LITTLE SOMERLEY, 6 WOODLAN COURT, WOOD LANE, UTKINTON, CW6 0LD

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1 LITTLE SOMERLEY, 6 WOODLAN COURT, WOOD LANE, UTKINTON, CW6 0LD COUNTRY HOMES COTTAGES UNIQUE PROPERTIES CONVERSIONS PERIOD PROPERTIES LUXURY APARTMENTS wrightmarshall.co.uk fineandcountry.com

2 Little Somerley, 6 Woodlan Court, Wood Lane, CW6 0LD Located in an exclusive and sought after development just five minutes drive from Tarporley village centre - a substantial five bedroom, three bathroom barn conversion enjoying a south facing garden, excellent rural views and fantastic double garage with loft storage space over.

3 This outstanding barn conversion forms part of an exclusive and much sought after residential development just five minutes drive from Tarporley village. The barns were originally constructed by renowned local developer, Delamere Developments, who established a reputation for excellent build quality and intelligent design. Offered for sale for the first time since its original construction and purchase, this barn conversion has many notable features including a fantastic south facing garden, wonderful rural views and extremely flexible three storey accommodation that comprises of five bedrooms and three bathrooms. The barn also has the advantage of a double garage with extensive loft storage space over. The accommodation has an attractive blend of contemporary quality and traditional features. The dining hall is a most attractive opening to the property having space for a large table and chairs and also having a bespoke oak staircase rising to the first floor. The living room is of excellent proportion with a fireplace as its central focal point and lovely views to both the front and rear. The breakfast kitchen is of a large size having ample space for table and chairs in addition to a comprehensive range of units and double width doors that lead to the outside. The ground floor accommodation is completed by virtue of a utility that is located just off the kitchen. At first floor level the land has a beautiful oak staircase with spindle balustrade leading down to the entrance hall and rising up to the second floor. The landing is particularly spacious and elegant. The principal bedroom is of an excellent size having front and rear aspect views, a double width fitted wardrobe and an en-suite bathroom. The en-suite is particularly spacious and is in good order. The second bedroom is again of excellent proportion being a large double room. Unusually from this bedroom a staircase rises to a mezzanine sitting room. The mezzanine sitting room has a delightful velux window enjoying a wonderful aspect over the courtyard and also an aspect down into the bedroom. This area, whilst described as a sitting room in the particulars could easily be used as a study and/or dressing/storage room if required. The accommodation on the first floor is concluded by a third bedroom which measures 10'8" x 8'7".

4 Crowning the building is the second floor. The landing is in itself impressive with large Velux windows enjoying the fantastic views of the countryside surrounding. There are also appealing wall timbers and ceiling beams. At this level there are two bedrooms, one of which is a good size double and the other a smaller single. They are served by a shower room. The rear garden is a delightful feature of the property being south facing. There is a large expanse of Yorkstone patio, a large pergola and a shaped area of circular lawn with inner stone circular water feature. The boundaries to the garden are clearly defined and there is a beautiful rural aspect of open countryside beyond and therefore the property is afforded with superb levels of seclusion and privacy. With regards to off road parking, there are two allocated spaces. Particular note is drawn to the outbuildings which incorporates a double garage with first floor loft storage room over. This is a highly unusual feature for a property of this type and would be sure to be of great appeal to a significant range of buyers. Offered for sale with no ongoing chain and providing a particularly rare and welcoming addition to the market, strong interest is anticipated in Little Somerley. To the front of the property there is a communal central area of lawn with tarmacadam driveway running around.

5 LOCATION Utkinton is a hugely popular village that lies just 2 miles from the centre of Tarporley.Excellent local schools include Utkinton and Tarporley Church of England Primary Schools and Tarporley High School all within close proximity. Utkinton enjoys beautiful views and is within walking distance of the house is the Sandstone Trail. Within the village is Rose Farm Shop which comprises a post office, delicatessen, off licence, cafe, garden centre and has a strong emphasis on promoting local produce. Tarporley is one of Cheshire's most highly regarded villages that boasts a bustling High Street with a diverse selection of shops including convenience stores, banks, fashion boutiques, cafes, restaurants, public houses and also has the benefit of a Doctors Surgery and Churches. The village is also renowned for its excellent educational facilities with Tarporley Primary and High School being in the centre of the village. There are many other outstanding educational establishments in both the state and the private sector being located in the surrounding villages. Of particular note is that Tarporley High School has recently been rated as 'outstanding' by Ofsted. Tarporley has also has its own community centre, doctors and dentist surgery. Other nearby amenities include Oulton Park Motor Racing Circuit, ancient castles, boating facilities on nearby canals, Beeston Market and within only ten minutes drive is the picturesque Delamere Forest. Whilst the village is renowned for its outstanding natural beauty (from some parts of the village views of 13th Century Beeston Castle can be enjoyed). For those seeking a city, Chester is only 15 to 20 minutes away whilst the area is serviced by a regular bus route. Kings and Queens independent schools are within a short drive into Chester. Local recreational facilities include Tarporley Tennis Club and Portal Golf and Country Club. Tarporley is well placed for commuting to the commercial centres of the Northwest. Delamere rail station is within 4 miles and Crewe Station has a direct line train to London, Euston within 1 hour 40 minutes. Manchester International Airport and Liverpool John Lennon Airport are within 27 miles. Nantwich is also a nearby charming market town set beside the River Weaver with a rich history, a wide range of over 250 speciality shops and two major supermarkets- Sainsburys and Morrisons. In Cheshire, Nantwich is second only to Chester in its wealth of historic buildings.

6 ENTRANCE HALL 15' 1" x 11' 0" (4.6m x 3.35m) Oak staircase with spindled balustrade rising to the first floor. Oak flooring. Oak front entrance door. Front aspect wooden framed double glazed windows overlooking courtyard. Recessed and semi-recessed ceiling spotlights. Double width glazed doors leading to the living room. Doors to cloakroom and breakfast kitchen. CLOAKROOM 7' 4" x 3' 4" (2.24m x 1.02m) Fitted with a white suite comprising low level WC with push button flush and wall mounted wash hand basin with chrome mixer tap and tiled splashback. Extractor fan. LIVING ROOM 18' 0" x 17' 8" (5.49m x 5.38m) Two large front timber double glazed windows overlooking the courtyard. Further window overlooking the rear garden. Double width glazed doors overlooking the rear garden. Fireplace with stone hearth, brick insert and stone mantle with space for stove. Coved ceiling. Semi-recessed spotlights. Three wall light points. Double width glazed doors that lead to the entrance hall. BREAKFAST KITCHEN 18' 5" x 9' 6" (5.61m x 2.9m) Fitted with a comprehensive range of wooden wall and floor cupboards together with sliding drawers and rolled edged preparation surfaces throughout. One and half bowl stainless steel sink with chrome mixer tap set beneath large triple width wooden framed double glazed window with aspect to communal courtyard. Rangemaster Classic 110 cooker with matching extractor hood over. Deep pan storage drawers. Tiled surrounds to all preparation surfaces. Ample space for table and chairs. Tall integrated refrigerator with freezer compartment. Double width glazed patio doors opening onto and overlooking the rear garden. Recessed ceiling spotlights. Door to the utility room. UTILITY ROOM 6' 11" x 5' 11" (2.11m x 1.8m) Fitted with a range of wall and floor cupboards together with rolled edged preparation surface and single bowl stainless steel sink with chrome mixer tap. Space for washer/dryer. Wall mounted Gloworm boiler. Extractor fan. Door to the breakfast kitchen.

7 FIRST FLOOR LANDING 22' 10" x 10' 0" (6.96m x 3.05m) Beautiful oak staircase with spindled balustrade leading down to the entrance hall and rising up to the second floor. Spacious landing area with sets of double width cupboards. Front aspect wooden framed double glazed window with view over courtyard. Recessed ceiling spotlights. BEDROOM ONE 18' 5" x 11' 9" (5.61m x 3.58m) Front and rear aspect wooden framed double glazed windows. Coved ceiling. Door to the landing. Double width fitted cupboard and door to en-suite bathroom. EN-SUITE BATHROOM 9' 3" x 4' 11" (2.82m x 1.5m) Fitted with a suite comprising vanitory unit with two wash hand basins each with chrome mixer tap and double width cupboards below and three drawers. Tiled bath with chrome mixer tap and shower over. Corner low level WC with push button flush. Recessed ceiling spotlights. Exposed wall timber. Extractor fan. Wall mounted eye level mirror fronted cabinet. Wall light point. Door to the bedroom. BEDROOM TWO 18' 7" x 10' 5" (5.66m x 3.18m) Front aspect wooden double glazed window overlooking courtyard. Rear aspect wooden double glazed window enjoying aspect over south facing rear garden and open countryside beyond. Recessed ceiling spotlights. Door to the landing. Understairs storage cupboard. Oak staircase with spindled balustrade rising to the sitting room. SITTING ROOM (Mezzanine 2 nd floor) 11' 6" x 10' 8" (3.51m x 3.25m) With delightful Velux window enjoying aspect over the courtyard and also having an aspect down into the bedroom. BEDROOM THREE 10' 8" x 8' 7" (3.25m x 2.62m) Rear aspect wooden framed double glazed window overlooking garden and view. Coved ceiling. Door to the landing.

8 BATHROOM 10' 8" x 7' 2" (3.25m x 2.18m) Fitted with a suite comprising low level WC with push button flush, pedestal wash hand basin with chrome mixer tap and panelled bath with fully tiled area over housing shower unit. Front aspect wooden framed double glazed window. Recessed ceiling spotlights. Light with integrated shaver socket point. SECOND FLOOR LANDING 14' 10" x 5' 5" (4.52m x 1.65m) Large Velux window enjoying fantastic views of countryside. Exposed wall timbers and ceiling beams. Oak staircase with spindled balustrade leading down to the first floor. Doors to two bedrooms, shower room, airing cupboard and two built in store cupboards and an airing cupboard with large hot water tank and slatted shelves. BEDROOM FOUR 13' 7" x 11' 11" (4.14m x 3.63m) Velux windows with aspect over courtyard to the front and countryside to the rear. Vaulted ceiling with exposed beams and recessed ceiling spotlights. BEDROOM FIVE 11' 0" x 6' 6" (3.35m x 1.98m) Velux window to the rear. SHOWER ROOM 7' 1" x 6' 4" (2.16m x 1.93m) Low level WC with push button flush. Pedestal wash hand basin with chrome mixer tap and fully tiled shower enclosure. Heated chrome towel rail/radiator. Extractor fan. Front aspect Velux window. Door leading to the landing.

9 EXTERNAL The rear garden is a delightful feature of the property being south facing. There is a large expanse of Yorkstone patio, a large pergola and a shaped area of circular lawn with inner stone circular water feature. The boundaries to the garden are clearly defined and there is a beautiful rural aspect of open countryside beyond and therefore the property is afforded with superb levels of seclusion and privacy. To the front of the property there is a central area of lawn with tarmacadam driveway running around. With regards to off road parking, there are two allocated spaces. OUTBUILDING INCORPORATING DOUBLE GARAGE 22' 9" x 17' 11" (6.93m x 5.46m) Up and over electrically operated door. Power and light connection. Fitted shelving. Door to rear lobby. REAR LOBBY 18' 11" x 17' 10" (5.77m x 5.44m) Staircase rising to first floor storage room. Two rear aspect Velux windows. LOFT STORAGE ROOM Excellent storage room mirroring the garage area below SERVICES Mains water, electricity, gas and private drainage are connected. The property is provided with underfloor heating throughout with thermostats to each room. Telephone, T.V. Satellite, cabling in principal rooms.

10 VIEWING Viewing by appointment with the Agents Tarporley office TENURE The property is freehold tenure ROUTE From our office in the centre of Tarporley proceed out of the village in the direction of Chester and take the third right turn onto Utkinton Road. Proceed along passing over a bridge and into the village of Utkinton. Carry on passing the left turn to Fishers Green and then prepare to take the next left turn into Wood Lane. Shortly after entering Wood Lane the entrance to the development Woodlan Court is found on the left hand side. Proceed into the development and bear to the right where parking can be found. The subject property is located within the courtyard.

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12 GROUND FLOOR 1214 SQ FT FIRST FLOOR 827 SQ FT SECOND FLOOR 745 SQ FT OVERALL INCLUDING GARAGE 2786 SQ FT (258./9 SQ M) Tel : Wright Marshall Fine & Country 63 High Street, Tarporley, Cheshire, CW6 0DR tarporley@wrightmarshall.co.uk wrightmarshall.co.uk fineandcountry.com