Abbey Lodge Llys Helyg Drive, Llandudno, North Wales. People Property Places

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1 Abbey Lodge Llys Helyg Drive, Llandudno, North ales People Property Places

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3 An impressive individually designed detached property providing spacious and superbly proportioned accommodation, occupying a wonderful coastal location with stunning views across the sea towards Anglesey and Snowdonia. Accommodation in Brief Reception Hall; Drawing Room; Sitting Room; Dining Room; Kitchen/Breakfast Room; Utility; downstairs Shower Room Master and Guest Suites both with Dressing Rooms and En-suite Bathrooms; 2 further Double Bedroom Suites with En-suite Shower Rooms 2 second Floor Double Bedrooms/Offices/Games Rooms Double Garage; Garden Storage; Extensive Terraces; Lawned Gardens extending to the headland

4 Description Abbey Lodge was built between 2009 and 2011 by well know local builders, Penrhyn Homes on land which was once part of the Bishops Palace. The construction is essentially of block with lower brick courses with k-rend rendered elevations under a tiled roof with gables and reconstituted stone mullion windows, headers and sills. Internally the house has been built to a high specification with concrete ground and first floors both of which are served with piped underfloor heating, the second floor having a conventional wet radiator system. The building is double glazed and the property has an excellent energy rating owing to the quality of the design, levels of insulation used and general building techniques adopted. The property has been designed so as to make maximum use of the space afforded owing to the topography of the site, as well as meeting strict planning conditions due to the sensitive area, which is sloping and enjoys south westerly aspect towards the sea. Double front doors provide access to a vestibule with glazed doors into the reception hall which has a polished marble floor, feature gas fire and turned staircase leading to the first floor. To the side steps lead down into the drawing room which is an impressive room with carved marble fireplace housing a gas fire, French doors to the terrace to the rear of the property and also two other aspects making the room a lovely light formal entertaining area. There is also a downstairs shower room accessed from the hall with tiled floor and part tiled walls, shower cubicle, low flush w.c. and hand basin. To the other side of the reception hall is an inner hall off which are the sitting and dining rooms, the latter having Karndean floor and is open to the gas fire place which also serves the hall. The sitting room has French doors to the terrace. Beyond is the kitchen which is by Macintosh and incorporates a range of wall and floor units with cupboards and drawers beneath polished granite work services, a Quooker hot water system, a De Dietrich induction hob set within a tiled recess and beneath an extractor, larder units, De Dietrich double oven with steam oven, grill and microwave, a De Dietrich American fridge freezer and a central island with De Dietrich dish washer, Belfast sink unit with mixer and Miele wine fridge. There is plenty of space within the kitchen for a table and chairs and French door also opens to the terrace. To the front of the house and accessed off the kitchen is the utility with further wall and floor cupboards beneath work surfaces and a sink unit with mixer as well as a side door to the outside. At first and second floor levels the accommodation is as comprehensive and is superbly laid out either for family living or perhaps for a smaller household who do not need to use the second floor on a regular basis. The master bedroom has double doors opening to a Juliet balcony overlooking the sea together with a dressing area with fitted wardrobes and a large en-suite bathroom which includes tiled floor and walls, an Essteam Jacuzzi panelled bath by J-Sha, a comprehensive shower by Essteam incorporating steam room, shower and jet spray, twin hand basins with cupboards beneath and a low flush w.c. The guest suite is equally extensive with French doors opening to a balcony with tiled floor and balustrade. There is a dressing room with vanity unit and fitted wardrobes and en-suite bathroom with fully tiled floor and fully tiled walls, panelled bath with shower above, low flush w.c. and hand basin. There are two further double bedrooms both with fitted wardrobes and en-suite shower rooms also fully tiled and with shower cubicles, low flush w.c. and hand basins. All fitted wardrobes are by Hammonds. The staircase continues to the second floor which comprises two large rooms suitable as either additional bedrooms or as office or studio accommodation or perhaps as a teenager s suite.

5 south west facing garden to the mouth of the Conwy Estuary and out to sea as well as to the magnificent Snowdonia mountain range, with the backdrop of Puffin Island and Anglesey in the distance. Llandudno is a popular seaside resort with holiday makers and also has a busy all-year round community. It offers a comprehensive range of services, numerous shops both on the high street and the expanding retail park which includes several supermarkets and department stores, and there is a good choice of restaurants and pubs. On the recreational front there are several sports clubs nearby including golf, tennis and cricket, marinas at Deganwy and Conwy and indeed superb sailing, fishing and general boating around the North ales coast. The Snowdonia range offers excellent walking and mountain biking and there are other exciting leisure facilities nearby including the recently opened Surf Snowdonia and Zip wire at Llanberis. Schooling is well provided for nearby with both private and state schools in the area including Rydal at Colwyn Bay. Further afield the Kings & Queens schools in Chester are within daily reach. Communications Location Abbey Lodge occupies a highly sought after location on the west side of the Great Orme. It is accessed of a private lane which in turn connects with Llys Helyg Drive arguably the best residential address in the immediate area. Set well below the lane and built into the side of the hill within a SSSI and area designated as Heritage Coast, the property enjoys commanding views across its The property is extremely well placed for travel being only 6 miles from the A55 expressway facilitating easy access further west towards Anglesey and east across the North ales coast to Chester and linking with the national motorway network. There is a direct rail service from Llandudno to Chester from which there is a 2 hour service to London Euston via Crewe. A55 6 miles Bangor 22 miles Chester 49 miles (distances approximate)

6 Outside The property is approached via a private lane from Llys Helyg Drive and through a pair of electrically operated timber gates to a sloping tarmacadamed drive which is heated and sweeps down to a parking area above the house next to which is a double garage (20 x 20 ) approx. The garage is built of brick and block with cream painted rendered elevations under a tiled roof and has a side courtesy door, two electric up and over doors and is served with light, water and power. A flight of steps leads from the parking area through terraced grounds which are ready for planting to a flagged patio in front of the house. A path leads around the south of the building to the terrace which is an impressive piece of engineering, being arranged over 3 levels owing to the topography of the site. The terraces have flagged floors providing fantastic entertaining space, the upper level being accessed directly from the inside of the house and is at ground floor level. There are rendered walls at each level and interconnecting steps which lead down to the garden. The garden is delineated on one side by a privet hedge and a stone wall on the other and extends to the cliff edge. There is a gravel path which leads through the garden and a central stone rockery. The gardens are served by a professional irrigation system by Osprey. Beneath the lower terrace is an enclosed garden store and an open fronted storage area which offers potential for conversion to further living accommodation, perhaps as a garden room or alternatively additional storage, subject to obtaining any necessary consents. Directions From the centre of Llandudno travel in a south westerly direction on Gloddaeth Avenue and at the T-junction turn right onto est Parade. After approximately 200 yards bear left onto Abbey Road and 200 yards further, bear left onto Marine Drive. After approximately half a mile bear left again onto Llys Helyg Drive and continue for a short distance where the private lane for Abbey Lodge and one neighbouring property will be seen on the left. Property Information Address: Abbey Lodge, Llys Helyg Drive, Llandudno LL30 2XB Services: Mains water, gas, electricity, private drainage (septic tank). Gas fired central heating. Broadband connection available, burglar alarm (by Dualcomm and is monitored). Security lighting and CCTV. ired for Cat 5 networking and Satellite TV. Local Authority: Conwy Council: Tel: Tax Band I payable 2015/16 Viewing: Only by appointment with Jackson- Stops & Staff Chester office.

7 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. Sitting Room 17'5 x 13' x 4.01m UP S Bedroom 3 16'7 x 11' x 3.55m DN UP Master Bedroom 20'0 x 16' x 4.90m Kitchen 18'8 x 14' x 4.47m DN Drawing Room 30'7 x 16' x 4.87m Bedroom 2 17'5 x 14' x 4.49m Utility 14'8 x 5' x 1.75m C Dining Room 17'5 x 12' x 3.70m C Bedroom 4 15'1 x 13' x 4.06m C Ground Floor First Floor DN Bedroom 6/ Office 17'4 x 12' x 3.88m Bedroom 5 24'8 x 12' x 3.88m Energy Efficiency Rating Second Floor 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.

8 Chester Nicholas Street, Chester, CH1 2NZ jackson-stops.co.uk