West Wood HouseMain Street, Sutton on Derwent, York, YO41 4BT

West Wood House is a traditional Grade II listed farmhouse, dating from the late 17th century, set in an attractive edge of village location. The property is believed to have been constructed in the 1680s and originally formed part of a local estate owned by the Earl St Vincent, before becoming a private residence in 1947. In addition to the main house, the property includes a detached cottage, garaging and a separate office/utility, offering excellent flexibility.

Constructed from attractive clamp bricks, the farmhouse retains a wealth of original character features, including exposed beams and brickwork, original cupboard doors and open fireplaces. To the front of the property are two equally well-proportioned and spacious reception rooms, each centred around distinctive fireplaces. The well-appointed kitchen/breakfast room is fitted with high quality cabinetry, premium appliances and engineered flooring, creating a practical yet stylish space ideal for both everyday living and entertaining.

What was once the old dairy has been converted into a family room, with French doors opening west onto a circular terrace, providing an excellent setting for al fresco dining. Completing the ground floor accommodation is a snug, ideally suited as a comfortable retreat, with French doors opening out onto a seating area overlooking the south-west facing garden

On the first floor, the principal bedroom benefits from an en-suite shower room. There are two further generous double bedrooms, positioned to the front of the house and enjoying southerly aspects. The fourth bedroom is positioned to the rear of the property enjoying views over the garden. The accommodation is completed by two well-appointed family bathrooms. There is also potential to extend into the roof space, subject to the necessary consents. An electric vehicle charger is installed at the side of the house and accessed via the driveway to the front.

Additional Accommodation
There are two detached, double storey brick buildings topped with pantile roofs. The first building was converted in 2004 from a pottery studio into a self-contained cottage, (previously operated as a holiday let) complete with its own garden patio and parking area. The building also incorporates an integral double garage with power and plumbing.

The second building, constructed in 2008, provides a well-appointed office suite set within a vaulted roof space, with a kitchen/utility and cloakroom at ground floor level, together with an integral single garage. Additionally, there are two timber garden stores located at the edge of the field/paddock.

Garden
A gravel driveway extends from Main Street, accessed through double five bar timber gates set within a hawthorn hedge. The drive passes a selection of established fruit trees and leads to a parking area positioned to the side of the house, before continuing on to serve the cottage, office and garages, with an additional parking and turning area beyond.

The mature gardens and grounds are extensive, lying predominantly to the south and west of the house. The formal garden is arranged in sweeping lawns and richly planted borders featuring a variety of mature specimen trees and perennials, providing excellent screening from the village road. Notable specimens include a Handkerchief Tree, Northern Red Oak, Turner’s Oaks and Himalayan birches, located near the Buddleia Walk.

To the rear of the house lies a substantial grass paddock, often referred to as the ‘football field’, bordered by a line of mature lime trees. Beyond this, a belt of native English woodland slopes gently down towards the Ings land adjoining the River Derwent, comprising lime, willow, birch, beech, oak, alder and rowan.

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