For Sale3 Bedroom House in Lodge Lane, Dutton, Nr Warrington, WA4£500,000

A rare opportunity to acquire an attractive period farmhouse in need of complete refurbishment together with outbuildings & land occupying a delightful tranquil setting on the banks of the River Weaver. ACCOMMODATION - Hallway - Sitting Room - Dining Room - Garden Room - Kitchen with Breakfast Area - 3 Double Bedrooms - Shower Room OUTSIDE - Attached Outhouse with Utility, W.C. & Store - Detached Garage - Gardens - Former Orchard - Paddock Land - In all about 8.03 acres (3.24 hectares) DISTANCES NORTHWICH 3 MILES WARRINGTON 8 MILES KNUTSFORD 9 MILES CHESTER 23 MILES MANCHESTER 23 MILES LIVERPOOL 25 MILES DESCRIPTION Island Farm occupies an enviable and extremely picturesque setting situated on the north bank of the River Weaver. It is located at the end of a no-through lane standing in a very tranquil position surrounded by open fields and woodland. Aside from the adjoining barn conversion created from a former farm building attaching to Island Farm there are no immediate neighbours. The farmhouse, which is believed to date from the mid-19th century is no longer habitable and now requires a comprehensive refurbishment. It is constructed of brick beneath a slate roof with an attractive symmetrical front faade. To the rear and attached to the farmhouse are a series of single storey outbuildings together with a separate garage. As currently configured the farmhouse has three double bedrooms with an overall floor area of 1,966 sq ft and with the exception of the garden room it remains unaltered since it was built. As such and subject to the availability of planning permission there is scope to substantially extend the property. In the alternative prospective purchasers may wish to consider demolishing the existing farmhouse and seeking consent to erect a completely new residence situated more centrally within the immediate grounds orientated towards the river and possibly realign the drive. In either scenario there is little prospect of overcapitalising owing to the wonderful setting albeit acknowledging that it is conditional on being able to obtain planning permission. LOCATION Island Farm is situated in the Weaver Valley surrounded by open countryside some miles to the north east of Northwich and 8 miles to the south of Warrington. It is located at the end of an unadopted lane accessed from Lodge Lane which connects to the A533 and is convenient for the nearby villages of Whitley, Little Leigh and Acton Bridge. Between them the villages offer primary schools, churches and pubs with a more comprehensive range of facilities available in the nearby towns of Northwich, Warrington and Knutsford. In addition to the state primary schools in Whitley and Little Leigh there is also private schooling at The Grange in Hartford, Cransley School at Great Budworth and the King's and Queen's Schools in Chester. On the recreational front there are football and cricket clubs locally, extensive walks along the River Weaver and access onto cycle route 5 from the property. There are several golf courses nearby including Aston, Warrington & Delamere and for those wishing to sail there is a club at Great Budworth. For the equestrian enthusiasts there is direct access to a bridleway from the paddock, horse racing at Chester, polo at Little Budworth near Tarporley and hunting with the Cheshire Forest. COMMUNICATIONS Notwithstanding the rural location Island Farm benefits from excellent road links being 3 miles from junction 11 on the M56 motorway allowing for ease of access to all areas of commerce throughout the North West. Manchester and Liverpool are both within daily traveling distance and served by international airports which are 17 and 19 miles respectively. Travel to London is available from Runcorn station which is 11 miles distant providing a 2 hour inter-city service to Euston. ACCOMMODATION To the rear of Island Farm is an open fronted storm porch with back door opening into a long hallway running the full depth of the farmhouse with stairs to the side. The sitting room is a well-proportioned room with double aspect and stone fireplace housing a woodburning stove with display shelving and built in cupboards to either side. Sliding doors connect to the dining room which has an aspect overlooking the front garden and there is a separate door opening onto the hallway. The garden room is later addition extending across the front elevation of the house. It is a glazed room with timber framed structure set on a brick plinth and has an external door opening into the garden. The kitchen and breakfast area extend the full depth of the house with working kitchen to the rear incorporating fitted wall & base units under work surfaces, 1 ½ bowl stainless steel sink with drainer, Neff electric hob, plumbing for dishwasher or washing machine, tiled splash backs and tiled floor extending into the breakfast area which contains an oil fired Rayburn which used to serve the central heating radiators. Beyond the back door with in an attached outhouse is a former utility room with separate w.c. and an adjoining store room. The first floor accommodation is accessed via a turned staircase leading to landing off which are 3 generous sized double bedrooms. The larger bedroom is capable of being reconfigured and sub-divided to create an additional bedroom or to en-suite bathroom with dressing room. All the bedrooms are served by a large family shower room with recently fitted tiled shower, hand basin and low flush w.c. OUTSIDE Island Farm is approached across a cattlegrid and thence via a long hardcore drive flanked by mown grass verges and mature hedges. On approaching Island Farm and the neighbouring property, the drive divides bearing right to the farmhouse where there is a detached brick & slate garage with up & over door. The boundary between Island Farm has been realigned and the boundary treatment is yet to be completed but it will not be the responsibility of the purchaser. Behind the farmhouse adjacent to the back door is a grassed courtyard and to the front of the property is a generous south facing garden which benefits from the afternoon and early evening sunshine extending to the river bank with direct water frontage. It is now overgrown but was previously landscaped comprising lawns with shrub borders and specimen trees including Monkey Puzzle, Acers and Maple. Originally forming part of the garden is a former orchard containing a selection of fruit trees which has not been maintained in recent years and adjacent to which are a series of dilapidated outbuildings. Beyond the immediate garden is a large grassland field which is suitable for grazing and mowing being ideal as a pony paddock for those with equestrian interests. The field has frontage to the river and also extends back against the drive with access point in the north east corner onto the drive. The whole extends to 8.03 acres (3.24 hectares). PROPERTY INFORMATION Address: Island Farm, Lodge Lane, Dutton, Nr Warrington, Cheshire, WA4 4HN. Tenure: Freehold with vacant possession. Services: Mains water and electricity. Private Drainage. Local Authority: Cheshire West & Chester Council. Council Tax: Band F - £3,251.85 payable 2024/2025 EPC: Island Farm has a rating of F. Rights of Way: Access to the property is courtesy of a right of way from the end of Lodge Lane via a hardcore track serving several other properties, the final length of which is coloured blue on the sale plan. In this regard the Deeds stipulate that Island Farm has a vehicular right of way from Lodge Lane with an obligation to contribute towards maintenance in conjunuction with other users. Flooding: In recent years the private drive leading to Island Farm has flooded for a few days during the winter months restricting access for conventional vehicles. Fixtures: Unless specifically mentioned in these particulars all contents, fixtures and fittings, garden ornaments, statues, carpets and curtains are specifically excluded from the sale. Certain items may be available by separate negotiation. Viewing: Strictly by appointment via Jackson-Stops, Chester office. Tel: 01244 328 361 DIRECTIONS (WA4 4HN) From junction 11 on the M56 motorway travel south on the A533 signposted Northwich. Continue for approximately 2 miles and before descending the hill there is a sign for Bluebell Cottage and Lodge Lane Nurseries clearly marked on the righthand side. Travel along Lodge Lane continuing beyond the end of the metaled road whereupon the road becomes a hardcore track bearing left past a development of barn conversions. Follow the track for approximately 200 yards and at the fork bear continuing to a cattle grid at the top of the driveway leading down to Island Farm and the neighbouring property.