Guide price £750,000
A SUPERBLY CONVERTED AND EXTENDED TRADITIONAL BARN OCCUPYING A PEACEFUL YET ACCESSIBLE RURAL LOCATION, SET WITHIN WELL MAINTAINED GARDENS AND GROUNDS. ACCOMMODATION IN BRIEF. - Vestibule - Staircase Hall - Dining Room with Sitting Room off - Study - Kitchen with Living Room off - Conservatory - Rear Hall with cloakroom/w.c. - Master Bedroom with en-suite Bathroom - 3 Further Double Bedrooms - Family Bathroom OUTSIDE - Parking & Turning Area - Detached Double Garage - Large Patio - Lawned Garden - Vegetable Garden & Raised Beds - Water Features - Paddock Land - Woodland - In all about 10.5 acres (4.29 ha) LOCATION Tan y Coed occupies a private position enjoying a rural aspect overlooking its own land and beyond towards the Clwydian range. Situated at the southern end of the Vale of Clwyd there are many scenic walks directly from the property. Pwllglas village has a church, pub and local store whilst the larger market town of Ruthin is 3 miles distant offering a wider range of services with independent retailers, supermarkets, doctors' surgery and dentists. The historic walled city of Chester famed for its Roman Rows is approximately 45 minutes drive offering an even more comprehensive range of shops and out of town retail outlets at Cheshire Oaks & Broughton. On the educational front there is a state primary school in the adjacent village and primary and secondary schooling in Ruthin and Denbigh. For those seeking independent education there is Ruthin School, Myddleton College at Denbigh and the Kings & Queens schools in Chester complemented by boarding schools at Ellesmere and Shrewsbury. The Vale of Clwyd is renowned for its microclimate and scenery with wonderful walks along the Clwydian range. For those seeking country pursuits there are numerous local pheasant shoots and fishing on several rivers. COMMUNICATIONS The area is well served by roads connecting with the A55 Expressway at St Asaph and Mold allowing for ease of travel along the North Wales Coast and to Chester. Beyond Chester the A55 links to the M53 and M56 motorways accessing Liverpool and Manchester which are within daily travelling distance and both served by international airports. Travel to London is available from Chester station with a 2-hour direct service to Euston, and for those travelling to Dublin there is a ferry from Holyhead off the A55. DESCRIPTION Tan y Coed occupies a peaceful, rural setting on the edge of Pwllglas having an elevated position with lovely views across its own land extending across the Vale of Clwyd. Originally an outbuilding to the neighbouring farmhouse, Tan y Coed was created following a conversion and extension of the building in 992 by the current owners creating a superb family home Tan y Coed is constructed predominately of Welsh stone with rendered elevations to the first-floor level, with the accommodation arranged over 2 storeys, having the benefit of oil-fired central heating. The property is approached off the lane via a splayed entrance and continues onto a graveled track which divides the two fields. The drive continues across a cattle grid onto a tarmacadam parking and turning area, off which is a detached double garage constructed of block under a slate roof with two up and over doors and separate personnel door to the rear. From the garage a raised patio leads to the front door from which there is a pleasant aspect over the paddock across the vale. The front door opens into a porch and on into the hall which has oak flooring and from which all principal rooms are accessed. To the right is the dining room which is well proportioned with aspect over the front garden and extends through into the sitting room which has triple aspect including French doors to the front patio and a wood burning stove to one corner of the room. Beyond the stairs is a useful study which has dual aspect with French doors to rear garden and a bank of fitted shelving/cupboards. To the left of the staircase hall is the kitchen which has fitted wall and base units under polished granite work surfaces having an integrated Bosch dishwasher, twin stainless steel sink units with drainer, Neff oven & microwave and 4 ring induction hob and also benefits from underfloor heating. From the kitchen a door opens into the rear hall which has fitted base units with circular stainless steel sink unit within, under stairs storage, door to garden and downstairs w.c. with low flush w.c. and hand basin. Off the kitchen, a step down leads to the family room which has oak flooring with underfloor heating, double French doors to the rear garden and double doors into the conservatory. Within the living room is a wood burning stove and also offers a dining area to one end which in conjunction with the kitchen offers an ideal open plan living and entertaining space. The conservatory with underfloor heating overlooks the front garden and has a tiled floor with double doors to the front patio and also access into the kitchen. At first floor level there are 4 double bedrooms, 3 of which overlook the front garden and from a lower landing, stairs split left and right. To the left stairs lead to Bedroom 2 and the family bathroom. Bedroom 2 is double room with aspect to the front and served by the adjacent family bathroom containing a tiled floor with underfloor heating, panelled bath with shower fittings & screen, hand basin and low flush w.c. On the opposite side of the landing is Bedroom 3 which is above the study having dual aspect including French doors opening onto steps leading down to the rear lawn. Bedroom 4 is opposite having ample space for cupboards/wardrobes and a large picture window overlooking the garden and beyond to the Clwydian Range. The master bedroom has exposed beams and dual aspect with an en-suite bathroom off. The bathroom contains a tiled floor with underfloor heating, panelled bath, hand basin, tiled shower cubicle & screen, low flush w.c. and has two walk-in cupboards/dressing areas. OUTSIDE The gardens and grounds at Tan y Coed extend to 10.5 acres (4.24 ha) and comprise a combination of lawned gardens, paddock land and woodland. The drive splits the two paddocks which are stockproof to the perimeter but relatively open between the two. At present the paddock land is used for grazing by a local farmer but would be ideally suited to those wishing to keep horses and whilst there is no stabling or equestrian facilities in situ there is plenty of space for such, subject to the availability of planning permission. A cattle grid divides the paddock land from the property's private garden which is bordered by beech hedgerows and post and rail fencing. To the left of the drive is the double garage with utility area and woodstore and adjacent to which a gently sloping lawned garden which leads around the rear of the garage. To the front of the property is a large terrace with seating and barbecue areas which take full advantage of the afternoon/evening sun as well as the aspect towards to Clwydian Range. The terrace leads around the south elevation to the rear of the property which comprises a larger lawned garden which is relatively flat being bordered by flowering shrub borders and woodland beyond. Against the north elevation is a series of smaller areas enclosed by hedgerows which comprise a vegetable garden, raised beds, polytunnel and lawns with small pond and seating area. Beyond the formal garden to the rear is the woodland which extends to approximately 3.5 acres and is designated as semi-ancient natural woodland having many specimen trees within to include oak, cherry, ash, sycamore and birch which were thinned out in 2016 and are underplanted with bluebells. Within the woodland is a spring which feeds down into the rear garden beside the lawn and vegetable garden. PROPERTY INFORMATION Address: Tan y Coed, Pwllglas, Nr Ruthin, Denbighshire, LL15 2PE. Tenure: Freehold with vacant possession on completion. Services: Mains water and electricity Private drainage (Septic Tank). Oil central heating. Telephone line & Broadband connection. Local Authority: Denbighshire County Council. Tel: 01824 706 000. Council Tax: Tax Band G - £2,465.27 payable 2022/23. Overage: The paddock land to the east of the drive will be subject to an overage provision reserving to the vendor for a period of 20 years from the date of sale 50% of any development value arising on the granting of planning permission for change of use. Fixtures: Unless specifically mentioned in these particulars, all contents, fixtures and fittings, garden ornaments, statues, carpets and curtains are specifically excluded from the sale. Certain items may be available by separate negotiation. Third Party Rights: It should be noted that there is a public footpath from the lane, along the drive. Viewing: Stricly by appointment via the Chester office of Jackson-Stops. Tel: 01244 328 361 Directions: From Chester travel on the A55 towards North Wales taking the A494 signposted Mold. From Mold continue on the A494 to Ruthin. On entering Ruthin take the along Rhos Road at a right hand bend bear left continuing on Rhos Road. At the junction turn right onto A525/Well Street and after a short distance turn left onto Record Street. At the next t-junction turn left onto Corwen Road. Continue for approximately 3 miles entering into Pwllglas and shortly after the Fox & Hounds pub turn right, ascending the hill. Follow the lane for 250 metres and then turn left, where the entrance to Tan y Coed will be seen shortly on the left hand side.
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