THE ULTIMATE FOREST HIDEAWAY hell hole cottage and woodland, near kilburn, north yorkshire ENCHANTING COTTAGE WITHIN PRIVATE WOODLAND ESTATE high town bank road, kilburn, yo61 4bw (nearest postcode) u 3 bedroom house with considerable character u Private setting within the National Park u Accessible location close to the Kilburn White Horse u Commercial Timber Investment u Amenity Woodland u In all approximately 89 acres (36 ha) u For sale as a whole or in 3 lots Kilburn – 2 miles u York – 23 miles u Thirsk – 8 miles Introduction Hell Hole Cottage lies within a woodland glade surrounded by approximately 89 acres of privately owned commercial and amenity woodland. The property lies on the southern flank of the Hambleton Hills from where there are far reaching views south across the Vale of York. The famous White Horse above Kilburn lies to the west of the property, being a national landmark. Whilst lying within the North York Moors National Park and with a high degree of privacy, it is not remote and is easily accessible from the major road networks. The A168 dual carriageway can be joined at Thirsk approximately 8 miles to the west and also the A170 trunk road approximately 1 mile to the north of the property, providing good access west to Helmsley. The village of Kilburn lies approximately 2 miles to the south being home to the famous Mousey Thompson oak furniture and even closer in Oldstead, the Black Swan is the only restaurant in Yorkshire and the North East to hold a Michelin Star and four AA Rosettes. Ampleforth College is approximately 6 miles to the east. The East Coast Mainline Railway can either be joined locally at Thirsk or from York approximately 23 miles to the south from where there are regular trains to London Kings Cross taking less than two hours. The sale offers an opportunity to let ones imagination run free with the potential to purchase either a charming cottage hidden in the woodlands on its own or to include some or all of the woodland which is well stocked with a mixture of commercial conifers and amenity trees. Description The House A track leads through the woodland to the house, which lies in an open glade towards the eastern edge of the forest. The house is of attractive local stone construction under a pantile roof. The property has been imaginatively renovated and modernised by the vendors over the last 15 years to create a property full of character with much rustic charm and accommodation arranged on two floors including three bedrooms ideal as a family home, holiday cottage or private retreat. The accommodation extends to approximately 2,012 sq ft as shown on the floor plan including a kitchen with tiled floor, hand crafted oak fronted kitchen units, feature open fireplace, fitted electric cooker and gas hob. The living room has an oak floor, beamed ceiling and attractive fireplace with brick surround leading to the impressive lounge, again with oak floor, feature fireplace, full height ceiling to part and mezzanine sitting area or bedroom three. On the first floor there are two good sized double bedrooms and a bathroom with a further shower room downstairs. A utility room and outside WC are attached to the south end of the house. Workshop/Studio There is a detached outbuilding with timber panelled exterior walls under a pantile roof and extended canopy which is ideal for use as a workshop, store or potentially a studio in the garden. Outside The track leads to a grass lawn area to the south of the house with a gravelled terrace area adjoining the house itself. Dry stone walls create an interesting garden with feature areas and there is a large open grass paddock to the north of the house which could be fenced for ponies or other livestock. A timber staircase leads to a terrace area adjacent to the upstairs lounge/bedroom 3 which is a particular feature of the property. Native shrubs and trees lead down to the stream forming the eastern boundary of the property below the house. Woodland The woodland in lots 2 and 3 extends to approximately 85 acres being largely free draining acid soils on the south and west sloping hillside, providing good growing conditions for trees. The woodlands are well stocked with mature and semi-mature, mainly conifer trees, formerly leased to and managed by the Forestry Commission but now back in hand. A significant portion of the woodland was identified for clear felling between 2007 and 2011 by Forest Enterprise which was not felled offering an opportunity for early income generation from the site. The stocking includes Spruce, Larch and Pine together with native broadleaves. Access is gained off High Town Bank Road which splits the site and which is offered for sale in lots, with lot 2 being approximately 61.75 acres to the east of the road and lot 3 the smaller 23.93 acres to the east leading down onto Oldstead Road East. Both lots lead down onto Oldstead Road on their southern boundary. General Remarks and Stipulations Planning Directions A Certificate of Lawfulness has been granted by Hambleton District From the south and Kilburn village head north on Carr Lane. At the first Council confirming unrestricted residential use of the house. junction bear right onto Oldstead Road and after approximately 850 metres turn left uphill onto the minor road called High Town Bank which Sporting Rights is just beyond the road on the right leading back to High Kilburn. The Sporting rights are included in the sale, together with mineral rights property lies on both sides of the road with the access gates opposite insofar as they are owned. each other half way up the bank and a round the bend. Rights and Easements Viewing The property is sold subject to and with the benefit of all existing Viewing is strictly by appointment through Savills York office 01904 wayleaves, easements and rights of way, public and private whether 617800. The access track to the house has been regularly maintained specifically mentioned or not. There are no known public rights of way and is suitable for most vehicles although care should be taken in crossing the holding. slippery conditions. Local Authority Tenure and Possession Hambleton District Council The property is offered for sale freehold with vacant possession on Civic Centre, Stone Cross completion. Northallerton, North Yorkshire DL6 2UU Method of Sale 01609 779977 For sale by private treaty as a whole or in lots, however the agents reserve the right to conclude negotiations by all suitable means at their Taxation discretion. After two years ownership, commercial managed woods can qualify for 100% relief from Inheritance Tax. Timber sales can also be free of The property is offered for sale as a whole or in 3 lots to appeal to Income Tax and Capital Gains Tax. residential, amenity and commercial woodland buyers. Boundaries between lots can be flexible to suit individual requirements. Services Lot 1 has a spring water supply, mains electricity and private drainage. Heating to the house is run off electricity and includes under floor heating to part of the house. floorplans Gross internal area(approx.): 187.01 sq m (2012.95 sq ft) Outbuildings: 21.45 sq m (230.88 sq ft) Total: 208.46 sq m (2243.84 sq ft) 3.57 acres (1.45 ha) LOT 1 LOT 2 61.75 acres (24.99 ha) LOT 3 23.93 acres (9.68 ha) Energy Efficiency Rating This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. 48 01 Savills York Ground Floor, 14 Merchants Place Merchantgate, York, YO1 9TU [email protected] Important Notice Savills, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or 01904 617800 warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by This Plan is based upon the Ordnance Survey Map with the sanction of the Controller savills.co.uk inspection or otherwise. 17/08/08 [AB]. of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Part included only.