High House Barn, High House Lane, Luddendenfoot, HX2 6UY

An absolutely stunning 4 bedroomed barn conversion with detached pool and leisure suite, a detached 2 bedroomed bungalow annexe, double garage with gardeners w.c., substantial workshop/agricultural building with adjoining stable block, and land all amounting to a total area of 7.25 acres.

It occupies a superb rural setting up on the hillside above Midgley with some of the most fantastic panoramic views to be had across miles of rolling countryside.

About High House Barn The current owners carried out the conversion of this substantial detached stone barn around 25 years ago and created an absolutely stunning family home.

Works didn’t stop at the main residence, they also went on to build a heated pool and leisure suite with changing and showering facilities, a single storey 2 bedroomed cottage recently finished to a particularly high standard, a detached double garage, and a huge 50ft long workshop/agricultural building with adjoining tack room and 2 sizeable stables arranged around a courtyard with direct access to the adjoining land.

The main residence has just recently benefitted from combining the original kitchen and music room into one fantastic dining kitchen which has been superbly fitted out and has a range of top quality appliances.

High House Barn has a gas fired central heating system, whilst the cottage and pool complex are heated via an oil fired system.

There are extensive gardens and grounds, loads of parking/turning areas, paved sun terraces from where you can sit and marvel at those breathtaking views, and of course the adjoining grazing land which make up a total freehold ownership of approx.

7.25 acres. Main Residence Ground Floor Reception Hall A pair of glazed entrance doors within this glazed former barn opening give entry into the reception hall.

There is a sweeping staircase in front of you which separates mid-way leading off in 2 different directions to give access to the first floor accommodation.

The hall is laid with quality tile effect flooring, and has access to a useful understairs cupboard. W.C. Fitted with a white Heritage suite comprising a low flush w.c.

And vanity wash basin with cupboard beneath. There are tiled walls up to half height, tiled floor, and an extractor fan.

Walk-In Cloaks Cupboard (2.24m x 2.16m) With hanging rail, inset ceiling spotlights, and tiled floor.

Sitting Room (10.26m x 5.16m) An impressive reception room having a gas fired stove set into a large chimney breast with stone hearth and inset and a timber mantel above.

There are beams to the ceiling, quality Karndean flooring, and windows to 3 elevations providing superb views.

Dining Kitchen (10.26m x 5.13m) Designed and installed by Stuart Frazer of Manchester, is this fantastic range of SieMatic kitchen units and substantial matching island with corian worktop which incorporates twin sinks with Quooker Pro 3 tap over, champagne chiller, pull up power tower, and a Gaggenau ‘full surface’ induction hob with extractor fan above.

Below the worktop are ample drawer storage, integral bins, and Gaggenau dishwasher.

Other appliances within the bank of fitted units include a full height Gaggenau fridge, full height Siemens freezer, a range of Gaggenau ovens, warming drawer, and vacuuming drawer.

There is a breakfast bar to one side of the island comfortably seating 4, and then a dining table has been created in matching corian at the far end of the island which will easily seat 6.

In front of the dining table is a media wall housing a Sony TV and storage beneath for associated equipment.

There are windows to 2 elevations, and the room is finished with quality wood effect flooring.

Dining Room (4.85m x 4.75m) A great space for formal dining with a large glazed former barn opening, exposed beams, inset ceiling spotlights, and it is open to the galleried study above.

Utility Room (4.78m x 3.07m) Fitted with a good range of modern high gloss finished wall, drawer and base units with solid wood worktops which incorporate a twin bowl ceramic sink and drainer with mixer tap over.

There is space and plumbing for a washing machine, space for a tumble dryer, ceiling spolights, access to a loft space, creel, frosted windows to the rear, and tiled floor.

Side Entrance Hall With a stable style entrance door, and tiled floor. W.C. This second ground floor w.c. Is fitted with a white suite comprising low flush w.c., and wash basin with cupboard beneath.

There is an extractor fan, and tiled floor.

Inner Hallway Just before it opens up to the sun lounge, there are 2 doors, one giving access to a good sized store room, and the other to the boiler room which houses the central heating boiler and hot water tank.

Sun Lounge (4.65m x 3.7m) A nice room in which to retreat and relax. It has a bank of windows to the front, window to the side, ceiling spotlights, and wood effect flooring.

First Floor One flight of stairs gives access to:- Galleried Study (4.78m x 3.35m) This light and airy room can be utilised to suite your own needs.

It is galleried over the dining hall below and is finished with quality wood effect flooring.

Master Bedroom (6.5m x 5.16m) A huge master bedroom with porthole window to the front and an arched window to the side.

There are exposed beams and plenty of space for a ‘super king’ bed and bedroom furniture. Dressing Room (2.64m x 1.68m) A good sized dressing area with ample hanging rails, drawers, and shelving.

There are inset ceiling spotlights, and access up into a large partially boarded loft space.

En Suite Bathroom (3.6m x 3.3m) Fitted with a white suite comprising a large sunken Jacuzzi bath, twin wash basins on a granite vanity top with cupboards and drawers beneath, low flush w.c., and shower cubicle with mains shower over.

There is a porthole window with deep stone reveals, beams, inset spotlighting, extractor fan, tiled walls, tile effect flooring, and a traditional style radiator/towel warmer.

The other flight of stairs takes you up to a landing area and bedrooms.

Bedroom 2 (5.77m x 4.78m) A door at the far end of the landing opens to a few steps taking you up and into this very good sized bedroom.

It has impressive exposed roof timbers, and a low level arched window with frosted glass pane.

Bedroom 3 (4.1m x 3.9m) A double bedroom with porthole windows to 2 elevations, exposed beam, and ceiling spotlights.

Bedroom 4 (4.11m x 3.35m) Another double bedroom with beams, ceiling spotlights, and again with porthole windows to 2 elevations providing lovely views.

Family Bathroom (4.06m x 2.74m) This spacious bathroom is fitted with a white suite comprising a free-standing roll top bath on clawed feet with a central mixer tap and hand-held shower hose, separate shower cubicle with dual head mains shower, low flush w.c., and a rectangular wash basin with mixer tap, mirror above with integral lighting, drawers beneath, and matching storage cupboards to either side.

There are ceiling spotlights, extractor fan, ladder style radiator/towel warmer, beam, and window to the side offering far reaching views.

Detached Single Storey Cottage/ Annexe This beautifully appointed self-contained annexe is perfect for elderly relatives, independent teenager, or perhaps list it as ‘airbnb’ accommodation.

The main living area is open plan with a huge window providing stunning panoramic views of the rolling countryside.

Outside, it has its own parking bay and a sizeable patio area tucked away and the rear with access up to pleasant gardens.

Accommodation Entrance Hallway The front entrance door opens into with hallway with wood effect flooring and door taking you through to:- Open Plan Living, Dining & Kitchen (7.09m x 6.78m) A fantastic space absolutely flooded with natural light courtesy of a large window providing uninterrupted panoramic views.

The kitchen has also been designed and installed by Stuart Frazer of Manchester with a superb range of SieMatic units including 2 banks of full height cupboards which incorporate 4 multi-functional ovens, and a fridge/freezer.

There is a large matching island with plenty of storage beneath and a marble worktop which incorporates a Blanco sink with mixer tap, a multi zone induction hob with pop up extractor fan, a pop up power tower, natural wood breakfast bar, and a dishwasher and pull out bins beneath.

There is plenty of space for lounge and dining furniture. French doors to the rear open out to a pleasant patio area and gardens beyond.

Inner Hallway With motion sensor lighting, storage cupboard with lighting, and quality wood effect flooring. Bedroom 1 (3.76m x 3.23m) A double bedroom with window overlooking gardens at the rear.

Bedroom 2 (3.73m x 3.56m) Another double with window to the front, and loft access.

Bathroom (3.73m x 1.78m) Fitted with a modern white suite comprising a double ended oval shaped bath with central mixer tap, wash basin with drawers beneath and a mirror fronted cabinet above, low flush w.c., and a large shower cubicle with Grohe shower over.

There are part tiled walls, tiled floor, frosted window to the side, extractor fan, and inset ceiling spotlights.

Utility Room (1.9m x 1.88m) The worksurface incorporates a sink with mixer tap, and there is space for a washing machine and tumble dryer beneath.

There is an extractor fan, inset ceiling spotlights, wood effect flooring, frosted window to the side, and an oil fired central heating boiler.

Pool & Leisure Suite This detached stone building has a bank of floor to ceiling windows and slide back doors to the front which provide those superb views whilst you sit and relax at the side of the pool.

The heated pool itself is 21ft. Long and has a roll back cover. The floor throughout is tiled and there is ample space for gym equipment, poolside beds, day beds, etc.

There is a sizeable changing room with w.c., wash basin, and a steam/shower cubicle. The plant room houses all the controls and equipment for the pool and heating system.

It has its own paved sun terrace just in front of the windows and sliding doors.

Outside A gated entrance gives way to ample parking and turning areas, and a double garage with electrically operated door, a gardener’s w.c., and it also houses the sophisticated water filtration system.

There are extensive lawned gardens, patio areas, planted beds, external lighting, power, and water supplies, and then there is access through to a large courtyard in front of the workshop and stable block.

The workshop/agricultural building is accessed through a large slide-back door that gives way to a 50ft. Long space to utilise as you wish.

To the side of the workshop you will find a tack room and 2 stables with water supply. There is then direct access from the courtyard and stables to the adjoining grazing land.

The whole amounts to approx. 7.25 acres. Plan For identification purposes only. Location Follow the ‘what3words’ address of twinkled.martini.windmill Viewing By appointment with Wm. Sykes & Son.

Additional Information • Public Footpaths – We have checked the on-line Calderdale map of public footpaths and there do not appear to be any that cross this freehold.

• Utilities:- • Electricity – mains • Water – private supply from nearby reservoir and comes through own filtration system • Drainage – septic tank within own freehold • Gas – Mains • Heating – Gas fired central heating and gas fired stove in the sitting room.

The cottage has oil fired central heating.

• Broadband & Mobile Phone – The ‘Ofcom’ on-line checker shows a ’standard’ broadband service is available in this area and a ‘limited’ or ‘likely’ mobile coverage is offered by several providers.