5 bedroom property for sale

Description
An exceptionally Light and Attractive Barn Conversion with Mature Walled Gardens and Grounds Extending to just over 4.5 Acres Situated in a Rural Position within Easy Commuting Distance of Hereford.

Reception Hall - Sitting Room - Large Kitchen/Dining Room - Utility - Shower Room - Master Bedroom with Dressing Room and En-Suite - Four Further Bedrooms - Study - Large Family Bathroom - Barn with Planning Permission - Mature Organic Gardens - Orchard and Land.

Kalyana is situated in a peaceful rural position in a small hamlet, with exceptional views and easy access to local amenities. The Cathedral City of Hereford is 6 miles away. The village of Holme Lacy, just 1 mile, has a primary school and well known Agricultural college. Fownhope, 4 miles, is a thriving village with an excellent range of facilities including a Health centre, shop with post office, butchers, leisure club, two public houses, church, primary school and sports field. This area of the Welsh Marches and Wye Valley is full of charm with miles of footpaths over the lovely landscape. The historic, market towns of Ross- on-Wye, 9.5 miles, and Ledbury, 14.5 miles, offer further areas of interest and Hereford has all the amenities expected of a city including a good choice of secondary education. Excellent rail links to London Paddington and Birmingham New Street, Bristol and Cardiff can be found at Hereford and the motorway network is accessed via the M50, Junction 1, at Ross-on-Wye.

The property is approached from the lane onto the gravel drive. There is ample parking and turning for several cars.
The walled front garden has an area of lawn and is planted with established beds and borders filled with mature shrubs, climbers, trees and flowers. A charming stone paved and cobbled path leads to the front door. As mentioned previously, there is a south facing paved courtyard, sheltered and private, ideal for outside entertaining. A substantial shed adjoins the property to the rear, with power and plenty of space for a tumble dryer, freezer, potting shed etc. The back garden has a graveled area for outdoor dining and relaxing, enjoying the views with a further lawn beyond interspersed with mature specimen trees. There are raised organic vegetable beds and several fruit trees. The remaining acreage of undulating pasture land include an ancient orchard of cider apples and perry pears; and more recently planted cherries, plums, pears and apples. Detailed Planning Permission was granted in December 2009 to replace a traditional Dutch barn adjacent to the driveway with a traditional wooden weather-boarded, clay-tiled roof barn. Open and closed bays on the ground floor will give covered parking and secure storage; upstairs has permission for office use, and potentially could be an annexe to the main house. The substantial area of each floor is approximately 90 square metres. A two bedroom mobile home with power, telephone, and water, is situated in the field, quite separately from the house. It has wood paneled flooring and is cleanly decorated, enjoying the peaceful rural views.

Council Tax Band: B, Herefordshire County Council.
Mains water (Metered) mains electricity and septic tank drainage.
Oil fired central heating.
Solar water heating.
Wood burning stoves.
Broadband is available.

From offices of Hayes, head to the Top Cross and turn left into the High Street. Proceed along the High Street and head out of town following the signs for Hereford (A438). Continue on this road (A438), going straight on at the Trumpet crossroads signposted Tarrington. Continue through Tarrington and after about 2 miles take the left turn onto the B4224 for Upper Dormington. Stay on this road for about 2 miles. At the t-junction in Mordiford turn left, then after about ½ mile turn right, going over the river, onto the B4399 signposted Hereford. Go through Holme Lacy, passing the Agricultural College on your right and shortly after you will come to a sharp right hand bend. Turn left onto the lane signposted Aconbury and Bogmarsh. After approximately 1 mile the property will be found on your right.

Kalyana is a unique, attractive barn conversion dating back to about 1800, with spectacular views, privacy and quietude. Mainly of stone with brick and half timbering, the property retains its character with a contemporary feel, restrained and tasteful. Deep window sills, and exposed original beams blend with new oak doors and floors to provide a fine balance of charm and comfort. The conversion work, carefully carried out over a few years, is to a high specification, with environmental principles being considered. The whole house enjoys an unusually large number of windows, taking full advantage of the picturesque views. Under floor heating is present throughout the ground floor and the property benefits from exceptionally high levels of insulation helping to maintain a comfortable ambient temperature all year round. Radiators are present throughout the upstairs rooms. Solar panels provide much of the hot water in the summer, preheating the water even in mid-winter. The two wood-burning stoves supplement the oil-heating, or keep the house comfortable in their own right. The front door leads into the reception hall, originally the cottage, with pine floor, and fireplace with wood lintel and Clearview wood burning stove on a tiled hearth. Tucked around the corner is an area for hanging coats and keeping boots, with a delightful fresco to the end wall. The spacious kitchen/dining room is filled with light from the full width glass at both ends of the large room. There is oak flooring and the kitchen area has oak units with granite worktops and a white, double ceramic sink. There is a stainless steel range cooker, available by separate negotiation, and spaces for a dishwasher and fridge. A glazed door leads out to the back garden. The large dining area, sunny throughout much of the day, has a built in display cabinet and a beautiful floral fresco on one of the walls. Off the kitchen is the utility room with large ceramic sink, built in shelving, wooden worktop and cupboard unit with space for washing machine. The downstairs shower room has a white suite with tiled cubicle. From the dining area, an oak door leads into the inner hall with lovely oak staircase. A further door opens into a peaceful and light sitting room. This has oak flooring, ledge and brace door to under stairs storage and a Minster style fireplace with woodburner on a flagstone hearth. French doors at either side of the room lead out to the south-facing courtyard at the front, and garden to the back with rural views. In contrast is an arrow slit window with deep sill. Upstairs, the spacious landing is suffused with light from all directions and there is a wealth of exposed timbers, with oak doors leading to all the rooms. Built in cupboards provide plenty of storage space. The master bedroom has windows on three sides with distant views to Clee Hill, Woolhope and Haugh Woods. The dressing room has hanging and shelf space, with drop down access to large, clean loft. The en-suite comprises a contemporary wet room with travertine tiling and white suite. There are three further bedrooms on this level; one, delightfully overlooking the front garden, with ceilings sloping up to the ridge, and a full wall of floor-to-ceiling windows with oak mullions; another has a built in oak wardrobe. The family bathroom enjoys fantastic views over woodlands and fields. This spacious room has beautiful travertine flooring, large built in airing cupboards, wet area with deluge shower head and a contemporary white double ended bath from which you can enjoy the panorama. There is a separate WC and basin with oak cupboard underneath. Stairs from the landing go up to the upper level with a mezzanine study and wooden bridge across to the fifth bedroom. Extensive storage is built in under the eaves.

Strictly by appointment with the agent.

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