Swindon Bank Farm, Nr Harrogate

DEVELOPMENT OPPORTUNITY – A substantial range of farm buildings including a 4-bedroom house to modernise/rebuild plus two stone barns with historic permission to convert, plus further buildings with potential, in an enviable 3 acre rural setting south of Harrogate with a lovely southerly outlook and views over Lower Wharfedale. For sale as a whole.

Introduction
At Swindon Bank Farm, there is the opportunity to retain the existing dwelling and modernise/extend to personal choice. and creating a fabulous individual home. Alternatively there is a comprehensive planning approval for the construction of a new country house of exceptional design, stature and presence that would be best in class. When coupled with the potential of the adjacent stone barns as separate dwelling, or ancillary accommodation, one can soon appreciate why this is such a unique opportunity with the existing buildings having an external footprint of some 9800 sq ft.
Development Potential
Swindon Bank Farm offers a number of development options, either as conversion/modernisation or new build. The present stone farmhouse comprises 4 bedrooms and 2 reception rooms having attached outbuildings with potential to enhance the living accommodation either single or two storey. The adjacent range of stone barns are L shaped and naturally lend themselves for conversion to two separate dwellings, albeit there is an extant consent as a single larger dwelling of around 3400 sq ft. In terms of new build, the approved dwelling is arranged over four floors extending to some 7340 sq ft (682 m2) and currently shown on plan as three first floor bedroom suites with second attic floor options, plus a grand ground floor entrance hall and three reception rooms incorporating a large open plan living area that forms of the centrepiece of what could be one of the most impressive private houses in the area.
Situation and location
The rural nature of the location belies its convenience with excellent facilities in Pannal village itself, as well as South Harrogate and indeed the town centre. There are a number of schooling options within a 10 -15 minute drive, train stations at Weeton and Pannal, with a regular LNER service from Harrogate to Kings Cross. The commercial centres of Leeds, Bradford and York are commutable and the airport at Yeadon offers an increasing number of international flight options. The A1(M) motorway at Wetherby also offers good road access further afield. The existing farmstead sits comfortably within a 3 acre holding with wonderful views over the surrounding countryside, particularly to the south west towards Otley Chevin and Ilkley Moor, as well as offering delightful sunsets over Almscliffe Crag outside North Rigton.
Planning
Planning Permission was granted on 22 August 2023. Reference: ZC23/02378/FUL | Erection of a net zero/ carbon negative replacement farmhouse with solar panels, ground source heat pump, mechanical ventilation with heat recovery and battery storage; Demolition of 2 no. barns; Conversion of 1 no. Barn to domestic accommodation; Installation of new orchard; Landscaping and habitat creation. | Swindon Bank Farm Swindon Lane Pannal Harrogate North Yorkshire HG3 1JD.
There is also extant/historic planning permission to convert the two stone barns into one substantial dwelling, with potential to develop as two separate dwellings as an alternative (subject to appropriate consents).
Further information and opinion on the current, past and future planning potential is available from the selling agents.
Tenure
Swindon Bank Farm is offered freehold with vacant possession on completion. There is a bridleway and right of way to the farmland to the west that runs along the northern boundary of the subject property.
Services and EPC
Mains water and electricity are understood to be in the vicinity. Drainage is historically to a septic tank that needs replacement. Mains gas is not available. Current EPC rating: G
Local Authority and Council Tax
North Yorkshire Council. Band - G
What3Words
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Directions
From the roundabout/junction at the southern end of the Harrogate bypass (junction of A61/A658) proceed south on the A61 towards Harewood. The entrance to the property is then on the right hand side after 0.3 miles.
Viewing arrangements
Strictly by appointment through the Boroughbridge office of GSC Grays 01423 590500 [email protected]). Any parties viewing, do so at their own risk.
Disclaimer
GSC Grays gives notice that:
1. These particulars are a general guide only and do not form any part of any offer or contract.
2. All descriptions, including photographs, dimensions and other details are given in good faith but no warranty is provided. Statements made should not be relied upon as facts and anyone interested must satisfy themselves as to their accuracy by inspection or otherwise.
3. Neither GSC Grays nor the vendors accept responsibility for any error that these particulars may contain however caused.
4. Any plan is for guidance only and is not drawn to scale. All dimensions, shapes, and compass bearings are approximate and should not be relied upon without checking them first.
5. Nothing in these particulars shall be deemed to be a statement that the property is in good condition, repair or otherwise nor that any services or facilities are in good working order.
6. Please discuss with us any aspects that are important to you prior to travelling to the property.