Listed for £794,950
September 5, 2025
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Utility Room - 2.97m x 4.18m (9'8" x 13'8") - A spacious and practical utility room fitted with additional storage units, plumbing for washing machine and dryer, and space for further appliances. The room benefits from tiled flooring, exposed beams, a window to the side, and a door providing direct access to the exterior. Ideal for use as a laundry and boot room, perfectly suited to a countryside lifestyle.
Ground Floor Wc - 0.76m x 1.62m (2'5" x 5'3") - A convenient ground floor cloakroom fitted with a low-level WC and wash basin. Positioned off the utility room for ease of access.
First Floor / Landing -
Bedroom One - 3.75m x 3.53m (12'3" x 11'6") - A well-proportioned double bedroom with a window to the rear elevation enjoying open countryside views. The room benefits from fitted wardrobe storage, neutral décor, and ample space for additional furnishings. A bright and comfortable principal bedroom.
Bedroom Two - 3.75m x 3.53m (12'3" x 11'6") - A spacious double bedroom with dual aspect windows to the front and side elevations, allowing plenty of natural light. The room is well presented with space for wardrobes and additional storage, making it a versatile and comfortable bedroom.
Bedroom Three - 3.90m x 2.93m (12'9" x 9'7") - A well-sized bedroom located to the rear elevation, enjoying far-reaching views across the surrounding countryside. Currently arranged as a child’s bedroom, the space offers versatility for use as a guest room, home office, or nursery.
Bathroom - 2.36m x 3.42m (7'8" x 11'2") - A generously sized bathroom fitted with a panelled bath and overhead shower, pedestal wash basin, and low-level WC. The room features part-tiled walls, exposed ceiling beam, and a built-in storage cupboard. A window to the rear provides natural light and pleasant countryside views.
Garage / Barn - 4.17m x 6.53m (13'8" x 21'5") - A versatile space with double doors, ideal for vehicle storage, workshop use, or conversion potential (subject to the necessary consents).
Store - 3.62m x 1.88m (11'10" x 6'2") - A useful adjoining store room providing additional storage for tools, garden equipment, or feed.
Location - Cross Lane Farm is located in the beautiful village of Barley, a highly desirable spot in the heart of Pendle, Lancashire. Surrounded by rolling countryside and sitting beneath the famous Pendle Hill, Barley is steeped in history and known for its strong sense of community.
The village offers a range of local amenities including two popular country pubs, a café, village hall, and children’s play area, making it a welcoming place for families and visitors alike. It is also well known as the starting point for walks up Pendle Hill and around the nearby reservoirs, making it a hub for walkers and outdoor enthusiasts.
Cross Lane Farm represents a once-in-a-generation opportunity to create a high-end, bespoke country home with full planning consent already in place, in one of the most picturesque and desirable locations in Lancashire.
Despite its peaceful rural setting, Barley is conveniently placed for access to nearby towns such as Clitheroe, Barrowford, Nelson, and Burnley, each offering a wider selection of shops, restaurants, schools, and leisure facilities. The M65 motorway is within easy reach, providing excellent links to Preston, Blackburn, Manchester, and beyond.
For families, there are well-regarded primary and secondary schools in the surrounding area, further enhancing the appeal of this fantastic location.
The Existing Property - The existing farmhouse offers 172 sqm (1,850 sqft) of accommodation, including garaging and stores.
Ground Floor – 78 sqm
A welcoming entrance hallway leads into the principal reception rooms, all full of character. The lounge features parquet herringbone wood flooring, exposed beams, and a log-burning stove. Further rooms include a dining room, fitted kitchen with countryside views, a generous utility/boot room, and ground floor cloakroom.
Garage & Store – 41 sqm
A substantial attached garage/barn with double doors, plus a useful adjoining store, ideal for workshop or further conversion.
First Floor – 53 sqm
Three double bedrooms all enjoy stunning views across rolling farmland, served by a large family bathroom.
The Vision - Full Planning Permission Passed - Cross Lane Farm benefits from full planning permission (no “subject to planning” conditions remain) for a striking and sympathetic scheme designed by Stanton Andrews Architects.
The approved extension and reconfiguration create a truly spectacular residence with extensive glazing, seamless indoor/outdoor living, and a balance of traditional character with contemporary architecture.
Proposed Accommodation (with extension)
Ground Floor – 281 sqm
First Floor – 59 sqm
Total – 340 sqm (3,660 sqft)
Including the retained utility and kitchen area, the completed property would extend to approximately 4,000 sqft in total – making this one of the area’s most impressive modern country homes.
Design Highlights - Expansive open-plan kitchen/dining/family space with full-height glazing and sliding doors onto the terrace
Principal suite with dressing room and en-suite bathroom
Multiple reception rooms and flexible guest/office accommodation
Vaulted ceilings, exposed stonework, and carefully integrated contemporary detailing
Landscaped gardens with terraces to maximise the panoramic views
Outside - The property is set within 6 acres of land comprising gardens, grazing paddocks, and open countryside, ideal for equestrian or smallholding use.
Mature gardens with lawns, terraces, and established planting
Parking for multiple vehicles via private driveway
Detached garage, store, and timber outbuilding
Additional 9 acres of adjoining land available to let separately
The Opportunity - Currently arranged as a traditional farmhouse with adjoining outbuildings and gardens, Cross Lane Farm presents an exciting chance for buyers to create a bespoke home that maximises both space and the spectacular setting. With ample land and scope for development, this is a property with unlimited potential.
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Property Detail - Unless stated otherwise, these details may be in a draft format subject to approval by the property's vendors. Your attention is drawn to the fact that we have been unable to confirm whether certain items included with this property are in full working order. Any prospective purchaser must satisfy themselves as to the condition of any particular item and no employee of Hilton & Horsfall has the authority to make any guarantees in any regard. The dimensions stated have been measured electronically and as such may have a margin of error, nor should they be relied upon for the purchase or placement of furnishings, floor coverings etc. Details provided within these property particulars are subject to potential errors, but have been approved by the vendor(s) and in any event, errors and omissions are excepted. These property details do not in any way, constitute any part of an offer or contract, nor should they be relied upon solely or as a statement of fact. In the event of any structural changes or developments to the property, any prospective purchaser should satisfy themselves that all appropriate approvals from Planning, Building Control etc, have been obtained and complied with.
Cross Lane Farm is set within approximately 6 acres of land, offering a mix of gardens, grazing land, and open countryside. The property is approached via a private driveway, with parking available for multiple vehicles.
There are mature gardens surrounding the house with established trees, shrubs, and lawned areas, together with seating terraces to enjoy the far-reaching views towards Pendle Hill.
The property also includes a detached garage and store, providing excellent storage and scope for workshop use. To the rear, there is a timber outbuilding and space for additional garden features such as a hot tub or summerhouse.
The land surrounding the farmhouse provides a wonderful sense of privacy and seclusion, making it ideal for equestrian or smallholding use, or simply for those seeking a countryside retreat.