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Marsh Hall Lane, Thurstonland


3 bed Barn Conversion, Thurstonland

This impressive grade II listed barn conversion occupies an enviable courtyard setting made up of similar barn conversions and cottages which are in turn surrounded by picturesque countryside. The property itself features a wealth of original features including exposed timber framing and roof trusses. It offers extensive and flexible living accommodation with 3 double bedrooms, pleasant gardens, parking and a detached double garage.

Full Details

ABOUT ROCHE BARN The property comprises an attractive semi-detached barn conversion located within a courtyard of cottages and converted barns formerly associated with the adjacent Blake House Farm. It is of traditional stone-built construction with internal timber framing under a stone slate roof.

The property is grade II listed and we understand that it was originally a dairy dating back as far as the 17th century and converted to residential use circa 1996. It occupies a pleasant rural setting down a private driveway which is shared with 5 other properties which were all converted as part of the same development scheme.

It is entered through an open covered porch area via a glazed door into the impressive entrance hall which is open to the high angled ceiling and features a galleried landing above. Off the hall there is a study / occasional bedroom 4 and a downstairs wc. A glazed door opens into the large lounge which features beams to the ceiling and a superb fireplace. The lounge is partially open plan to the dining room which in turn has access to the garden room. There is also a utility room and a well appointed dining kitchen with island unit.

Upstairs there is a galleried landing overlooking the hall, from here there is a further room which could be utilised as study or dressing room. There are also 3 double bedrooms all of which feature exposed roof trusses and timbers. The principal bedroom also features an en-suite shower room and a walk-in wardrobe. There is also a house bathroom with three-piece suite and a further attic room (restricted height) which has been used as an office and is accessed via wooden stairs.

The property was converted to a high standard with many original timbers preserved and exposed. These were complimented by additional high quality joiner made timbers and quality fixtures and fittings. It has a gas central heating system and double glazed windows. The property is connected to mains water, gas and electricity, drainage is to a septic tank shared with the other properties within the courtyard.

Externally there is a detached double garage with remote controlled roller shutter door and parking in front. To the front of the house there is a pleasant garden area with stone paving, enclosed by a dry stone wall. At the rear of the house there is an enclosed lawned garden with paved seating area. Beyond this (across the shared driveway) is a further lawned area. The ownership of the property also includes a share in Blake House Farm Ltd which is responsible for the maintenance of driveway area, septic tank and also a block of adjoining agricultural land.



ENTRANCE HALL 13' 6" x 11 overall' (4.11m x 3.35m) A large covered open porch area gives access to the entrance hall through a glazed door with full height windows to either side. The hall is most impressive and open to the high angled ceiling with exposed timber uprights, stonework, stone flagged floor and 2 central heating radiators. Stairs give access to the first floor.

LOUNGE 18' 8" x 14' 8" (5.69m x 4.47m) A good sized living room which is accessed via a glazed door with windows to either side from the hall. It features a chimney breast with timber fireplace surround, living flame effect gas fire, stone hearth and brick interior, exposed beams to the ceiling, windows to the rear and central heating radiator.

DINING ROOM 13' 1" x 13' 2" (3.99m x 4.01m) The dining room is partially open to the lounge. It again features beams to the ceiling, window to the side, central heating radiator, glazed door with tall windows to either side opening into the garden room.

STUDY 11' 3" x 7' 2" (3.43m x 2.18m) With window to the front, beams to the ceiling, recessed cupboard and central heating radiator.

DOWNSTAIRS WC With 2 piece suite in white comprising low flush wc and hand washbasin, partly tiled walls and stone floor.

GARDEN ROOM 13' 1" x 11' 8" (3.99m x 3.56m) With glazed double doors and tall windows to either side opening into a slightly covered area which in turn leads into the garden. There are also 2 small windows to the rear, beams to the angled ceiling and central heating radiator.

UTILITY 9' 5" x 5' 2" (2.87m x 1.57m) Fitted with a range of cupboards with laminated worksurfaces, stainless steel sink with mixer tap, plumbing for automatic washing machine, central heating boiler, window to the side and beams to the ceiling.

DINING KITCHEN 18' 11" x 12' 7" (5.77m x 3.84m) A good sized dining kitchen which is fitted with an excellent range of base units and wall cupboards with laminated worksurfaces, ceramic sink unit with mixer tap, integrated dishwasher, fridge, free standing Rangemaster cooker, larder cupboard, island unit with granite worksurface and stainless steel sink unit with mixer tap, 2 windows to the front, further window to the side, solid wooden entrance door, exposed beams to the ceiling and central heating radiator.

FIRST FLOOR Stairs from the hall lead to the initial landing area which in turn leads to a galleried landing.

STUDY/DRESSING 11' 3" x 7' 1 overall" (3.43m x 2.16m) With exposed beam and rooflight to the angled ceiling and central heating radiator.

GALLERIED LANDING Overlooking the entrance hall and featuring exposed roof trusses to the angled ceiling and central heating radiator.

BEDROOM 1 15' 3" x 15 overall' (4.65m x 4.57m) Featuring exposed roof trusses and angled ceiling with 2 rear facing rooflights, central heating radiator and access to the under eaves storage. Note that measurement incorporates the en-suite and walk in wardrobe.

EN-SUITE 6' 10" x 4' 9" (2.08m x 1.45m) With three piece suite in white comprising low flush wc, wall hung washbasin and shower cubicle, fully tiled walls, exposed beam to the ceiling, extractor and heated towel rail.

WARDROBE 6' x 4' 6" (1.83m x 1.37m) A walk in wardrobe with hanging rails and shelving.

BEDROOM 2 12' 9" x 10' (3.89m x 3.05m) A double bedroom with window to the side, exposed roof truss and rooflight to the angled ceiling, access to the under eaves storage and central heating radiator.

BEDROOM 3 12' 10" x 9' 1" (3.91m x 2.77m) Another double bedroom with window to the side, exposed roof truss, angled ceiling, recessed built in 3 door wardrobes, access to the eaves storage and central heating radiator.

BATHROOM 9' 8" x 5' 5" (2.95m x 1.65m) With three piece suite in white comprising low flush wc, vanity wasbasin and whirlpool bath with shower over, fully tiled walls, tiled floor, heated towel rail, inset spotlights to the ceiling and window to the side.

ATTIC ROOM 12' 1" x 9' 1" (3.68m x 2.77m) Accessed via a wooden ladder / stairs from the landing, the attic space features a low angled ceiling with exposed beams and a window to the side. It is fitted with a good range of office furniture including desks, cupboards and drawers.

OUTSIDE The property is accessed via a driveway from Marsh Hall Lane which is used by this and the other properties within the courtyard. The driveway provides access to the detached garage where there is a block paved parking area in front.

DOUBLE GARAGE 17' 7" x 14' 10" (5.36m x 4.52m) A stone built detached double garage with pitched stone slate roof, remote controlled roller shutter door, electric light and power supply.

BLAKE HOUSE FARM LTD Each owner of the properties within the courtyard is an equal shareholder in the above Ltd company. Each shareholder is jointly responsible for maintenance of the driveway and septic tank. The company also owns a parcel of agricultural land which adjoins the courtyard.

GARDENS In front of the property there is a garden area which is enclosed by a dry stone wall. This features a generous stone paved seating area and further low maintenance gravelled area. To the rear of the house there is a further enclosed garden which is lawned with mature shrubs and bushes. Across the driveway is a further lawned area also belonging to this property.

ADDITIONAL INFORMATION The property is Freehold.

VIEWING By appointment with Wm Sykes & Son.

LOCATION From the New Mill Road between Brockholes and New Mill head up Thurstonland Bank Road into the village of Thurstonland. Continue through the village passing the pub and with the War Memorial on the left, turn left onto Marsh Hall Lane towards Farnley Tyas. Continue along here passing the school and cricket field and out into the countryside. Blake House Farm is located on the right down a private lane.

Floor Plan