DOCSLIB.ORG

Appendix 10.Xlsx

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Appendix 10.Xlsx WHOLE PLAN & COMMUNITY INFRASTRUCTURE LEVY VIABILITY ASSESSMENT _______________________________________________ PREPARED ON BEHALF OF HAMBLETON DISTRICT COUNCIL By JUNE | 2019 TABLE OF CONTENTS ___________________________________________________________________ 1.0 INTRODUCTION ............................................................................. 1 2.0 PLANNING POLICY CONTEXT ........................................................... 6 3.0 METHODOLOGY ........................................................................... 16 4.0 OVERVIEW OF HAMBLETON .......................................................... 36 5.0 FINANCIAL APPRAISAL ASSUMPTIONS ........................................... 72 6.0 VIABILITY RESULTS AND POLICY IMPACTS ..................................... 92 7.0 PLAN VIABILITY AND DELIVERY .................................................... 136 Appendices Appendix 1 Stakeholder Presentation and Attendees Appendix 2 Stakeholder Comments Appendix 3 Responses to Stakeholder Comments Appendix 4 Analysis of Planning Consents Appendix 5 New Housing Developments – Sales and Asking Prices Appendix 6 CoStar Office Market Report Appendix 7 CoStar Industrial Market Report Appendix 8 Allocations Testing Assumptions Appendix 9 Quantity Surveyor Report Appendix 10 S106 Analysis 1.0 INTRODUCTION 1.0 INTRODUCTION _______________________________________________________________________ 1.1 Hambleton District Council (‘the Council’) is in the process of preparing a new Local Plan for the District which will guide development up to 2035. The new Local Plan will include a strategy for growth, detailed policies to deliver it and site allocations. It will set out how much land should be provided to accommodate new homes and jobs and where this should be located, alongside the need for associated infrastructure such as shops, community facilities, transport, open space, sport and recreation. The plan will also seek to protect and enhance the countryside, historic buildings and the character of the District’s market towns and villages. 1.2 The Local Plan is being prepared in two parts, as follows: Part 1: Spatial Strategy and Development Policies - A vision and objectives for the Plan Area containing both strategic policies to implement the strategy and detailed policies for determining development proposals. Part 2: Site Allocations - sets out details of sites where the development needs identified in Part 1 will take place and the form it will take. 1.3 The Council undertook public consultation on the Issues and Options stage of the plan during the early part of 2016. During October – December 2016 consultation took place regarding a Preferred Options version of the plan and a consultation on Alternative Sites and Local Green Space Designations was undertaken in April to June 2017. 1.4 A number of the Local Plan policies may impact on the viability of development and in accordance with the National Planning Policy Framework (NPPF) the Council needs to be satisfied that these policies do not undermine the delivery of the plan. Similarly the Council needs to be satisfied that the site allocations contained within the plan are deliverable and are not subject to such a scale of policy burdens that they are unable to be developed viably. 1.5 Alongside the preparation of the Local Plan, the Council is also intending to review its Community Infrastructure Levy (CIL) to help the delivery of the District’s known infrastructure needs. Page | 1 1.0 INTRODUCTION 1.6 In order to ensure a robust and realistic Plan a viability evidence base which assesses and tests the policies contained in the emerging Local Plan is required, this will also inform any revisions that are required to the current CIL charging schedule. Keppie Massie has been commissioned by the Council to establish the economic viability and deliverability implications of the emerging Local Plan policies and allocations. This is to ensure that they are realistic and can deliver sustainable development without putting the delivery of the Plan at risk. The study has been prepared to satisfy the tests of viability and deliverability laid down in the NPPF and the National Planning Practice Guidance (PPG). This report therefore provides an assessment of the overall viability of development in the District, considering the viability implications of emerging plan policies. It also provides a viability framework within which to consider the proposed site allocations. Ultimately the study provides conclusions about ‘whole plan viability’ and any adjustments that may be required to the existing CIL charging schedule. Format of Report 1.7 The report is presented to provide an overview of the Local Plan and its key policies, details of the study methodology, a property market commentary, the financial appraisal assumptions, the results of the viability testing and conclusions regarding Plan viability and delivery. 1.8 For ease of reference the report is structured based on the following sections: Section 2 – Planning Policy Context 1.9 This section provides an overview of the strategic policies and the development management policies which could impact on viability and delivery. In addition a summary of the site allocations is provided. Section 3 – Methodology 1.10 This section outlines the methodology that has been adopted for the study and the viability assessments, together with the rationale for the development scenarios tested. Section 4 – Overview of Hambleton 1.11 This section provides general information about the social and economic characteristics of Hambleton, together with an overview of the residential and commercial property markets. Section 5 – Financial Appraisal Assumptions 1.12 This section outlines the key assumptions that have been made in preparing the financial assessments including details of how specific Local Plan policies have been addressed. Page | 2 1.0 INTRODUCTION Section 6 – Viability Results and Policy Impacts 1.13 This section provides an overview of the results of the viability testing together with a commentary on the results and also the impact of the Local Plan policies on viability. The viability of the proposed allocations is also considered. Section 7 – Plan Viability and Delivery 1.14 Within Section 7 conclusions are provided about the key policies that have implications for economic viability and the viability and deliverability of the Hambleton Local Plan. Keppie Massie 1.15 Keppie Massie is an established firm of Chartered Surveyors and Property Consultants with offices in Liverpool, Manchester, Glasgow and London and is at the forefront of development economics, regeneration and strategic development. It is regulated by the Royal Institution of Chartered Surveyors (RICS). In September 2004 Keppie Massie opened a Residential division called Keppie Massie Residential. 1.16 The Practice deals with all major aspects of commercial and residential property consultancy including valuation, development, development economics, cost consultancy advice, investment, strategic land assembly, compulsory purchase, investment and development funding, S106 negotiations and affordable housing policy and provision, landlord and tenant advice, regeneration, national and local taxation, insolvency advice, acquisition, disposal, agency and property management. 1.17 We have extensive experience in the preparation of Local Plan and CIL Viability Assessments, and have provided studies for many Local Planning Authorities including the following: o Knowsley – Local Plan Viability Assessment o Sefton – Local Plan and Site Allocations Viability Assessment o High Peak – Local Plan Viability Study (including site allocations) o Fylde – Local Plan and CIL Viability Study o Hyndburn – Development Management DPD Viability Study o Barrow – Local Plan Viability Study (including site allocations) o Wyre – Local Plan Viability Study (including site allocations) o Staffordshire Moorlands – Local Plan and CIL Viability Study (including site allocations) o Cheshire West and Chester – CIL Viability Assessment and then subsequent Local Plan Part Two Viability Assessment o Allerdale – Site Allocations DPD and CIL Viability Study o Liverpool City Council – Local Plan Viability Study (including site allocations) Page | 3 1.0 INTRODUCTION o West Lancashire – CIL Viability Assessment o Cheshire East – CIL Viability Assessment o Mansfield – Local Plan Viability Assessment Update o St Helens – Local Plan Viability Assessment 1.18 Keppie Massie is also currently preparing Local Plan Viability Assessments for Rossendale, Wirral and West Lancashire Councils. 1.19 The Practice has extensive knowledge and experience in dealing with viability in relation to development management matters and provides advice to many Local Planning Authorities across the North and Midlands. We have also been appointed by Lancashire County Council to provide development viability advice to Lancashire Enterprise Partnership, Preston City Council, South Ribble Council and Lancashire City Deal. Timeline 1.20 Following consultation by the Council in relation to the Preferred Options Version of the Plan we were commissioned at the beginning of 2017 to start the preparation of a Viability Assessment as part of the Local Plan Evidence Base. 1.21 The initial property market research was undertaken during the spring and summer of 2017. This research was used to compile our transactional and construction cost evidence base for the District and inform our initial assumptions for the viability testing. As part of the
Load more

Recommended publications
  • 13 the Peppergarth Romanby, Northallerton
    13 THE PEPPERGARTH ROMANBY, NORTHALLERTON A VERY WELL PRESENTED TRADITIONAL 3-BEDROOMED FAMILY HOME ON NICE SIZED PLOT ENJOYING THE BENEFIT OF QUALITY CONSERVATORY TO REAR Attractively Presented & Well Appointed Property Quality UPVC Double Glazed Conservatory Well Maintained Gardens to Front and Rear Concrete Driveway with Parking for Several Vehicles Attractive Quality Fitted Kitchen Quiet, Pleasant Cul de Sac Location PRICE: OFFERS IN THE REGION £164,950 OFFERED CHAIN FREE & AVAILABLE FOR EARLY COMPLETION 143 High Street, Northallerton, DL7 8PE Tel: 01609 771959 Fax: 01609 778500 www.northallertonestateagency.co.uk 13 THE PEPPERGARTH, ROMANBY, NORTHALLERTON SITUATION with areas of patio for sheds, seating etc. The property enjoys a nice degree of privacy and the rear having Northallerton ½ mile A1 6 miles close boarded fencing. To the rear are two timber framed garden Thirsk 8 miles A19 7 miles sheds with a nice area of decking. Bedale 7 miles York 30 miles (All distances are approximately) Internally the property has been extremely well maintained by the present owners and enjoys a quality fitted kitchen. It is attractively decorated throughout and the ground floor has the The village of Romanby represents a much sought after and highly benefit of a Utility Room and downstairs WC adjoining the desirable North Yorkshire village, conveniently situated on the kitchen providing useful storage and separate utility facilities and south western side of Northallerton, the County town of North space. Yorkshire. The village is conveniently situated in relation to Northallerton Town Centre and within easy reach of the popular As mentioned the property enjoys the benefit of a quality built market towns of Thirsk, Darlington and Richmond.
    [Show full text]
  • 23 Romanby Road Northallerton Dl7 8Ne
    S3815 23 ROMANBY ROAD NORTHALLERTON DL7 8NE AN ATTRACTIVELY PRESENTED WELL LAID AND SPACIOUS SUPERBLY POSITIONED 4 BEDROOM TOWN HOUSE RESIDENCE • UPVC Sealed Unit Double Glazing • Recently Installed Fully Fitted Quality Kitchen • Gas Fired Central Heating • Attached Garage • Well Laid Out, Attractive and Spacious • Good Sized Patio, Decking & Lawned Garden To Rear Offers in the Region of £245,000 143 High Street, Northallerton, DL7 8PE Tel: 01609 771959 Fax: 01609 778500 www.northallertonestateagency.co.uk 23 ROMANBY ROAD, NORTHALLERTON Additional leisure activities in and around Northallerton can be SITUATION enjoyed at the local Northallerton Rugby Club, Northallerton Football Club and a number of gyms within the town. A.1 7 miles York 30 miles Schools – the area is well served by good state and independent Darlington 15 miles A.19 6 miles schools with a number of renowned Schools within the area. Thirsk 7 miles Teesside 16 miles Local comprehensive schools are to be found at Northallerton (All Distances are Approximate) and Thirsk, whilst independent Schools are to be found at Yarm, Teesside High, Ripon Grammar, Polam Hall (Darlington), Romanby Road is very conveniently situated just of Ampleforth and Queen Mary’s at Baldersby. Northallerton High Street in th is much sought after and highly desirable residential town, the County Town of North Yorkshire. Walking & Cycling – the area is well served for attractive The property is within easy walking distance of the Town walking and cycling with some particularly attractive Centre, the
    [Show full text]
  • Parish Brochure an Invitation
    Parish Brochure An Invitation We, the people of this united Benefice in the young Diocese of Leeds, extend a warm welcome to whoever is called by God to serve among us. We would welcome you into our community in the Vale of Mowbray, set between the Yorkshire Dales and the North York Moors near the county town of Northallerton. Would you be willing to join us, sharing and inspiring our future plans for developing the Christian ministry and mission? A solitary poppy grows amongst the crops in the many fields around our Benefice Our Mission Statement Prayer Dear Lord, As we seek to grow and nurture our Christian faith through your teachings, give us strength to work as a united Benefice and serve our rural communities in your name. Using the resources we have, help us to reach out to young and old in a way that shows our support to them and enable continued growth and awareness of our faith. Our mission, Lord, is to channel your love and compassion in a way that enriches the lives of others. In Jesus’ name we pray. Amen. 1 LOCALITY The united Benefice of the Lower Swale The County town of Northallerton lies is situated in the beautiful countryside about 3 miles from Ainderby Steeple. in the north of the Vale of York in rural It has a wide range of shops including North Yorkshire. Barkers Department store, Lewis & Cooper Delicatessen and other high People living in the Lower Swale area street favourites such as Fat Face, are well positioned for accessing Waterstones, Crew Clothing as well as larger towns and cities in the region, Costa, Caffè Nero and many other coffee and beyond, both by road and public shops.
    [Show full text]
  • North Yorkshire County Council's A684 Bedale, Aiskew and Leeming
    Report to the Secretary of State for Transport by I Jenkins BSc CEng MICE MCIWEM an Inspector appointed by the Secretary of State for Transport Date: 5 July 2013 HIGHWAYS ACT 1980 ACQUISITION OF LAND ACT 1981 THE NORTH YORKSHIRE COUNTY COUNCIL A684 BEDALE, AISKEW AND LEEMING BAR BYPASS COMPULSORY PURCHASE ORDER 2012 THE NORTH YORKSHIRE COUNTY COUNCIL (A684 BEDALE, AISKEW AND LEEMING BAR BYPASS CLASSIFIED ROAD)(SIDE ROADS) ORDER 2012 Date of Inquiries: 21, 22 and 23 May 2013. Ref: DPI/P2745/13/6. Page 1 of 47 TABLE OF CONTENTS CASE DETAILS......................................................................................................................................................... 3 1 PREAMBLE....................................................................................................................................................... 3 2 DESCRIPTION OF THE SITE AND ITS SURROUNDINGS...................................................................... 5 3 PROCEDURAL/LEGAL SUBMISSIONS ...................................................................................................... 5 4 THE CASE FOR NORTH YORKSHIRE COUNTY COUNCIL ................................................................. 7 5 THE CASES FOR THE OBJECTORS ......................................................................................................... 18 6 REBUTTAL BY NORTH YORKSHIRE COUNTY COUNCIL ................................................................ 23 7 INSPECTOR’S CONCLUSIONS .................................................................................................................
    [Show full text]
  • Hambleton Local Plan Local Plan Publication Draft July 2019
    Hambleton Local Plan Local Plan Publication Draft July 2019 Hambleton...a place to grow Foreword iv 1 Introduction and Background 5 The Role of the Local Plan 5 Part 1: Spatial Strategy and Development Policies 9 2 Issues shaping the Local Plan 10 Spatial Portrait of Hambleton 10 Key Issues 20 3 Vision and Spatial Development Strategy 32 Spatial Vision 32 Spatial Development Strategy 35 S 1: Sustainable Development Principles 35 S 2: Strategic Priorities and Requirements 37 S 3: Spatial Distribution 41 S 4: Neighbourhood Planning 47 S 5: Development in the Countryside 49 S 6: York Green Belt 54 S 7: The Historic Environment 55 The Key Diagram 58 4 Supporting Economic Growth 61 Meeting Hambleton's Employment Requirements 61 EG 1: Meeting Hambleton's Employment Requirement 62 EG 2: Protection and Enhancement of Employment Land 65 EG 3: Town Centre Retail and Leisure Provision 71 EG 4: Management of Town Centres 75 EG 5: Vibrant Market Towns 79 EG 6: Commercial Buildings, Signs and Advertisements 83 EG 7: Rural Businesses 85 EG 8: The Visitor Economy 89 5 Supporting Housing Growth 91 Meeting Hambleton's Housing Need 91 HG 1: Housing Delivery 93 HG 2: Delivering the Right Type of Homes 96 HG 3: Affordable Housing Requirements 100 HG 4: Housing Exception Schemes 103 HG 5: Windfall Housing Development 107 HG 6: Gypsies, Travellers and Travelling Showpeople 109 Hambleton Local Plan: Publication Draft - Hambleton District Council 1 6 Supporting a High Quality Environment 111 E 1: Design 111 E 2: Amenity 118 E 3: The Natural Environment 121 E
    [Show full text]
  • Leyburn Housing Need Report
    Leyburn and Surrounding Villages Housing Need Report Draft Report March 2019 Amanda Madden Rural Housing Enabler Richmondshire District Council Mercury House, Station Road Richmond Tel: 01748 901117 Email: [email protected] CONTENTS page Areas covered – population and household data 3 Leyburn Town Plan Background 4 Summary 1. Parish Summary 5 2. Introduction 5 3 Aim 5-6 4. Survey distribution and response 6 5 Existing Household Composition 6 6. Key findings Housing need 7 - 10 7 Comments from respondents 10 8 Housing Need Table 11 - 16 9. Recommendations 17 2 AREAS COVERED IN THE REPORT – POPULATION & HOUSEHOLD DATA PARISH NAME POPULATION HOUSEHOLD Nos LEYBURN 2183 1160 SPENNITHORNE (inc Hutton Hang) 198 99 HARMBY 371 198 MIDDLEHAM 825 476 FINGHALL (inc Akebar) 166 74 REDMIRE (inc Castle Bolton with E & W Bolton) 384 237 WENSLEY 151 74 BELLERBY 364 193 PRESTON UNDER SCAR 170 109 2011 Census has not been able to breakdown some of the areas and has included small settlements as indicated in the table above LEYBURN TOWN PLAN BACKGROUND In late 2017 residents and businesses in Leyburn and the surrounding area were invited to take part in a comprehensive survey to find out what people thought about the town and the future challenges it faced. More than 1000 respondents gave their views on issues ranging from Council services to public events and car parking; the responses, including more than 5000 written comments, were analysed, prioritised and published in May 2018 as the Leyburn Town Plan. With reference to Richmondshire District Council’s current Local Plan calling for a large number of new houses to be built in and around Leyburn the survey solicited views on the type and tenure of houses in any new developments.
    [Show full text]
  • Notice of Election of a Parish Councillor for Bellerby
    NOTICE OF ELECTION District of Richmondshire Election of a Parish Councillor for Bellerby Parish 1. Forms of nomination for the Parish Election may be obtained from Clerk to Parish Council or Mercury House, Station Road, Richmond, North Yorkshire, DL10 4JX from the Returning Officer who will, at the request of an elector for any electoral area prepare a nomination paper for signature. 2. Nomination papers must be delivered to the Returning Officer, Mercury House, Station Road, Richmond, North Yorkshire, DL10 4JX on any day after the date of this notice but no later than 4 pm on Friday, 16th July 2021. 3. If any election is contested the poll will take place on Thursday, 12th August 2021. 4. Applications to register to vote must reach the Electoral Registration Officer by 12 midnight on Tuesday 27 July 2021. Applications can be made online: https://www.gov.uk/register-to-vote. 5. Applications, amendments or cancellations of postal votes and amendments or cancellations of proxy votes must reach the Electoral Registration Officer at Mercury House, Station Road, Richmond, North Yorkshire, DL10 4JX by 5 pm on Wednesday, 28th July 2021. 6. New applications to vote by proxy at this election must reach the Electoral Registration Officer at Mercury House, Station Road, Richmond, North Yorkshire, DL10 4JX by 5 pm on Wednesday, 4th August 2021. 7. Applications to vote by emergency proxy at this election on grounds of physical incapacity or for work/service reasons must reach the Electoral Registration Officer at Mercury House, Station Road, Richmond, North Yorkshire, DL10 4JX by 5 pm on Thursday, 12th August 2021.
    [Show full text]
  • Isurium Brigantum
    Isurium Brigantum an archaeological survey of Roman Aldborough The authors and publisher wish to thank the following individuals and organisations for their help with this Isurium Brigantum publication: Historic England an archaeological survey of Roman Aldborough Society of Antiquaries of London Thriplow Charitable Trust Faculty of Classics and the McDonald Institute for Archaeological Research, University of Cambridge Chris and Jan Martins Rose Ferraby and Martin Millett with contributions by Jason Lucas, James Lyall, Jess Ogden, Dominic Powlesland, Lieven Verdonck and Lacey Wallace Research Report of the Society of Antiquaries of London No. 81 For RWS Norfolk ‒ RF Contents First published 2020 by The Society of Antiquaries of London Burlington House List of figures vii Piccadilly Preface x London W1J 0BE Acknowledgements xi Summary xii www.sal.org.uk Résumé xiii © The Society of Antiquaries of London 2020 Zusammenfassung xiv Notes on referencing and archives xv ISBN: 978 0 8543 1301 3 British Cataloguing in Publication Data A CIP catalogue record for this book is available from the British Library. Chapter 1 Introduction 1 1.1 Background to this study 1 Library of Congress Cataloguing in Publication Data 1.2 Geographical setting 2 A CIP catalogue record for this book is available from the 1.3 Historical background 2 Library of Congress, Washington DC 1.4 Previous inferences on urban origins 6 The moral rights of Rose Ferraby, Martin Millett, Jason Lucas, 1.5 Textual evidence 7 James Lyall, Jess Ogden, Dominic Powlesland, Lieven 1.6 History of the town 7 Verdonck and Lacey Wallace to be identified as the authors of 1.7 Previous archaeological work 8 this work has been asserted by them in accordance with the Copyright, Designs and Patents Act 1988.
    [Show full text]
  • North Riding Yorkshire. Bed Ale
    DIRECTORY.] NORTH RIDING YORKSHIRE. BED ALE. 41 BEDALE RURA:{t DISTRICT COU:KCIL. Police Station, .:\.iskew, Charles Brigginshaw, inspector The townshi~ts in the 1istrict are the same as in the & 10 constable~ Union, 11ith the exception (Jf Burton-upon-Ure, Ilton­ Public Assembly Rooms, :Marlret place cum-Pott, Kirklington-cum-Upsland, Masham & Reading Room, J on a than J aques, librarian Swinton with Warthermarske. Town Hall, Market place, Raymond Botterill, ket>pe:r Council meets at Guardians' Board room fortnightly on Young Men's Institute, South end, Clement Dodsworth,. tuesday. secretary; Jonathan Jaque~, librarian Chairman, Sir H. Monson de la Poer Beresford-Peirse bart • Officials. l PUBLIC OFFICERS. Clerk, Bernard William Swarbreck, Market pi. Bedale Clerk to the Conur:issioners f Taxes (vacant) Treasurer, George Lonsdale Bainbridge, Barclay & Clerk to Parish Council & Assistant Overseer, Thomas Company's Bank, Bedale J,inscott, Wycar Medical Officer of Health, Fras. Ryalls Eddison M.R.C.S. Collector of Market Tolls, R. Johnson Eng., L.R.C.P.Lond. Bedale Distributor of Stamps, Edwin Scott Surveyor, James Hammond, Londonderry, Bedale Town Crier, John .Archer, South end, Bedale Inspector, .Arthur Thompson, .Aiskew Water Inspector,. James William Hall, South end,Bedale PL.:\.CES OF WORSHIP, with times of Services. BED.ALE UNION. St. Grt>gory's Church, Rev. Windham de la Poer Beresford­ Board day, every alternate tuesday at the Board room at Peirse :M.A. rector; Rev. Maurice Henry Edwards 1.30 p.m. B . .:\.. & Rev . ..:\.rthur Thurston Pain, curates; 8 & 10 30 a.m. & 6.30 p.m.; daily, 8 a.m. & 7 p.m 'The union comprises thirty-three parishes & townships, Chapel of Ease, Burrill; every other sunday, 3 & 6 30 viz.-Ainderby :Miers-with-Holtby, Aiskew, Bedale, p.m.
    [Show full text]
  • Warren Cottage Yafforth, Northallerton Dl7 0Lt
    S.3949 WARREN COTTAGE YAFFORTH, NORTHALLERTON DL7 0LT AN IMMACULATELY PRESENTED, WELL LAID OUT & PARTICULARLY SPACIOUS, 4-BEDROOMED DETACHED COUNTRY RESIDENCE OF CHARACTER AND SUBSTANCE SITUATED IN A SUPERB RURAL LOCATION AMIDST WELL LAID OUT LANDSCAPED GROUNDS & GARDENS WITH PANORAMIC VIEWS OVER SURROUNDING COUNTRYSIDE • A Generously Proportioned 4-Bed Family House • Detached Double Garaging & Additional Hardstanding • Large Loft Ideal for Further Residential Accommodation • Set Amidst Rolling Yorkshire Countryside • Attractive Mature, Private Grounds & Gardens • Easy Commuting Distance of Local Centres of Commerce Offers in the Region of £550,000 AVAILABLE FOR EARLY COMPLETION 143 High Street, Northallerton, DL7 8PE Tel: 01609 771959 Fax: 01609 778500 www.northallertonestateagency.co.uk Warren Cottage, Yafforth, Northallerton DL7 0LT SITUATION There are livery stables close by. Northallerton 3 miles Bedale 10 miles DESCRIPTION A.1 10 miles Darlington 17 miles Teesside 25 miles A.19 11 miles Warren Cottage at Yafforth comprises a substantial brick built with Thirsk 11 miles pantile roof 4 double bedroomed detached country residence of (All distances are approximate) character and distinction which is situated in a superb rural location with panoramic views over the surrounding countryside. Warren Cottage, Yafforth is situated amidst very attractive and picturesque North Yorkshire countryside midway between the village of Internally the property enjoys the benefit of UPVC sealed unit double Danby Wiske and the hamlet of Yafforth which are situated on the glazing, oil fired central heating and is immaculately presented and outskirts of Northallerton, the much sought after and highly desirable appointed throughout. North Yorkshire county town. The property enjoys generously proportioned accommodation with a The property occupies a large plot with landscaped grounds and gardens host of attractive features; quality craftsmen fitted kitchen, bathroom and enjoying panoramic views over the surrounding countryside.
    [Show full text]
  • Hill House Farm Northallerton, North Yorkshire
    Hill House Farm Northallerton, North Yorkshire Hill House Farm Little Langton, Northallerton, North Yorkshire DL7 0PZ A beautifully presented five bedroomed family home, situated in an elevated position which affords stunning open views Northallerton 4 miles, Northallerton main line train 4 miles, Darlington 14 miles Entrance porch | Kitchen | Sun room | Snug Sitting room | Dining room | Utility | Boot room Shower room 5 Bedrooms | Family bathroom | Large loft room Outbuildings | Garden | Land | EPC rating F 2 Two bedroom cottages | 2 One bedroom cottages | EPC ratings available from the sellers agent In all about 11 acres The property Hill House Farm is a beautiful spacious farm house, retaining many original features. There is a large open plan living kitchen with tiled floors and exposed beams, a walk in pantry and a 4 oven AGA. Ideal for a modern family. Leading into the south facing sunroom again with its exposed beams and tiled floor. There are a further 3 reception rooms with open fires. It has charming character throughout. There are two staircases leading to the first floor where there are five large bedrooms and family bathroom. A third staircase to the second floor offering a substantial loft space with an abundance of natural light. Hill House Farm also offers an exciting opportunity for a number of development projects on site. Location Hill House is located within a short drive from the popular market town of Northallerton. The railway station offers direct trains to London, Leeds and Edinburgh. Easy access to the A1 and A19 links north and south . With its open countryside and located between the Yorkshire Dales and North York Moors, there is something for everybody.
    [Show full text]
  • Guide Price £225,000 VIEWING STRICTLY by APPOINTMENT with the VENDOR’S SOLE AGENTS
    33 NORTH END, BEDALE, 01677 422400 NORTH YORKSHIRE, DL8 1AF EMAIL: [email protected] MILL LEAT COTTAGE, CRAKEHALL ROAD HACKFORTH, BEDALE, NORTH YORKSHIRE, DL8 1PB An immaculately presented three bedroom stone built • Stone Built Three house located in an attractive village within easy reach Bedroom House of the Yorkshire Dales and the A1(M). With the benefits of off street parking, sash windows, double • Off Street Parking glazing, underfloor heating throughout the ground floor, • Enclosed West Facing en suite master bedroom and a large open plan living Rear Garden and dining room with a log burning stove. To the rear of the property there is an enclosed West facing garden • Immaculately Presented which is paved and gravelled for ease of maintenance. • Open Plan Living Dining An ideal property for those wanting to enjoy village life Room with Log Burning or for those seeking a holiday let or second home. Stove Viewing is highly recommended to appreciate the location and high standard of accommodation on offer. • En Suite Master Bedroom • EPC Rating (EER) D 66 Guide price £225,000 VIEWING STRICTLY BY APPOINTMENT WITH THE VENDOR’S SOLE AGENTS WWW. GSCGRAYS. CO. UK MILL LEAT COTTAGE, CRAKEHALL ROAD HACKFORTH, BEDALE, NORTH YORKSHIRE, DL8 1PB SITUATION AND AMENITIES Mill Leat Cottage is located in the village of Hackforth which offers a public house and a primary school. The nearby Hornby Castle lies less than a two mile walk from the property and there are numerous nearby footpaths and bridleways from which to explore the stunning North Yorkshire countryside. Great Crakehall village is approximately two and a half miles from Hackforth and offers a further primary school, public house, petrol station and shop.
    [Show full text]