Park Barn, Bilham Road, Clayton West, HD8

AN EXCEPTIONAL AND BESPOKE FOUR-BEDROOM BARN CONVERSION OCCUPYING AN EXCLUSIVE GATED PLOT ON THE HIGHLY SOUGHT-AFTER BILHAM ROAD IN CLAYTON WEST. BEAUTIFULLY COMBINING CHARACTER FEATURES WITH CONTEMPORARY LUXURY, THIS IMPRESSIVE HOME BOASTS A STUNNING VAULTED OPEN-PLAN LIVING KITCHEN WITH EXPOSED TIMBERS, ELEGANT RECEPTION SPACES, GENEROUS BEDROOM ACCOMMODATION AND BEAUTIFULLY LANDSCAPED GARDENS. FINISHED TO AN EXCEPTIONALLY HIGH STANDARD THROUGHOUT, THIS IS A RARE OPPORTUNITY TO ACQUIRE ONE OF THE AREA'S MOST PRESTIGIOUS FAMILY HOMES. CONTACT EARNSHAW ESTATES FOR A VIEWING.

Park Barn is approached through impressive electric timber gates, opening onto substantial private grounds with a driveway that provides extensive off-road parking for multiple vehicles. Enclosed by attractive dry-stone walling, the property enjoys an exceptional degree of privacy and exclusivity, creating a wonderful first impression before arriving at the beautifully restored stone barn.

GROUND FLOOR

Open-Plan Kitchen, Dining and Living Space

Undoubtedly the heart of the home, this spectacular open-plan living kitchen has been thoughtfully designed to create an exceptional space for both everyday family life and entertaining. Featuring a stunning vaulted ceiling with exposed oak beams, roof lights and expansive glazing, the room is flooded with natural light whilst seamlessly connecting the indoors with the beautifully landscaped gardens through four double patio doors which all open to front and rear gardens.

Kitchen/Diner

The bespoke shaker-style kitchen is centred around an impressive granite-topped island incorporating a 1.5 bowl inset sink, with an abundance of storage. A comprehensive range of fitted wall and base units is complemented by solid wood worktops and includes an integrated dishwasher, microwave, American-style fridge/freezer, Range Master cooker with extractor canopy over, together with ample space for further appliances. The spacious dining area comfortably accommodates a large family dining table, making this a superb space for entertaining guests.

Living Space

Open to the kitchen, the generous living area offers a wonderful place to relax, centred around an attractive exposed brick fireplace with electric fire. Large windows and glazed doors provide excellent natural light and pleasant views over the gardens, whilst the open-plan layout creates a fantastic flow between the principal reception areas. The fireplace is ready for a wood burner with a flue already installed within the chimney.

Utility Room

A practical utility room positioned off the kitchen, fitted with matching shaker-style cabinetry, complementary work surfaces and an inset sink. There is plumbing and space for both a washing machine and tumble dryer, together with additional storage, and external door providing convenient access to the side of the property.

Home Office

A versatile home office overlooking the gardens through full-height glazing, creating a bright and inspiring workspace. Offering ample room for multiple desks, this flexible room is equally suited as a study, hobbies room or playroom depending on individual requirements.

Entrance Hallway

A welcoming and impressive entrance hallway creates an excellent first impression, featuring recessed spotlights and a contemporary tiled floor that enhances the sense of space and light. A striking entrance door and full-height side window allows natural light to flood the room.

Designed as the central hub of the home, the hallway provides access to the principal ground floor accommodation, with a staircase rising to the first floor and an opening leading through to the second sitting room. There is ample space for freestanding furniture, creating a practical area for seating and everyday storage while setting the tone for the quality and style found throughout the property. The cloaks/boiler cupboard is accessed off entrance hall way, which provides additional storage space.

Second Reception Room (Lounge)

A beautifully proportioned second reception room providing a comfortable space to relax. Benefiting from a feature floor to ceiling arched window and dual aspect windows, which fill the room with natural light. This generous room offers excellent flexibility and is ideal as a family room, cinema room or elegant sitting room for quieter evenings.

Downstairs WC

Fitted with a contemporary two-piece white suite comprising a concealed cistern WC and wall-mounted wash hand basin with chrome fittings. Complemented by part-tiled walls, a heated chrome towel rail and useful fitted storage, all finished to a high standard.

FIRST FLOOR

Master Bedroom

A stunning principal bedroom offering generous proportions and a wonderful sense of space, enhanced by a vaulted ceiling with exposed original timber beams that create an impressive feature. The room comfortably accommodates a super king-size bed alongside wardrobes, with ample additional space for furniture and a dressing area. Twin windows and a charming circular feature window seat provide plenty of natural light, while a loft hatch offers useful additional storage. A door leads through to the en-suite shower room.

En-Suite Shower Room

A beautifully appointed contemporary en-suite, fitted with a large walk-in rainfall shower with additional handheld attachment, wall-mounted wash hand basin with vanity mirror above, concealed cistern WC, heated towel rail and complementary tiled walls and flooring.

Bedroom Two

A spacious double bedroom featuring a high ceiling and exposed timber beam, creating character and a bright, airy feel. The room enjoys a feature circular window with window seat with ample space for bedroom furniture. Ideal as a guest suite, with direct access to its own en-suite shower room.

En-Suite Shower Room

Modern en-suite comprising a corner shower enclosure, wall-mounted wash hand basin, low flush WC and complementary tiled walls and flooring.

Bedroom Three

A well-proportioned double bedroom enjoying pleasant views through a deep-set window, complemented by exposed ceiling beams which add charm and character. The room provides space for a double bed and freestanding furniture, making it ideal as a guest bedroom or for family accommodation.

House Bathroom

A stylish family bathroom fitted with a modern three-piece suite comprising a panelled bath with shower screen and shower over, wall-mounted wash hand basin, low flush WC, heated towel rail and attractive contemporary tiling throughout.

Bedroom Four

A comfortable fourth bedroom offering fitted wardrobes for excellent storage and a pleasant outlook over the surrounding grounds. The room is ideal as a child's bedroom, guest room or home office, with ample space for bedroom furniture and continuing the property's attractive blend of modern finishes and exposed character features.

EXTERIOR

The grounds have been thoughtfully landscaped to complement the character of the property, with impressive electric gates opening onto a substantial gravelled driveway providing extensive off-road parking for multiple vehicles. The driveway flows seamlessly into a generous courtyard, traditional stone-set paving and beautifully maintained lawned gardens, whilst two magnificent mature trees provide a striking focal point, adding both character and welcome shade to this idyllic outdoor setting.

To the rear, the gardens wrap elegantly around the property, offering a variety of thoughtfully designed seating and entertaining areas to enjoy the sun throughout the day. Directly outside the main living space is a spacious flagged terrace, ideal for alfresco dining and social gatherings, whilst additional seating areas are positioned throughout the gardens, creating peaceful spaces to relax and unwind.

The south facing wrap-around garden (Bilham Road side) is beautifully enclosed by mature stone walls, plants and borders, creating a wonderful sense of privacy and seclusion. A generous lawn extends along the side of the property, providing an excellent space for children to play or keen gardeners to enjoy, whilst a lower patio offers a tranquil retreat tucked away from the main entertaining area.

Outside electric sockets are to the front and rear, with also an outside water tap. Practicality has also been carefully considered, with two timber garden buildings providing excellent storage and workshop potential.

Overall, the grounds perfectly balance elegance, practicality and privacy, providing an exceptional outdoor environment that complements this stunning stone barn conversion.

ADDITONAL INFORMATION

Material Information - TENURE: Freehold

Zoned underfloor heating which covers the whole of the downstairs.

Security alarm. Internal controls on ground floor and first floor with intercom for main electric gates.

All windows are high quality Velfac double glazed.

Heating is via gas boiler and there are radiators to the first floor. All three showers are water from the gas heating system.

Both mature trees are subject to a TPO.

ADDITIONAL COSTS: The access off Bilham Road is shared by two other properties but this property owns the land and all 3 share the maintenance cost of this are to front of the electric gates.

COUNCIL AND COUNCIL TAX BAND: Kirklees Band - F

EPC RATING: C

PROPERTY CONSTRUCTION: Standard stone construction.

PARKING: Driveway.

RIGHTS AND RESTRICTIONS: N/A

DISPUTES: There have not been any neighbour disputes.

BUILDING SAFETY: There have not been any structural alterations to the property. There are no known structural defects to the property.

PLANNING PERMISSIONS AND DEVELOPMENT PROPOSALS: There are no known planning applications on neighbouring properties or land and the vendor confirmed they have not received any notices.
*Please note we do not check the local planning applications so please do so yourself before proceeding.

UTILITIES:
Water supply - Mains water
Sewerage - Mains
Electricity - Mains
Heating Source - Mains Gas

ENVIRONMENT: There has not been any flooding, mining or quarrying which has affected the property throughout our vendor's ownership.

DISCLAIMER
1. PROPERTY MISDESCRIPTION ACT 1967 & 1991: Although we endeavour to make the details and measurements of each property as accurate as possible, please take these as an estimate only, made from the information supplied by the vendor, and our visual inspection of the property.
2. MEASUREMENTS are taken electronically using a device and we cannot fully guarantee their accuracy, so we advise these are used as an estimate, and that you take your own measurements if upon viewing the property to ensure these are to your personal satisfaction for any carpets, furniture or other household furnishings.
3. QUALITY TESTING: No services, apparatus, equipment, fixtures, fittings or any other things have been tested by Earnshaw Estates and we are unable to verify that these are in working order or fit for purpose. We therefore advise buyers to obtain verification from their own tradesperson, surveyor, solicitor or otherwise qualified professional who is able to provide such assurances. Earnshaw Estates are also unable to verify the quality, or condition of any property, land, buildings or additional features, so we advise that buyers obtain their own surveys and speak to a professional regarding this. We will not accept any responsibility or liability in connection with this.
4. TENURE: Any reference to the tenure of a property is based on information supplied by the seller. Earnshaw Estates has not had reviewed the title documents and has not checked the tenure, boundaries, rights or restrictions with the Land Registry, so we advise buyers and any other persons who seek to rely on such information to obtain verification from their own solicitor or legal professional. Earnshaw Estates accept no responsibility for any errors or omissions in this regard.
5. MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds upon receiving your offer on a property. Please provide these in order to reduce any delay.