Pitt Hill Kell Lane Shibden

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2 Pitt Hill Kell Lane Shibden A four bedroom detached family home set within private grounds and woodland enjoying views over the Shibden Valley. There is the additional benefit of planing permission to extend and create an additional two reception rooms, utility and pantry, three en suites and a fifth bedroom. Planning number 10/01572/HSE Externally: private drive, ample parking, detached double garage and log store. Approx 3 acres of grounds mainly woodland with lawned gardens. GROUND FLOOR Entrance Hall Dining Kitchen Dining Room Lounge WC FIRST FLOOR Master Bedroom Bedroom Two Bedroom Three Bedroom Four House Bathroom DISTANCES Leeds approx 15 miles. Manchester approx 35 miles.

3 LOCATION Shibden is a much sought after location which is rural but close by major towns and cities of the West Riding and to the M62/ M1 motorways. It is approximately 10 minutes from the centre of Halifax and the rail network and 35 minutes from Leeds Bradford Airport. There are fantastic country walks throughout the Shibden Valley, with it's country pubs, the award winning Shibden Mill Inn less than a 10 minute walk away, restaurants and Shibden Hall and Park with its gardens and activities just a 5 minute walk away. GENERAL INFORMATION The front entrance hall accesses the living accommodation and has an open staircase to the first floor. The dining kitchen benefits from a range of base, drawer and eye level units with full size pantry cupboards and sliding larder cupboard. The integral appliances include an overhead extractor, dishwasher, Bosch washing machine and fridge. A glazed door accesses the rear garden. The dining room enjoys views to the front via double doors onto the front garden. The lounge has doors to two elevations and windows to the third elevation allowing plentiful natural light and access to the garden. The central feature being the impressive stone fireplace and hearth with solid fuel stove. The master bedroom enjoys rural views to two elevations. Bedrooms two, three and four all enjoy views of the gardens and beyond. The house bathroom has a white suite comprising- fully tiled shower cubicle with Triton shower, bath, wash hand basin and WC. There is a full height storage/airing cupboard. Accessed via the landing is a walk in store cupboard with access to the part boarded loft which houses the combi boiler. There is planning permission to extend to create an additional two reception rooms, utility and pantry, three en suites and a fifth bedroom. Planning number 10/01572/HSE Passed please note the current planning permission has been implimented. There is further potential for development by the garage subject to planning permission. EXTERNALS The property is set within approximately 3 acres of grounds and woodland. A private drive leads up to the detached double garage, log store and additional parking. Steps lead from here, accessing the lower lawn, up to a timber shed and then the house. The drive continues passed the garage up to the house where the front garden and cobbled parking area is enclosed by timber double gates. At the side of the house there is a gate which provides side access to te rear garden. To the other side of the house there is a gate which provides access to the woodland. To the rear of the property is a superb, private manicured lawn, with several seating/ dining areas all providing fantastic, far reaching views accross the beautiful Shibden valley. There is also a timber shed and outside water supply. Access to the woodland can be reached at the bottom of the garden. FIXTURES AND FITTINGS Only fixtures and fittings specifically mentioned in the particulars are included within the sale. Items not mentioned such as carpets and curtains may be available subject to separate negotiation. LOCAL AUTHORITY Calderdale MBC WAYLEAVES, EASEMENTS AND RIGHTS OF WAYS The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. SERVICES We understand that the property benefits from mains gas, electricity and water. There is a septic tank. Please note that any of the services have not been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. TENURE Freehold with vacant possession upon completion. DIRECTIONS TO From Halifax Town Centre proceed on the A58 Leeds Road to Stump Cross. On reaching the Stump Cross Inn (before reaching the traffic lights) take your first left onto Kell Lane. Proceed straight forward for approximately 1/4 mile until reaching the drive which leads up to the property on the right hand side. For satellite Navigation HX3 7AY IMPORTANT NOTICE CHARNOCK BATES for themselves and for vendors 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 intended purchasers and do not constitute, nor constitute part of, an offer or contract. (ii) all descriptions, metric and imperial dimensions are approximate, reference to conditions and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers 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 Charnock Bates associates has any authority to make or give any representation or warrant whatever in relation to this property. (iv) these particulars do not form part of any offer or contact and must not be relied upon.

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6 HALIFAX Property House, Lister Lane, Halifax HX1 5AX t RIPPONDEN 250 Halifax Road, Ripponden HX6 4BG t HUDDERSFIELD Oak House, New North Road, Huddersfield HD1 5LG t Printed by Pinsharp Digital