Worcester Road, Hereford

£795,000

Guide price

  • Bedrooms: 4
A substantial 17th Century extended, detached, house having original features including ceiling timbers and beams together with substantial stone fireplace with wood burner and former bread oven. The accommodation itself comprises of entrance hall; shower room; dining room; sunroom; kitchen / breakfast room; utility, store / study, WC and access to business reception area and further storage / utility room. From the entrance hall stairs lead to the first floor where there is a superb master suite together with three further double bedrooms and a bathroom. The property sits in approx. 3.4 acres which is broken into two main parts with a gently sloping paddock(with separate access) equating to approximately 1.75 acres and the house, principal gardens, park home and business being the remainder. Larkholme is currently run as a highly successful kennels and cattery and although the current occupiers have been running the business at a reduced capacity, there is clearly scope to expand the business, subject to the necessary consent from Herefordshire Council, to somewhere in the region of 60-70 animals. The current occupiers are slowly working towards retirement but have been working to a comfortable level and rely on repeat business and have not had to advertise for many years. As well as an existing kennel and cattery there is clear potential that the property could be ideal for other pursuits including equestrian with its good roadside access together with separate independently accessed paddock and extensive infrastructure already in place.

Situation

Larkholme can be found just off the A4103 Hereford to Worcester road between the villages of Whitestone and Shucknall. The property enjoys delightful views, particularly to the south, and has easy access to Hereford (approx. 4 miles) and the well served villages of Withington and Bartestree lie just over a mile away and a larger range of facilities can be found in Hereford city itself.

There are delightful countryside walks from the property, particularly throughout Shucknall Hill taking in the fabulous southerly views towards Checkley.

Accommodation

Entrance Hall

With stairs to first floor, understairs storage cupboard and door to-.

Shower Room

Having shower unit, WC and wash basin with storage cupboard.

Dining Room

Having wood burning stove, window to front and door to-

Sun Room

Of timber construction with windows overlooking the front courtyard and doors to the front.

Sitting Room

Having large stone fireplace with wood burning stove and hearth, windows to the front and side and a host of original ceiling beams and timbers.

Kitchen/Breakfast Room

Having a window to the side, bay window with door and further window to the rear as well as a range of matching wall and base units, space for appliances and square arch through to-

Utility Room

Having space for appliances, window to the rear and opening to inner hallway.

Storage Room/Study

With window to the rear.

Separate WC

With WC, wash basin and window to the side.

Business Reception Area

A large l-shaped room with window and door to the front, window to the side, exterior door to the rear and opening to

Further Storage/Utility Area

Having window to the rear, space for appliances and a range of worktops.

First Floor Landing

Having access hatch to loft space and door to:-

Bathroom

With bath, WC, wash basin and window to the side.

Bedroom 1

A lovely master suite having window to the rear, a large walk-in storage cupboard, built in wardrobe and door to:-

Modern fitted shower room

With large walk-in shower, WC, wash hand basin and a range of built-in storage units.

Bedroom 2

Having window to the front and built-in wardrobe.

Bedroom 3

Having 2 windows to the front.

Bedroom 4

Having window to the side and small wardrobe recess.

Outside

The property is approached directly off the A4103 where there is a large turning and parking area. There is a further roadside access gate just 20m west of the main entrance which provides access to the paddock.

Secure fencing surrounds the remainder of the front of the property where the drive continues at the side of the property to the kennels beyond.

There is a pretty patio area directly in front of the building which opens into a side garden which has a number of mature shrubs, a decorative pond and mature trees leading across the rear of the building.

From the main entrance drive and towards the rear a gravelled area extends into a turning and parking area outside the buildings which consist of:

Garage

8m x 4m (plus 3.8m x 3.4m lean-to (26'3 x 13'1 ( plus 12'6 x 11'2 lean-to)

Having double doors to the front of timber construction and having a pedestrian door to the rear.

Outside (cont'd)

Secure fencing surrounds the remainder of the front of the property where the drive continues at the side of the property to the kennels beyond.

There is a pretty patio area directly in front of the building which opens into a side garden which has a number of mature shrubs, a decorative pond and mature trees leading across the rear of the building.

From the main entrance drive and towards the rear a gravelled area extends into a turning and parking area outside the buildings which consist of:

Block A

12m x 3.3m (39'4 x 10'10 )

Having light and power, heat lamps and 10 kennels with runs.

Block B

14m x 6.8m (45'11 x 22'4 )

Having light and power, heat lamps, 7 kennels with runs and 7 without.

Block C

14m x 6.8m (45'11 x 22'4 )

Having light and power, heat lamps and 20 kennels with runs (8 can be used as family enclosures).

New room

To the side of the buildings there are 8 individual fenced enclosures currently used as runs for dogs.

Towards the rear of the plot a 5-bar gate leads into a gently sloping paddock of approximately 1.75 acres which is completely fenced, has mature hedging and is laid to paddock with a further access point just off the A4013.

New room

From the separate access which leads to the paddock there is a small orchard area where Planning Permission has previously been granted for the erection of a 2-bedroomed detached bungalow tied to the kennel business. Further to this there is a park home sited in the middle of the plot being privately tucked away with tall, mature, hedging and taking up approximately 0.15 acre. The property has been in situ for more than 25 years and although is in a poor state of repair it is connected to mains water, electric and the property's private drainage.

Licensing

Larkholme is currently licensed to house 38 dogs and 12 cats at capacity. The Licence is through Herefordshire Council and is up for renewal at the end of 2021. The current owners understand that, subject to Licensing and slight improvements to the existing enclosures, the business could run at a capacity of say 60-70 animals.

There is clearly great scope for expansion of the business, subject to the necessary consents, and the current owners have run the business to a slightly reduced capacity which is at a comfortable level for them. There are few large boarding kennels in the County currently and this is an opportunity for someone to perhaps take the business on and expand it to its obvious potential, utilising the majority of the site.

Tenure

Freehold

Services

Mains water, gas and electricity. Private drainage.

Viewing

Strictly through the selling agents.

Directions

Leave Hereford travelling North East over Aylestone Hill (A465) taking the third exit at the roundabout onto the A4103 Worcester road. After approximately 3.5 miles Larkholme can be found on the left hand side with the kennel advertising boards lying 100m either side of the property (along the A4103)

None of these statements contained in these particulars are to be relied upon as statements or representations of fact. These particulars are not an offer or contract or part of one. Floor plans are provided for guidance as to the layout of the property only. Room sizes and measurements are approximate only. Please note we have not tested the equipment, appliances and services in the property and interested parties are advised to commission appropriate investigation before formulating their offer.

Sunderlands are a member of the Ombudsman for Estate Agents Scheme and therefore adhere to their Code of Practise. A copy of the Code of Practise is available on request.

Arrange viewing 01432 507120

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