WEST END FARM RUSTON PARVA, , EAST

CHARTERED SURVEYORS • AUCTIONEERS • VALUERS • LAND & ESTATE AGENTS • FINE ART & FURNITURE

ESTABLISHED 1860 WEST END FARM RUSTON PARVA DRIFFIELD EAST YORKSHIRE Driffield 5 Miles, 17 Miles, Hull 33 Miles, 8 Miles, York 33 Miles (All distances approximates).

AN OUTSTANDING COUNTRY HOUSE, FINISHED TO A SUPERB SPECIFICATION AND SITUATED IN AN ATTRACTIVE LOCATION

The sale of West End Farm, provides a rare opportunity to purchase an outstanding country house, situated in a beautifully located setting within the . The whole property has been fully renovated and restored in recent years to provide a substantial 6 bedroom house, providing first class living accommodation, together with separate annexe accommodation, various storage buildings and stabling and in all the property is located within 25 acres of paddock land

WEST END FARMHOUSE - A beautifully located and exceptionally restored country house, amounting to over 7,000sq.ft and comprising: Day Room, Morning Room, Sitting Room, Entrance Hall, Dining Room, Kitchen, Laundry. To the first floor three exceptional en-suite Bedrooms, three further Bedrooms and a Family Bathroom. A separate wing to the south provides an Office, Gym and Cinema Room. Outside, there is a block paved courtyard with fountain and turning circle leading to Triple Bay garage with Workshop. The gardens have been well landscaped and designed to take advantage of the views over open countryside.

BUILDINGS – A substantial traditional building which has been restored to provide further accommodation. A large modern building incorporating tack room, feed rooms and W.C. with the potential to provide American barn stabling. There is also four useful stores, two open stables and dog kennels.

LAND – 25 Acres of post and rail paddocks in a gently rolling parkland setting, including areas of mature and newly planted woodland.

LOCATION – Stunning rural location, in the midst of the Yorkshire Wolds, yet within easy commuting distance to Hull, York and the M62.

FOR SALE BY PRIVATE TREATY - AS A WHOLE IN ALL APPROXIMATELY 24.4 ACRES (9.87 HA) 3

DESCRIPTION / BACKGROUND SITUATION West End Farm is a superb country house which has been sympathetically West End Farm is situated in a slightly elevated, enviable position on the edge renovated and extended to provide a traditional yet modern family residence, of the picturesque Yorkshire Wolds village of Ruston Parva, approximately 4 which is arguably one of the finest properties in this part of East Yorkshire. miles from the traditional market town of Driffield. Driffield offers a comprehensive range of local amenities including shops, restaurants, pubs and The property was previously a derelict farmhouse and a programme of extensive railway station. The property is also close to many of the east coast resorts, development, extensions and landscaping has resulted in a substantial house, including Bridlington (9 miles). which has a wealth of features and has been finished to a superb standard. The commercial centres of Hull (33 miles) and York (33 miles) are easily The property is situated in the midst of the unspoilt gently rolling countryside commutable and the historic City of York, provides extensive shopping, arts and of the Yorkshire Wolds, with railed paddocks and unspoilt views, yet the recreational activities and with direct mainline trains to Kings Cross, London and property is an ideal base, for those looking to commute to Hull, York or the Edinburgh, Scotland in under 2 hours. M62 motorway network. There also excellent links onto the M62 motorway network only 30 miles The property also includes a good range of fully renovated buildings, land and distant. ancillary office rooms, making the property a perfect opportunity for those looking to base their business from home or for those with equestrian interests.

There is also planning permission to develop a detached annexe cottage within the grounds.

The property has been meticulously renovated internally and externally and has retained and incorporated a number of key traditional architectural details, together with a modern specification, ranging from the period style full length wooden sash windows and Oak king-post trusses to the stunning contemporary gable feature that incorporates a fully glazed window in an oak framed timber.

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ACCOMMODATION West End Farmhouse is a distinctive property of fine architectural detail and one of the most unique properties in the area, accessed through a brick pillared entrance and through a sweeping driveway, the house is situated in an imposing position overlooking a fine parkland setting.

The property provides well-proportioned rooms and includes a number of important period style and modern features, providing comfortable and practical modern day family living accommodation.

Since purchasing the property, the current vendors have transformed the accommodation to provide first class living accommodation with superb fixtures and fittings throughout.

The property is substantial and the overall space amounts to over 7,000sq.ft. However, it has been well designed to provide spacious family accommodation, which does not feel unnecessarily vast or expansive.

Please see floorplan for indicative room sizes and layout.

The property has been completed to a high quality standard throughout and whilst include modern features, the property has been sympathetically finished to also incorporate a number of period features.

All the bathrooms are finished to a superb standard, with high quality travertine, double shower cubicles and quality fittings.

The house has full floor and roof insulation throughout and has the benefit of under floor heating and a controlled system with individual thermostats for all the rooms.

There is an impressive centralised vacuum system, and a back to base alarm.

The property has four Faber Gas fires throughout the property, together with a large Inglenook fireplace with large multi fuel stove.

Outside, the property has been finished to an equally high standard with electronic controlled wrought iron gates, post and rail fencing, raised curbs, brick set block paving and raised flower beds and borders. 5

Upon arriving at the property, the gravelled driveway sweeps down onto a block To the first floor, the sweeping stairs lead onto the large open landing, paved entrance which leads down to the triple bay garage, adjacent to the which then leads onto two separate wings, providing suitable family living feature water fountain and turning circle. arrangements.

There is a well sheltered patio area, which is south facing and leads through There is an open area/galleried landing, with feature exposed brick double doors into the Day Room. chimney breast, gas fire and exposed Truss beams, which can be utilised as a first floor sitting room/library or be integrated within the master The Day Room is a spacious and light room, which links the whole of the bedroom suite. ground floor. The floor is stone flagged with under floor heating and the exposed brick walls, add character. There is an adjacent cloakroom which leads This leads through to Bedroom One, which is the principle bedroom. to the boiler room. The room is a lovely room, with two full height sash windows providing superb views over the whole of the land and Wolds countryside beyond. To the west is the very impressive Morning Room. This room has a twin aspect, The room includes in-built wardrobes, a raised Faber fireplace, an in-built south and west, with an impressive large inglenook fireplace with multi-fuel dressing table with built in remote mirror and lights. There is an stove. This is a light room with a double aspect and features an impressive floor to ceiling window, which forms part of the distinctive fully glazed oak gable impressive en-suite bathroom with fully tiled travertine walls, wash hand end. basin, w.c. bath and shower cubicle.

To the front of the property is the main Sitting Room which has a superb Bedroom Two is no less impressive and is situated in the south west outlook through two large sash windows, over the parkland type grounds and wing. A delightful room, the key feature with this room is the gable end over open countryside beyond. glazed panels set within the full height oak frame and with a king-post truss beam as a main feature. Again this room also has an en-suite with Coming back through the Day Room, you then enter the impressive Kitchen. fully tiled travertine walls, wash hand basin, w.c. and shower cubicle. The kitchen has had no expense spared and comprises a bespoke hand made range of Pippy Oak wall and base units with granite work surfaces and a central To the east of the property is a further wing, which comprises Bedroom island. The kitchen provides a full range of integrated appliances, including Miele Three, a further large bedroom with en-suite, matching the standard of steam oven, microwave, coffee maker, fridge /freezer and double drawer the other two rooms. There is then Three further good sized bedrooms dishwasher either side of the integrated ceramic double bowl Belfast sink unit. and a high quality Family Bathroom. The island unit includes a 1 ½ bowl sink unit with waste disposal system and instant hot water tap. There is also a twin wine cooler and seating area. Finally Situated adjacent to the garage and workshop, to the south of the main there is a Double Rangemaster oven with induction hob situated within an house is a single storey section comprising Gym, Office and Cinema illuminated purpose built display surround. Room.

There is a stable door which leads out into the covered walkway and through to To the front of the house is a formal lawn area leading to a ha-ha, onto the Laundry Room. The Laundry Room is a superb room with bespoke the open paddock land. To the east there is a wooded area with mature handmade wall and base units incorporating double bowl Belfast sink unit, deciduous trees and a natural pond. To the west is a further lawn area washing machine, tumble dryer and E.T. Vacuum central cleaning system. that raises towards the driveway and up to the farm/equestrian buildings beyond. This area also has planning permission for a two bedroom Double doors lead from the kitchen to the well-proportioned dining room, with cottage. large sash window providing views over the gardens and grounds. 6

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Kitchen

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Dining Room

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Day Room

Kitchen

Morning Room

Bedroom One (En-suite)

First Floor Library Area

Main Bathroom

Bedroom Two (En-suite)

Cinema Room

THE GRANARY Situated to the west of the main house, is an attractive two storey traditional building which has bee n fully restored using reclaimed brick and pantile roof.

The building comprises four arched bays, suitable for storage or stabling.

Brick steps to the side lead upto the first floor, with two rooms, one fitted out with a superb open plan kitchen/dining/living area and with open apex and oak king-post trusses. The other room provides a Bedroom with En-suite.

FLOORPLAN

LAND AND BUILDINGS

The land is situated in a ring fence to the front of the property and comprises a parkland type setting, with approximately 24 acres of grassland, providing a separate railed paddocks and interspersed with recently planted and mature woodland, all bordered by extensive post and rail fencing.

The land is all good quality, free draining grassland, and gently undulates, providing good quality livestock or horse grazing.

There is also the benefit of the following buildings:

GENERAL PURPOSE BUILDING 22.5 m x 9m (75’ x 30’) A spacious modern building, constructed of concrete block walling to 6ft with Yorkshire boarding above. Open sided to the west. The building is ideal for conversion to American barn type stabling, subject to receiving the necessary consents. To the end are three separate rooms, comprising; TACK ROOM: 4.27m x 3.41m FEED STORE: 4.27m x 3.41m WC ROOM.

OPEN FRONTED BARN (ATTACHED TO GRANARY) 16.2m x 7m (53’.1 x 22’.9)

A traditional brick cart barn, fully re-built to provide two loose boxes and two large kennels.

GENERAL INFORMATION - REMARKS & STIPULATIONS GENERAL INFORMATION Services: Mains electric and water. Private Drainage. LPG gas. SPORTING, TIMBER & MINERAL RIGHTS Underfloor heating. Planning: Council, County Hall, Beverley, East Sporting, timber and mineral rights are in hand and included in the sale. Yorkshire, YO25 9BA. Tel 01482 887700

Tenure: We understand that the property is Freehold and that vacant ENERGY PERFORMANCE CERTIFICATE possession will be given upon completion. EPC’s have been prepared for all the properties and EPC Graphs are Viewing: Strictly by appointment with either of the joint agents. enclosed within these particulars or full copies are available for inspection at Postcode: YO25 4DQ the agents Malton office. Guide Prices: See covering letter.

Details and Photographs: Prepared August/September 2013. All measurements are approximate. The services as WAYLEAVES, EASEMENTS AND RIGHTS OF WAY described have not been tested and cannot be guaranteed. Charges may be payable for service re-connection.

The property is offered for sale subject to and with the benefit of all These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not wayleaves, easements, rights of way etc whether mentioned in these constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this particulars. No footpaths cross the land firm’s employment has the authority to make or give any representation or warranty in respect of the property. There is an agricultural right of way for the neighbouring farm, as indicated by ‘track’ on the enclosed property plan. LOCATION PLAN

BOUNDARIES The vendors will only sell such interest as they have in the boundary fences and hedges etc. All boundaries and areas are subject to verification with the title deeds.

METHOD OF SALE The property is being offered for sale by Private Treaty as a whole. Interested parties are requested to register with the selling agents to be kept informed of how the sale will be concluded. If you have queries on the sale of the property then please contact Tom Watson MRICS FAAV on 01653 697 820 or email: [email protected]

FIXTURES AND FITTINGS Internal and external fixtures and fittings, furniture etc are available by negotiation.

PROFESSIONALS IN PROPERTY SINCE 1860

15 Market Place, Malton, North Yorkshire, YO17 7LP 40 Burgate, Pickering, North Yorkshire YO18 7AU Tel: 01653 697820 Fax: 01653 698305 Tel: 01751 472766 Fax: 01751 472992 Email: [email protected] Email: [email protected]