Hollybrook Barn Smallbanks, Addingham

Asking Price of £1,650,000
SSTC
4 BedroomsBarn Conversion
  • High Quality Converted Barn
  • Lovely Rural Setting To West Of Ilkley
  • About 5 Acres Including Adjoining Paddock
  • Spacious Central Hallway & 2 Reception Rooms
  • Superb Open Plan Living Kitchen
  • Master Bedroom With Dressing Room & Bathroom
  • 3 Further Bedrooms, Bathroom & 2 Shower Rooms
  • EPC Not Required (Listed Building)
  • Detached Stone Built Spa & Studio
  • Triple Garage With Storage Over

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A STUNNING AND UNIQUE CONVERTED BARN IN AN IDYLLIC RURAL SETTING WITH SPECTACULAR VIEWS DOWN WHARFEDALE, STANDING WITHIN ABOUT FIVE ACRES AND INCLUDING A HIGH QUALITY DETACHED STONE BUILT SPA / STUDIO BUILDING Located in the exclusive hamlet of Smallbanks, in an idyllic rural setting below Addingham Moorside yet within a short drive of Ilkley town centre, Hollybrook Barn is a unique family home in an exceptional location with fantastic views down Wharfedale. Entered via a full height hallway with galleried landing, the property incorporates a sitting room, dining room, high quality fitted kitchen with open plan dining area and a guest suite with en suite facilities on the ground floor. The accommodation to the main residence is completed on the first floor with a master bedroom suite with dressing room and bathroom en suite, two further bedrooms, one having en suite facilities and a bathroom.

  • High Quality Converted Barn
  • Lovely Rural Setting To West Of Ilkley
  • About 5 Acres Including Adjoining Paddock
  • Spacious Central Hallway & 2 Reception Rooms
  • Superb Open Plan Living Kitchen
  • Master Bedroom With Dressing Room & Bathroom
  • 3 Further Bedrooms, Bathroom & 2 Shower Rooms
  • EPC Not Required (Listed Building)
  • Detached Stone Built Spa & Studio
  • Triple Garage With Storage Over

The property incorporates extensive grounds of just over five acres. Approached by a gravelled driveway beyond electronically operated security gates, outbuildings include a substantial triple garage with a large store above. A particular feature is the stone built detached studio which provides a sitting room with kitchen facilities, a bed deck over and an adjoining spa. This building would make an ideal separate home for a dependant relative, returning student or, in this day and age, the ultimate home-working environment. Adjoining Hollybrook Barn to the south is a large paddock.  

Smallbanks is an exclusive hamlet of quality homes situated about two miles to the west of Ilkley town centre, which offers an excellent range of high class shops, restaurants, cafes and everyday amenities including two supermarkets, health centre, boutique cinema, playhouse and library. Ilkley benefits from high achieving schools for all ages including Ilkley Grammar School. There are good sporting and recreational facilities. Situated within the heart of the Wharfe Valley, surrounded by the famous Moors to the south and the River Wharfe to the north, Ilkley is regarded as an ideal base for the Leeds/Bradford commuter. A regular train service runs from Ilkley to both city centres. 

The accommodation has OIL FIRED UNDER FLOOR CENTRAL HEATING, HARDWOOD SEALED UNIT DOUBLE GLAZING AND A SECURITY ALARM SYSTEM and with approximate room sizes, comprises:- 

GROUND FLOOR  

COVERED ENTRANCE Approached by a stone arch and having a stone flagged floor.  

CENTRAL RECEPTION HALL 21' 10" x 10' 0" (6.65m x 3.05m) With a polished limestone floor, exposed beams and recessed spotlights. Galleried landing.  

CLOAKROOM With a low suite wc and wash basin. Polished limestone floor. Timber panelling to dado height. Recessed spotlights.  

SITTING ROOM 19' 5" x 15' 5" (5.92m x 4.7m) With a magnificent stone fireplace having a stone hearth and housing a gas fired stove. Windows to three sides including a glazed door leading to a very private patio area on the south side of the property. Hardwood floor. Exposed beams and recessed spotlights with RAKO lighting system. 

FAMILY ROOM / SNUG 20' 10" x 11' 3" (6.35m x 3.43m) With a stone fireplace with a stone hearth and incorporating a gas stove. Fitted cupboards with shelving above and a further range of fitted cupboards. Exposed beams and recessed spotlights with RAKO lighting system. Hardwood floor.  

OPEN PLAN LIVING KITCHEN 34' 0" x 13' 1" (10.36m x 3.99m) This hugely impressive room incorporates polished limestone flooring throughout. The southern end of the kitchen is of green oak construction with extensive glazing and exposed roof trusses and provides a fantastic dining area with lovely views towards the Moor.
The kitchen area has been equipped to a very high standard incorporating an extensive range of fitted cupboards, drawers and granite work surfaces. The centre piece of the kitchen is an electric fired Aga with a filter hood over. Twin bowl porcelain sink with mixer tap and rinse aid. Complementing the kitchen fittings is a separate island unit with a granite work surface and further sink with mixer tap. Integrated appliances include a dishwasher, oven and American style fridge freezer. A pair of velux roof lights add to the light and airy feel of this impressive room. RAKO lighting system. 

GUEST BEDROOM 12' 0" x 10' 0" (3.66m x 3.05m) With exposed beams, recessed spotlights and a hardwood floor. Windows to three sides including a door opening onto the covered entrance to the house. 

EN SUITE SHOWER ROOM With a tiled shower cubicle, low suite wc and wash basin with cupboards and drawers beneath. Chrome heated towel rail. Ceramic tiling to the floor and walls. Recessed spotlights.  

UTILITY ROOM With an inset sink unit and a range of fitted base and wall units incorporating cupboards, drawers and granite work surfaces. Polished limestone floor. Timber panelling to dado height. Miele automatic washing machine and dryer and a fitted fridge and freezer. Broom / comms cupboard. Recessed spotlights.  

SIDE VESTIBULE Having a stone flagged floor. With a door to the front of the property and a central heating chamber housing the oil fired boiler.  

FIRST FLOOR  

LANDING Approached by an elegant hardwood staircase and having an exposed roof truss and galleried landing overlooking the hallway. Linen cupboard.  

MASTER BEDROOM 18' 4" x 13' 0" (5.59m x 3.96m) With an exposed roof truss and beam. Window to the rear elevation and a velux roof light window.  

ADJOINING DRESSING ROOM 9' 7" x 7' 9" (2.92m x 2.36m) With a travertine marble floor, twin fitted wardrobes and a dressing table. Exposed roof truss and beams.  

EN SUITE BATHROOM Fitted to a high standard with travertine marble tiling to the walls and floor. Roll top bath, low suite wc and tiled shower cubicle. Chrome heated towel rail. Twin wash basins set in a granite surround with cupboards and drawers beneath. Exposed roof truss and beams.  

BEDROOM 13' 8" x 12' 8" (4.17m x 3.86m) Having a Dressing Area with mirror fronted sliding windows. This bedroom incorporates windows to two sides and a window seat. Exposed roof truss and beams.  

EN SUITE SHOWER ROOM With a tiled shower cubicle, low suite wc and wash basin set in a granite surround with cupboards and drawers beneath. Ceramic tiling to the floor and walls. Chrome heated towel rail. Exposed beam.  

BEDROOM 12' 1" x 10' 1" (3.68m x 3.07m) With a fitted bunkbed, twin velux roof light windows, small arched window to the front elevation and a further window overlooking the covered entrance. Exposed beams. Fitted workstation with drawers. Four wall light points.  

HOUSE BATHROOM With a panelled bath having a shower over, low suite wc and a wash basin in a glass surround having drawers beneath. Ceramic tiling to the floor and walls. Velux roof light window. Chrome heated towel. Exposed beams. Fitted cupboard housing the hot water cylinder.  

OUTSIDE  

TRIPLE GARAGE 34' 9" x 23' 5" (10.59m x 7.14m) Approached by three electronically operated up and over doors. Built in units and sink with plumbing for an automatic washing machine / dryer. Large storage area above. 

STUDIO BUILDING Located discreetly to the south of Hollybrook Barn is a single storey stone built detached studio building offering spacious accommodation comprising:- 

SITTING ROOM 16' 8" x 10' 4" (5.08m x 3.15m) With a hardwood floor, recessed spotlights and fitted kitchen facilities including base and wall cupboards with wooden work surfaces and integrated electric cooker and gas hob with extractor hood over and a fitted fridge.  

SHOWER ROOM With a tiled shower cubicle, low suite wc and wash basin with a granite surround with cupboards and drawers beneath. Ceramic tiling to the floor and walls. Chrome heated towel rail.  

BED DECK 16' 3" x 9' 3" (4.95m x 2.82m) Approached by a permanent staircase leading from the Sitting Room. 

SPA 27' 1" x 16' 8" (8.25m x 5.08m) With a polished limestone floor with steps leading up to a hot tub spa in a polished limestone surround, steam room with mood lighting, built in Sonos sound system. Glass fronted shower with limestone tiling. Fitted cupboard housing the LPG gas fired boiler.
The Studio building incorporates three sets of sliding glazed doors leading out onto a large stone terrace from which there are spectacular views down Wharfedale including the silhouette of the iconic Cow and Calf Rocks above Ilkley.  

GROUNDS Approached via an electronically operated security gate the garage block is approached via a gravelled driveway with cottage garden and feature stone fountain.
Hollybrook Barn stands within lovely landscaped grounds bordered mostly by dry stone walling. The garden includes well stocked and carefully tended flower borders and shrubberies. Immediately to the south of the Barn is a large and secluded stone terrace ideal for al fresco dining. The lower lawned garden, which houses the studio building, incorporates a large ornamental pond and a number of mature trees.
Directly adjoining Hollybrook Barn to the south is a paddock with timber loose box and tack room.  

VIEWING ARRANGEMENTS Strictly by prior appointment with Dale Eddison's Ilkley office.
Please note - with the current Covid 19 viewing guidelines, for the safety of our clients, customers and staff we ask that only two people attend a viewing at any one time. We request that all viewers wear gloves and a face covering. If this is not possible please advise our staff prior to the viewing appointment. 

PLEASE NOTE The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.  

SERVICES The property has a spring water supply which is fed through a filtration / purification system. The property shares a private drainage system.
Within the main residence itself the property incorporates a RAKO programmable lighting system, Sonos sound system and Cat 5 cabling.  

LOCATION When leaving Ilkley on the A65 towards Skipton take the first turning left into Cocking Lane as the road widens. Continue up Cocking Lane for about a mile. Smallbanks is a small hamlet of properties on the left hand side. Proceed through the stone cobbled courtyard. Hollybrook Barn is located towards the top of the courtyard on the left hand side beyond electronically operated security gates.  

MONEY LAUNDERING REGULATIONS Money Laundering Regulations (Introduced June 2017). To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale.  

REFERRAL FEES Dale Eddison offer a clear and transparent policy. As such please note that we may receive a commission, payment, fee or reward (known as a Referral Fee) from ancillary providers for recommending their services to you. Whilst we offer these services, as we believe you may benefit from them, you are under no obligation to use these services and you should consider your options before accepting any third parties terms and conditions. We routinely refer buyers to the Mortgage Advice Bureau (MAB). You can decide whether you choose to deal with the MAB or not. Should you decide to use the MAB and complete a mortgage application, Dale Eddison Ltd will receive a payment of £250.