A PERIOD FIVE BEDROOM FARMHOUSE IN A SUPERB RURAL LOCATION WITH MANY ORIGINAL FEATURES. LESSER HIGH BIRKS OFFERS SPACIOUS ACCOMMODATION IN RURAL SETTING WITH GARDENS AND PASTURE OF ABOUT 2.3 ACRES, PARKING AND SUPERB LONG DISTANCE VIEWS TOWARDS INGLEBOROUGH. ADJOINING THREE BEDROOM COTTAGE WITH GARAGE.
Lesser High Birks is a unique farmhouse of particularly interesting character and extending over three floors providing extensive family accommodation. The house has been sensitively restored with much work completed in recent years with the emphasis on retaining original features wherever possible. There are slate flagged floors at ground level, exposed stone walls and fireplaces, beams and lintels. On the first floor there are three good size double bedrooms, one having a modern en suite. The second floor rooms which are within the roof space offer potential for a variety of uses from bedrooms to study, playroom/home office. An oil fired central heating system is installed and there is double glazing in hardwood frames to some of the windows including the sun room.
The adjoining cottage is of modern construction but traditionally designed and has a connecting doorway to the house at first floor level.
The property occupies a very rural location with farm lane approach of about half a mile from the Keasden Road. The A65 Settle to Kendal road is then some three miles away with the village of Clapham just beyond, offering local amenities including post office stores, pub, hotel, primary school and railway station with direct rail links to Lancaster and Leeds. The historic market town of Settle is some nine miles from the property and provides a varied range of shops, public houses, restaurants, modern supermarket and schools including nearby Giggleswick School as well as direct road and rail links to the West Yorkshire conurbation. The property offers a combination that could suit a wide variety of requirements, with the options for a holiday cottage or extended family home level. It offers generously sized bedrooms and incorporates a double garage.
The cottage has double glazing and partial heating and open views towards Ingleborough. The gardens on three sides of the property include various mature fruit trees and shrubs. The fenced pasture is bordered by many varieties of mature trees and extends down to mature oaks and bluebell glade. A water course continues along the length of the property, producing 'turtle stones' of geological interest.
| FARMHOUSE |
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| GROUND FLOOR |
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| Entrance Hall | including open staircase, attractive beams, radiator, cupboard recessed into the thickness of the wall. Slate floor. Old panelled and braced internal doors with sneck fittings which feature almost throughout the house.
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| Cloakroom | with ornate antique w.c. with wooden seat and panelling behind, inset wash basin, slate floor, ceiling hooks
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| Dining Room | with slate floor, exposed stonework to one wall including the feature stone fireplace with "Severn" multi fuel stove. Openings on either side of the fireplace to the kitchen. Two radiators, double glazed window with window seat. Panelled door to the sun room.
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| Sitting Room | with stone fireplace, open grate, high carved mantle. Mullion double glazed windows, radiator, display niche, book shelves set into the thickness of the wall with beam over. Panelled and glazed double doors to the:-
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| Sun Room | with flagged floor, exposed stone wall, boarded ceiling, double glazed windows to two sides, secondary glazed window to third side, radiator and hardwood panelled stable type outer door.
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| Farmhouse Breakfast Kitchen | with oil fired Rayburn cooker and domestic hot water boiler set in exposed stone surround Ogee quarry tiled floor, modern base cupboards and drawers with solid worktops, tiled splashbacks, pine shelving and plate rack, double bowl cast iron enamel sink unit, electric cooker point, plumbing for dishwasher and automatic washer. Sash single glazed windows.
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| Pantry | with slate floor and shelving, meat hooks, sash window and plumbing for washing machine.
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| FIRST FLOOR |
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| Landing | approached by return staircase with multi paned pine framed window. Radiator, wide panel farmhouse doors with sneck fittings
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| Bedroom 1 | Double room with two radiators and double glazed window. Views across garden and fields.
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| En Suite Shower | a contemporary en suite with low level w.c., pedestal wash basin with tiled splashback, tiled shower cubicle with electric power shower unit, radiator, extractor fan, double glazed window.
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| Bedroom 2 | including built in pine wardrobes and airing cupboard with cylinder and immersion heater. Radiator, sash single glazed window with outlook across the valley. Communicating door to the Cottage.
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| Bedroom 3 | plus display recess, radiator, sash single glazed window with open countryside views.
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| House Bathroom | with pine panelled bath, decorative antique w.c. with wooden seat, pine panelling with matching vanity unit and ornate inset wash basin, tiled splashbacks to the bath with further pine panelling above. Tiled shower cubicle with electric power shower. Radiator, extractor fan, double glazed mullion windows.
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| SECOND FLOOR |
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| Landing | approached by easy tread return staircase with multi paned window, exposed beams to the sloping ceiling
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| Four Rooms | set within the slopes of the roof with exposed beams/truss, restricted head room in part. There are two pairs of rooms with thick dividing wall between opening to a window seat adjacent to the shared gable windows which have UPVC double glazing. Each room has a radiator. These rooms could be used as additional guest bedrooms, playroom, study or as a home office.
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| COTTAGE |
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| Ground Floor | Entrance porch with built in pine cupboard and panelled outer door.
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| Kitchen | an L shaped room with pine panelled walls and shelving, plate rack, quarry tiled floor, base cupboard and drawers with laminate worktops, one and a half bowl stainless steel sink, electric ceramic hob and split level double oven. Extractor fan, plumbing for dishwasher. Radiator. Two pairs of double glazed windows.
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| Inner Hall | with quarry tiled floor, radiator and internal door to garage.
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| Cloakroom | with low suite w.c., inset hand basin, quarry tiled floor, double glazed window.
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| Bathroom/utility | with panelled bath having tiled splashbacks, pedestal basin with tiled splashback, tiled shower cubicle, Belfast sink. Extractor fan, radiator, plumbing for an automatic washing machine, quarry tiled floor, double glazed window.
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| Sitting Room/dining Area | with stone fireplace and hearth, open grate, display niche. Two radiators. Double glazed window. Sliding aluminium double glazed patio doors to the:
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| Conservatory | with exposed stone wall, windows to two sides including the entrance door.
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| Integral Double Garage | with new condensing oil fired central heating boiler (installed since EPC rating) which serves the radiators in the main house and hot water and radiators in the cottage. Up and over door, double glazed window to side, light and power, personal door from the inner hall of the cottage.
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| Landing/study AreaFirst Floor | with pine panelling to the eaves and storage space behind. Sloping ceiling with Velux double glazed rooflight, slatted Venetian blinds and beams. Communicating door to farmhouse.
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| Bedroom 1 | with Velux double glazed window with slatted Venetian blind to the sloping ceiling and beams, pine panelling to the eaves storage behind.
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| Bedroom 2 | an L-shaped room with pedestal basin, cylinder cupboard, sloping ceiling with Velux double glazed rooflight and restricted headroom in part.
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| Bedroom 3 | with sloping ceiling having Velux double glazed rooflight, restricted headroom in part, beam, radiator.
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| OUTSIDE | Cattle grid entrance to the driveway with parking areas to the front and side of the house. Drystone walled gardens around the house and cottage with variety of bushes, shrubs and trees sloping down to the water course. Pasture and woodland. The extent of the whole property is shown on the enclosed plan for identification purposes only.
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| SET140077/MLR/JLP/160414 |
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