INTRODUCTION A fantastic opportunity to purchase a beautifully finished 3-bedroom semi detached farm house and a modern, spacious 2-bedroom detached cottage set in approximately 5.3 acres of grounds with equestrian facilities which includes a barn with stabling, hay barn, two smaller paddock/holding areas, menage and an extensive paddock. All within a 10-minute drive of Chester City!

The main residence comprises a fantastic family room, 2 reception rooms, a study, a luxurious downstairs shower room, and boot room. The master bedroom is to be found on the first floor, as is bedroom 3, whilst the second bedroom enjoys a wonderful outlook, and the family bathroom has been appointed to an exceptional standard.

The cottage is ideal for retirement, guests or perhaps as a holiday let bringing in high returns. This lovely, private and high-specification home enjoys a fantastic open plan living arrangement, high-quality finishing's throughout and has a mechanical ventilation system with heat recovery.

The main paddock measures approximately 4.5 acres, the barn is 1800 sq ft with 4 separate stables and plenty of space for your trailers, tractor and workshop. To the side is a 900 sq ft hay store. With any required permissions, this could be a second profitable business opportunity.

We highly recommend a viewing at your earliest convenience to appreciate the accommodation and facilities on offer.  

THE GROUNDS To the immediate front of the grounds is extensive off-road parking, upwards of 7 cars if needed, with a lawned garden that runs to the left-hand side of the cottage. From here 5 bar timber gates take you to the frontage of the cottage, with a gated pathway to the main residence. This is followed by the Farm House garden – private, safe and enclosed which is mainly laid to lawn and with plenty of space for furniture and children's outdoor toys. There are a number of trees and a summer house. To the immediate exterior of the Farm House there is a substantial Indian stone terrace with stone pizza oven and a low-level picket fence.

Opposite the aforementioned garden is a substantial timber log cabin style summer house, with its own power and lighting, and veranda seating area with plenty of hard standing storage space. By now you will have reached the barn and hay store. To your left is a smaller paddock/holding area, and behind the hay store is a fully drained sand based menage measuring 7560 sq ft. Adjacent is a second small isolation paddock. A path runs alongside both to a steel 6 bar gate that opens into the paddock measuring approximately 4.5 acres.

This is a considerably private setting within the backdrop of tree lined, picturesque countryside. There remains plenty of space and scope for further landscaping and development.  

THE BARN & HAY BARN The barns are of substantial steel portal frame construction. The 30 ft x 30 ft hay barn is open on 3 sides with the 60 ft x 30 ft. main barn having 2-metre-high block dado walls and Yorkshire timber boarding above. The barn is equipped with fluorescent strip lighting, running water, and power. Two powered roller shutter doors allow access for your vehicles and trailers and there are 4 individual stables.  

HOOLE BANK & IT'S AMENITIES Situated in the popular semi-rural hamlet of Hoole Bank which lies on the edge of open countryside whilst being highly convenient for Hoole, Upton, and Mickle Trafford. It is only a short ten-minute drive to Chester City centre whilst there are excellent local amenities in the neighbouring village of Mickle Trafford and ever popular suburb of Hoole including a variety of retail outlets, restaurants and public houses. For schools, the private Hammond School is less than a minute's walk and the outstanding Mickle Trafford village school is a pleasant 15-minute walk through the village. There are other outstanding schools nearby. There is an excellent choice of leisure facilities close by that include award winning spas and country clubs such as the Double Tree by Hilton Hotel and Spa and the Chester Lawn Tennis Club in Mickle Trafford. The A55, A41 and A51 are a few minute's away, the City and railway station are just a ten-minute drive, Manchester airport is 40 minutes and the North Wales Coast is approximately an hour away making Hoole Bank a particularly unique setting for your next home.  

THE FARM HOUSE  

GROUND FLOOR  

HALL 7' 6" x 4' 4" (2.29m x 1.32m) The hall is a lovely feature of this fine property. We think it should create a warm welcome each and every time you return home through the solid timber front door and has been finished with a period tiled floor that suits this property so well. From here, a panelled pitch pine timber door opens into the lounge and a carpeted staircase runs to the split level first floor landing with stainless steel hand rail and continues in the same fashion to the second landing. There is a radiator and coat pegs and space for display furniture.  

FAMILY ROOM 20' 7" x 16' 9" (6.27m x 5.11m) This impressive and spacious family room comprises a fantastic bespoke hand-crafted shaker style kitchen with quartz work surface, twin bowl Belfast style sink with a chrome swan neck mixer tap, etched drainer, and matching upstands.

The hand-crafted island has a solid timber work surface, a stainless-steel sink with an instant hot water Quooker tap, and ample seating to one side.

The cooking station is set into the kitchen with space for a floor standing Range Cooker. There is a concealed extractor and down lighters. Integrated appliances include a dishwasher, a wine cooler, and there is space for an American fridge freezer.

The family room enjoys a lovely outlook over the garden towards the paddock and the countryside beyond, with bi folding doors opening onto the spacious Indian stone terrace. There is contemporary lighting, period style radiators, Skylight windows, and attractive black stone flooring. There is space for a dining table and a sitting area, with ledged and braced Oak doors leading off to the study, to the luxurious downstairs shower room, and boot room. An opening leads into the dining room/snug.  

LOUNGE 16' 9" x 13' 4" (5.11m x 4.06m) This contemporary lounge enjoys front and side facing outlooks, featuring a cast iron multi fuel burning stove set on a slate hearth, in a tiled surround for those colder times and creating a warm ambience throughout the evenings. The high-quality oak floor adds warmth with doors opening to under stairs storage and to the family room.
 

SNUG / DINING ROOM 11' 5" x 10' 4" (3.48m x 3.15m) A third beautifully finished reception room enjoying a high ceiling, a feature white painted original cast iron open fireplace, and Oak flooring. This room enjoys a pleasing front facing outlook and substantial shelving.  

STUDY 8' 11" x 4' 5" (2.72m x 1.35m) A side facing study enjoying a pleasant outlook towards the cottage and with the same flooring to match that of the Family room.  

BOOT ROOM / UTILITY ROOM 9' 2" x 7' 0" (2.79m x 2.13m) This particularly useful room has been recently fitted with a shaker style range of base and eye level units with work surface over, a built-in storage cupboard housing the "Worcester" gas fired combi boiler, and space for a washing machine. There is a Skylight window, cloaks pegs, a door to the garden, and flooring to match that of the Family room.  

DOWNSTAIRS SHOWER ROOM 9' 8" x 5' 11" (2.95m x 1.8m) A beautifully appointed shower room with a three-piece suite comprising a glass and tiled shower enclosure with sliding glass door, chrome thermostatic mixer shower with drench shower, and hand shower attachments. The wash basin and low-level WC have been incorporated into a white high gloss vanity unit with water saving options. Stone flooring to match the Family room.  

FIRST FLOOR  

SPLIT LANDING 2' 7" x 2' 7" (0.79m x 0.79m) Steps lead up to pitch pine timber doors opening into both the master bedroom and the third bedroom with lighting, and carpet. 

MASTER BEDROOM 16' 0" x 15' 0" (4.88m x 4.57m) The large master bedroom enjoys a front facing outlook and features a cast iron fire place with provision for a wall mounted TV. There is plenty of space either side of the chimney breast for wardrobes, and there is ceiling and spot lighting.  

BEDROOM THREE 11' 5" x 9' 2" (3.48m x 2.79m) This second front facing bedroom is naturally bright and a great size. Featuring a cast iron fireplace adding to the character of this lovely home and benefits from built in wardrobes. There is provision for a wall mounted TV and carpet. 

SECOND LANDING  

LANDING 4' 3" x 2' 7" (1.3m x 0.79m) A skylight window provides an abundance of natural light with timber doors to bedroom 2 and to the bathroom. 

BEDROOM TWO 15' 0" x 11' 7" (4.57m x 3.53m) The second bedroom is located off the lounge and enjoys an outlook towards the garden, menage and stables. The floor has been laid to the same high-quality travertine tiles as the lounge. 

BATHROOM 11' 8" max x 9' 5" max (3.56m max x 2.87m max) The family bathroom has been appointed with a three-piece suite that comprises a claw foot roll top bath with telephone style hand shower attachment, wash basin with chrome taps and WC with water saving options.

There is an airing cupboard, further storage cupboard, part frosted garden facing window, radiator and a chrome heated towel rail.
 

THE COTTAGE An attractive 2-bedroom detached cottage with a feature projecting oak framed porch, Gas central heating and low maintenance double glazed windows.  

GROUND FLOOR  

PORCH 7' 8" x 4' 1" (2.34m x 1.24m) Of substantial oak frame construction with brick dado and fully enclosed above with Georgian bar double glazed windows. An oak stable door leads onto the travertine tiled floor and the inner entrance to the kitchen/diner. Courtesy light, radiator and coat hooks complete the facilities. 

KITCHEN/DINER 18' 0" x 17' 1" (5.49m x 5.21m) A lovely and spacious open plan kitchen diner with an opening to the lounge to create a family room style setting ideal for dining and entertaining.

The kitchen is fitted with a range of base and eye level units with timber effect work surface, a one and a half bowl porcelain sink with mixer tap and tiled surround.

The integrated appliances include a fan assisted oven, 4 ring convection hob with stainless steel extractor over, and there is space for an American fridge freezer, dish washer, and washing machine. The "Worcester" gas fired combi boiler is located here.

The kitchen enjoys a pleasant outlook towards the main residence and the garden, there's an array of recessed spotlights that provides substantial lighting options, with a further light point over the dining table area. Oak panelled doors lead to the main bedroom and to the bathroom, and the floor has been laid in high-quality porcelain tiles.
 

LOUNGE 17' 0" x 10' 5" (5.18m x 3.18m) The spacious and bright lounge enjoys dual aspect garden-facing windows and glazed French doors. A cast iron gas fired log effect stove sits on a slate hearth, affording instant heat on colder days and evenings. A column radiator is in the far corner and proves a stylish alternative, making furniture positioning more practical. The floor is laid with attractive travertine tiles.

An Oak panelled door leads to the second bedroom. 

MASTER BEDROOM 11' 1" x 9' 1" exc. wrb (3.38m x 2.77m) The main rear facing bedroom enjoys a suite of fitted wardrobes with a matching floor standing drawer unit and bedside cabinets.  

BEDROOM TWO 16' 1" x 7' 5" (4.9m x 2.26m) The second bedroom is located off the lounge and enjoys an outlook towards the garden, menage and stables. The floor has been laid to the same high quality ?? tile as the lounge. 

BATHROOM 8' 3" x 6' 7" (2.51m x 2.01m) The high-quality and modern bathroom has been fitted with a three-piece suite comprising a deep panelled bath with chrome mixer tap, hand shower attachment and screen, whilst the basin and WC have been incorporated into a white vanity unit with a slate effect surface. The majority of the walls have been tiled and there are glazed display units. There is a blind to the rear facing window, a heated towel rail, and tiled flooring.  

SUMMER HOUSE 10' 8" x 8' 8" (3.25m x 2.64m) With courtesy and four-way lighting, provision for a wall mounted tv, power and part glazed double doors opening out onto a timber veranda. 

BARN 60' 0" x 30' 0" (18.29m x 9.14m) Featuring four stables with light, power and water supply.  

HAY BARN 30' 0" x 30' 0" (9.14m x 9.14m)  

ALL WEATHER MENAGE 108' 0" x 70' 0" (32.92m x 21.34m)  

UPLIFT CLAUSE There is an uplift clause of 50% in the event of non-agricultural development on the 4.5-acre field.  

ADDITIONAL LAND There is approximately 3 acres of additional grazing land available subject to separate negotiation.  

FLOORPLANS These plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. Dimensions are approximate. NOT TO SCALE.  

AML ANTI - MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.  

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