Circa Acres (24.39 Ha) Farmstead KNOWN AS Woodgill Farm Keasden, Clapham Nr Lancaster LA2 8HB Offered For Sale as a Whole or in upto 3 Lots

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1 RTS Richard Turner & Son AUCTIONEERS, VALUERS & ESTATE AGENTS Est 1803 For Sale due to ill health Circa Acres (24.39 Ha) Farmstead KNOWN AS Woodgill Farm Keasden, Clapham Nr Lancaster LA2 8HB Offered For Sale as a Whole or in upto 3 Lots PW153 / RBP02097 On the door step of the renowned Ribble Valley, Yorkshire Dales National Park and Forest of Bowland areas of Outstanding Natural Beauty. Price as a whole: 1,250,000 Region (*as at mid August 2017) Viewing: Strictly by prior appointment through Richard Turner & Son Bentham Office Are you looking for a prestigious rural property that gives you a true sense of being literally "Sat on Top of the World"? Then look no further! "Woodgill" offers some lucky person the golden opportunity to complete to one's own preference an unfinished project representing the current owners life time ambition that has reluctantly had to be placed on the open market due to ill health. The main house comprises a prestigious completely new build weather tight shell of a spacious 5 bedroomed (all ensuite) detached residence professionally constructed to exacting standards situated on the crown of Keasden Head with all principal rooms affording truly spectacular long distance rural views extending over the renowned Yorkshire Dales Three Peaks and distant Lakeland Hills. In addition to the main residence (which was granted planning permission in 2015 as a replacement dwelling) there is, just a couple of hundred yards adjacent, the old original Woodgill Farmstead comprising a detached comfortable 3 bedroomed 18 th Century Farmhouse and principally two detached traditional stone built barns and a modern general purpose building, kennels etc. all of which sit central to acres or thereabouts of surrounding meadow and pasture land within a ring fence incorporating a particularly stunning wooded ghyll with Keasden Beck flowing through together with enjoying registered grazing rights (42.5 gaits) on Clapham common for 170 sheep with followers or 212 wooled sheep. "B4RN Hyperfast Broadband Connected".

2 Location: The property situated in a beautiful open rural location with fabulous views overlooking Keasden Moor yet conveniently only 3 miles South of Clapham Village and the A65 Kendal/Skipton (East West) Trunk Road. Bentham 8 miles, Settle 9 miles, Skipton 16 miles, Lancaster 23 miles, Kendal and the Lakes 25 miles approx. LOT 1: New Build House and Acres of Surrounding Land (edged red on the attached plan) *Please note this new build property is an ongoing building project being undertaken by the vendors own building company and therefore as works progress the sale price will be subject to periodic upward adjustment to cover for works undertaken. Accommodation Comprising: (Please note the house has been built incorporating Bison beam flooring throughout which is intended to facilitate an under floor heating system if desired). Ground Floor: Entrance Vestibule: 8'9 x 4'7 max 2.67m x 1.40m max Utility Room: 15'5 x 10'2 4.70m x 3.10m Cloakroom: 6' x 5' 1.83m x 1.52m Open Plan Kitchen Living Dining: 41'x 16'7 plus 20'4 x 15'1 12.5m x 5.05m plus 6.20m x 4.60m Inner Hall: Lounge: 20'4 x 18'1 (6.20m x 5.51m) A truly fabulous light and airey space with large windows providing triple aspect long distance rural views. 23'3 x 8'8 (7.09m x 2.64m) Dual aspect window providing long distance rural views. Open fireplace. Study: 11'10 x 11'8 (3.61m x 3.56m) Main Reception Hall: Inner Hall/Stairwell: Laundry Room/Shower Room: Integral Double Garage: 26'1 x 24'8 (7.95m x 7.52m) Annex Plant Room/Storage: 17'5 x 9' (5.31m x 2.77m) 18' x 7'4 (5.49m x 2.24m) 7'4 x 6'3 (2.24m x 1.91m) Twin door opening, rear access door. 16'1 x 8'3 (4.90m x 2.51m)

3 Lot 1 continued: First Floor: L-Shaped shower Room: 11' x 7'4 max (3.35m x 2.24m max) Games Room/Guest Accommodation: 26'10 x 20' approx (8.18m x 6.10m approx) Gallery Landing: 16'4 x 13'9 overall (4.98m x 4.19m overall) Master Bedroom 1: 18'11 x 13'9 max (5.77m x 4.19m) Velux roof window. Gable end window, fire escape, 6 Velux roof windows. Access to storage loft area. Spectacular long distance rural views of 3 Peaks and Lakeland Fells. Annex Dressing Room: 15'4 x 8'10 (4.67m x 2.69m) Annex En-Suite: 15'3 x 7'4 (4.65m x 2.24m) Family Bathroom: 15'1 x 6'7 overall (4.60m x 2.01m overall) Bedroom 2: 15'4 x 11'9 max (4.67m x 3.58m max) Bedroom 3: 16'7 x 11'8 (5.05m x 3.56m) Bedroom 4: 16'6 x 11'7 approx (5.03m x 3.53m approx) Linking door to family bathroom. En-suite Shower Room 6' x 5'6 approx (1.83m x 1.68m approx) En-Suite Shower Room 6' x 5'6 approx (1.83m x 1.68m approx)

4 Lot 1continued: Ground Floor Plan

5 Lot 1continued: First Floor Plan

6 Lot 1continued: Services: Tenure: Mains water currently connected to site via the old existing farmhouse metered supply. Ducting already in place ready for connection of new electricity supply (the vendor advises an application for supply has been submitted and there is a connection cost of circa 5000 which will be payable by the purchaser). Private drainage system to be installed by the purchaser (the vendor advises drainage runs are already in place and connected to a manhole ready for installation of a private sewerage treatment syetem). Freehold with vacant possession upon completion Acres Land (edged red on the attached plan) Acres (14.69 Ha) valuable meadow and pastureland having the benefit of a concessionary mains water trough in the boundary between Field No's 2602 and pt 3291 plus allocation of Sheep Gaits on Clapham Common (see reference). There is also piped water from the same supply to a trough in Field No 4412 Schedule: Field No: Hectares Acres SD Ha 2.59 SD Ha 1.68 SD Ha 1.61 SD Ha 4.72 Pt SD Ha 5.09 SD Ha 4.47 SD Ha 3.63 SD Ha 3.71 Pt SD Ha 3.41 SD Ha Hectares Acres or thereabouts For further architects plans and images of the new house and copy of the original Planning Consent click link

7 LOT 2: Please note the current planning approval states that: once the new replacement dwelling (Lot 1) is occupied the old existing dwelling must be demolished!; the vendors however are currently in the process of applying for planning consent to retain the old existing dwelling and possibly in conjunction (subject to further necessary planning consent) with potential conversion of the two stone barns into a small holiday cottages complex (see link). Original Old Farmhouse, Buildings & Acres of Surrounding Land (edged blue on the attached plan) Accommodation Comprising: Ground Floor: Entrance Utility Room: 10'4 x 9'10 (3.15m x 3.00m) (Full oil fired central heating and sealed unit double glazing installed). Fitted cupboards and units incorporating work surfaces, oil fired boiler for central heating and hot water, hot water tap, fitted shelves, exposed beam, centre light. Kitchen: 10'8 x 10'7 (3.25m x 3.23m) Fitted cupboards and units incorporating inset stainless steel single drainer sink unit, built in electric oven, ceramic hob with overhead extractor hood, plumbed auto washer recess and work surfaces with tiled splash backs. Electric meter and consumer unit, exposed beam, painted beam.

8 Lot 2continued: Lounge: 14'10 x 14'8 (4.52m x 4.47m) Stone built open fireplace, shelved arched display alcove, wall lights, centre light, radiator, TV point. Hardwood sliding patio doors overlooking rear garden. Sitting Room: 14'10 x 10'7 (4.52m x 3.23m) Stone built fireplace, TV display shelf, shelved arched display alcove, centre light, radiator. Inner Hall: 5'11 x 3'8 (1.80m x 1.12m) First Floor: Landing: Open staircase with under storage cupboard. Large double glazed landing window, centre light, radiator.

9 Lot 2continued: Bathroom: 10'8 x 9'10 (3.25m x 3.00m) Master Bedroom 1: 15'1 x 14'10 (4.60m x 4.52m) 3 piece bath suite incorporating electric over bath shower, tiled splash backs, centre light, radiator. Window seat, built in airing/cylinder cupboard with immersion heater, centre light, radiator. Double Bedroom 2: 15'4 x 10'8 (4.67m x 3.25m) Window seat, built in wall cupboard, centre light, radiator, TV point. Bedroom 3: 10'8 x 10'6 (3.25m x 3.20m) Centre light, radiator. Loft access to insulated loft area, centre light, radiator.

10 Lot 2 continued: Outside: Lawned garden area incorporating brick set sun terrace all set within a traditional dry stone walled boundary. Outside power points. Services: Council Tax Band Mains water and electricity connected. Oil fired central heating. Private septic tank drainage system installed. B (verbal enquiry only) Energy Performance Certificate

11 Lot 2 continued: Detached Stone Barn 1: (nearest house) Outbuildings 1735 Date stone. Being part stone/part slated roof and having light, power and water installed. Ground Floor: Storage Area: 16'7 x 15'6 (5.05m x 4.72m) Storage Area: 16'11 x 16'1 (5.16m x 4.90m) First Floor: Storage Loft 1: 15'2 x 10'10 (4.62m x 3.30m) Storage Loft 2: 16'11 x15'7 (5.16m x 4.75m) Detached Stone Barn 2: Ground Floor: 40'6 x 17'7 overall min (12.34m x 5.36m overall min) Staircase to loft area. Integral WC and wash hand basin. Dual aspect windows, centre light. Window and skylight, centre lights. Being part stone/part staled roof and having light and power installed. Staircase to loft area. First Floor: Storage Loft: 17'9 x 13'5 (5.41m x 4.09m) Centre light.

12 Lot 2 continued: Lean-to Kennel Building: 22' x 19'4 overall (6.71m x 5.89m overall) (Yorkshire boarded under cement fibre roof). With part storage loft area, light, power and water installed and incorporating 4 purpose built kennels. General Purpose Building: Comprising:- (Yorkshire Boarded under corrugated roof). Open Front Lean-To Implement Shed 32' x 14' average approx (9.86m x 4.27m average approx). Sectioned Loose Housing/Barn 44' x 34' approx (13.41m x 10.36m approx) Lean-To Midden 44'5 x 14'3 (13.54m x 4.34m) Enclosed Concreted Yard Area 60' x 40' approx (18.29m x 12.19m approx) Land: Acres (edged blue on the attached plan) Land extending to Acres (5.12 Ha) or thereabouts being a mixture of fertile meadow, pasture and woodland adjoining Keasden Beck. The land is suited for agriculture, equestrian, sporting or other amenities plus allocation of Sheep Gaits on Clapham Common (see reference). Schedule: Field No: Hectares Acres SD Ha 7.19 SD Ha 0.72 Pt SD Ha 0.05 Pt SD Ha Hectares Acres est. or thereabouts Tenure: Freehold with vacant possession.

13 LOT 3: Acres Land (edged green on the attached plan) Land extending to Acres (4.58 Ha) or thereabouts of fertile meadow and pasture land adjoining Keasden Beck. The land is suited for agriculture; equestrian, sporting or other amenities plus allocation of Sheep Gaits on Clapham Common (see reference). Schedule: Field No: Hectares Acres Pt SD Ha 7.54 SD Ha Hectares Acres or thereabouts Services: Tenure: Mains water available subject to application by the purchaser. Freehold with vacant possession Farm Access Track: The property is sold subject to the right of way for Yorkshire Water Authority to access the pumping station (shown shaded yellow on the plan). Repairing liability for the track is to be shared accordingly to user. Sheep Gaits On Clapham Common: Woodgill Farm currently enjoys 42.5 Sheep Gaits on Acres (24.39 hectares) and therefore in the event of the property being sold in lots to separate parties the sheep gaits will be apportioned accordingly between the lots. Basic Payment Scheme: Single farm payment entitlements have been established on the land and are included in the sale of each Lot. The entitlements attached to the land are classified as SDA normal. The entitlements attached to the common grazing rights are classified as SDA moorland. The entitlements will be transferred to the purchaser upon completion. Solicitors: Agents: To be advised. Richard Turner & Son, Royal Oak Chambers, Main Street, High Bentham, Nr Lancaster, LA2 7HF. Tel: Through whom all offers and negotiations should be conducted. N.B. Any electric or other appliances included have not been tested, neither have drains, heating, plumbing or electrical installations and all persons are recommended to carry out their own investigations before contract. All measurements quoted are approximate. Please Note: In order for selling agents to comply with HM Revenue and Customs (HMRC) Anti-Money Laundering regulations we are now obliged to ask all purchasers to complete an Identification Verification Questionnaire form which will include provision of prescribed information (identity documentation etc.)and a search via Experian to verify information provided however please note the Experian search will NOT involve a credit search.

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15 Boundary Plan

16 Location Plan MISREPRESENTATION ACT 1967: Richard Turner & Son, for themselves and for the vendors or lessors of these properties whose agents they are, give notice that these particulars do not constitute any part of an offer or a contract. All statements contained in these particulars as to these properties are made without responsibility on the part of Richard Turner & Son or the vendors or lessors, none of the statements contained in these particulars as to these properties are to be relied on as statements or representations of fact and any intending purchasers or lessees must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The vendor or lessors do not make or give and neither Richard Turner & Son nor any person in their employment, has any authority to make or give any representation of warranty whatever in relation to these properties.