Graham Watkins &

57 Derby Street, Leek Staffordshire, ST13 6HU Tel: 01538 373308 Graham Watkins & Co. Fax: 01538 399653 Email: [email protected] gw www.grahamwatkins.co.uk Chartere d Surveyors, Estate Agents, Auctioneers & Valuers

Narrowdale Estate,

Alstonefield, Ashbourne, Derbyshire, DE6 2FT

For Sale By Private Treaty

Narrowdale Estate Alstonefield, Ashbourne, Derbyshire, DE6 2FT

This property comprises an extremely rare opportunity to purchase an historical farm nestled in the heart of the Peak District National Park. The property, well known locally as ‘Narrowdale’ will be of interest to many, with a long, private drive, and a range of traditional stone buildings, some with planning permission granted for residential use. The Estate comprises of Priory Farm, and the adjoining farm known as Narrowdale Farm, together with a range of primarily stone farm buildings and land extending to 335 Acres or thereabouts. Narrowdale Estate offers a truly rare and exceptional opportunity to acquire an unspoilt and undeveloped country estate, offering an enormous range of possibilities.

The property is on offer as a whole or in six individual lots, as shown on the attached plans.

The Property is For Sale by Private Treaty as a Whole or in Six Individual Lots as Described Below:-

Lot One Priory Farm Including House, Farm Buildings and Land extending to 31.46 Acres or thereabouts

Lot Two Narrowdale Farmhouse, Traditional Stone Barn and Land extending to 1.43 Acres or thereabouts

Lot Three Top Barn with Residential Planning Permission and Land extending to 167.14 Acres or thereabouts

Lot Four A Block of Land known as ‘Narrowdale Hill’ extending to 60.88 Acres or thereabouts

Lot Five A Block of Land known as ‘Narrowdale Hollow’ extending to 17.05 Acres or thereabouts

Lot Six A Range of Traditional Stone Barns and Land extending to 57.70 Acres or thereabouts

Situation The property is situated in the Peak District National Park in picturesque countryside at Narrowdale, a short distance from the village of Alstonefield with Leek being 11.5 miles, Ashbourne being 9 miles and Buxton 14 miles.

Directions The property is approached from off the Hulme End to Alstonefield Road as indicated on the attached plans. The road leading down to the homestead, we understand is council maintained and the various lots are shown on the particulars and also by our ‘For Sale’ boards that are erected at the property.

Description - Lot 1 – Priory Farm – Offers over £550,000 An imposing Grade II listed country residence set in a traditional courtyard of stone properties. The whole property and outbuildings require a comprehensive scheme of full refurbishment. The dwelling however could provide extensive living accommodation on site, overlooking the 31.46 acres included with the property. The outbuildings are in varying conditions but some offer potential for alternative uses.

At present the accommodation briefly comprises the following:

Rear Entrance Door

Rear Hall With stone flagged floor, staircase off, understairs cupboard and door off to:-

Cellar

Living Room / Kitchen – 4.63m x 6.90m With stone sink, original fire place with cupboards to either side, stone flagged floor and exposed beams to ceiling

Pantry/Parlour – 4.67m x 3.62m With stillages, salting stone and stone flagged floor

Front Room – 4.25m x 4.59m With fire place and stone flagged floor and built in cupboards

Dining Room – 4.57m x 3.67m With open fire place

Staircase leading to First Floor Landing and giving access to:-

Bedroom Number 1 – 6.895m x 4.671m Front bedroom with fireplace

Bedroom Number 2 – 4.24m x 4.59m With ceramic tiled fireplace

Bedroom Number 3 – 4.57m x 3.67m

Box Room – 2.129m x 1.630m

Bedroom Number 4 – 4.640m x 4.035m Double Sized

Bedroom Number 5 – 4.630m x 4.038m Double Sized

Second Staircase leading to Second Floor Landing and giving access to:-

Three Attic Rooms

OUTSIDE To the front of the property there is a garden plot and to the side there is a stone and slate roofed small range comprising:- Fuel Store – 2.58m x 3.15m

Earth Closet Wash Room – 2.60m x 3.27m

FARM BUILDINGS To the front of Priory Farmhouse , there is a traditional courtyard range of farm buildings being Grade II listed, some of which are only part remaining, but offer enormous potential.

Stone and tiled range comprising:-

Loosebox – 3.10m x 4.70m

Loosebox – 4.70m x 6.80m

Stone and tiled barn range comprising:-

Loosebox – 5.06m x 9.75m With loft over part

Services We understand the property is connected to mains water and electricity.

Please note that there are currently no sanitation facilities, therefore the property has no drainage arrangements.

LAND The land contained within this Lot is all laid to permanent grassland, being undulating in nature but considered to be capable of growing good crops of grass which traditionally have been used for grazing purposes by livestock.

The land is detailed in the following schedule:

OS Number Description Size (Ha) 3485 Grassland 3.92 4674 Grassland 2.04 3961 Grassland 2.24 3753 Grassland 0.05 3953 Grassland 0.16 4452 Grassland 0.29 4846 Garden 0.13 5853 Grassland 0.73 5770 Grassland 0.14 5873 Grassland 0.23 5461 Grassland 2.12 - Homestead 0.35 - Track 0.22 - Grass Track 0.11 12.73 Hectares or 31.46 Acres or thereabouts

Description – Lot 2 – Narrowdale Farm – Offers over £400,000 A substantial traditional stone and tiled Grade II listed farmhouse, together with a range of stone outbuildings which includes a large two storey stone and tiled barn, with planning consent for a residential use.

This Lot comprises an original farmhouse known as Narrowdale Farmhouse which has been unoccupied we understand since 1971. Planning consent has been obtained from Peak District National Park Authority under reference number NP/SM/1018/0986 for the reinstatement of the use of the building as a permanent dwelling. Copies of this detailed consent are available from Peak District National Park authority’s website and also from our office.

It will be noted from inspection that the property is constructed partly of brick and partly stone under a slate roof and at present briefly comprises the following accommodation which is in need of complete refurbishment as will be seen from inspection.

Entrance Door

Kitchen – 4.09m x 4.07m With Belfast sink, original fire place and quarry tiled floor

Room 2 – 4.70m x 4.23m With entrance door off, built in cupboard, staircase off and under stairs cupboard and stone flagged floor

Room 3 – 2.92m x 2.45m With fire place, wooden floor and shuttered front windows

Room 4 – 3.37m x 4.24m With fire place, built in cupboard and stone flagged floor

Entrance Hall With front door and stone flagged floor

Pantry – 4.29m x 2.37m With stone flagged floor, original salting stone and stillages.

Former Pantry 2 – 2.26m x 2.38m With stone flagged floor and stillages and window

Staircase leading to Half Landing and giving access to:-

Landing Area with window and giving access to:

Bedroom Number 1 – 4.26m x 2.31m

Main Landing Area giving access to:-

Bedroom Number 2 – 3.32m x 4.31m With fireplace

Bedroom Number 3 – 4.56m x 4.69m With fireplace

Bedroom Number 4 – 3.40m x 4.27m With fireplace

Bedroom Number 5 – 4.19m x 4.28m With fireplace

Outside To the front of the dwelling house there is a garden plot as will be seen from inspection and as shown on the attached plans.

Farm Buildings Close by there is a comprehensive range of stone built farm buildings, part of which have the benefit of a planning consent obtained from Peak District National Park Authority under reference number NP/SM/0618/0489 dated the 25th August 2020 for listed planning consent for the conversion of a redundant agricultural building to a single open planned dwelling.

There is also an associated planning consent under reference number NP/SM/0618/0488 for the conversion of the redundant agricultural building to a single open market dwelling which was approved on the 27th August 2020. Copies of both these planning consents are available from Peak District National Park Authority’s website and also from the agent’s office but briefly the proposed accommodation for the barn, a copy of which is attached provides for on the ground floor an entrance hall with staircase off and cloakroom, spacious lounge, separate dining room and kitchen/living room. On the first floor there is a landing giving access to three bedrooms and a family bathroom.

The buildings briefly comprise the following:-

Courtyard effect of stone buildings to the front of Narrowdale Farmhouse comprising:-

Stone and asbestos Former Dairy – 3.63m x 2.36m

Stone and tiled double storey range comprising:-

Shippon for 10 – 5.30m x 10.40m With loft over

Shippon for 5 – 5.20m x 5.10m With loft over

Single storey range comprising:-

Loosebox – 3.40m x 2.80m

Loosebox – 3.20m x 4.70m

Loosebox – 2.50m x 2.40m

Loosebox – 2.50m x 2.10m

Loosebox – 2.40m x 4.50m

Outside Earth Closet

Away from the main range there is a further range of stone and tiled Looseboxes and Shippon for 3 with Loft Over

LAND

The land is detailed in the following schedule;

OS Number Description Size (Ha) 4740 Grassland 0.11 Pt 2532 Grassland 0.25 3751 Grassland 0.02 4051 Grassland 0.03 - Homestead 0.17 0.58 Hectares or 1.43 Acres or thereabouts

Services We understand that the property is connected to mains electricity. There is currently no separate mains water supply, however an easement will be granted in favour of the property to make a new connection, subject to Severn Trent connection charges.

Please note that there are currently no sanitation facilities, therefore the property has no drainage arrangements.

Planning Permission - Proposed Floor Plan of the Conversion of the Agricultural Building

Planning Permission - Proposed Elevation of the Conversion of the Agricultural Building

Description – Lot 3 – Top Barn with Residential Planning Permission and Land extending to 167.14 Acres or thereabouts – Offers over £950,000 This Lot offers the opportunity to purchase a range of traditional stone and tiled buildings which have the benefit of residential planning permission as detailed below, standing in extensive grassland extending to 167.14 acres or thereabouts, which leads down to the River Dove.

This comprises a ring fenced block of sound permanent grassland which is undulating in nature and has traditionally been used for grazing livestock. Planning permission was gained from Peak District National Park Authority under planning number NP/SM/0618/0506 which was approved on the 24th June 2019. A full copy of the planning permission is available on the Peak District National Park Authorities website and also at the agent’s office, but it is noted that permission has been gained to provide for on the ground floor an entrance hall with cloakroom off, spacious kitchen/living with a separate spacious lounge. On the first floor the accommodation provides for a landing giving access to a family bathroom and three bedrooms, on of which has an en-suite bathroom. A plan is attached to these particulars showing details of this proposed accommodation. The plan should be read in conjunction with the full details of the planning permission.

Top Building This is a stone and tiled “L” shaped, double storey barn comprising:-

Shippon for 10 – 10.20m x 5.20m With loft over

Shippon for 9 – 9.20m x 5.20m With loft over

Close by there is a further stone and tiled Barn – 6.52m x 4.10m, in need of renovation.

Stone and asbestos roofed Milk Shed

With regards to the land, the land is considered to be in good heart and as will be seen from inspection has the benefit of a further two farm concrete frame buildings which are situated in OS 0298 and OS 1958 which have been used for the storage of produce. These buildings extend to approximately 7.62m x 13.71m on OS 0298 and 7.62m x 18.29m on OS 1958.

Land parcel 6339 has a stone and tile building measuring 5.054m x 10.668m, with a telegraph pole and tin roof sheeting lean to measuring some 10.668m x 3.81m.

The land is set out in the following schedule:

OS Number Description Size (Ha) 7165 Grassland 0.45 7169 Trees 0.03 7570 Grassland 0.51 7876 Grassland 0.71 8282 Grassland 0.88 8972 Grassland 1.32 8264 Grassland 0.51 8070 Grassland 0.19 This barn is in parcel 6339 8370 Grassland 0.01 8268 Grassland 0.01 8168 Grassland 0.02 - Buildings 0.02 5506 Grassland 0.32 6894 Grassland 0.24 8502 Grassland 0.40 6399 Grassland 5.18 7899 Grassland 0.86 7184 Grassland 2.07 6671 Grassland 0.79 7357 Grassland 2.17 8346 Grassland 0.73 8841 Grassland 0.49 9052 Grassland 2.14 9659 Grassland 1.05 0266 Grassland 1.67 0349 Grassland 0.60 0137 Grassland 1.75 1039 Grassland 1.90 1152 Grassland 1.76 2641 Grassland 2.84 3434 Grassland 0.45 3727 Grassland 1.62 4237 Grassland 0.77

4833 Grassland 0.67 1958 Grassland 1.98 1374 Grassland 2.56 2975 Grassland 6.06 1292 Grassland 2.43 9683 Grassland 2.60 0298 Grassland 1.00 0907 Grassland 1.14 9410 Grassland 4.42 8518 Grassland 1.44 9828 Grassland 0.40 0221 Grassland 0.70 1516 Grassland 6.10 1406 Trees 0.30 8694 Grassland 1.38 67.64 Hectares or 167.14 Acres or thereabouts

We understand that part of the land is designated as part of the Hamps and Manifold SSSI, and we understand that parcels 1516, 1406 and 2975 are open access land.

Services This Lot does not currently have mains electricity or water connected, however an easement will be granted in the contract to allow connections to be made crossing Lot 1, so new connections can be obtained subject to connection charges. Interested parties should rely on their own enquiries.

Planning Permission - Proposed Floor Plan of the Conversion of the Agricultural Building Known at ‘Top Barn’

Description – Lot 4 - A Block of Land known as ‘Narrowdale Hill’ extending to 60.88 Acres or thereabouts – Offers over £150,000 This comprises a ring fenced block of permanent grassland which has the benefit of access off the council maintained road which leads to the homestead and also it will be seen from inspection that the land has the benefit of another access from along a public right of way passed Alstonefield Camping Barn which we understand has been used in association with the farm for a number of years.

The land is detailed in the following schedule:

OS Number Description Size (Ha) 8726 Trees 0.23 Pt 2532 Grassland 24.41 24.64 Hectares or 60.88 Acres or thereabouts

It is understood that the land is scheduled as open access land and is included within the Hamp and Manifold SSSI.

Services We understand that Lot Four does not have a mains water connection. There will be an easement in the sale contract that will ensure that new connections can be provided, if required by the buyer, subject to Severn Trent connection charges. Interested parties should reply on their own enquiries.

Description - Lot 5- A block of Land known as ‘Narrowdale Hollow’ extending to 17.05 Acres or thereabouts – Offers over £75,000 ‘Narrowdale Hollow’ comprises a single enclosure of undulating grassland, which levels out on the Western side. The Lot is accessed between Priory Farm (Lot One) and Narrowdale Farm (Lot Two) and is expected to be of interest to those acquiring the adjacent Lots.

We understand that the land falls within the Hamps and Manifold SSSI.

The land is detailed in the following schedule:

OS Number Description Size (Ha) 6640 Grassland 6.90 Hectares or 17.05 Acres or thereabouts

Services We understand that Lot Five does not have a mains water connection. There will be an easement in the sale contract that will ensure that new connections can be provided, if required by the buyer, subject to Severn Trent connection charges. Interested parties should reply on their own enquiries.

Description - Lot 6 - A Range of Traditional Stone Barns and Land extending to 57.70 Acres or thereabouts – Offers over £500,000 This Lot comprises a principle substantial stone and tiled barn, which is in sound order, together with a range of other agricultural buildings which are further described below. The building stands in almost 58 acres and offers excellent opportunities, enjoying an idyllic location with wonderful open views. The stone barn does not have any planning consent, but it is considered to have excellent potential.

Within the land there is a Stone and Tiled Barn being double storey comprising: -

Shippon for 14 – 4.91m x 13.42m With feed passage and loft over

Block and sheeted single storey Lean-To – 3.21m x 2.10m

Additional timber and sheeted Lean-To Shippon for 5

To the rear there is a Timber and Sheeted Building – 8.96m x 14.54m Comprising cubicle housing and part loose housing

The land is detailed in the following schedule:

OS Number Description Size (Ha) 3855 Grassland 2.05 5857 Grassland 1.68 6566 Grassland 1.97 7061 Grassland 0.53 8171 Grassland 2.34 9356 Grassland 7.59 9973 Grassland 1.81 1471 Grassland 1.08 2566 Grassland 1.77 1158 Grassland 1.76 1950 Grassland 0.60 - Buildings 0.17 23.35 Hectares or 57.70 Acres or thereabouts

Basic Payment Scheme All the eligible land is registered for the basic payment scheme and available entitlements will be offered to the buyer of each Lot.

Local Authority The local authorities are Staffordshire County Council and Staffordshire Moorlands District Council and the Peak District National Park Authority to whom any enquiries of a planning notice or other appropriate matter should be addressed.

Viewing By prior arrangement through Graham Watkins & Co. Please email: [email protected] or telephone 01538 373308 PLEASE NOTE: Parts of the property are in poor condition and as such viewings may be restricted accordingly. Viewers must take exteme care whist viewing. The agricultural land may be viewed at any reasonable time but the farm yard and buildings must only be viewed by appointment.

Tenure and Possession The property is held freehold and vacant possession will be given upon completion.

Mapping The plans provided in these particulars are indicative and for identification purposes only and interested parties should inspect the plans provided with the conditions of sale with regards to precise boundaries of the land.

Wayleaves and Easements The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of sale.

Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor.

Mortgage Provision If you are thinking of buying a property, either through us or another agent, and require mortgage advice then please contact our office with your details and we can get our independent mortgage advisor to contact you to arrange a free no obligation meeting

Thinking of Moving? If you have a property you are thinking of selling or renting then please contact us for a free market appraisal and advice on the best way forward. Contact our office on 01538 373308 or email [email protected].

Websites www.grahamwatkins.co.uk www.rightmove.co.uk www.primelocation.co.uk

Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that: 1. All statements do not constitute any part of, an offer of a contract; 2. All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor; 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact; 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars; 5. The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property. 6. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact;

Detailed Plan of Lot Two - Edged in Blue

FOR IDENTIFICATION ONLY – NOT TO SCALE This plan is published for convenience only and although believed to be correct its accuracy is not guaranteed and it shall not be deemed to form part of the contract. Reproduced from the Ordnance Survey Map by Permission of the Controller of H.M. Stationery Office. Crown Copyright reserved.