GSC Grays
15-17 High Street
Boroughbridge
York
YO51 9AW
Little Ouseburn, North Yorkshire
Offers Over £450,000
Barn Conversion
- Substantial barn conversion
- Currently commercial offices
- Planning consent for residential use
- Flexible 3400 sq ft of living space
- Lovely private courtyard
- Generous parking area
- Farmstead setting
- Convenient village location
A substantial barn converted some 20 years to commercial offices of around 3400 sq ft, now with planning and listed building consent for residential use. The property forms part of Broadlands Farm with the impressive grade II listed 4 bedroomed house with attached 2 bedroomed annex totalling some 3300 sq ft being offered as a separate lot, all being situated in a lovely village setting between Boroughbridge and York.
Situation
Broadlands Farm occupies a prominent position on the main street of Little Ouseburn, an increasingly popular village noted for its individual homes. The village is situated some 5 miles south-east of Boroughbridge and equidistant from York and Harrogate. Both can be easily reached by road or rail with Cattal station a 6-7 minute drive offering connections to the LNER East Coast Main line. The A1 (M) motorway is 5 miles to west affording excellent accessibility to the West Yorkshire conurbation and further afield.
Description
Broadlands Barn currently comprises commercial office converted some 20 years ago. Now offered for sale with vacant possession following the end of a long-term letting to a computer company, the offices are in good order and the present use could continue. Alternatively, planning and listed building consent has now been granted for the barn to be used as a separate dwelling with a floor area around 3400 sq ft, with access off Back Lane. The Barn would readily convert and includes a lovely enclosed south facing courtyard garden area, ideal for residential use, plus ample parking on the western side.
Accommodation
Broadlands Barn currently comprises commercial office converted some 20 years ago. Planning and listed building consent has now been granted for the barn to be used as a separate dwelling with a floor area around 3400 sq ft, with access off Back Lane. The sale presents an exciting opportunity to create an individual dwelling with flexible living space to suit personal choice and specification. The barn forms part of the listed Broadlands Farm with the adjacent farmhouse with cottage annex being separately offered for sale. A sale of the whole is also being considered.
The farmhouse is a lovely home of considerable character which is immediately apparent on arrival into the panelled entrance hall. The sitting room has a feature fireplace and window overlooking the main garden area. The panelled dining room has an impressive fireplace with a window to the garden. There is a separate music room and study in addition. A useful utility room connects to the rear entrance hall being conservatory styled with access to driveway courtyard, the main garden area and annex. The first floor of the main house encompasses 4 bedrooms plus a house bathroom with the option of having additional bedroom accommodation if utilised in conjunction with the annex. That said the annex also has its own external access and is suitable for dependent relatives, home working or income generation.
As a whole Broadlands Farm is a unique property that offers considerable flexibility. It would readily suit for multigenerational living, with the added potential for income creation from both residential and commercial users. Alternatively the property would readily split, creating two individual homes that would both enjoy considerable privacy with the farmhouse and annex having formal gardens to the east and west, and the barn an enticing south facing walled garden and terracing, plus a generous parking area.
Mode of Sale
The property is offered for sale as a whole, or as two lots as described above.
Tenure
The property is freehold and offered with full vacant possession. The property is sold subject to and with the benefit of all existing wayleaves, easements, and rights of way, public and private, whether specifically mentioned or not.
Services
Mains water, electricity and drainage are installed. Heating is oil fired with the barn having a separate boiler. Fibre broadband is installed to the offices as well as an EV charging point.
Floorplans
Plans of the layout for the proposed conversion of the barn to a dwelling, enlarged plans of the house and annex as existing, as well as a site plan showing the potential sub-division of the property are available on request from the selling agents.
Planning
Planning Permission and Listed Building Consent for Conversion and Change of Use from Offices to Residential were granted by North Yorkshire Council on 22 July 2025 (Decision No HGTZC25/01023/FUL and HGTZC25/01024/LB respectively)
Local Authority and Council Tax
North Yorkshire Council. Currently rated for commercial purposes
Directions
From the B6265 proceed east along the village main street, proceed past Broadlands Farmhouse, take the next left onto Back Lane, proceed to the end of the land where the property will be seen on the left hand side.
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Viewing Arrangements
Strictly by appointment through GSC Grays 01423 590500 tajw@gscgrays.co.uk
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.
Particulars and Photography
Particulars written January 2026. Photography taken May 2025
Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract.
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