*FOUR DOUBLE BEDROOMS UPSTAIRS *ADDITIONAL ONE BED ANNEXE GROUND FLOOR*3.6 ACRES GRAZING LAND*DETACHED BARN*IMPRESSIVE FEATURES THROUGHOUT*
Great House Farm is an impressive, recently extended stone-built property set within the sought-after residential location of Ripponden. Boasting extensive views across the Ryburn Valley and enjoying ready to move into accommodation set over two floors, including a one-bedroom annex. The property is set within approximately 3.6 acres comprising of substantial driveway parking, lawned and terraced gardens and a paddock with a detached barn. Internally the accommodation briefly comprises; kitchen/diner, lounge, study, WC, utility space and then the one-bedroom annex to the ground floor. Principal bedroom, two further bedrooms, the house bathroom and additional shower room to the first floor with an occasional room providing access to a mezzanine level currently used as a further bedroom.

Location - The property is located within the sought-after residential village of Ripponden which is now regarded as one of Calderdale's premier locations being convenient for access to the M62 network accessing both Leeds and Manchester. The centre of Ripponden benefits from several independent restaurants, bars, health centre, pharmacy, library, and shops yet remaining close to the picturesque Pennine countryside. There is a supermarket and railway station nearby in Sowerby Bridge. There are good local schools in the surrounding area, including Rishworth Independent Boarding School.

General Information - Having two entrances into the property the first leading into the utility room. With space and plumbing for a washing machine and a condensing dryer and a purpose built, tiled canine washing station with a retractable hose tap. Leading through then into the dining kitchen. Boasting a unique aesthetic including exposed timber beams, distressed solid wood flooring and exposed stonework. With windows to the front and rear elevation and a cast iron radiator.
The kitchen benefits from a range of wall, drawer, and base units the handles on which were made using recycled faucet tap wheels. Being fully tiled throughout with an under mounted composite sink, electric AGA, part granite worksurfaces and a central island with a solid wood worksurface. There is further space for a fridge/freezer, dishwasher and a door leading out to the terraced area of the garden. Slight stepped access then leads down to the second entrance of the property which leads to the remaining ground floor rooms in the main accommodation of the property.
The WC comprises; low flush WC and a wash hand basin. Entering the study which provides an ideal space for those working from home. Having solid wood flooring, exposed timbers, windows to the rear elevation and double doors leading through into the spacious lounge.
The main focal point of the lounge is the impressive arched window overlooking the accompanying land, allowing the room to enjoy far reaching views and natural light. Beingthe heart of this family home boasting a multi-fuel stove, open stonework, and exposed timbers. A door also provides access through into the annex.
Offering the potential for multi-generational living, a teenage suite or a holiday let subject to obtaining any relevant consents, this one-bedroom annex is an excellent addition to the main property. Benefitting from its own external entrance into the living/kitchen area. Having a range of wall, drawer and base units with contrasting solid wood worksurfaces and integrated appliances including; electric oven and hob, fridge/freezer and a dishwasher. Bi-fold doors lead out to a terrace area which can be enjoyed during the summer months. The bedroom is situated to the far side, with an adjoining en-suite wet room comprising a low flush WC with concealed cistern, Heritage wash hand basin set within a vanity unit and a mains fed rainfall shower. The annex benefits from underfloor heating throughout.
Leading upstairs in the main part of the property to the galleried landing, boasting glass balustrades, exposed timbers, and Velux skylights. The principal bedroom occupies a position entitling it to enjoy views to the rear elevation across the Ryburn Valley. Positioned closely to the principal bedroom is walk-in wardrobe space.
Following the hall across into the main bathroom of the property. Boasting a five piece suite including; WC, bidet, unique wash hand basin, wood panelled bath and a shower cubical with a wall mounted, mains fed shower. With part tiled walls, patterned linoleum flooring and windows overlooking the front elevation with fitted wooden shutters. With two further, rear facing double bedrooms and an additional shower room. Continuing the uniqueness of the overall property is the fourth bedroom. Offering the potential to create a living space that feels separate from the main part of the property benefitting from a snug area, with stepped access up to a mezzanine level with exposed timbers and a Velux skylight. Loft space can also be accessed via fixed ladders in the fourth bedroom.
This completes the internal accommodation of the property.

Externals - The property benefits from two gated entrance points. The first enjoys a cobbled driveway and parking to the side of the property with an electric vehicle charging point. The second a track leading round to the far side of the property providing further off-road parking and access to the detached barn. Having an enclosed private garden to the front elevation with a terrace area, perfect for al-fresco dining and entertaining enjoying views across the accompanying land. Further benefitting from approximately 3.6 acres of grazing land, this property should be of interest to those with livestock or equestrian interests.

Local Authority - Calderdale - Band E

Wayleaves, Easements And Rights Of Way - The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. The current property owner has advised us that there is a public right of way via a stile to the far left of the accompanying land.

Services - We understand that the property benefits from all mains services. Please note that none of the services have been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order.

Directions - From Halifax take the Rochdale Road towards Ripponden & Rishworth, passing through Sowerby Bridge. Proceed forward until taking a right turn into Nursery Lane, then a left turn onto Ripponden Old Lane. Proceed straight forward until taking a left turn onto Great House Lane. Continue until reaching Great House Farm on the left-hand side.

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