Yatton, Leominster, HR6

6 Bedroom Barn Conversion for sale in Leominster

2 6 4

Property Location

The Granary House is situated in the unspoilt hamlet of Yatton, located in north western Herefordshire. The village of Aymestrey is 1 mile distant (20 minutes gentle walk via farm track) and Wigmore is approximately 2 miles distant. Aymestrey has a parish hall, the church of St John the Baptist and the award winning public house and restaurant (The Riverside Inn). Wigmore offers a village shop, quality restaurants and schooling at both primary and secondary levels. Bus services via Wigmore run to Ludlow  (approximately 9 miles distant) and to Leominster (approximately 10 miles distant) on to Hereford. There are train stations in both Ludlow and Leominster operating along the Manchester to Cardiff railway line. The motorway network is accessed beyond Ludlow towards Droitwich via the A456. The cathedral city of Hereford is approximately 20 miles distant and offers a wide range of amenities including shops, restaurants, theatre, colleges and the county hospital. For those who enjoy walking the Mortimer Trail is within close proximity and offers the chance to explore both South Shropshire and North Herefordshire. A walker’s pathway up from Yatton reaches National Trust Croft Castle and the ancient hillfort Croft Ambrey.  Yatton has a post box and a defibrillator point.

Property Description

An opportunity to purchase an imposing large detached barn conversion situated in an idyllic position nestled within beautiful rolling countryside affording the most wonderful views across surrounding farmland towards woodland and offering immaculately presented accommodation comprising a splendid entrance hall and landing, two excellent reception rooms, impressive kitchen/dining/family room, study, cellar/wine/store room, utility, master bedroom suite with dressing area and ensuite, four further bedrooms (two with ensuite), large rumpus playroom/sixth bedroom, big family bathroom, library area, integral triple garage, and a separate converted former cart barn containing store room, game room and wet room spaces, together with manicured grounds extending to approximately 1.7 acres with the long tarmac driveway approach and including a fenced gardeners’ enclosure and greenhouse, extensive landscaped paving and a rear decking area. 

The Granary House formed part of a working dairy farm before being converted in 2004 by much respected local developers Perrott Properties. The Granary House is located in the most idyllic position, nestled within the beautiful rolling Herefordshire countryside affording panoramic views across surrounding farmland toward woodlands and parkland belonging to the National Trust. 

It is evident that considerable thought went into the conversion of The Granary House to retain much of its character whilst encapsulating the essence of contemporary living. The property boasts an abundance of exposed beams, exposed brickwork, solid oak flooring and solid wood doors. The superbly spacious and light accommodation is enhanced by a number of large picture windows, beautifully vaulted ceilings in the principal bedrooms and rumpus room and an impressive double height volume in the full bay width of the reception hall. In recent years the property has been further enhanced with additional features, including the full height triple glazed screen wall of the front doorway, high specification loft insulation, the fitting out of the former cart barn as a party barn (comprising store room, game room and wet room spaces), the installation of a large array of solar PV panels complete with smart battery storage, the connection of ultra high speed (up to 900mbps) fibre optic broadband, a fast EV charging point and wifi controlled upgraded central heating and hot water systems.

Accommodation

Extending to approximately 5,000sqft, the accommodation is arranged at ground floor level with a large reception hall approached by a gravel path from a lych oak gateway entrance to reach the front door. The hall gives access to a beautifully appointed lounge with a feature fireplace and Douvre woodburning stove. The reception hall links to the cloakroom, study with incoming broadband internet connection, charming dining room, walk-in cellar/wine/store room, and an impressive kitchen/dining/family room, with an adjoining utility room linking through to the back doorway. The kitchen was redesigned in 2017 and is a fantastic entertaining space offering a comprehensive range of oak-fronted units and granite worktops, featuring a large central island and integrated appliances, plus AGA and American-style fridge/freezer. All of the principal ground floor rooms command fine views across the surrounding grounds and farmland.

From the reception hall, a solid oak staircase leads up to a first floor open galleried landing with handmade oak balustrades and a spectacular ‘cathedral’ ceiling, and in turn leads to the split level master suite with a dressing area and an ensuite shower room. The master suite has a most magnificent arched picture window affording sweeping views varying with the seasons across the surrounding Herefordshire countryside toward woodland beyond. There are four further large bedrooms (two with ensuites), a large family bathroom, library area and a big airing cupboard. The rumpus room/sixth bedroom is well over 20ft square with full-size table tennis, currently used as a playroom including large TV sofa, has previously been used as a large home office or would make a fantastic cinema room.

Adjacent to the house is the former farm cart barn, now fitted out as three spaces with a store room (including solar PV battery storage), game room and wet room (with sink and toilet enclosure). Sliding doors open to the south, whilst a glazed doorway links to the large landscaped paved terrace across to the house with planters and an attractive three-tiered fountain. The house is not immediately visible when entering the gravel and tarmac driveway leading to generous parking areas and three garages. The extensive grounds predominantly laid to grass are surrounded with secure fencing, gateways and hedges, include a small orchard of assorted fruit trees, a copse of silver birch and a mix of other trees. A fenced gardeners’ enclosure contains large planters and a greenhouse. A timber decking area to the rear of the house can be accessed from the reception hall.

Reception Hall
Full height triple glazed screen wall with large solid front entrance door.

Impressive reception hall with a beautiful solid oak staircase leading to the first floor. Large mirror on wall above staircase, recessed spotlights, two radiators and solid oak flooring. Glazed double patio doors with side glazing panels to rear. Smart controller for wifi based central heating and hot water systems. Extending from the large main entrance area along to the ground floor accommodation with interior doors leading to:

Cloakroom

 Opaque glazed window, recessed spotlights, radiator, solid oak flooring. Wash basin with cupboard below and mirror over, low level soft close WC, part tiled walls.

Lounge - 6.7m x 6.7m (21'11" x 21'11")
Beautifully appointed carpeted room enjoying a dual aspect with superb views across adjoining farmland and toward woodland, with large feature window to west, window and glazed French window to south leading to paved terrace. Wall lights, two radiators, TV point. Feature fireplace with exposed brick hearth, Douvre wood burning stove under the solid oak mantel with recessed lighting. Central switching to wall sockets for freestanding lamps.
Dining Room - 5.3m x 4.3m (17'4" x 14'1")

Twin glazed doorway from hall. Spacious formal dining room configured by current owners with a table comfortably seating 10 and twin large sideboards. Charming room enjoying a wonderful outlook across the front paved terrace toward the three-tiered fountain and the cart barn. Exposed ceiling beam, feature ceiling light, exposed brick pier, interesting exposed timber lattice screen panel, fitted corner display wall unit, radiator, solid oak flooring. Central switching to wall sockets for lamps and corner display.

Study

Window, ceiling lights, fitted furniture including a desk, storage cupboards under the worksurface, printer housing and high level wall-mounted cupboards. Radiator, solid oak flooring, incoming fibre optic broadband connection point, landline telephone connection point, electrical power sockets along work surface on spur connection. Broadband router which feeds the entire property via a number of secondary router web extenders.

Walk-In Cellar/Wine/Store Room

Two steps entry down from hall. Window, exposed ceiling beams, ceiling lights, exposed brick wall, radiator, solid oak flooring, coat hooks, floor standing wine racks, shoe rack and large heavy duty storage shelving racks.

Kitchen/Dining/Family Room - 6.9m x 6.5m (22'7" x 21'3")

An imaginatively designed kitchen/dining/family room which serves as a hub at the heart of the house.

The kitchen was redesigned in 2017 by Signature Kitchens and boasts a comprehensive range of solid wood fronted wall and floor mounted units plus a long feature floor standing shelving unit. LeMans corner cupboards, matching dresser with glass display cabinets, two pull-out larder units, discreet bin storage, beautiful granite worktops and matching upstands, inset one and a half stainless steel sink/drainer unit with Grohe tap and spray unit, Insinkerator boiling water tap and garbage disposal unit. There is an AGA having 4 electric ovens including a warming drawer and a 6 ring LPG gas hob, with extract fan unit over. There are also integrated Bosch microwave and dishwasher appliances, plus an American style Samsung twin door fridge/freezer with mains fed chilled water and ice outlet. Ample provision of socket outlets around the extensive worktops.

A particular feature of the kitchen is a large central island incorporating a cantilever breakfast bar, with matching granite worktop, pull-up sockets, further range of storage cupboards, pull-out baskets, wine rack and an integrated large Bosch electric oven.

The kitchen enjoys a dual aspect overlooking the garden, driveway, rear garages and adjoining farmland. Glazed double patio doors with side glazing panels to paved terrace. Recessed spotlights, feature central light, under unit mini strip lights, TV point, broom cupboard, two radiators, polished limestone floor tiles.

Door from kitchen leading to:

Utility Room - 3.6m x 2.3m (11'9" x 7'6")
Two steps entry down from kitchen this useful room is fitted along one side with a range of wall and floor mounted units with work surface over, stainless steel sink with spray tap and tiled surrounds. Matching Miele washing machine and tumble dryer units installed under the work surface. Freestanding tall Bosch fridge/freezer, shoe rack, coat hooks, smart electricity meter (Octopus Energy), mains electricity consumer fuse/circuit breaker boards, mains water stopcock. Window, recessed spotlights, radiator, tiled floor. Insulated solid rear door to outside. 
Triple Garage - 8.5m x 6.1m (27'10" x 20'0")

Triple garage as an integral part of the rear wing of the house with three up and over remote controlled electric roller doors, ceiling mounted strip lighting, power sockets including a smart wifi controlled socket for overnight EV top-up charging. Fixed workbench, vice, two heavy duty storage shelving racks, tall steel storage cabinet. Access ladder for attics stored on wall hooks. Recently upgraded floor standing oil fired Worcester-Bosch boiler with balanced flue and pressure vessel.

Galleried Landing (accessed from staircase from Reception Hall)

Extending a length of almost 14m (46ft)  from the main landing area to connect along to the first floor accommodation. Boasting a superb vaulted ‘cathedral’ ceiling with striking exposed central cruck beam roof structural framing. Enjoying dual aspect plus the bridge offset from the full height of the main entrance glazed screen wall with sweeping views across the cart barn, garden and adjoining farmland. Separately switched feature wall lighting and recessed ceiling spotlights, radiator, solid oak flooring. High level access panel to main attic space timber boarded and insulated (two layers of 170mm Knauf glass mineral wool insulation).

Library Bay

Extensive full height book shelving (20m) along wall. Window with view to cart barn, garden and adjoining farm and woodland, recessed spotlights, radiator, solid oak flooring.

Rear Landing

Four steps down as continuation of landing round to first floor accommodation in rear wing. Feature wall lighting, display shelf over doorway, solid oak flooring, window overlooking rear driveway and nearby farmland and wooded landscape. Twin chests of drawers, big twin door airing cupboard with shelving and radiator, separate large twin door cupboard housing hot water cylinder with electric timer controlled immersion heater and smart wifi main control panels for heating and hot water.

Doors off landing to:

Master Suite - 7.38m x 3.80m (23'11" x 22'3") main space with adjoining Dressing area 4.62 (15'2") x 3.10m (10' 2")

Beautifully appointed split level master suite with an adjoining dressing area comprising a comprehensive range of built in wardrobes, dressing table, matching chests of drawers and bedside cabinets.

The master bedroom enjoys one of the property’s most enviable outlooks with a magnificent west facing picture window affording panoramic views across adjoining farmland toward woodland and the sweeping rolling landscape of north Herefordshire. Two further south facing windows offer views across the garden toward woodland belonging to Croft Castle. The bedroom is adorned with exposed central cruck beam framing of the original barn structure. Wall lights with twin switching, central switching for bedside table lamps, three radiators, solid oak flooring. High level access panel to attic space over ensuite, timber boarded and insulated (two layers of 170mm Knauf glass mineral wool insulation).  Door to ensuite.

En-Suite Shower Room

Suite off master dressing area comprising walk in shower enclosure with tiled surround, combined wash basin, cupboards and soft close wc unit with concealed cistern, shelving space with feature lighting and wall mounted cupboards. Opaque glazed window, recessed spotlights, shaver/charging point, extractor fan, chrome ladder style radiator towel rail, solid oak flooring.

Bedroom 2 - 6.5m x 3.4m (21'3" x 11'1")

Bright and airy carpeted room with a south facing window affording views across the garden and adjoining farmland. Exposed ceiling and wall timbers, ceiling lights with twin switching, central switching for bedside table lamps, range of fitted furniture including wardrobes, chest of drawers and bedside cabinets, radiator, TV point. Door to ensuite.

En-Suite Shower Room

Recently fitted suite comprising walk in corner shower enclosure with tiled surround, vanity wash basin with granite top and cupboards below, wall mounted mirrored cabinet above basin and soft close WC. Opaque glazed window, part tiled walls, exposed timber beams, recessed spotlights and ceiling light over basin, extractor fan, chrome ladder style radiator towel rail, tiled flooring.

Large Family Bathroom
 Recently updated suite comprising large fitted panel bath, walk in corner shower enclosure with tiled surround, wash basin with mirror above and soft close wc. Large wall mounted cupboards and matching units below basin. Opaque glazed window, part tiled walls, exposed timber beams, recessed spotlights and ceiling light over basin, shaver/charging point, extractor fan, radiator, chrome ladder style radiator towel rail, ceramic tiled flooring.
Bedroom 3 - 4.4m x 3.3m (14'5" x 10'9")

Striking room with vaulted exposed timber ceiling structure enjoying west facing window views across surrounding farmland. Carpeted, feature wall lights with twin switching, central switching for bedside table lamps, fitted wardrobe, radiator. Door to:

En-Suite Bathroom

Suite comprising panel bath with shower over and attached shower screen, pedestal wash basin with mirror over, low level wc, floor standing mirrored corner cabinet, fitted corner shelves, Velux window, recessed spotlights, extractor fan, display shelf over door. Smart controller for wifi based towel rail heating circuit and recirculating pumped hot water systems. Tiled floor.

Bedroom 4 - 5.4m x 3.6m (17'8" x 11'9")

Enjoying a south facing aspect with sweeping views across surrounding farmland. Carpeted, exposed ceiling and wall timbers, ceiling lights with twin switching, central switching for bedside table lamps, range of fitted wardrobes and chest of drawers, radiator.

Bedroom 5 - 5.4m x 3.5m (17'8" x 11'5")

Window overlooking rear driveway with view to farmland. Carpeted, exposed ceiling and wall timbers, ceiling lights with twin switching, central switching for bedside table lamps, range of fitted wardrobes and chest of drawers, radiator. Rear landing to:

Bedroom 6/ Rumpus Room - 6.7m x 6.2m (21'11" x 20'4")

An exceptionally large dual aspect room situated above the triple garage. The rumpus room/sixth bedroom is currently a playroom/gym including full-size table tennis, built in alcove for books, fitted cabinets and shelving . The room has previously been used as a large home office, or would make a fantastic cinema room. 

The room has an impressive vaulted ceiling, again with exposed central cruck beam framing of the original barn structure. It enjoys views across adjoining farmland and woodland. Feature wall lights, two radiators, solid oak flooring.

 This room could be combined with bedroom three to form a self contained apartment. 

Outside

The Granary House is approached through a gated entrance by a sweeping gravelled and tarmac driveway, first reaching the former cart barn before continuing through 1.8m height gates to the house and the rear driveway with triple garages. There are turning areas for delivery vehicles and for multiple car parking. Farm fencing and gates separate the driveway from the large mainly grassed level garden. A distinctive oak and slate tiled lych gate structure adjacent to the cart barn signals the entrance to the gravel pathway leading to the main house front door.

Cart Barn

Stone built outbuilding, uninsulated, with exposed 4 bay timber framing and roof trusses, now subdivided into three spaces. Single bay store room with post box, sliding solid panelled door entry, mains electricity consumer fuse/circuit breaker board, wifi extender point, solar PV installation controls and battery storage, wood store and wheely bins with level entry concrete floor. Double bay large game room with feature stone wall, twin sliding glazed doors toward the garden to the south and a glazed doorway with glazed side panels for entrance from the paved terrace area facing the house, plus wall and ceiling lighting, party lighting and glitterball, sandstone floor paving, with internal door to single bay wet room. Wet room also has external access with sliding solid panelled door, Belfast sink and storage cupboard under, door into insulated wc cubicle with ceiling, instantaneous electric water heater under sink, mains water piping with isolation valve to external garden tap, sandstone floor paving. The wet room has space provision for a future rainwater collection and retention tank fed with run off from the cart barn roof. Array of 12No. roof mounted south facing solar PV panels above slate tiled roof. External mains water isolation and garden tap at north east corner of barn.

The Grounds

The property sits in essentially rectangular level grounds of approximately 1.7 acres with enclosing fences and hedges of laurel, firs and photinia (red robin). Bordered to the south and west by farmland and woodland, to the north and east by neighbouring properties without being overlooked and not impeding the magnificent views of the nearby countryside. There is a small orchard in the southern most part of the garden with 10 fruit trees (eating and cooking apple, pear, plum, quince, medlar). A mains water point and a three bay compost bin are at the extreme south west of the garden. Closer to the house is a copse of silver birch trees, with a variety of other trees located around the perimeter of the garden. There is an extensive paved terrace between the house and the cart barn, with raised beds and lattice frames along the barn, planters and a three tier fountain. The terrace extends round to reach the gated gardeners’ enclosure with its picket fence, large greenhouse (12ft x 10ft), five big planter boxes, and links to the grassed garden through a rose archway There is a further west facing decking terrace to the rear of the house, which is ideal for catching the evening sun. A double gateway beside the elevated 2,500 litre domestic oil storage tank and timber tool shed provides direct access for a lawn tractor from the garage to the grassed garden. Rear garden tap, rotary washing line and small children’s slide and swings. Roofed timber enclosure for large LPG bottles.

Directions
WHAT3WORDS : Available by request
Services

Mains electricity (National Grid West) and water (Welsh Water) are connected to the property, both metered. The heating boiler is oil fired. The AGA hob is supplied by LPG. Surface water drainage is via soakaways and foul drainage to a private Klargester treatment tank.

Tenure

Freehold

We are advised (subject to legal verification) that the property is freehold.

General

Intending purchasers will be required to produce identification documentation and proof of funding in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information can be made available upon request.
John Goodwin FRICS has made every effort to ensure that measurements and particulars are accurate however prospective purchasers/tenants must satisfy themselves by inspection or otherwise as to the accuracy of the information provided. No information with regard to planning use, structural integrity, tenure, availability/operation, business rates, services or appliances has been formerly verified and therefore prospective purchasers/tenants are requested to seek validation of all such matters prior to submitting a formal or informal intention to purchase/lease the property or enter into any contract.

Viewing

 
By appointment to be made through the Agent's Ledbury Office (Tel: 01531 634648)
Council Tax

COUNCIL TAX BAND "G" This information may have been obtained from the local council website only and applicants are advised to consider obtaining written confirmation.

EPC

The EPC rating for this property is C (80)

Important Information

• This is a Freehold property.
• This Council Tax band for this property is: G

Property Ref: 1431663

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