EDDISBURY BARN AND LAND AT YELD LANE, KELSALL, NR. TARPORLEY, CW6 0TE

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1 EDDISBURY BARN AND LAND AT YELD LANE, KELSALL, NR. TARPORLEY, CW6 0TE A traditional brick built barn with full planning permission having been granted for conversion to one residential dwelling enjoying a hill top position with panoramic views. Lot 1 extending to 3.14 acres Lot acres.

2 LOT 1 - THE BARN In its current state it is a building of brick and slate construction with roof lean-to to one elevation in need of modernisation and conversion but with planning permission having being granted for conversion of the existing farm building to form one residential dwelling. Plans that are approved provide for a detached barn with living room and kitchen dining area as well as covered porch at ground floor level. There is a further room likely to be considered as a second bedroom but could be used as altern ative accommodation as required whilst at first floor level there is a substantial principal bedroom with bathroom both accessible off the landing area. A substantial car port and garden shed/bin store is also accounted for within the planning permission as well as associated driveway and parking. Access is currently available off Yeld Lane leading up a private driveway up to the parking for the barn. The views are some of the best that Yeld Lane have to offer with far reaching vistas along with more local attractive fields. LOT 2 - LAND An adjoining parcel of multi purpose accommodation land situated to the east of Lot 1 and enjoying the benefit of a right of way over the access track and retained land as shown hatched on the enclosed plan. LOCATION Kelsall is an extremely popular semi-rural Cheshire village that combines a central location, excellent day -to-day amenities and a superb position amidst some of Cheshire's most picturesque countryside. For those with educational needs, Kelsall has an outstanding Ofsted rated primary school on Flat Lane, which in turn feeds into the nearby outstanding Ofsted rated Tarporley High School. There are other well regarded schools in the surrounding villages. Within the village there is a large Co-operative convenience store with internal Post Office/Bureau De Change, a renowned butcher, pharmacist and sandwich shop. More over there is a recently extended and refurbished community hall, two public houses, Doctors surgery, Vets practice, well attended Parish Church and Methodist chapel. Located in the centre of the village are playing fields with specialist children's play area. Worthy of particular attention is that in recent times Brunning & Price have completed their purchase and complete refurbishment of the pub in the centre of the village now called The Morris Dancer. This outstanding public house/restaurant has already been met with wide acclaim and is worthy of inspection. In addition there are two further pubs, The Royal Oak and The Farmers Arms and there is also an increasingly popular takeaway sandwich/coffee bar known as The Greedy Pig. Kelsall holds a convenient position, close to both the Georgian village of Tarporley and the thriving city centre of Chester. Whilst the area is renowned for its outstanding natural beauty, the house also offers an excellent base for the business traveller. In terms of road links, there are extensive connections to the M56, M6 and M53.

3 The A49, A51 and A55 all link to key to areas of commerce and interest, including Live rpool, Manchester, Warrington, Wrexham, Media City UK and nearby Chester. With regards to railway services, there are stations at nearby Hartford, Cuddington, Frodsham, and Chester. All operate on either the Chester, Manchester or Liverpool, London lines. Fantastic connections can be enjoyed at Crewe railway station, with the service to London taking just over 90 minutes. Two international airports can be located within 45 minutes drive Liverpool John Lennon International Airport and Manchester International Airport. The area as a whole has access to glorious countryside and places of significant interest that include ancient castles, boating facilities on nearby canals and the outstanding Delamere Forest. Wonderful walks are provided via the Whitegate Way and Sandstone Trail and in the Willington and Utkinton Hills, known locally as 'Little Switzerland'. There are many excellent golf clubs within short travelling distance. PLANNING PERMISSION Planning Permission was granted by Cheshire West and Chester Council under Application Number 17/03026/FUL for the conversion of the existing farm building to form one residential dwelling. The Planning Permission has been protected due to the current owners commencing ground works. The plans provide for the following accommodation:- GROUND FLOOR Living Room open to Kitchen/Dining Area 8.675m x 3.320m Bedroom m x 2.5m FIRST FLOOR Bedroom and Dressing Area 4.570m x 3.420m Bathroom 3.420m x 2.660m Outside Car Port and garden/bin store. Full plans and copies of the planning permission are available at the Agents' Tarporley office.

4 SERVICES There are currently no services connected to the site or land and prospective purchasers should make their own enquiries via the relevant statutory bodies. LOCAL AUTHORITIES Cheshire West and Chester Council - Tel : Manweb/Scottish Power - Tel : United Utilities EASEMENTS AND WAYLEAVES The property is sold subject to all existing electricity and other easements and rights of way, whether specified or otherwise. Lot 1 (the barn) The property is sold subject to an existing right of access for the adjoining land directly to the south of the barn as indic ated A-B on the attached plan. It will also be subject to a further right of access to Lot 2 (if sold separately) marked B-C. Also the vendors will retain a right of access to the orchard area directly to the north of the access track. Lot 2 In the event the land is bought independently of Lot 1 there will be a right of access over the existing farm track running east off Yeld Lane and running over the cross hatched area over retained land (south north) marked A-B-C on plan. An adjoining land owner has a right of access to adjoining land to the south of the barn marked A-B on plan. For the avoidance of doubt in the event the purchaser of Lot 2 is the same as Lot 1 the only right of way will be over the right of access running east off Yeld Lane directly into Lot 1 (shown A-B on plan). Full details will be set out in the contract of sale. TOWN AND COUNTRY PLANNING ACT The property, notwithstanding any description contained within these Particulars of sale, is sold subject to any Development Plan, Tree Preservation Order, Town Planning Scheme or Agreement, Resolution or Notice, which may or may not come to be in force and also subject to any statutory Provision or bye law, without obligation on the part of the vendor to specify them. OS SHEET AREAS The sale plan is based upon the modern Ordnance Survey Sheets with the sanction of the Controller of H.M.S.O. The purchaser shall raise no objection or query in respect of any variation between the physical boundary on site and the OS Sheet Plan. VIEWING At any convenient time upon production of the sale particulars. Enter at your own risk. SALE PARTICULARS The sales particulars have been prepared for the convenience of prospective purchasers, and whilst every care has been taken in their preparation, their accuracy is not guaranteed nor in any circumstances will they give grounds for an action in law. ROUTE From the agents Tarporley office proceed in the direction of Chester turning right up Utkinton Lane. Follow the road through Utkinton Village passing the Rose Farm Shop on the right hand side and continue until reaching a 'T'' junction with Willington Hall Hotel in front of you. Turn right at this junction and continue through the village of Willington into Kelsa ll. Continue until reaching Quarry Lane and take a right hand turn and proceed all the way until the end of Quarry Lane. Turn right at this 'T' junction with Chester Road and take the second left which leads onto Yeld Lane. Continue up Yeld Lane through a dip and as the road rises again the property is on the right hand side marked by a Wright Marshall for sale board.

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7 63 High Street, Tarporley, Cheshire, CW6 0DR Agents Note: Whilst ev ery care has been taken to prepare these sales particulars, they are for guidance purposes only. All measurem ents are approximate are f or general guidance purposes only and whilst ev ery care has been taken to ensure their accuracy, they should not be relied upon and potential buy ers are adv ised to recheck the measurements