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Woodburn Hill

East Woodburn, Hexham, Northumberland, NE48 2TT

£1,750,000


  • Full fibre broadband connection

  • About 125 acres

  • 6 bedrooms | 4 bathrooms (2 en-suite)

  • 2 Reception rooms

  • Impressive living kitchen with 30’ ceiling

  • Games room | Studio/gun room

  • Study | Large boot room | Drying room

  • Larder | Cloakroom | Utility | EPC Rated C

  • Traditional outbuilding with consent for conversion Further outbuildings and stores

  • Pretty wooded and walled garden

  • Lawns | Kitchen garden

  • Far reaching views

  • Riverbank frontage on the Lisles Burn and two ponds

A pretty 125 acre ring fenced farm with an extremely comfortable house in Northumberland

6 bedrooms | 4 bathrooms (2 en-suite) | 2 Reception rooms
Impressive living kitchen with 30 ft ceiling | Games room | Studio/gun room | Study …

A pretty 125 acre ring fenced farm with an extremely comfortable house in Northumberland

6 bedrooms | 4 bathrooms (2 en-suite) | 2 Reception rooms
Impressive living kitchen with 30 ft ceiling | Games room | Studio/gun room | Study | Large boot room | Drying room | Larder | Cloakroom | Utility
Traditional outbuilding with consent for conversion to residential use | Further outbuildings and stores
Pretty wooded and walled garden | Lawns | Kitchen garden | Far reaching views | Riverbank frontage on the Lisles Burn and two ponds | Full fibre broadband connection

About 125 acres with sporting rights

TAKE A VIRTUAL TOUR TO SAVE YOU TIME

The property
Woodburn Hill sits in the very heart of the 125 acre (50.58 Ha) farm. It has been the subject of a recently completed renovation and modernisation project. A full virtual tour is available to enable an initial inspection and prevents unnecessary description. The décor is to a sympathetic and timeless style which picks out and highlights the charming period features and makes it difficult to tell what is original and what is in fact new. The modern comforts and efficiencies are all almost entirely invisible. Every timber sliding sash window is new. The glass in the windows on the south front are slightly dippled to ensure a lively appearance. The radiators were carefully sourced and each door frame is high. There is a supply of electricity to a sensible location to enable a car charging point to be installed. Woodburn Hill works well as a cosy family house; set out over three floors with 6 bedrooms and 4 bathrooms it can also cope with large scale entertaining. As a family house it scores well with plenty of space for muddy boots and dogs. The drying room, the gun room and the games room are all key ingredients of this rural property. The Covid-19 era has been a good time to test drive the amenities and facilities of this property. There is an abundance of high quality space which enables a well-connected home office without disturbing family life. The full fibre broadband connection has proved invaluable.

Planning consent exists to convert the traditional outbuilding at the eastern end of the farmyard to a 2 bedroom cottage.

Land
The land at Woodburn Hill is let on a grazing license which expires on 25 March 2021. Vacant possession can be granted with one month notice. The graziers are local, good stockmen and extremely amiable. They pay a grazing fee of about £8,000pa and graze a maximum of 250 ewes with lambs. The farm is laid all to grass with dry stone wall field boundaries. The two hay fields on the level ground against the Lisles Burn are mowable. Woodburn Hill is renowned locally as being a dry farm. The south facing aspect is helpful and it rises to white grass at the high point. The Lisles Burn is a tributary of the river Rede and is teaming with wildlife. Native white claw crayfish are numerous. There are two appealing ponds.

Grant schemes
Consent has been achieved through the Woodland Creation Scheme to plant six individual plantations around the farm. These have been scoped out as part of a plan to create a small family shoot. This is a tailor made scheme, ready to action, enabled by significant grant aid. The latest completion date for these capital works is 31 March 2022 and the latest claim by date is 30 June 2022.

Consent to repair a stretch of stone wall has been achieved through the Countryside Stewardship Scheme. The completion date for those capital works is 31 October 2022and the claim by date is 31 January 2023. The single farm payment entitlements are not included in the sale.

Services
Mains electricity. Oil fired central heating. (Wet underfloor heating through most of the ground floor). Bore hole water supply. Modern WPL Diamond DMS4 sewage treatment system (capable of serving up to 15PE). Fibre broadband connection to the property. Double glazing.