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5 bedroom house for sale
Paddock Farm and Holiday Cottages
01538 223969
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House
5 bed
bath
Key information
Tenure: Ask agent
Council tax: Ask agent
Broadband: Basic 18Mbps *
Mobile signal:
EE O2 Three Vodafone
Water: Ask agent
Heating: Ask agent
Electricity: Ask agent
Sewerage: Ask agent
Property description & features
- FIVE BEDROOM FARMHOUSE
- THIRVING TEA ROOM BUSINESS
- TWO HOLIDAY LETS
- PERFECT BUSINESS OPPORTUNITY OR MULTI GENERATIONAL LIVING
- FAR REACHING UNPRECEDENTED VIEWS
PADDOCK FARM & ROACHES TEA ROOMS COMPRISING A LARGE FIVE BEDROOM FARMHOUSE, THIRVING TEA ROOM BUSINESS, TWO HOLIDAY LETS AND OUTBUILDINGS WITH UNPRECEDENTED VIEWS.
Paddock Farm is a four/five bedroom farmhouse together with two well equipped and substantial Holiday Cottages, Outbuildings including car port, double garage/workshop, separate toilet block, popular Roaches Tea Rooms, outdoor seating and car park. The main farmhouse offers good sized family accommodation set over three floors with lawned gardens adjacent to the lane, parking and views over the countryside and beyond. The Roaches Tea Rooms has a delightful conservatory constructed in hand carved French Oak benefiting from far reaching views over Tittesworth Reservoir, and seats approximately 40-60 with additional outdoor seating.
AN IDEAL BUSINESS OPPORTUNITY OR POTENTIAL FOR MULTI GENERATIONAL PURPOSES OR LARGE FAMILIES.
Situation - Paddock Farm is situated in the spectacular Peak District National Park and commands far reaching views over Tittesworth Reservoir, The Roaches and surrounding countryside. The property lies between the popular market towns of Leek and Buxton and has good road network links for ease.
Directions - From Leek, proceed along the Buxton Road through Blackshaw Moor and continue up the hill taking the first turning left signposted Upper Hulme. Follow this road bearing left into Roach Road and continue for approximately half a mile, where Paddock Farm and The Tea Rooms are situated on the left hand side identifiable by our For Sale board.
Accommodation Comprises: -
Paddock Farm -
Entrance Porch/Utility - 3.11 x 2.45 (10'2" x 8'0") - Base cupboards with work surfaces over, fitted coat hooks, floor mounted Mistral oil boiler, secondary glazed window to front aspect, door access to patio area, stable door to side and tiled floor.
Breakfast Kitchen - 5.53 x 3.53 (18'1" x 11'6") - Range of units base cupboards and drawers, inset one and a half sink unit with mixer tap, plumbing for a washing machine and dishwasher, inglenook fireplace including Watson range cooker, antique radiator, tiled floor, secondary glazed windows to three aspects and good sized under-stair pantry off.
Living Room - 5.51 x 4.12 (18'0" x 13'6" ) - Secondary glazed windows to front and rear aspects, with stone fireplace including a stove, double radiator, partly exposed stone wall and two secured doors to the Tea Rooms.
First Floor Landing - Exposed ceiling beams, two antique radiators, two secondary glazed windows to rear aspect, staircase to second floor, office area, skylight window, staircase down to the Tea Rooms and integrated under stair and eaves storage.
Master Bedroom - 4.07 x 3.23 (13'4" x 10'7") - Good sized double bedroom with secondary glazed windows to front aspect, double radiator, exposed ceiling beams.
En-Suite/Dressing Room - 3.01 x 2.62 (9'10" x 8'7" ) - Low level W.C, pedestal wash hand basin, two skylight windows, single radiator and exposed beams.
Bedroom Two - 4.15 x 3.19 (13'7" x 10'5") - Another good sized double bedroom with secondary glazed window to front aspect, double radiator and benefitting from built in wardrobe incorporating hot water tank.
Bedroom Three - 4.72 x 2.75 (15'5" x 9'0") - Double bedroom with secondary glazed window to side aspect, double radiator, exposed beams, under eaves storage and loft access.
Bathroom - 2.93 x 2.54 (9'7" x 8'3") - Heritage Suite comprising a double sized air bath, enclosed shower cubicle including mixer shower fitments, pedestal wash hand basin, bidet, low flush W.C. Part tiled walls, secondary glazed frosted window to side aspect, wooden floor and heated towel rail.
Second Floor Landing - The landing has exposed beams.
Bedroom Four - 4.09 x 4.07 (13'5" x 13'4") - Another good sized double with skylight windows to both front and rear aspects, exposed beams, under eaves store, double radiator, and offering open plan to bedroom five.
Bedroom Five - 3.52m x 3.66m (11'6" x 12'0") - Bedroom Five offers another good sized double room with a range of uses being open plan to Bedroom Four, with skylight window to front aspect, exposed beams and multiple under eaves storage. This leads into the en-suite.
En-Suite - 2.46m x 1.37m (8'0" x 4'5") - The en-suite has an enclosed shower cubicle, pedestal wash hand basin, low flush W.C, part tiled walls, radiator and window to the side aspect.
Tea Rooms -
Commercial Kitchen - 5.56 x 2.94 (18'2" x 9'7" ) - Windows to side and rear aspects, two skylight windows, stainless steel double sink unit, light and power connected with commercial extraction system.
Conservatory - 7.69 x 5.04 (25'2" x 16'6") - A fantastic room looking into the Valley with fantastic view the conservatory offers approximately seating for 50, with windows to three aspects, double doors to front and side aspect, exposed A frames, under floor heating to featured flooring, partly exposed stone work.
Tea Room - 5.86 x 5.00 (19'2" x 16'4") - Large picture window to front aspect, with exposed beams and entrance door to front. There is a counter with spacious under counter storage.
Rear Store Room - 4.48 x 2.19 (14'8" x 7'2") - Two secondary glazed windows to rear aspect, plumbing for a washing machine and tiled floor.
Porch - 3.33m x 2.86m (10'11" x 9'4") - External door to side aspect and stone flooring, single radiator, secondary glazed frosted window to rear aspect and a secure door to living room.
----- -
Holiday Cottages -
Coach House - Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Coach House - 5.80 x 5.57 (19'0" x 18'3") - With external door and staircase leading to first floor living and dining area. A lovely picture window to front aspect, tiled floor, two double radiators and exposed beams, along with a
quirky mezzanine bedroom.
The kitchen area has base cupboards and drawers, built in electric oven with electric hob over and stainless steel sink unit. With partly exposed stone wall and window to side aspect and tiled floor.
Bedroom Two - The Coach House - 3.22 x 2.78 (10'6" x 9'1" ) - Window to side aspect, single radiator, built in storage.
En-Suite - 1.69 x 1.40 (5'6" x 4'7") - Enclosed shower cubicle, low flush W.C, wash hand basin and fully tiled walls.
First Floor Landing -
Bedroom One - The Coach House - 3.16 x 2.88 (10'4" x 9'5") - Featuring exposed A frame, low level fitted wardrobes, balustrade over long living area, double radiator, pedestal wash hand basin and built in airing cupboard.
Bathroom - The Coach House - 2.68 x 1.41 (8'9" x 4'7") - Bath with shower over, pedestal wash hand basin, low flush W.C , part stone wall, single radiator and windows to rear aspect.
Bedroom Three - The Coach House - 3.18 x 3.09 (10'5" x 10'1" ) - Good sized double bedroom with window to front and side aspects, stone walls to part, wash hand basin, single radiator and built in wardrobe.
The Smithy - Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Smithy - 5.49 x 3.28 (18'0" x 10'9") - Partly exposed stone walls, stable door to front aspect, window to side aspect, double radiators, exposed beams and a range of base cupboards and drawers, built in electric oven with hob above, sink unit and part tiled floor.
Snug Area - The Smithy - Staircase to the first floor, single radiator, and two radiators.
Bedroom Three - The Smithy - 1.99m x 3.23m (6'6" x 10'7") - Having a skylight window and radiator.
First Floor Landing - Single radiator, built in airing cupboard, exposed beams and loft access.
Bedroom One - The Smithy - 3.47 x 3.45 (11'4" x 11'3") - Good sized double with part stone walls, windows to rear and side aspects and single radiator.
Bedroom Two - The Smithy - 3.59 x 2.15 (11'9" x 7'0") - Featuring stone walls to part, windows to the front aspect and single radiator.
Bathroom - The Smithy - 1.89 x 1.66 (6'2" x 5'5") - Bath with shower fitment, low level W.C, pedestal wash hand basin and single radiator.
Boiler Room - Accessed via under cover car port.
Stone Outbuildings - Consisting of an under cover car port 4.15 x 3.63
Store Room. 3.61 x 2.63
Staff lavatory and utility room - with low level W.C, pedestal wash hand basin, plumbing for a washing machine and tumble dryer extractor.
Garage/Workshop - 9.49 x 5.86 (31'1" x 19'2") - Concrete floor, lighting and power connected, loft storage and steps to loft room.
Loft Room - 5.41 x 4.10 (17'8" x 13'5") - Lighting and power connected. Hot water boiler for the Tea Rooms toilets.
Loft Room And Mezzanine Over Garage - Measuring 2.33 x 3.67 and 3.77 x 5.64 - including lighting.
Outside Store Room - 3.05 x 2.59 (10'0" x 8'5") - Concrete floor, lighting and power connected.
Accessible Toilets - 1.99 x 1.82 (6'6" x 5'11") - WC, wash hand basin and tiled floor.
Tea Room Toilets - With entrance hall
Gents
3.0 x 3. 00 - pedestal wash hand basin, separate WC, urinal, tiled floor.
Ladies
4.10 x 1.50 - pedestal wash hand basin, separate WC, baby changing area and tiled floor.
Outside - Parking for numerous vehicles with gated access to a private field. Large patio area for Tea Rooms. Double gated access with pedestrian gate leading to Paddock Farm and Tea Rooms Gardens to the rear laid to lawns. The site is enclosed by dry stone walling.
Viewings - By prior arrangement through Graham Watkins & Co.
Saervices - We believe the property is connected to mains services.
Tenure And Possession - The property is held freehold and vacant possession will be given upon completion.
Meaurements - All measurements given are approximate and are 'maximum' measurements.
Paddock Farm is a four/five bedroom farmhouse together with two well equipped and substantial Holiday Cottages, Outbuildings including car port, double garage/workshop, separate toilet block, popular Roaches Tea Rooms, outdoor seating and car park. The main farmhouse offers good sized family accommodation set over three floors with lawned gardens adjacent to the lane, parking and views over the countryside and beyond. The Roaches Tea Rooms has a delightful conservatory constructed in hand carved French Oak benefiting from far reaching views over Tittesworth Reservoir, and seats approximately 40-60 with additional outdoor seating.
AN IDEAL BUSINESS OPPORTUNITY OR POTENTIAL FOR MULTI GENERATIONAL PURPOSES OR LARGE FAMILIES.
Situation - Paddock Farm is situated in the spectacular Peak District National Park and commands far reaching views over Tittesworth Reservoir, The Roaches and surrounding countryside. The property lies between the popular market towns of Leek and Buxton and has good road network links for ease.
Directions - From Leek, proceed along the Buxton Road through Blackshaw Moor and continue up the hill taking the first turning left signposted Upper Hulme. Follow this road bearing left into Roach Road and continue for approximately half a mile, where Paddock Farm and The Tea Rooms are situated on the left hand side identifiable by our For Sale board.
Accommodation Comprises: -
Paddock Farm -
Entrance Porch/Utility - 3.11 x 2.45 (10'2" x 8'0") - Base cupboards with work surfaces over, fitted coat hooks, floor mounted Mistral oil boiler, secondary glazed window to front aspect, door access to patio area, stable door to side and tiled floor.
Breakfast Kitchen - 5.53 x 3.53 (18'1" x 11'6") - Range of units base cupboards and drawers, inset one and a half sink unit with mixer tap, plumbing for a washing machine and dishwasher, inglenook fireplace including Watson range cooker, antique radiator, tiled floor, secondary glazed windows to three aspects and good sized under-stair pantry off.
Living Room - 5.51 x 4.12 (18'0" x 13'6" ) - Secondary glazed windows to front and rear aspects, with stone fireplace including a stove, double radiator, partly exposed stone wall and two secured doors to the Tea Rooms.
First Floor Landing - Exposed ceiling beams, two antique radiators, two secondary glazed windows to rear aspect, staircase to second floor, office area, skylight window, staircase down to the Tea Rooms and integrated under stair and eaves storage.
Master Bedroom - 4.07 x 3.23 (13'4" x 10'7") - Good sized double bedroom with secondary glazed windows to front aspect, double radiator, exposed ceiling beams.
En-Suite/Dressing Room - 3.01 x 2.62 (9'10" x 8'7" ) - Low level W.C, pedestal wash hand basin, two skylight windows, single radiator and exposed beams.
Bedroom Two - 4.15 x 3.19 (13'7" x 10'5") - Another good sized double bedroom with secondary glazed window to front aspect, double radiator and benefitting from built in wardrobe incorporating hot water tank.
Bedroom Three - 4.72 x 2.75 (15'5" x 9'0") - Double bedroom with secondary glazed window to side aspect, double radiator, exposed beams, under eaves storage and loft access.
Bathroom - 2.93 x 2.54 (9'7" x 8'3") - Heritage Suite comprising a double sized air bath, enclosed shower cubicle including mixer shower fitments, pedestal wash hand basin, bidet, low flush W.C. Part tiled walls, secondary glazed frosted window to side aspect, wooden floor and heated towel rail.
Second Floor Landing - The landing has exposed beams.
Bedroom Four - 4.09 x 4.07 (13'5" x 13'4") - Another good sized double with skylight windows to both front and rear aspects, exposed beams, under eaves store, double radiator, and offering open plan to bedroom five.
Bedroom Five - 3.52m x 3.66m (11'6" x 12'0") - Bedroom Five offers another good sized double room with a range of uses being open plan to Bedroom Four, with skylight window to front aspect, exposed beams and multiple under eaves storage. This leads into the en-suite.
En-Suite - 2.46m x 1.37m (8'0" x 4'5") - The en-suite has an enclosed shower cubicle, pedestal wash hand basin, low flush W.C, part tiled walls, radiator and window to the side aspect.
Tea Rooms -
Commercial Kitchen - 5.56 x 2.94 (18'2" x 9'7" ) - Windows to side and rear aspects, two skylight windows, stainless steel double sink unit, light and power connected with commercial extraction system.
Conservatory - 7.69 x 5.04 (25'2" x 16'6") - A fantastic room looking into the Valley with fantastic view the conservatory offers approximately seating for 50, with windows to three aspects, double doors to front and side aspect, exposed A frames, under floor heating to featured flooring, partly exposed stone work.
Tea Room - 5.86 x 5.00 (19'2" x 16'4") - Large picture window to front aspect, with exposed beams and entrance door to front. There is a counter with spacious under counter storage.
Rear Store Room - 4.48 x 2.19 (14'8" x 7'2") - Two secondary glazed windows to rear aspect, plumbing for a washing machine and tiled floor.
Porch - 3.33m x 2.86m (10'11" x 9'4") - External door to side aspect and stone flooring, single radiator, secondary glazed frosted window to rear aspect and a secure door to living room.
----- -
Holiday Cottages -
Coach House - Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Coach House - 5.80 x 5.57 (19'0" x 18'3") - With external door and staircase leading to first floor living and dining area. A lovely picture window to front aspect, tiled floor, two double radiators and exposed beams, along with a
quirky mezzanine bedroom.
The kitchen area has base cupboards and drawers, built in electric oven with electric hob over and stainless steel sink unit. With partly exposed stone wall and window to side aspect and tiled floor.
Bedroom Two - The Coach House - 3.22 x 2.78 (10'6" x 9'1" ) - Window to side aspect, single radiator, built in storage.
En-Suite - 1.69 x 1.40 (5'6" x 4'7") - Enclosed shower cubicle, low flush W.C, wash hand basin and fully tiled walls.
First Floor Landing -
Bedroom One - The Coach House - 3.16 x 2.88 (10'4" x 9'5") - Featuring exposed A frame, low level fitted wardrobes, balustrade over long living area, double radiator, pedestal wash hand basin and built in airing cupboard.
Bathroom - The Coach House - 2.68 x 1.41 (8'9" x 4'7") - Bath with shower over, pedestal wash hand basin, low flush W.C , part stone wall, single radiator and windows to rear aspect.
Bedroom Three - The Coach House - 3.18 x 3.09 (10'5" x 10'1" ) - Good sized double bedroom with window to front and side aspects, stone walls to part, wash hand basin, single radiator and built in wardrobe.
The Smithy - Accommodation sufficient for 6 guests:
Open Plan Living/Dining Kitchen - The Smithy - 5.49 x 3.28 (18'0" x 10'9") - Partly exposed stone walls, stable door to front aspect, window to side aspect, double radiators, exposed beams and a range of base cupboards and drawers, built in electric oven with hob above, sink unit and part tiled floor.
Snug Area - The Smithy - Staircase to the first floor, single radiator, and two radiators.
Bedroom Three - The Smithy - 1.99m x 3.23m (6'6" x 10'7") - Having a skylight window and radiator.
First Floor Landing - Single radiator, built in airing cupboard, exposed beams and loft access.
Bedroom One - The Smithy - 3.47 x 3.45 (11'4" x 11'3") - Good sized double with part stone walls, windows to rear and side aspects and single radiator.
Bedroom Two - The Smithy - 3.59 x 2.15 (11'9" x 7'0") - Featuring stone walls to part, windows to the front aspect and single radiator.
Bathroom - The Smithy - 1.89 x 1.66 (6'2" x 5'5") - Bath with shower fitment, low level W.C, pedestal wash hand basin and single radiator.
Boiler Room - Accessed via under cover car port.
Stone Outbuildings - Consisting of an under cover car port 4.15 x 3.63
Store Room. 3.61 x 2.63
Staff lavatory and utility room - with low level W.C, pedestal wash hand basin, plumbing for a washing machine and tumble dryer extractor.
Garage/Workshop - 9.49 x 5.86 (31'1" x 19'2") - Concrete floor, lighting and power connected, loft storage and steps to loft room.
Loft Room - 5.41 x 4.10 (17'8" x 13'5") - Lighting and power connected. Hot water boiler for the Tea Rooms toilets.
Loft Room And Mezzanine Over Garage - Measuring 2.33 x 3.67 and 3.77 x 5.64 - including lighting.
Outside Store Room - 3.05 x 2.59 (10'0" x 8'5") - Concrete floor, lighting and power connected.
Accessible Toilets - 1.99 x 1.82 (6'6" x 5'11") - WC, wash hand basin and tiled floor.
Tea Room Toilets - With entrance hall
Gents
3.0 x 3. 00 - pedestal wash hand basin, separate WC, urinal, tiled floor.
Ladies
4.10 x 1.50 - pedestal wash hand basin, separate WC, baby changing area and tiled floor.
Outside - Parking for numerous vehicles with gated access to a private field. Large patio area for Tea Rooms. Double gated access with pedestrian gate leading to Paddock Farm and Tea Rooms Gardens to the rear laid to lawns. The site is enclosed by dry stone walling.
Viewings - By prior arrangement through Graham Watkins & Co.
Saervices - We believe the property is connected to mains services.
Tenure And Possession - The property is held freehold and vacant possession will be given upon completion.
Meaurements - All measurements given are approximate and are 'maximum' measurements.
Property information from this agent
Places of interest
Graham Watkins & Co are a firm of chartered surveyors, estate and land agents and auctioneers and valuers. Graham originates from an established farming background in mid Wales and attended the Royal Agricultural College at Cirencester prior to gaining his qualifications. He has a wide experience of the practical issues facing the farming and rural community. Graham Watkins & Co. can provide advice on agriculturlal, commercial, industrial and residential matters. Simply contact us in the office to discuss your requirments further.
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Property reference 32765871. The information displayed about this property comprises a property advertisement. OnTheMarket.com makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and OnTheMarket.com has no control over the content provided by the agent or developer. This property advertisement does not constitute property particulars. The information is provided and maintained by Graham Watkins & Co - Leek.
OnTheMarket may have applied supplementary data to this property listing, including:
Broadband availability and predicted speed: obtained from Ofcom on March 10, 2022
Broadband speed is measured in megabits per second, with the number returned showing how fast the connection is. Each reading is based on the highest predicted speed of any major broadband network for services that deliver the download speeds. The following are the different readings that we may display:
Basic: Up to 30 Mbit/s
Super-fast: Between 30 Mbit/s and 300 Mbit/s
Ultra-fast: Over 300 Mbit/s
The data is updated three times a year. The checker results are predictions and should not be regarded as guaranteed. For more information, see: https://checker.ofcom.org.uk/en-gb/about-checker#Answer_0_2
Mobile phone signal availability and predicted strength: obtained from Ofcom on March 10, 2022
Mobile signal predictions are provided by the four UK mobile network operators: EE, O2, Three and Vodafone. Predictions can vary significantly from the coverage you may actually experience as a result of local factors (especially terrain). Ofcom has tested the actual coverage provided in various locations around the UK to help ensure that these predictions are reasonable. The values shown against a property can be broken down as follows:
Clear: No bars, no signal predicted
Red: One bar, reliable signal unlikely
Amber: Two bars, may experience problems with connectivity
Green: Three bars, likely to have good coverage and receive a data rate to support basic web services
Enhanced: Full bars, likely to have good coverage indoors and to receive an enhanced data rate to support multimedia services
Energy Performance data and Internal floor area
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