Chartered Surveyors, Property Consultants, Valuers & Estate Agents Peter E Gilkes & Company

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Peter E Gilkes & Company

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FOR SALE C1137 - Crown & Thistle, 37 Roman road, Grimehills,, Hoddlesden, Darwen, BB3 3PP


Development Opportunity

Former renowned restaurant and public house

Planning permission for conversion into one or two superior dwellings

3700 sq ft (344 sq m)

Surrounded by grounds and paddock of 3.75 acres (1.52 hectares)



A rare opportunity to develop and create exclusive residence or residences by converting a substantial stone coaching house which nestles into the folds of spectacular surrounding countryside between southern Darwen and Edgeworth.

The Crown & Thistle is a former restaurant and public house which is reputed to have links with the adventures of Bonnie Prince Charlie and is of significant local interest.

Planning permission has been obtained for it to be converted into a large single or two residences as illustrated in the accompanying plans.


See Map


As a single dwelling the accommodation would provide:

Ground Floor

Reception Hall

Large Lounge


Family/Garden Room Dining Kitchen

First Floor

Principal Bedroom with Ensuite Dressing Room & Shower Room 

Bedroom 2 with Ensuite Shower Room

Four further Bedrooms 



If converted to two dwellings, the accommodation would comprise:

Ground Floor

Entrance Hall 


Large Dining Kitchen 

Family Room

First Floor

Bedroom 1 with Ensuite Shower Room 

Two further Bedrooms

Bedroom 4 / Study


Ground Floor

Entrance Hall

Large Lounge

Dining Kitchen plus Family Room 


First Floor

Bedroom 1 with Ensuite Shower Room 

Two further Bedrooms


At present the accommodation currently comprises:

Ground Floor

(all sizes are approx)


Bar Area
8.6 m x 7.0 m (28’2 x 23’)
Stone feature fireplace and wood burning stove, exposed beams, fitted bar with illuminated display shelves behind.

Disabled Toilet

hand basin, central heating radiator and hand dryer.

4.2 m x 3.3 m (13’10 x 10’8) max
Stainless steel sink unit, worktops, fitted cupboard, tiling to walls.

4.6 m x 3.9 m (15’ x 12’9)
Stone feature fireplace with wood burning stove, central heating radiator.

Dining Area
10.8 m x 3.33 m (35’6 x 10’8)
Wood burning stove, patio windows on two walls overlooking terrace and countryside beyond.

7.1 m x 5.0 m (23’3 x 16’6)
Plus walk-in refrigerator.


First Floor

Dining Area
8.4 m x 7.6 m (27’8 x 25’1)
Stone feature fireplace and log burning stove, exposed beams, central heating radiators.

3.7 m x 2.8 m (12’1 x 9’2)
With inset twin-bowl sink unit.

Ladies Toilet
Two cubicles with low flush W.C. and vanity unit.

Gents Toilet
Urinal, W.C. cubicle and vanity hand basin.

Staff Lounge/Kitchen
7.1 m x 3.7 m (23’4 x 12’2)
Inset sink unit, cupboards, worktops, wall cupboards.

4.2 m x 4.2 m (13’8 x 13’7)
En-suite bathroom, shower cubicle, pedestal wash-basin, low flush W.C.


Front Car Park area providing 8 spaces.

Triangular side car parking area with south facing, raised decking. Cellar/Basement

Block built store containing bio fuel boiler supplying central heating system, Fuel Store

Sheltered, stone paved rear patio

Second patio and garden area

Stone surfaced side car park with land beyond extending to 3.75 acres (1.52 hectares).


Planning Permission for residential conversion was obtained from Blackburn with Darwen Borough Council on the 10th February 2023 for conversion into one dwelling on App No. 10/22/1104 and for two dwellings on App No. 10/22/1105.

Full details can be seen on the Council’s website at:


The site is understood to be Freehold and free from Chief Rent (to be confirmed by your legal advisers).

Energy Rating

See Above


The premises are to be removed from the register and assessed for Council Tax purposes.


Main electricity and water supplies are laid on and drainage is to a septic tank.

To View

Strictly by appointment with Peter E Gilkes


All services throughout the property are untested. Interested parties must satisfy themselves as to the condition of the central heating system and any other appliances and fittings where applicable.