Summary - RIBBLE VALLEY TENNIS CENTRE, EDISFORD ROAD BB7 3LA
4 bed 2 bath Barn Conversion
Large character home on extensive gardens with development potential, subject to overage.
- Over 2,700 sq ft of characterful living space across multiple levels
- Large mature plot (approx. 0.75 acres) with koi pond and patio areas
- Detached stone garage/workshop approx. 770 sq ft, power and lighting
- Four bedrooms, principal with en-suite; versatile family layout
- Sale subject to 25-year overage: 50% land-value uplift if consent granted
- No current residential planning consent; development potential STPP
- Slow broadband in the area; mobile signal excellent
- Council Tax Band G — relatively high ongoing costs
Roefield Cottage is a substantial stone-built barn conversion offering more than 2,700 sq ft of characterful living on a very large plot (circa 0.75 acres). The house combines original features — exposed stone, oak beams, high ceilings and stone fireplaces — with modern comforts including double glazing, a fitted kitchen with quality appliances, mains gas central heating and a detached double garage/workshop.
The landscaped grounds are a standout: manicured lawns, paved patios, decked seating, a large koi pond, outdoor kitchen area and mature trees provide private outdoor living and room for children and pets. The elevated position enjoys pleasant aspects over neighbouring playing fields and the property is approached by a gated driveway with ample parking.
Internally the layout suits family life: a large open-plan barn lounge, formal dining room, snug, utility and downstairs WC, plus four well-proportioned first-floor bedrooms including a principal with luxury en-suite. The detached garage/workshop (approx. 770 sq ft) gives practical storage and hobby space, or potential conversion subject to consent.
Important drawbacks and legal points are stated plainly. There is no residential planning consent currently and the land is sold subject to a 25-year overage clause: if you obtain residential planning consent within that period, 50% of the uplift in land value will be payable. Broadband speeds are reported as slow locally. Council Tax Band G makes ongoing costs higher than average. Prospective buyers should factor these points into renovation, development or resale plans.
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