Bryn Melyn Farm Llandderfel, Nr Bala, North Wales. People Property Places

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1 Bryn Melyn Farm Llandderfel, Nr Bala, North Wales People Property Places

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3 An attractive period farmhouse with 5 holiday cottages, land and fishing situated in the picturesque Upper Dee Valley Features Farmhouse with 4 Reception Rooms, 5 s, 3 Bath/Shower Rooms 5 Holiday Cottages, Outbuildings, Tennis Court, Gardens & Grounds Pasture, ¾ of a mile of single bank fishing on the River Dee In all about acres (5.03 ha)

4 Location Bryn Melyn Farm occupies an elevated and tranquil position in the Upper Dee Valley which is designated as an area of outstanding natural beauty. The farmhouse is situated just beyond the small village of Llandderfel and is conveniently placed for Bala some 5 miles to the east. The town of Bala which is situated on the north shore of the lake offers a comprehensive range of facilities with high street banks, surgery, supermarkets, local stores, pubs and restaurants. On the recreational front there are many scenic walks locally including the Berwyn Mountains, Cader Idris and Snowdon. Cycling and mountain biking are well provided for with the National Centre nearby at Coed y Brenin. On Bala Lake there is a sailing club and locally many other outdoor pursuits including white water rafting, gorge walking, paintball and several golf courses locally at Bala and Llangollen. Communications Bryn Melyn Farm occupies a rural location but enjoys good road communications being approximately 8 miles from the A5 accessing Chester, Shrewsbury and Wrexham. Both Liverpool and Manchester which are served by international airports are within daily travelling distance and there is a regular rail service to London from both Chester and Shrewsbury stations. Bala 5 miles Corwen 9 miles Chester 44 miles Shrewsbury 49 miles Liverpool 54 miles Manchester 80 miles (All distances are approximate) The farmhouse, cottages, gardens and grounds Bryn Melyn Farmhouse is a fully restored farmhouse enjoying a southerly aspect constructed of stone with white painted elevations under a slate roof. The farmhouse retains its inherent character despite having undergone a comprehensive refurbishment with a contemporary finish. Internally the property has the benefit of generous accommodation arranged on 2 floors with the benefit of oil central heating. To the front of the farmhouse is a storm porch with door leading into a staircase hall and off which is an attractive drawing room with multifuel stove set in an inglenook fireplace. On the opposite side of the hall is a sitting room which is also capable of being used as an additional bedroom and beyond the drawing room is a study which is presently accessed via an external door which did at one time connect internally. Behind the drawing room is a large open plan dining/family room which connects to the farmhouse kitchen with Aga and breakfast room and beyond which is a back porch and W.C/shower room. From the front hall stairs lead to a galleried landing off which is a master bedroom with en-suite dressing room and bathroom. In addition to the master suite there are 4 further double/twin bedrooms served by a family bathroom with complete suite to include a roll top bath and separate shower.

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6 The Cottages The Outbuildings The Gardens and Grounds The 5 holiday cottages are arranged around an attractive central courtyard to the west of the farmhouse with the benefit of ample parking off the drive. The cottages are contained within a 2 storey L-shaped stone and slate range and have been finished to a high specification with 5 star rating. The cottages comprise 2, one bedroomed units and 3, two bedroomed units with the benefit of oil central heating. Attached to the cottages is an undeveloped traditional stone range which has the potential to be converted to an additional unit or alternatively could serve as a conference/meeting room, subject to the availability of planning permission. Beyond the cottages against the drive is a separate range of buildings including a games room with space for table tennis, pool table and darts. A further building contains a drying room, boiler house and potential owner s accommodation. To the front of the farmhouse is a lawned garden enclosed by a stone wall with flower beds and shrub borders and beyond which is an area of natural woodland. To the side of the property against the east front is a patio with path and steps leading down to a tiered lower garden with freshwater stream serving a series of ponds and pools. Within the grounds is a folly and gazebo with seating area and at the bottom of the garden a tennis court. Against the garden and extending across the northerly boundary is a woodland shelterbelt containing a variety of specimen trees as well as soft fruit trees including plum, pear, cherry and apple. From the courtyard a covered passageway leads through to a communal lawned garden with seating areas used by the cottages, which enjoys a sheltered position being partly enclosed by a high stone wall.

7 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

8 Bryn Melyn Farm Approx. Gross Internal Area: 280 sq m / 3013 sq ft Outbuildings: 200 sq m / 2150 sq ft Measured in accordance with RICS guidelines. Every attempt is made to ensure accuracy, however all measurements are approximate. This floor plan is for illustrative purposes only and is not to scale. N Games Room x '7 x 15' x '1 x 13'4 Dining Kitchen 6.93 x '9 x 12' x '6 x 11'11 Garage 6.85 x '6 x 14' x '2 x 11'6 B T Study 5.36 x '7 x 9'1 Family Room 6.91 x '8 x 14'6 Drawing Room 5.37 x '7 x 11'11 Up Sitting Room 5.28 x '4 x 8'6 Dressing Room 2.22 x '3 x 7' x '9 x 10'0 Master 5.39 x '8 x 9' x '7 x 8' x '4 x 8'11 Workshop 9.10 x '10 x 15'3 Plant Room 4.58 x '0 x 12' x '3 x 12'4 Ground Floor First Floor Outbuildings (Not Shown In Actual Location / Orientation)

9 Bryn Mefyn Farm Cottages & Outbuildings Approx. Gross Internal Area: 84 sq m / 4130 sq ft Outbuildings: 190 sq m / 2042 sq ft Measured in accordance with RICS guidelines. Every attempt is made to ensure accuracy, however all measurements are approximate. This floor plan is for illustrative purposes only and is not to scale. N Pen 5.65 x '6 x 9' x '6 x 9' x '10 x 9' x '6 x 9'8 Kitchen 3.65 x '0 x 7'2 Dining Room 3.61 x '10 x 11'7 Up 4.88 x '0 x 8' x '1 x 15'11 Stable 5.31 x '5 x 7' x '2 x 11' x '9 x 8'8 T 3.71 x '2 x 8'8 Dining Room 3.68 x '1 x 9' x '6 x 12'0 Kitchen Lounge 4.65 x '3 x 10' x '4 x 7'11 Lounge 4.57 x '0 x 8' x '1 x 8'9 Entrance Hall Up Porch Dining Room 4.05 x '3 x 8'6 Up 4.60 x '1 x 9'0 Kitchen 4.62 x '2 x 8'5 Up 4.99 x '4 x 9' x '6 x 8'10 Open Plan Lounge / Kitchen 7.91 x '11 x 15'3 Lounge 4.72 x '6 x 11'0 Ground Floor First Floor

10 The Fishing Rights These comprise ¾ of a mile of single bank fishing on the southerly bank of the River Dee which is noted historically for salmon, sea trout and grayling. The fishing is between points X and Y on the plan and accessed via a pedestrian right of way from point C down to point D on the river. In addition to the pedestrian right of way there is a vehicular right of way from point C down to the parking area on the former railway line marked point Z acres of pasture To the north of the farmhouse with frontage and gated access onto the road is a parcel of accommodation land extending to 5.97 acres. The land is within a single enclosure and for the most part suitable for grazing and or mowing.

11 General Remarks & Stipulations Property Address: Bryn Melyn Farm, Llandderfel, Nr Bala, North Wales, LL23 7RA Sale Particulars & Plan: These particulars including measurements and mileages are issued for convenience of introduction only and are subject to verification by the intending purchasers by personal investigation. The particulars and plan are believed to be correct but any error, omission or mistake shall not annul the sale nor entitle any party to compensation nor in any circumstances give grounds for an action at law. Neither the vendors nor their agents Jackson- Stops & Staff or members of their staff has authority to make any representation or warranty regarding the property described. Tenure: The property is freehold with vacant possession. Services: The Farmhouse and cottages have mains electricity, private water and drainage. Central heating to the farmhouse and cottages is courtesy of independent oil fired boilers. Fixtures & Fittings: All fixtures, fittings and garden statutory are specifically excluded unless otherwise mentioned within these particulars. Entitlements: For the avoidance of doubt no quotas or single farm payment entitlement is included with the sale. Third Party Rights: The property is sold subject to and with the benefit of all wayleaves, easements and rights of way whether mentioned in these particulars or not. In addition to the rights mentioned earlier in relation to the fishing please note the following: The previous owners of Bryn Melyn Farm reserved a vehicular right of access from the gate in the yard along the track which borders the front garden running north on the easterly boundary down to the former railway line for the purposes of extracting stone but have never exercised this right. The previous owners also reserved the right to construct/ maintain a treatment plant in the north-east corner of the woodland opposite the farmhouse to serve their neighbouring caravan business but have never exercised this right. Town & Country Planning: The 5 holiday cottages are the subject of a Section 106 Agreement and can be sold independently of the farmhouse but not individually. The cottages are also restricted to a maximum let of 4 weeks to the same person at any one time. Local Authority: Gwynedd County Council. Tel: Council Tax: Bryn Melyn Farmhouse -Band F Holiday Cottages -Band B NB. Business rates apply when the property as a whole is run as a holiday business. Directions From Bala travel towards Corwen on the A494 and after approximately 1 mile turn right onto the B4401 signposted Llandderfel. Proceed for about 2 ½ miles and on the edge of Llandderfel bear right crossing the river and ascend the hill. Having passed the pub continue for a further ½ mile and the entrance drive to Bryn Melyn Farm will be seen on the left hand side. Main House Energy Efficiency Rating 57 Cottage 1 Energy Efficiency Rating Cottage 2 Energy Efficiency Rating Cottage 3 Energy Efficiency Rating Cottage 4 Energy Efficiency Rating Cottage 5 Energy Efficiency Rating Important Notice Jackson-Stops & Staff, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulations or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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