Mill Lane, Goostrey
£1,250,000

A superb small farmstead in the most idyllic rural position between Goostrey and Over Peover with a pretty, detached Cheshire farmhouse and a useful range of outbuildings suitable for a variety of uses, in all nearly 5½ acres

Gayley Wood Farm is situated in the most wonderful position at the very end of Mill Lane, amongst some beautiful surrounding countryside, private, quiet and tranquil and within its own lovely gardens and grounds of about 5.4 acres.

The location of the house is fantastic, nestled in a private and secluded spot only a couple of minutes drive from Goostrey village, and lying in a pretty, rural district between Over Peover and Goostrey villages with surrounding footpaths and bridleways through the open countryside.

The house sits centrally within charming cottage gardens including lawns and an orchard and offers great scope for extension and alteration, subject to any necessary planning permissions. As a small three-bedroom farmhouse in the countryside, opportunities to completely redevelop or extend dramatically may be limited but modest extensions are likely to be possible.  Once originally sold by Cheshire East Borough Council as a small working farm, Gayley Wood Farm still enjoys a range of outbuildings including several barns and a good-sized detached garage, which may be suitable for a variety of different uses.

When the property was sold by Cheshire East in 2011 an overage provision was placed on the title which entitles them as sellers to a future payment if the property was divided into multiple or ancillary dwellings.

The farmhouse itself is charming and has stripped natural wood floors throughout the ground floor.  The front door gives access to an entrance lobby with staircase to the first floor, and a small study overlooks the gardens at the front.  The main sitting room has a large woodburning stove and a dual aspect over the gardens and orchard, and to the rear a kitchen dining family space is an open-plan area and includes the hand painted style kitchen, a good-sized dining space with mullion windows overlooking the gardens and a sitting room with second woodburning stove and French doors overlooking and leading out to the side garden.  A utility room lies off the dining area.

At first floor level there are three bedrooms in all – the main bedroom with a dual aspect and lovely open views, a good-sized double room.  The second bedroom is also a good size and the third bedroom slightly smaller and they all share a family bathroom with a period style suite, which includes a claw foot bath.

The front gate gives access to a sweeping tarmac driveway which leads to the house and the detached brick built double garage.  It extends around the rear of the garage towards the outbuildings and beyond into the fields.

Outbuildings
To the rear of the house is an L-shaped brick barn of about 240 sq m – a former shippon with a number of different useful storage rooms or workshops offering fantastic scope for alteration or conversion to a variety of different uses, subject to planning permission. 

A second steel framed corrugated barn provides fantastic scope as a utility shed or woodstore with several enclosures, which would suit car or vehicle storage.  In all the covered area is 140 sq m or thereabouts.

Land
In all the site extends to about 5.43 acres or thereabouts and includes charming cottage style gardens and an orchard that surround the house, paddocks to the rear and side of the outbuildings and there are several large ponds linked by an internal pipe.  These are a real feature of the house particularly the higher of the two, which also enjoys a charming small summer house overlooking the water.

NB:  Drainage is to a septic tank, oil fired central heating.

Special Note:  We are advised there is a substantial underground water storage tank which collects rainwater and provides a private water storage solution.  A pump exists within the underground tank into a second storage facility in one of the outbuildings which allows for free water onsite irrigation – a useful feature.

Overage Provision 

A development clause exists for the residue of 80 years from 2011 in favour of Cheshire East Borough Council. An uplift payment of 50% of any increase in value is payable if consent is obtained for the use of the property as more than one residential dwelling. Details of the clause in full are available.