Baron Pumping Station, Baron Fold, Waterfoot, Rossendale, BB4 7HA

Description

Lot Reference: 091202 Guide Price: £20,000+ Auction Date: 24th June 2026 Full Property Address and Title Baron Pumping Station Baron Fold Waterfoot Rossendale BB4 7HA

Situation

Baron Pumping Station is discreetly positioned within the Baron Fold area of Waterfoot, a historic mill village nestled in the heart of the Rossendale Valley, Lancashire. The property enjoys a semi-elevated aspect at approximately 199 metres (646 feet) above sea level. This provides a unique vantage point within the valley landscape. Baron Fold itself is a small enclave off Duke Street, close to the centre of Waterfoot. It benefits from both seclusion and accessibility. Waterfoot is strategically located between Rawtenstall, approximately 2.5 miles to the west, and Bacup, about 2 miles to the east. Haslingden lies to the south-west. Burnley is accessible via the B6238, which meets the A681 at Waterfoot. The A681 serves as the principal arterial route through the Rossendale Valley. This road connects the main settlements and provides direct access to the wider area. The M66 motorway is reached via the A56 Edenfield bypass, which is approximately 5 miles to the south-west. This offers rapid road links to Manchester (about 18 miles, 35–40 minutes by car) and the broader North West motorway network.  

Public Transport

Public transport provision is robust, with regular bus services operated by Rosso and The Burnley Bus Company. The 7 and 464 bus routes provide frequent connections through the valley, linking Waterfoot to Rawtenstall, Bacup, Haslingden, Burnley, Accrington, Rochdale, and Bury. Rawtenstall Bus Station, a major interchange, is less than 3 miles away. It offers further regional connections. While Waterfoot no longer has a railway station, the East Lancashire Railway operates heritage services from Rawtenstall to Bury. Proposals also exist for the reintroduction of regular passenger services on this route. The nearest mainline rail stations are in Accrington and Todmorden, both accessible by bus. The Rossendale Valley is renowned for its dramatic landscape of steep-sided valleys, moorland hills, and the River Irwell. Waterfoot forms part of a contiguous urban corridor between Rawtenstall and Bacup. This area blends urban settlements with rural scenery. The area is also recognised for its creative and cultural vibrancy. Waterfoot is emerging as a focal point for the arts within Rossendale, supported by ongoing regeneration and investment.

Description

The property comprises a redundant former pumping station, including a single-storey brick-built building and associated land, extending to approximately 0.80 acres (0.32 hectares). The building is currently vacant and is understood to be of traditional brick construction. The site is generally level and offers potential for a range of alternative uses, subject to obtaining the necessary consents. The immediate surroundings are characterised by a mix of traditional stone-built terraced housing, former industrial buildings, and more recent residential developments. This reflects the area’s industrial heritage and ongoing regeneration.

Planning/Zoning

The site is currently designated for urban use under the Rossendale Borough Council Local Development Plan. Prospective purchasers are advised to make their own enquiries with the Planning Department at Rossendale Borough Council regarding permitted uses, planning history, and the potential for redevelopment or alternative uses. No warranties or representations are given in respect of planning status. Buyers must satisfy themselves as to the suitability of the site for their intended purpose.

Tenure

The property is offered for sale freehold with vacant possession upon completion, unless otherwise stated in the legal pack or special conditions of sale.

5. Local Authority

Rossendale Borough Council Futures Park, Bacup, OL13 0BB Tel: 01706 217777 Website: https://www.rossendale.gov.uk/

Services

The status and availability of mains services (water, electricity, gas, drainage) are unknown. Prospective purchasers must make their own enquiries and satisfy themselves as to the presence, adequacy, and condition of all services and utilities prior to bidding.

Viewing

The property is available for external inspection at any reasonable time. Internal access may be arranged strictly by appointment with Palace Auctions (London) Ltd. Prospective buyers are strongly advised to inspect the property and satisfy themselves as to its condition and suitability for their intended use.

Method of Sale

The property will be offered for sale by public auction through Palace Auctions (London) Ltd on 24th June 2026. The auction will be conducted as a hybrid event, allowing for both in-room and secure online bidding. The lot reference is 091202, and the guide price is £20,000+ (subject to change prior to auction).

Auction Terms

Registration: All prospective bidders must register at least 48–72 hours before the auction. Registration can be completed online via the Palace Auctions website or in person at the London office. Mandatory identity and anti-money laundering (AML) checks are required for all bidders, including company directors and persons with significant control for corporate entities. Acceptable documents include a current passport, UK/EU photo driving licence, or national identity card, plus proof of address such as a utility bill or bank statement. Deposit: A deposit of 10% of the purchase price is payable immediately upon the fall of the hammer, subject to a minimum of £5,000. Payment must be made by bank transfer, debit card, or banker’s draft. Cash and credit cards are not accepted due to AML regulations.  

Buyer’s Premium: A buyer’s premium of 2% + VAT of the hammer price (subject to a minimum of £2,000 + VAT) is payable by the purchaser upon exchange of contracts.

Administration Fee: An administration fee of £1,000 + VAT is payable upon exchange of contracts. Completion: Completion is required within 28 days of the auction date, unless otherwise specified in the special conditions of sale. Bidding Methods: Bidders may participate in person, online via the Palace Auctions secure platform, by telephone, or by proxy. All methods require advance registration and compliance with AML requirements  

Legal Pack

A comprehensive legal pack, including title documents, searches, special conditions of sale, and other relevant information, will be available for download from https://palaceauctions.com/ prior to the auction. Prospective buyers are strongly advised to instruct a solicitor to review the legal pack and all special conditions before bidding.

Conclusion

Baron Pumping Station, Baron Fold, Waterfoot, Rossendale, BB4 7HA, presents a rare opportunity to acquire a substantial freehold site of approximately 0.80 acres within a well-connected and characterful part of the Rossendale Valley. The property’s location offers excellent road and public transport links to Rawtenstall, Bacup, Haslingden, Burnley, and Manchester. The immediate area provides a full range of local amenities, schools, and recreational opportunities. Waterfoot’s ongoing regeneration as an arts and outdoor destination, combined with its rich industrial heritage and vibrant community, further enhances the appeal of this site for a variety of potential uses, subject to planning. Prospective purchasers are urged to register early, complete all required AML checks, review the legal pack and special conditions, and seek independent legal advice before bidding. All bids are legally binding. The successful purchaser will be required to pay a deposit and buyer’s premium immediately upon the fall of the hammer. For further information, to arrange a viewing, or to provided above.

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