A SUBSTANTIAL 4/5 BEDROOM EXECUTIVE BARN RESIDENCE WITHIN WALLED GARDENS. CHARACTERFUL FAMILY INTERIOR WITH CARRIAGE ARCH, WEALTH OF EXPOSED OAK BEAMS AND TRADITIONAL FEATURES. 3 RECEPTION, BREAKFAST KITCHEN, 2 BATHROOMS, DOUBLE GARAGE. COMMUTABLE LOCATION OVERLOOKING NEIGHBOURING PADDOCKS/STABLES.
AN OUTSTANDING AND SUBSTANTIAL EXECUTIVE DETACHED BARN RESIDENCE, NEWLY BUILT AND COMPLETED IN STONE TO EXACTING STANDARDS IN 2003 ON THE FOOTPRINT OF THE FORMER AGRICULTURAL BUILDING BELONGING TO THE MANOR HOUSE.
COMMANDING CHOICE HIGHLY COMMUTABLE LOCATION OVERLOOKING NEIGHBOURING GRASS PADDOCKS AND EQUESTRIAN STABLE YARD CREATING SEMI-RURAL ASPECTS AND ATMOSPHERE WITHIN THE HEART OF THE WEST RIDING CONURBATION

INCORPORATING A WEALTH OF ASSOCIATED TRADITIONAL FEATURES INCLUDING A CENTRAL 'CARRIAGE ARCH', VAULTED DINING HALL AND BEDROOM CEILINGS, HUGE EXPOSED OAK BEAMS AND TIMBERS AND OPEN FIREPLACE, THE COMPREHENSIVE FAMILY INTERIOR EXTENDING TO OVER 2,800 SQ.FT. IS SERVED BY A CAREFULLY INTEGRATED CONTEMPORARY LIVING AMENITY WITH GAS FIRED UNDERFLOOR HEATING THROUGHOUT, GOLDEN OAK Pvcu DOUBLE GLAZED WINDOWS AND ENTRANCE DOORS, AIR CONDITIONING TO THE PRINCIPAL BEDROOM SUITE, CENTRAL VACUUMING SYSTEM AND AN ARRAY OF COMPLIMENTING HIGH CALIBRE APPOINTMENTS.

CURRENTLY UTILISED AS 4 LARGE DOUBLE BEDROOMS, THIS COULD READILY AND INEXPENSIVELY BE REVERTED TO ITS ORIGINAL 5 BEDROOMS IF REQUIRED, WHILST ADDITIONALLY AFFORDING OUTSTANDING CENTRAL DINING HALL, SPACIOUS SITTING ROOM, MUSIC ROOM/STUDY, COMPREHENSIVE BREAKFAST KITCHEN, GROUND FLOOR W.C., UTILITY ROOM AND DOUBLE ATTACHED GARAGE. ON THE FIRST FLOOR A GENEROUS LANDING GIVES ACCESS TO THE 4 (OR 5) DOUBLE BEDROOMS AND 2 BATHROOMS. THERE IS A 2/3 CAR PARKING BAY TO THE REAR OF THE GARAGE AND NEAT LOW MAINTENANCE GARDENS, ESSENTIALLY LAWNED TO THE REAR AND INCLUDING A BESPOKE BUILT HEXAGONAL SUMMERHOUSE.

Accessed from a private road on the outer fringes of Birkenshaw, daily requirements and schooling for all ages are available in the local amenity centre and nearby East Bierley. There is comfortable access to surrounding larger townships and just few minutes drive to local junction M62/M1 northern motorway network for business commuting, Leeds city and beyond.



GROUND FLOOR LEVEL Glazed front entrance door and twin side screens within the featured 'carriage arch' opens into

CENTRAL RECEPTION/DINING HALL 15' 6" x 23' 6" (4.72m x 7.16m) An imposing and welcoming entrance having the focal point of a central return oak staircase with spindled balustrade, Pvcu golden oak rear entrance door with side screen, 2 exposed heavy oak ceiling beams, arch and open plan access with 1 step up to breakfast kitchen, traditional battened and braced oak double doors open into

SITTING ROOM 15' 2" x 23' 6" (4.62m x 7.16m) A generous comfortable room having dual aspect windows, to the front overlooking neighbouring paddock and stables and to the rear giving views over the garden, exposed heavy oak beam and joists, "clamp" brick built fireplace/chimney breast having traditional arched inset grate with huge oak over beam, flue for wood burning stove and matching raised brick built hearth, 2 picture wall light points, 2 drop ceiling light points, t.v. aerial points and telephone point.

BREAKFAST KITCHEN 17' 9" x 19' 1" (5.41m x 5.82m) Twin windows overlook the front giving views over neighbouring paddock and stables, LED down lights, exposed heavy oak beams and pillars, natural stone tiled floor, personal battened and braced oak panelled door to the garage and matching door to inner lobby, range of contemporary base and wall units in natural timber finish, comprise base cupboards and drawers having granite counter tops over with limestone tiled surrounds, bow fronted deep glazed Belfast sink having chrome mixer tap, integrated dishwashing machine, Smeg stainless steel 6 plate gas cooking range with stainless steel and glass chimney hood over, matching wall mounted units and glass fronted display units with concealed counter top spot lighting, central island workstation having drawers and cupboards beneath timber surface split level down to breakfast bar having granite counter, upright slide out larder unit, plumbing provision for American style refrigerator.

INNER LOBBY 2' 10" x 6' 6" (0.86m x 1.98m) The natural stone tiled floor extends through from the kitchen, open access to the music room and doors to

GROUND FLOOR W.C. 2' 10" x 6' 3" (0.86m x 1.91m) Walls tiled to full height and natural stone tiled floor, white pedestal wash hand basin having chrome monobloc mixer tap, low level flush w.c., electric extractor.

UTILITY ROOM 8' 1" x 6' 4" (2.46m x 1.93m) Window at high level, porcelain tiled floor, base cupboard and curve edge laminated work surface, inset stainless sink, plumbing provision for automatic washing machine.

MUSIC ROOM/STUDY OR PLAYROOM 17' 9" x 9' 5" (5.41m x 2.87m) Window overlooking the rear garden, high level window to the side, engineered light oak floor, t.v. aerial and telephone points.

FIRST FLOOR LEVEL GALLERY LANDING. 12'10" x 12'2" inc. stairwell plus corridor 7'10" x 3'2"
Window to the rear on the staircase return, oak spindled balustrade to the staircase, exposed ceiling beam, access point to the roof void, doors to

PRINCIPAL BEDROOM 13' 0" x 23' 6" (3.96m x 7.16m) A spacious versatile room having full height vaulted ceiling with exposed beams, air conditioning unit, dual aspect windows giving views to the front over neighbouring paddock and stables and to the rear over the garden, centre ceiling and wall light points, t.v. aerial point, door into

EN-SUITE BATHROOM/W.C. 7' 5" x 8' 3" (2.26m x 2.51m) Window to rear with obscured glass. LED down lights, circular 'designer' wash hand basin with chrome mixer tap, low level flush w.c., double ended panelled bath having remote fill, thermostatic shower mixer over and glazed shower screen, chrome towel warmer, electric extractor.

DOUBLE BEDROOM 18' 0" x 11' 0" (5.49m x 3.35m) 2 windows overlook the front giving views over the neighbouring stables and paddock, ceiling coving, feature archway (former dividing wall), 2 doors provide access from the landing, LED down lights and floating ceiling with mood lighting.
NB This room was originally 2 bedrooms measuring 9'1" x 11' and 8'4" x 11' respectively. The incoming owners could readily and inexpensively return this to two rooms to provide 5 bedrooms in all should they so require.

GUEST BEDROOM 14' 8" x 13' 8" (4.47m x 4.17m) 2 windows to the front affording congenial views over neighbouring paddock and stables.

DOUBLE BEDROOM 17' 8" x 9' 6" (5.38m x 2.9m) Dual aspect windows give views to the side and over the rear garden, ceiling cornice.

HOUSE BATHROOM/W.C. 12' 0" x 9' 4" (3.66m x 2.84m) Window having obscured glass, LED down lights, travertine tiled floor, mainly tiled walls in tumbled limestone, 'designer' suite in white comprising double ended roll edge bath on ball and claw feet, chrome mixer tap, twin shaped wash hand basins with chrome mixer taps on mahogany wash stand, corner fitted independent shower cubicle having thermostatic mixer, low level flush w.c., corner fitted linen cupboard incorporates bathroom T.V. chrome towel warmer.


EXTERNALLY The property stands behind a neat forecourt garden, enclosed by dry stone walling to the boundaries. A wrought iron hand gate provides access, and there is a Yorkshire stone flagged reception area flanked by a timber sun deck and specimen planted beds with gravelled footpath. To the side a Marshalite apron offers a further car hard standing and leads in to

ATTACHED DOUBLE MATCHING GARAGE 15'8" x 19'1"
A new automatic panelled up over door provides access, 2 windows to the side, electric lights and power available, Viessmann wall mounted gas boiler and adjacent hot water cylinder, Euroflow central vacuum system, quarry tiled floor, personal door to the house.

To the rear of the garage there is a marshalite sett parking court having space for 2/3 vehicles and a high wrought iron hand gate and steps lead into the rear garden.
The rear garden is well proportioned and enclosed by dry stone walling having manicured established lawn, Yorkshire stone patio to the rear of the house, raised specimen planted beds, ornamental pond with waterfall
and a substantial bespoke built summer house having light and power.