THE STABLES, BROOKSIDE FARM, OLD LANE, PULFORD, CH4 9EW

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1 THE STABLES, BROOKSIDE FARM, OLD LANE, PULFORD, CH4 9EW COUNTRY HOMES COTTAGES UNIQUE PROPERTIES CONVERSIONS PERIOD PROPERTIES LUXURY APARTMENTS wrightmarshall.co.uk fineandcountry.com

2 The Stables, Brookside Farm Old Lane, Pulford, CH4 9EW COMPETITIVE PRICE - VIEWING ESSENTIAL Forming part of an award winning development of just seven totally individual properties - An extremely special converted John Douglas barn set in beautiful walled gardens and enjoying excellent views across the woodland belt to the Welsh hills and beyond. The Stables, Pulford represents the very best in semi-rural living. Located in the genuinely unspoilt rural position approached via a long private driveway, the open views and feeling of space around belies the centrality of the location, being close to both the City centre of Chester, Georgian high street of Tarporley and a comprehensive road network system linking to the whole of the North West and beyond.

3 For those who appreciate beautiful buildings of historical significance and merit, then The Stables at Brookside Farm really is difficult to better. The original buildings date from 1885 and were designed by renowned Cheshire Architect John Douglas. The John Douglas hallmark of architecture is extremely distinctive and appears on many of the buildings on the Grosvenor Estate. Indeed, the original farmhouse within the development is constructed in brick with rounded gables, red sandstone mouldings and mullioned windows all under a red clay tiled roof. The development was instigated and completed by renowned developer Charter Homes and the excellence of the work was rightly recognised in 2007 by an award of the best development in Cheshire at the Daily Mail UK Property Awards The beauty of the exterior combines cleverly with an interior that optimises living space and comfort and blends traditional elegance with cutting edge contemporary quality. An internal inspection is required to fully appreciate the quality on offer but some points of note include solid concrete blockwork and timber studded partition internal walls, original king post trusses and timbering, original barn door openings retained within the design, double glazed conservation roof lights, bespoke oak staircases and solid oak reed and bead front doors with brushed stainless steel door fitments. The kitchens, bathrooms and fitments are all of an exceptional quality many of which have renowned design names. At ground floor level off a spacious entrance hall there is a cloakroom, drawing room and remarkable open plan kitchen/ dining room. This space is remarkable in a number of regards not least due to its magnificent full width and height window overlooking the walled garden but also the outstanding specification of all kitchen appliances and the added advantage of a view over the courtyard to the rear. Completing the ground floor accommodation is a useful utility room and a garden room that can be adapted to suit alternative requirements.

4 At first floor level the principal bedroom is very well proportioned and has a dressing room and luxurious ensuite shower room. The second bedroom also has an ensuite facility whilst bedrooms three and four are served by a particularly attractive family bathroom that has fully tiled travertine wall and floors. Crowning the building is an excellent Manhatten style loft that comprises bedroom five with ensuite shower room and a wonderful games/sitting room that is presently used as a table tennis area but could easily be a sixth bedroom if required. There is off road parking for 3-4 vehicles, wonderful walled gardens that are generous, mature and private, a Yorkstone patio and a delightful courtyard to the rear. Pulford is a superb historical village on the fringe of Chester City Centre. The local amenities in Pulford include Church, Village hall, Grosvenor Garden Centre, Grosvenor Pulford Hotel & Spa and Llyndir Hall Hotel with restaurant and leisure facilities. The neighbouring village of Rossett provides local amenities including shops and schools and there are more extensive shopping and leisure facilities available within easy travelling distance, in Wrexham and Chester. There is easy access to neighbouring centres of employment via the Chester Southerly by-pass which leads to North Wales and the M53 and motorway network. SPECIFICATION NOTE The property benefits from Lexcom entertainment system located in the reception hall cupboard which enables television, sky, telephone and internet connections in every room throughout the property. There is also an integrated music system with speakers in the kitchen, principal bedroom and ensuite.

5 Chester is a beautiful Roman City with Saxon influences that is renowned for its famous City walls and the largest uncovered Roman Amphitheatre in the country. Renowned as a communal centre for many centuries it has a major network of skilled tradesman and retains to this day some of the oldest shop frontages in the world. Today the City is a booming financial sector with MBNA, Marks and Spencers Financial Services, Capital Bank and prominent banks employing thousands of people. This influence of professional people has created a demand for more fashionable shops, bars and restaurants in the City and Chester was recently recognised as one of the best shopping Cities in the country. Smaller independent shops co-exist happily with larger well established High Street names and in all create a wonderful central hub. There are over forty bars and restaurants in Chester offering a huge range of food and drink from traditional ale to gourmet cuisine. For sporting enthusiasts Chester is awash with sports clubs participating everything from archery to sailing on the River Dee. RECEPTION HALL 4.80m(15'9") x 3.38m(11'1") Hardwood front entrance door with glass panel. Stripped oak flooring. Recessed halogen spotlights. Oak veneered door to cloakroom. Feature full height oak veneered double width doors leading to drawing room and breakfast kitchen. Deep understairs storage cupboard with light and double width doors. Double panel radiator. Oak open tread straircase rising to first floor with oak handrail. CLOAKROOM 1.47m(4'10") x 1.78m(5'10") Stylishly fitted with a suite comprising low level WC with concealed cistern and push button flush, circular wash hand basin with chrome mixer tap. Half tiled walls. Fitted mirror. Fuse box cupboard with oak veneered door. Stripped oak flooring. Door to entrance hall.

6 DRAWING ROOM 7.52m(24'8") x 4.14m(13'7") Double width doors with matching floor to ceiling glass panels opening onto and overlooking rear courtyard. Four wall light points. Two double panel radiators. Two exposed roof purlins. Front aspect wooden framed double glazed window overlooking walled garden. Double width oak veneered doors leading to reception hall. Contemporary LPG fired log effect fireplace. KITCHEN/DINING ROOM 6.60m(21'8") x 4.67m(15'4") An outstanding open plan space with its focal point being a superb feature window measuring 13'10" x 7'10" overlooking the principal area of garden. Fitted with an extensive range of wood effect and high gloss wall and floor cupboards together with sliding drawers and Corian preparation surfaces throughout. One and half bowl stainless steel sink with swan neck mixer tap set beneath tiled surround. Excellent deep pan storage drawers. Fitted appliances including Neff oven, grill, refrigerator and freezer. Central island unit with deep pan storage drawers. Cupboards and Corian preparation surfaces with Neff five hot plate induction hob set within and also have Elica multi speed extractor hood over. Travertine floor with underfloor heating. Two double panel radiators. Television point. Part glazed door opening onto and overlooking rear courtyard. UTILITY ROOM 2.90m(9'6") x 1.60m(5'3") Fitted with a range of wood effect and high gloss wall and floor cupboards together with Corian preparation surfaces and single bowl stainless steel sink with drainer unit and chrome mixer tap. Tiled surrounds to preparation surfaces. Space for washing machine and tumble dryer. Wall mounted Worcester boiler. Travertine tiled floor. Double panel radiator. Door through to breakfast kitchen. Door to garden room.

7 GARDEN ROOM 4.65m(15'3") x 2.84m(9'4") Attractive room suitable for a variety of different purposes including breakfast room, study or play room. It also has the potential to be converted back into what was the original garage subject to necessary planning permission. Travertine tiled floor. Double panel radiator. Exposed brickwork. Picture window and door opening onto and overlooking garden. Door to utility room. FIRST FLOOR - LANDING Oak open tread staircase rising to second floor. PRINCIPAL BEDROOM 4.95m(16'3") x 4.27m(14'0") Plus entrance recess of 3'7" x 3'2". An excellent size room with glazed unit balcony enjoying superb views across farmland towards the Clwydian range. Two double panel radiators. Door to ensuite shower room and framed opening to dressing room. DRESSING ROOM 2.36m(7'9") x 2.03m(6'8") Window. Double panel radiator. Extensive fitted shelving and drawers. ENSUITE SHOWER ROOM 2.44m(8'0") x 2.29m(7'6") A simply stunning ensuite facility fitted to the highest standard and comprising wide Duravit contemporary wash hand basin with his and hers chrome mixer taps with fitted mirror. Fully tiled shower enclosure with soaker unit and low level WC with concealed cistern and push button flush. Fully tiled travertine wall and floors. Shaver socket point. Extractor fan. BEDROOM TWO 4.04m(13'3") x 3.28m(10'9") Measurement taken to the front of the fitted wardrobes. Double panel radiator. Juliet balcony taking full advantage of views over the walled garden. Oak veneered door to landing. Quadruple width floor to ceiling fitted wardrobes. Door to ensuite shower room.

8 ENSUITE SHOWER ROOM 3.94m(12'11") x 1.55m(5'1") Superbly fitted with a Duravit suite comprising low level WC with concealed cistern and push button flush. His and hers wash hand basins with chrome mixer taps and fitted mirror over in addition to fully tiled shower area with soaker unit. Fully tiled travertine floors and walls. Extractor fan. Heated ladder style chrome towel rail/radiator. Underfloor heating. BEDROOM THREE 4.17m(13'8") x 2.87m(9'5") Double panel radiator. Double width fitted wardrobe. Five open fronted display niches. Wooden framed double glazed window overlooking rear courtyard and having fitted blind. BEDROOM FOUR 3.96m(13'0") x 3.07m(10'1") Wooden framed double glazed window overlooking garden. Double panel radiator. FAMILY BATHROOM 2.97m(9'9") x 2.49m(8'2") Beautifully fitted with fully tiled travertine wall and floors and comprising a white Duravit suite, travertine panelled bath, low level WC with concealed cistern and push button flush in addition to contemporary wide wash hand basin with chrome mixer tap. Fitted mirror. Shaver socket point. Heated ladder style chrome towel rail/radiator. Fully tiled shower enclosure with power shower unit. Underfloor heating. SECOND FLOOR - LANDING 2.51m(8'3") x 0.99m(3'3") Roof purlin. Fitted cupboard. Door to bedroom five and games/sitting room. BEDROOM FIVE 7.75m(25'5") x 5.54m(18'2") A superb room oozing character and charm and having roof purlins, exposed beams, window enjoying excellent views of the Clwydian range and conservation window. Two double panel radiators. Door to landing and door to ensuite shower room.

9 ENSUITE SHOWER ROOM 1.68m(5'6") x 1.52m(5'0") Fitted with a white Duravit suite comprising wall mounted wash hand basin with chrome mixer tap. Low level WC with push button flush and fully tiled shower enclosure. Extractor fan. Roof purlin. Shaver socket point. Fitted mirror. Fully tiled travertine flooring. GAMES/SITTING ROOM 5.92m(19'5") x 5.33m(17'6") A wonderfully spacious and versatile room that could be either used as a sixth bedroom, home office, games room or luxury guest suite. Exposed beams and roof purlins. Double panel radiator. Exposed brickwork. Two lattice style windows enjoying beautiful rural views. Conservation window. Door to landing. Door to cupboard housing Santon Premier Plus hot water cylinder. SPECIFICATION NOTE The property benefits from Lexcom entertainment system located in the reception hall cupboard which enables television, sky, telephone and internet connections in every room throughout the property. There is also an integrated music system with speakers in the kitchen, principal bedroom and ensuite. EXTERNAL The development is approached via a beautiful private driveway that is in itself a splendid feature that perfectly captures the semi-rural surrounds. The driveway is approached off Old Lane and is flanked by woodland along a tarmacadam driveway which is both fenced and planted to either side with a number of specimen trees. There is off road parking for approximately three vehicles. Access to the property is through a pillared gateway to gravelled areas and through double wrought iron gates leading to a delightful Indian stone terrace. The Indian stone terrace links nicely with the actual property and access can be gained to the breakfast kitchen and the garden room from this area.

10 Principal area of garden. The principal area of garden is an absolute delight being noticeable for its superb Cheshire brick walling and many features including brick paved terrace, wrought iron railings and as its focal point a large expanse of lawn with a beautiful willow tree. There is a useful brick built garden store and the area as a whole is noticeable for its seclusion, privacy and excellent views. SERVICES We understand that mains water, electricity, LPG central heating, septic tank drainage are connected. VIEWING Viewing by appointment with the Agents Tarporley ROUTE FROM CHESTER From Chester turn out of Copping Street onto Grosvenor Street across the roundabout over the Grosvenor Bridge and at the Overleigh roundabout take the second exit signposted Wrexham. Continue across the next three roundabouts and at the fourth roundabout take the first exit signposted Eccleston and Rossett. Continue past the Grosvenor Garden Centre for approximately 1.5 miles and upon entering the village of Pulford take the first left turn into Old Lane. Continue for approximately a quarter of a mile and the entrance to the development will be located on the right hand side marked private road. Proceed down the Private Road where the property will be found immediately upon entering the development. TENURE We believe the property is on a 999 leasehold

11 ROUTE FROM TARPORLEY Leave Tarporley and proceed along the A51 until reaching the Tarvin roundabout at which point take a left turn (first exit) in the direction of Chester. Proceed until reaching a major roundabout at which point take the first exit left on to the A55. Proceed along until reaching the Wrexham turn off. Proceed up this road and take the first exit left and continue until reaching a roundabout at which point take a left turn, first exit into Pulford. Proceed along past the Garden Centre and proceeded approximately one and half miles and take a left turn immediately after D N Performance Vehicles garage, proceed down this road until the sign marked Private Road at which point turn right. Continue down the private driveway and the property will be found immediately in front of you.

12 Tel : Wright Marshall Fine & Country 63 High Street, Tarporley, Cheshire, CW6 0DR tarporley@wrightmarshall.co.uk wrightmarshall.co.uk fineandcountry.com