picture window to front aspect, with exposed beams and entrance door to front. There is a counter with spacious under counter storage.
Rear Store Room 4.48 x 2.19 (14'8" x 7'2")
Two secondary glazed windows to rear aspect, plumbing for a washing machine and tiled floor.
Porch 3.33m x 2.86m (10'11" x 9'4")
External door to side aspect and stone flooring, single radiator, secondary glazed frosted window to rear aspect and a secure door to living room.
HOLIDAY COTTAGES
COACH HOUSE
Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Coach House 5.80 x 5.57 (19'0" x 18'3")
With external door and staircase leading to first floor living and dining area. A lovely picture window to front aspect, tiled floor, two double radiators and exposed beams, along with a
quirky mezzanine bedroom.
The kitchen area has base cupboards and drawers, built in electric oven with electric hob over and stainless steel sink unit. With partly exposed stone wall and window to side aspect and tiled floor.
Property Brochure
Energy Performance
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