Barker Lane, Mellor, Blackburn, Lancashire

**BACK ON THE MARKET**SUPERB COMPACT SMALLHOLDING WITH GREAT POTENTIAL!** Includes a character 4-bedroom, double fronted stone farmhouse, a large ‘L’ shaped traditional detached stone barn and a further range of traditional and more modern former agricultural buildings, all set in approximately 18.26 acres [7.39 hectares] or thereabouts.
The property will be of interest to a variety of purchasers, ranging from agricultural, equestrian, lifestyle and developers.Heaps Fold Farm sits in a much sought-after rural yet accessible location, being to both the outskirts of Mellor village and the town of Blackburn. The rural position offers open views and peaceful surroundings whilst the property is extremely well-connected, having superb access onto the A59, A677, M6 and M65 road networks and is within easy commuting distance of Clitheroe, Blackburn, Preston, Bolton and Manchester.

The property offers fantastic potential for a wide range of alternative uses, subject to gaining the necessary planning consents. The traditional stone barn provides great potential for residential conversion, whilst also offering scope for a variety of amenity/equestrian uses, including equestrian stabling, workshop space or storage. Given the property location and proximity to surrounding conurbations, the land and property would also favour potential future leisure or environmental pursuits, subject to gaining the necessary consents involved.

The property is accessed directly off Barker Lane is a true lifestyle property, being of interest to those who require accessible and peaceful surroundings, additional space or have agricultural, equestrian or diversification interests.

Heaps Fold Farmhouse comprises an attractive and substantial double fronted, character property constructed of stone under a pitched, slate roof. The farmhouse includes character features throughout and benefits from tall ceiling heights and spacious rooms.

The property is entered via the side access door into the entrance vestibule, which further leads into the main central hallway. The central hallway includes the staircase leading to the first floor and doorways providing access to the living room, dining room, kitchen and shower room. The kitchen includes a door to the side elevation and benefits from a window to the rear overlooking the garden. The room includes base and wall-mounted kitchen units, stainless steel sink unit and space for additional appliances.

Both the living room and dining room benefit from windows overlooking the front and side, providing views to the southwest and providing plenty of natural light. The living room includes a central fireplace with stone surround and tiled hearth, providing a sense of warmth to the room. A shower room is also positioned to the ground floor and includes a WC, wash hand basin and shower cubicle.

To the first floor is an open landing with character timber balustrade and 4 spacious bedrooms with the main bedroom including built-in cupboard space. The family bathroom includes a window to the rear and bathroom suite comprising WC, wash hand basin, bath and timber cupboard space housing the water tank and cylinder.

Externally the property includes gardens to all sides, with the garden being predominantly laid to lawn with a number of mature trees and shrubs to the garden edge. To the rear of the property is an external door providing access into the former dairy/boiler room which currently houses the gas-fired boiler and includes a window to the side and flagged flooring.