Nant Isa Farm ABERGELE, NORTH WALES.

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1 Nant Isa Farm ABERGELE, NORTH WALES

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3 A charming stone Features farmhouse complete with outbuildings, woodland and farmland in an idyllic rural setting Entrance Hall Reception Hall Drawing Room Dining Room Office Conservatory Kitchen with Breakfast Area Utility Room Master Bedroom with Dressing area and en-suite Bathroom 3 further double Bedrooms 3 further Bath/Shower Rooms Outdoor Swimming Pool Well stocked lawned gardens Traditional stone Barn with development potential Outbuildings Grassland and woodland In all about 30 acres (12.14 ha)

4 Communications The area benefits from a good road network being 2 1 /2 miles from the A55 allowing for ease of access along the North Wales coast and to Chester beyond which the Expressway connects with the M53 and M56 motorways. Both Liverpool and Manchester are within daily travelling distance and served by international airports. For travel to London there is a direct rail link from Holyhead to Euston with a connection at Colwyn Bay station which is 7 miles distant and from which there is a 2 hr 50 mins service. Abergele 2 miles A55 Expressway 2 1 /2 miles Colwyn Bay 7 miles St Asaph 8 miles Chester 36 miles (distances approximate) Location Nant Isa Farm occupies a tranquil rural position some 2 miles to the south-west of the former market town of Abergele. Approached via a quiet country lane, Nant Isa Farm is located in an attractive south facing valley surrounded by gently sloping grassland and woodland. Despite enjoying an extremely private setting the property is convenient for Abergele which offers a comprehensive range of services to include a parade of shops, high street banks, post office, medical centre, dentist, church, pubs, restaurants and supermarket. Locally there is both state and private schooling including Rydal, Penrhos at Colwyn Bay, St Davids at Llandudno and Howells at Denbigh. On the recreational front there are scenic walks locally and in the Clwydian Hills, numerous local pheasant shoots and fishing on several rivers. For the boating enthusiasts there are local sailing clubs together with marinas at Deganwy and Conwy and numerous sandy beaches.

5 On the opposite side of the entrance hall is an impressive Dining Room with exposed beamed ceiling and wood burning stove with back boiler. The Kitchen incorporates a breakfast area with fitted units and a Heritage oil fired range which is not only used for cooking but provides central heating and serves a pressurised hot water system. Off the kitchen is the Office and Conservatory with Nordica multi-fuel stove which overlooks the swimming pool area. The first floor accommodation is served by two independent staircases. The main stairs from the reception hall access a Landing off which is the Family Bathroom and 2 double Bedrooms all of which have generous wardrobes and storage space. At the end of the landing is the Master Suite with dressing area connecting to a double Bedroom and en-suite Bathroom. Description Nant Isa Farm occupies an idyllic setting with period farmhouse and outbuildings surrounded by pasture and woodland bordered by a small stream. The rural position offers both privacy and security but the location is not isolated. In addition to the farmhouse the traditional stone barn offers considerable potential for a variety of uses including holiday lettings which in conjunction with the land is capable of producing a useful source of income. The farmhouse is believed to date in part from the 17th century and is constructed principally of stone with white painted elevations covered in climbing roses and honeysuckle beneath a slate roof incorporating dormer windows. Internally the property has been sensitively restored albeit some years ago by the present owners retaining the character and charm of the original house to include inglenook fireplaces, exposed beams and wall timbers and slate slab floors. Off the entrance hall is a Reception Hall with solid slate floor and double folding doors opening to an attractive Drawing Room providing an excellent entertaining space with stone inglenook fireplace at the far end above a wood-burning stove. The bedroom is a spacious and light room with double French windows opening to a balcony from which there are lovely views of the garden and surrounding countryside. A second staircase from the dining room leads to a Guest Suite with double Bedroom and separate Bathroom. The Gardens and Grounds Having accessed Nant Isa Farm from the lane the track leads down to a gravelled yard flanked by outbuildings and at which point the drive bears left leading to a parking and turning area in front of the house. The drive is flanked by a stone retaining wall and flower beds with a mass of spring bulbs including daffodils and hyacinths whilst on the opposite side a lawn with weeping willow runs down to a working well and stream bordering the southerly boundary. Above the drive is a raised lawn and orchard which sweeps round the side of the house and extends across the back to form a sizeable rear garden with specimen trees and shrubs running down to the stream. The garden is bordered by a hedge with flowering shrubs, cedar, chestnut, walnut and fruit trees and enjoys a rural aspect overlooking rolling countryside and woodland.

6 Accessed from both the front and rear garden and conservatory is the heated outdoor swimming pool which forms a sun trap against the south elevation of the house. It is part walled and has a flagged terrace surround providing seating and barbecue area. Adjacent to the pool is a Pump Room housing a dual heating system, oil boiler, heat exchanger, electric heat pump and filtration unit. Off the conservatory is a downstairs shower/ changing room which also serves the pool area. The Outbuildings Bordering the yard is a substantial stone and slate Barn (70 x 15 approx.) which would be suitable for residential use subject to the availability of planning permission whether it be as separate dwelling, holiday cottage or ancillary accommodation to the farmhouse. For the present time the barn incorporates a tandem garage accessed via double doors with vaulted ceiling. Beyond the garage area and accessed independently is a useful storage area containing the original cow tyings and stalls. To the front of the barn are 2 mono-pitch lean-to buildings providing further storage/loose boxes and tool shed/workshop and to the rear is a corrugated lean-to. Within the stackyard at the end of the barn is a 3-bay Dutch barn and mono-pitch machinery store. Above the stackyard is a productive vegetable garden and small pond. The Land The land attaching to Nant Isa Farm is contained within a ring fence and accessed via a gateway off the yard in front of the barn. All fields are down to grass and the land which rises up behind the farmhouse is essentially south facing. The land has a track serving some of the fields which have the benefit of both mains and natural water supplies and stock-proof fencing. The land offers considerable amenity value to Nant Isa Farm complemented by a series of small woodland shelterbelts serving as wildlife habitats and a useful source of fuel for the house. The whole extends to about 30 acres (12.14 ha). Property Information Postal Address: Nant Isa Farm, Abergele, Conwy, LL22 8EF Tenure: Freehold with vacant possession on completion. Services: Mains water and electricity. Private drainage. Rights of Way: A public footpath follows the most westerly and easterly boundaries. Local Authority: Conwy County Borough Council, Bodlondeb, Conwy, LL32 8DU. Tel: Council Tax: Band G - 1,795 payable 2011/12 Viewing: Only by appointment with Jackson-Stops & Staff Chester Office.

7 Directions From Abergele town centre take the Llanrwst Measured in accordance with RICS guidelines. Every attempt is made to ensure accuracy, however all measurements are approximate. This floor plan is for illustrative purposes only and is not to scale. Road and after just over 1 /2 a mile, beyond a property called Siamber Wen, turn right following a stone wall. Travel along the lane passing a row of cottages and after 200 yds take the first turning right signposted Rhyd-y-Foel. Continue Drawing Room 18'2" x 17'3" 5.5 x 5.2m Nant Isa Farm on this lane for approximately 1 mile passing a property called Nant Fawr and beyond which the gravelled track to Nant Isa Farm will be seen on the right hand side. Descend the track passing Nant Ganol onto a gravelled yard bearing left in front of the outbuildings onto the drive in front of UP Reception Hall 18'0" x 13'4" 5.5 x 4.0m Nant Isa Farm. Kitchen 16'7" x 14'3" 5.0 x 4.3m Bedroom 3 13'5" x 11'7" 4.1 x 3.5m Utility 11'8" x 8'9" 3.5 x 2.6m UP DN Dining Room 21'11" x 14'6" 6.6 x 4.4m DN Conservatory 17'6" x 10'2" 5.3 x 3.1m Office 9'6" x 6'10" 2.7 x 2.0m Bedroom 4 11'8" x 11'6" 3.5 x 3.5m Ground Floor Verandah Bedroom 1 17'5" x 15'1" 5.3 x 4.5m DN DN Bedroom 2 14'7" x 10'2" 4.4 x 3.2m First Floor This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

8 Important Notice Jackson-Stops & Staff, their clients and any joint agents give notice that: 1 They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2 Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulations or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Jackson-Stops & Staff 25 Nicholas Street Chester, CH1 2NZ Chester Office chester@jackson-stops.co.uk