PARK BARN BILHAM ROAD CLAYTON WEST ......Park Barn offers the purchaser the rare opportunity to live on this much admired road in a spacious home with fabulous fittings, pleasant gardens

www.simonblyth.co.uk

PARK BARNBILHAM ROAD

CLAYTON WESTHUDDERSFIELD

HD8 9PA.

A SYMPATHETIC AND STYLISH CONVERSION OF THIS SUPERB FORMER BARN BYLOCAL BUILDERS OF HIGH REPUTE. Park Barn offers the purchaser the rare opportunity to live onthis much admired road in a spacious home with fabulous fittings, pleasant gardens and cobbledcourtyard/driveway accessed through automatic gates. To the ground floor there is a large sitting roomand magnificent family lounge with doors out to garden, and an adjoining hand crafted dining kitchenwith island unit. Viewing is essential to fully appreciate the quality of renovation and fittings. With highspecification double glazing and central heating, also with alarm system, the home comprises:-impressive hall, w.c, cloaks cupboard, sitting room (17'6" x 16'8" approx), family lounge (19'7" x 17'4"approx), dining kitchen (16'2" x 17' approx), utility room, study, four bedrooms, bedroom 1 (17'6" x 17'approx) including en-suite, further en-suite to bedroom 2, house bathroom, enclosed gardens, drivewayand cobbled courtyard. All a 10 minute drive from the M1 motorway. EPC Rating: C.Offers around £535,000

Fairfield House, Hollowgate, Holmfirth, HD9 2DGTel: 01484689689

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ENTRANCE HALLA stylish entrance door being fully glazed and particularly tall with a matching glazed side panelgives access through to the entrance hallway. This initially has a broad coir-mat area and porcelaintiling beyond. The hall sets the scene in terms of style and finish. There are beautiful oak doors withhigh quality door furniture, high skirting boards, inset spotlighting to the ceiling and an automatictelephone gate opening system. There is a useful storage cupboard which houses the wall mountedboiler providing power for the central heating system and under floor heating on the ground floorlevel and domestic hot water. The entrance hall also features the custom made staircase with oakbalustrading and handrail which rises up to the first floor landing. A doorway leads through to thedownstairs w.c.

DOWNSTAIRS WCThis has a continuation of the porcelain tiled flooring, a concealed cistern Grohe w.c, a stylish washhand basin with decorative splash back tiling, cupboards with a display plinth over, a combinationcentral heating radiator/heated towel rail, inset spotlighting to the ceiling and an automatic extractorfan.

SITTING ROOMThis fine room has a particularly high ceiling height with two windows to the garden side and twomuch larger windows to the stone cobbled courtyard side, one of which is arch topped and reachesdown to the floor level giving a pleasant view. There is inset spotlighting to the ceiling, points forTVs to two sides allowing choice of furniture arrangements, and also a concealed gas point shouldpurchasers wish to install a gas fire. This would happily accommodate a good sized fire with acatalytic converter.

FAMILY LOUNGEThis, as the photography and floor layout plan suggests, opens through to the superb dining kitchen.The room has windows to the front and rear. The windows throughout the home are of specialinterest being of Velfac manufacture. There are two windows giving a fine view over the courtyardside, and two sets of patio style doors leading out to the property's stone flagged patio area andlawned garden. The windows are of exceptionally high quality and the doors are particularly easyopening. The room has inset spotlighting to the ceiling and a beautiful antique brick and stonefireplace with a raised plinth which could be home for a solid fuel burning stove. The plinth isdesigned to take logs beneath. It should be noted if a fire is required, this would be at the purchaser'sexpense. From here steps lead up to the dining kitchen.

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DINING/KITCHENAs the photography and floor layout plan suggests, the dining kitchen is once again particularlyimpressive. It has a high angled and beamed ceiling with a variety of spotlighting. The units areboth beautiful in terms of design and quality being at both high and low level with a large amount ofworking surfaces. The island unit has a granite working surface with an inset one and a half bowlstainless steel sink unit with a stylish mixer tap over. There is an integrated wastebin, dishwasherand a stainless steel fronted Bosch microwave oven. There is an electric stainless steel range cookerwith splash back and extractor hood over and an american style stainless steel fridge freezer whichis plumbed and dispenses ice and cold water. There are further units at the high level providingstylish storage space. The dining kitchen has a full width bank of glazed windows reaching virtuallyfloor to ceiling with opening patio style doors of which there are two leading out to thecourtyard/driveway side. The room also has a porcelain tiled floor. A stylish oak door with highquality furniture leads through to the study.

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STUDYThis delightful room has a virtual full wall of glazing giving an outlook to the courtyard side,further characterful window giving an outlook to the side, beams and timbers on display, insetspotlighting.

UTILITY ROOMThis has a glazed external door, acontinuation of the porcelain tiled flooring, awork surface with space for a washingmachine and dryer beneath, inbuilt cupboardsto the high and low level, a stainless steelsink unit with a drainer to one side and amixer tap over, and inset spotlighting to theceiling.

FIRST FLOOR LANDINGFrom the entrance hall, as previously mentioned staircase turns and rises with oak spindlebalustrading up to the first floor landing. This first floor landing has wonderful beams and timberson display, two velux windows to the roof-line, two wall light points and chandelier point. The firstfloor landing is also fitted with automatic gate entry telephone system.

BEDROOM ONEThis is a fabulous double room with a high angled and beamed ceiling, a variety of windowsincluding a circular window overlooking the garden side and two other windows overlooking thecourtyard side, two central heating radiators, inset spotlighting to the ceiling and other lightingpoints. A doorway leads through to the en-suite.

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ENSUITE TO BEDROOM ONEThis is of a wet room style with a particularly large shower with an exceptionally high qualitychrome system including an American style shower head and a further shower unit, with singlepiece glazing acting as the shower screen, a stylish wall mounted wash hand basin including a towelrail and chrome tap, a Grohe low level w.c with a concealed cistern, inset spotlighting to the ceilingand an extractor fan. There is a heated chrome towel rail/central heating radiator, and porcelaintiling with electrically controlled under floor heating.

BEDROOM TWOOnce again a delightful room with beams and timbers on display with circular window to the front,further window to the side and ensuite.

ENSUITE TO BEDROOM TWOThe ensuite is fitted with a three piece suite of a stylish nature including low level wc stylish washhand basin with chrome mixer tap, attractive tiling with mirror over, corner shower with highquality chrome fittings, ceramic tiled flooring, ceramic tiling to the full shower area, extractor fan,inset spotlighting to the ceiling and chrome heated towel rail.

BEDROOM THREEOnce again with two windows both of which allow pleasant outlooks and good amount of naturallight, beams and timbers on display.

BEDROOM FOUROnce again a good sized room with a stylish window giving a pleasant outlook to the courtyard side,beam on display.

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HOUSE BATHROOMThe property's bathroom has electrically controlled under floor heating and is fitted with a threepiece suite including a bath with a glazed shower screen and a Grohe chrome shower over, an extrawide wash hand basin with a chrome mixer tap and towel rail, a concealed cistern Grohe w.c, acombination central heating radiator/heated towel rail, inset spotlighting to the ceiling, an extractorfan, porcelain tiled flooring and porcelain wall tiling to the half height (to the full height around theshower/bath area).

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ADDITIONAL INFORMATIONThe property has a gas fired central heating system with a condensing boiler.The property has an alarm system.

LOCATIONThe property occupies a particularly pleasing location towards the end (near the rural countryside)of this highly regarded residential road and yet has superb access to the major A roads/M1.Wakefield train station being 20 minutes away, M1 motorway being just 10 minutes away and therural countryside two minutes away.

OUTSIDEThe property occupies delightful garden areas to the front/south side, a lawn is enclosed by stonewalling with pedestrian gate to the lane, there is a flagged sitting out area/terrace which is alsoaccessed directly out from the family lounge, pedestrian pathway leads around to the drivewayinitially gravelled and with period stone cobbles, from this driveway steps give access out to afurther garden area which has mature shrubbery and trees with a huge amount of potential. Theproperty is accessed through automatic gates with stone gateposts proudly displaying the property'sname. The lane to the side gives access to Park Barn and two other high quality neighbouringproperties.

VIEWINGFor an appointment to view, please contact the Holmfirth Office on 01484689689

BOUNDARY OWNERSHIPThe boundary ownerships and tenure of the property have not been checked on the title deeds forany discrepancies or rights of way if any (This is a standard statement on all our brochures due tothe Property Misdescription's Act)

COPYRIGHTUnauthorised reproduction prohibited.

FREE VALUATIONSIf you are thinking of a move then take advantage of our FREE valuation service, telephone ournearest office for a prompt and efficient service.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008Simon Blyth for themselves and for the vendors or lessors of this property, whose Agent they are,have made every effort to ensure the details given have been prepared in accordance with the aboveAct and to the best of our knowledge give a fair and reasonable representation of the property.Please note:

1 There is a six inch measurement tolerance, or metric equivalent and the measurements givenshould not be entirely relied upon and purchasers must make their own measurements if orderingcarpets, curtains or other equipment.

2 None of the main services, i.e gas, water, electricity, drainage or central heating system ( if any)have been tested in any way whatsoever. This also includes appliances which are to be left in situ bythe vendors.

PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION ANDEFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES

FLOOR PLANS NOT TO SCALE- FOR IDENTIFICATION PURPOSES ONLY

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Details printed 22/10/19