* Freehold
* Stunning Detached Barn Conversion With Self Contained Single Storey Annexe
* Appealing Features Including Vaulted Ceilings, Exposed Timber Beams & Stone Work
* Dining Hall
* Superb Open Plan Live In Family Kitchen
* Two Large Reception Rooms
* Three Double Bedrooms With En Suite Facilities
* Annexe Barn With Open Plan Living Area & Kitchen, Double Bedroom & Wet Room
* Abundant Parking & Large Garage
* Expansive Although Easily Maintained Gardens & Grounds
* Stunning Views
Valley View is a detached barn conversion in a rural position just to the
south of Bristol and north of the villages of Publow and Pensford. This is an
appealing rural setting although with the security of some neighbours
providing the ideal balance for those who wish to live in the countryside but
also enjoy the convenience of having amenities close by.
The property comprises Valley View itself and a secondary single storey barn
known as The Old Stables which provides an excellent self contained
residential annexe, ideal for dependants or AirB&B type or longer term
letting. The main barn offers accommodation across two floors bursting with
features including vaulted beamed ceilings, exposed stonework and powder
coated aluminium framed double glazing with superb living spaces set around an
outstanding open plan live in family room and kitchen which is the hub of the
home. The property is approached through an impressive dining hall. A 27ft
living room to the rear with two sets of bi - fold doors opening onto a decked
terrace from which stunning views can be enjoyed across the garden and
adjacent woodland. There is a second living room with doors opening onto to a
side terrace and a spiral staircase leading to a ensuite guest bedroom. There
are two further double bedrooms on the first floor both of which have ensuite
facilities including dressing room and bath/shower room, approached via the
main staircase and galleried landing.
The Old Stables is an attractive stone and tiled single storey building
approached through an entrance hall to an open plan living area and kitchen
furnished with an excellent range of units with a utility cupboard to one side
and a good size double bedroom with a walk in wardrobe and separate wet room.
The annexe building also contains a large garage, part of which has been sub
divided to provide a utility room.
The barns are approached from Blackrock Lane over a small area of shared
driveway leading to an extensive private parking and turning space accessed
via a five bar gate. Beyond the parking area are the extensive lawned gardens
which drop away to a less formal area which is rough cut and a haven for
wildlife, boarded by a stream. Attractive and easily maintained paved and
gravelled terraces surrounding the property providing ideal areas for outdoor
entertaining served by a number of outbuildings including a timber studio,
breeze house, outdoor kitchen and useful garden shed.
The property enjoys an accessible location less than two miles from Whitchurch
which is the edge of the Bristol urban area, the City Centre itself being 5. 7
miles away and Bristol Airport is just over 9 miles. The City of Bath is 11
miles and Wells 15 miles while the Town of Keynsham which offers a good range
of day to day amenities and a Waitrose Food Store is just 4 miles distant.
In fuller detail the accommodation comprises (all measurements are
approximate):
**Ground Floor**
Entrance door to
**Dining Hall (8. 41m to max x 3. 64m (27'7" to max x 11'11"))**
A superb introduction to the property with a vaulted beamed ceiling and an
open tread oak staircase to the first floor with a glass balustrade and
galleried landing. Window to side aspect, travertine tiled floor, cloaks
cupboard, exposed stone walls.
**Cloak/Wc**
Window to side aspect. White suite with chrome finished fittings comprising
low level wc and wash basin. Heated towel rail, travertine tiled floor.
**Superb Open Plan Family Live In Kitchen (8. 43m x 4. 80m (27'7" x 15'8"))**
Partly open to the dining hall with French doors and matching glazed side
panels leading to a decked terrace. Ceiling mounted downlighters, travertine
tiled floor, Morso woodburning stove. The kitchen area is furnished with an
excellent range of wall and floor units with granite worksurfaces and tiled
surrounds. Inset one and a quarter bowl sink unit with mixer tap. Built in
Neff double oven and microwave, integrated dishwasher and washing machine.
Large centre island with granite top and dining area overhang with inset five
ring stainless steel gas hob. Cupboard concealing Vaillant gas fired boiler.
Glazed double doors to
**Living Room (8. 43m x 3. 60m (27'7" x 11'9"))**
To the rear of the barn with two sets of three panel bi - fold doors opening
onto a decked terrace with stunning views across the garden and adjacent
woodland. Exposed stone wall.
**Family/Tv Room (7. 09m x 4. 23m (23'3" x 13'10"))**
Internal oak bi - fold doors to dining hall, French doors to terrace and window
to side aspect. Wood burning stove, two vertical radiators, built in storage
cupboard (included in measurements). Metal spiral staircase leading to
**First Floor**
**Bedroom (4. 17m x 4. 22m (13'8" x 13'10"))**
Velux style windows to two aspects with sloping roof line. Range of built in
wardrobes to one wall (excluded from measurements).
**En Suite Wet Room**
Contemporary suite in white with chrome finished fittings comprising wc with
concealed cistern, vanity unit with drawer and cupboard storage space and oval
hand basin with pillar tap. Large wet shower area with Mira Sport shower.
Heated towel rail.
**Landing**
Approached via an open tread staircase, overlooking the dining hall below.
**Bedroom (4. 82m x 4. 13m (15'9" x 13'6"))**
Vaulted ceiling with exposed beams, two designer vertical radiators,
extensively glazed to one wall with French doors to Juliette balcony enjoying
beautiful views.
**En Suite Dressing Room And Shower Room (4. 0m x 1. 95m (13'1" x 6'4"))**
Velux style window, ceiling mounted downlighters, heated towel rail. White
suite with chrome finished fittings comprising wc, wash basin with drawer
storage beneath and large fully tiled shower enclosure with thermostatic
shower.
**Bedroom (4. 85m x 4. 13m (15'10" x 13'6"))**
Window overlooking the garden with views beyond, vaulted beamed ceiling. Two
radiators.
**En Suite Dressing Room And Bathroom (3. 97m x 1. 93m (overall) (13'0" x 6'3"
(overall)))**
The dressing area has a velux style window to the rear and is presently used
as a study. Bathroom with white suite with chrome finished fittings comprising
panelled bath with mixer tap incorporating shower attachment and bath mounted
shower screen. Corner wc and wash basin with mixer tap. Tiled floor and
surrounds. Heated towel rail.
**Outside**
**Approach And Parking**
The property is approached from Blackrock Lane over a small area of shared
driveway leading to a five bar gate which then accesses the main curtilage of
the property to an extensive tarmacadam driveway, parking and turning area
capable of accommodating numerous vehicles. The main barn is to the front of
you while to one side is the excellent single storey stone and tile annexe,
The Old Stables. This comprises
**Annexe**
**Hallway**
Entrance door and side screen, tiled floor.
**Open Plan Living Area & Kitchen (5. 25m x 4. 61m (17'2" x 15'1"))**
Vaulted beamed ceiling, velux style window and conventional window to the
front aspect. The kitchen area has a range of gloss finished units in a stone
colour comprising wall and floor units providing drawer and cupboard storage
space with contrasting work surfaces and up stands. Inset one and a quarter
bowl sink unit with mixer tap, built in four ring hob with stainless steel
canopy above and stainless steel oven beneath. Integrated refrigerator.
Utility cupboard with washing machine plumbing.
**Bedroom (5. 25m x 3. 20m (17'2" x 10'5"))**
Velux style window to rear aspect and window to the front. Vaulted beamed
ceiling, walk in wardrobe (excluded from measurements).
**Wet Room**
Fully tiled walls and floor. White suite with chrome finished fittings
comprising wc and wash basin with mixer tap, shower area with thermostatic
shower.
Forming part of the annexe building is a
**Garage (5. 35m x 4. 90m (17'6" x 16'0"))**
With electric roller entrance door, power and light connected. Part of the
garage has been sub divided to form a
**Utility Room (Included In Garage Measurements)**
Fitted wall and floor units with rolled edged worksurfaces and tiled
surrounds. Inset sink unit with mixer tap, plumbing for automatic washing
machine. Wall mounted Vaillant gas fired boiler, radiator.
**Gardens**
A delightful feature of the property and whilst being sizable overall they are
relatively easily maintained comprising an expansive level lawn, hard
landscaped borders surrounding the barn featuring paving, gravel and timber
decking with a delightful rose clad arbour leading to the front door. The
terraces provide an ideal area for outdoor entertaining enhanced by some
useful garden buildings including
**Timber Studio (4. 25m x 3. 0m (13'11" x 9'10"))**
Used as a gym with electric panel heating.
**Breeze House (4. 28m x 3. 28m plus 2. 69m x 2. 38m (14'0" x 10'9" pl)**
Hot tub and wood burning stove.
**Outdoor Kitchen**
Tiled roof and tiled work surface.
**Timber Shed**
Beyond the lawn lies a sloping area of less formal garden which is rough cut,
bordered by a stream and a haven for the wildlife, overlooking an attractive
area of woodland on the other side of the valley.
**Tenure**
Freehold.
**Agents Notes**
The property has mains water and electricity and the central heating provided
by lpg. Septic tank drainage system. There are solar panels on the south roof
slope of the main barn and these are included in the sale. The annex has
underfloor heating as does the majority of the ground floor in the main barn
with radiators to the remaining areas.
**Council Tax**
According to the Valuation Office Agency website, the present Council Tax Band
for the property is F. Please note that change of ownership is a ‘relevant
transaction’ that can lead to the review of the existing council tax banding
assessment.

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