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Baswich Lane Tixall, Stafford

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Baswich Lane, Tixall, Stafford

  • Front Elevation
    Front Elevation
  • Land & View
    Land & View
  • Hallway/Dining Room
    Hallway/Dining Room
  • Living Room
    Living Room
  • Kitchen
  • Family Bathroom
    Family Bathroom
  • Bedroom 1
    Bedroom 1
  • Bedroom 2
    Bedroom 2
  • Bedroom 3
    Bedroom 3
  • Bedroom 4
    Bedroom 4
  • En Suite Shower Room
    En Suite Shower Room
  • Annexe Bedroom 1
    Annexe Bedroom 1
  • Annexe Shower Room
    Annexe Shower Room
  • Annexe Kitchen
    Annexe Kitchen
  • Annexe Bedroom 2
    Annexe Bedroom 2
  • Storage/Games Room
    Storage/Games Room
  • Barn Conversion Downstairs
    Barn Conversion Downstairs
  • Barn Conversion Upstairs
    Barn Conversion Upstairs
  • Garden
  • Annex
  • Garden
  • Garden
  • Garden
  • Land & View
    Land & View
  • Front Elevation
    Front Elevation
  • Landing
  • Landing
  • Garden
  • View & Garden
    View & Garden
  • Garden
  • Garden
  • Photo 42
    Photo 42

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  • Grade II Listed Home
  • Approximately 3.49 Acres
  • Six Bedrooms With Self Contained Annex
  • Additional Large Detached Barn Conversion
  • Variety Of Outbuilding
  • Lots Of Character Throughout

Rarely do homes like this come to the market, so if you are looking for a Farmhouse style property with immense character and period style features in abundance, offering ample accommodation for the larger families and set in spectacular gardens then St Thomas Mill Farmhouse could be the perfect home for you. This semi-detached, Grade II Listed property occupies beautiful spacious grounds of approximately 3.5 acres adjacent to the River Sow with far reaching views towards Cannock Chase and offers accommodation which includes an integrated annex ideal for a family member wanting separate living, detached versatile studio and various outbuilding.



From Stafford take the Uttoxeter Road (A518), after approximately half a mile turn right onto St Thomas Street. After 250 yards take a left turn onto Tixall Road and follow this road for approximately 1.2 miles. Take a right turn onto Blackheath Lane towards Baswich, which after approximately 0.3 miles becomes Baswich Lane. The entrance to the property is located on the left-hand side off the bridge as indicated by our “For Sale” board.

Front Porch

5' 11'' x 3' 11'' (1.8m x 1.2m)

Brick under tile entrance porch to the front of the property with glazed windows and door, leading into the hallway/dining room area.

Hallway/Dining Room

15' 6'' x 15' 1'' (4.72m x 4.6m)

Large dining room/entrance hallway with original quarry tiles, beamed ceilings, log burner set within a hearth, fitted storage cupboards, window looking out to the front garden, and doors leading to the living room, kitchen and Inner hallway.

Living Room

17' 1'' (into bay) x 13' 5'' (5.21m (into bay) x 4.09m)

Good-sized living room with bay window, carpeted flooring over old terracotta quarry tiles, fireplace, fitted cupboards and door leading to the annexe.


15' 7'' x 11' 0'' (4.75m x 3.36m)

Good-sized kitchen with both floor and wall units, white French ceramic sink and electrical white goods, original quarry tiles, beamed ceilings, log fired cooking stove within hearth and door leading into a small rear porch with a boot and coat cupboard, and door to patio area and side garden.

Utility Room

8' 4'' x 7' 3'' (2.53m x 2.2m)

Good-sized utility room off rear porch, with Worcester Bosch condensing gas boiler, quarry tiled flooring, plumbing for washing machine and heat pump tumble dryer, Belfast sink and door leading into a downstairs WC.

Downstairs WC

Downstairs toilet with quarry tiled flooring, WC and wash hand basin.

Inner Hallway

Leading from Hall/dining room and providing access to Annex, Pantry and a large under stairs cupboard.


9' 1'' x 6' 0'' (2.76m x 1.83m)

Pantry has a thrawl, extensive shelving and a quarry tiled floor.


13' 6'' x 13' 3'' (maximum) (4.12m x 4.05m (maximum))

Large landing area to the top of the stairs with seating area, wooden flooring, fitted cupboards and airing cupboard off.

Bedroom One

17' 3'' x 13' 11'' (5.25m x 4.23m)

Large double room with views towards Stafford Castle, fitted cupboards and oak flooring.

Bedroom Two

17' 2'' x 11' 11'' (5.22m x 3.64m)

Large double room with views towards Cannock Chase, oak flooring.

Bedroom Three

13' 3'' x 13' 2'' (4.04m x 4.01m)

Large double bedroom with views over the River Sow, carpeted flooring and fitted cupboards.

Bedroom Four

13' 5'' x 12' 6'' (4.09m x 3.8m)

Large double bedroom with oak beams and flooring, fitted cupboards and en-suite off.

En-Suite Shower Room

6' 6'' x 5' 11'' (1.97m x 1.81m)

Good sized en-suite bathroom with oak flooring, WC, wash hand basin and shower.

Family Bathroom

12' 10'' x 10' 4'' (3.91m x 3.14m)

Large family bathroom with bath with shower over, WC, bidet and wash hand basin, with oak flooring and bath panelling and period features.

Self Contained Annex

Door from Inner hallway leads to a carpeted internal hallway in the Annex providing access to:


8' 3'' x 4' 11'' (2.52m x 1.49m)

Small fitted kitchen with inset sink, fitted hob and oven, wall and floor units and quarry tiled flooring.

Bedroom One

10' 6'' x 8' 5'' (3.21m x 2.57m)

Good-sized double bedroom with fitted wardrobes, carpeted flooring and door leading to the front garden.

Bedroom Two/Living Room/study

12' 11'' x 7' 2'' (3.93m x 2.19m)

Bedroom/ living room/study with carpeted flooring.

Wet Room

With walk-in shower, WC, wash hand basin and heated tiled flooring.

Storage/Games Room

27' 8'' x 13' 1'' (8.44m x 3.99m)

Accessed via an additional external door from the front of the main property, with flying freehold above from the neighbouring property. The room is currently used for storage purposes and benefits from a recently renovated ceiling with full insulation and sound proofing, water and electricity connections supplied from the main house, and a drainage connection.


The property is accessed via a pathway from the front yard area. The entrance leads directly off Baswich Lane and onto a concrete yard area for parking. The property enjoys a good sized lawned garden to two aspects with brick walls in the side garden and mature planted borders with views over the adjoining pastureland. There is a good-sized patio with vegetable beds, fruit trees, greenhouse, outside coal shed and WC (not currently in use).

Barn Conversion

To the front elevation of the main house is a detached Grade II listed, two-storey, brick under tile constructed semi completed barn conversion. The barn is accessed via the front path to the main property over an oak bridge. The barn was granted planning permission (Planning Application Reference: 08/10150/FUL) on 30th March 2009 for conversion to a dwelling house. The barn has been partly completed, and requires some works in order to finish the property off such as the finalisation of some services, timber works such as staircase, fitting of bathrooms and kitchen as required. The barn has solid oak floors throughout the main rooms upstairs and downstairs, is insulated to a very high standard throughout and has triple glazed energy efficient windows plus a Mechanical Ventilation and Heat Recovery system. The barn extends in total to approximately 69.51sq m (749sq ft) and comprises as follows;


19' 6'' x 19' 3'' (5.94m x 5.88m)

Good-sized space with views over the adjoining land towards Cannock Chase.


Utility area with drainage point for washing machine and sink.

Shower Room

11' 4'' x 5' 6'' (3.46m x 1.68m)

Shower room with space and drainage points for a large shower and WC.

To The First Floor;

Room One

19' 2'' x 9' 10'' (5.84m x 2.99m)

Large room with far reaching views out over the adjoining land.


With space for seating.


Small area for WC and wash hand basin.


There are two large outbuildings at the property, one being situated to the west of the property, on the right-hand side when entering the yard area off Baswich Lane, and the other being north of the property, backing onto Baswich Lane. Both outbuildings are currently used for storage purposes.

Building One

Large Grade II Listed brick under tile constructed single storey barn with high pitched roof extending to approximately 168sq m. The barn comprises three large sections complete with concrete floor, recently rebuilt roof, the highest section of which is constructed as a warm roof and has stable doors opening onto the yard area. The building benefits from having water and electricity connections served from the main property.

Building Two

Three connected Grade II Listed one-storey buildings of part brick and part stone construction, with some metal cladding and Yorkshire boarding to the western elevation, extending to approximately 85 sq m (914 sq ft). The brick buildings have recently rebuilt roofs, and there are doors from each building opening up onto the roadside. There is pedestrian access to the property side. To the outside of the barn is a lawned area over the site of the old Mill building, with brick wall boundaries.


The land comprises one parcel of relatively level pastureland extending to approximately 3.49 acres (1.41 hectares) or thereabouts. The land is located to the south of the property, accessed through a gated entrance from the yard area, with further pedestrian access via steps down from the main properties’ garden. The land has been mown annually and is currently managed for wildlife. It is used for walking and has a number of specimen trees planted in one area. The land is bounded by mainly mature tree boundaries with a brick wall to part, and the River Sow bounding the land to the south side. The field is classified as Grade 3 under the MAFF Agricultural Land Classification Scheme and this area is located within flood zone 3. All the buildings and the garden areas are located on land which is classified as Scheduled Ancient Monument. None of the buildings are Scheduled Ancient Monuments.


St Thomas Mill Farmhouse benefits from electric underfloor heating to the ground floor, gas central heating, mains water and electricity and private drainage by way of a septic tank located in the adjoining field. The self-contained annex benefits from gas central heating, mains water and electricity and private drainage by way of a septic tank as above. The barn conversion does not yet have any gas, water, electricity or drainage connections finalised to the property, however, these are available to connect from the existing services as mentioned above. Outbuilding One at the property benefits from water and electricity connections served from the main property. A water supply is available in the field but the nearest tap is in the adjacent barn in Building One.

Rights of Way, Wayleaves and Easements

There is a right to water for Baswich Farm from the property, which is metered, and the neighbouring properties at St Thomas Priory have rights of drainage. Overhead power lines cross the land in part for which there is a wayleave. There is a wayleave for an underground sewer which traverses the field. There is a right of pedestrian access from the Mill area onto the neighbour’s property through to Baswich Lane. There is also a right to park one car in the event of serious flooding affecting access to the yard. The gas and water meters are situated on the adjacent property. The property is sold subject to and with the benefit of all rights of way, wayleaves and easements in existence at the time of the sale.

Sporting, Timber, Mineral and Fishing Rights

All sporting, mineral and fishing rights are excluded within the freehold sale. It is understood that all timber rights are included within the freehold sale.


Baswich Lane Tixall
Stafford ST18 0YD
County: Staffordshire
Sale Type: For Sale
Ref #: STA06995
Georgia Chaplin - Park
Dourish & Day - Stafford
P: 01785 223344

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