Paddock Farm and Gardens LOT ONE, Upper Hulme, Leek
£800,000
FIVE BEDROOM FARMHOUSE
Property ID: 33076665
PADDOCK FARM & ROACHES TEA ROOMS COMPRISING A LARGE FIVE BEDROOM FARMHOUSE AND THRIVING TEA ROOM BUSINESS UNPRECEDENTED VIEWS.
Paddock Farm is a four/five bedroom farmhouse together with the popular Roaches Tea Rooms included, 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.
Second Floor Landing
The landing has exposed beams.
Meaurements
All measurements given are approximate and are 'maximum' measurements.
Tenure and Possession
The property is held freehold and vacant possession will be given upon completion.
Services
We believe the property is connected to mains services.
Viewings
By prior arrangement through Graham Watkins & Co.
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.
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.
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.
Dining 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.
French Oak 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
PADDOCK FARM
Accommodation Comprises:
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.
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