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" An imposing detached stone residence of excellent proportions being formerly a farmhouse and separate adjoining barn, skilfully joined together to create a good sized family home with a wealth of internal accommodation. Formerly known as Bradley Lee, in the land of the Earl of Derby and later in the 19th and 20th century part of the Hothersall Hall Estate, Woodlands Farm occupies a splendid position lying in cottage style woodland gardens of approximately 1.6 acres with an adjoining 12.5 acres of private bluebell woodland, which is officially classified as a biological heritage site of county significance for wildlife and ecology. Set in the beautiful Ribble Valley with good schools close-by and ideally situated for the commuter being within half an hour of Preston and all major motorway links.

The accommodation comprises: Barn Entrance Reception/Hallway With oak glazed original barn arch entrance (with excellent tooled masonry stonework thought to be c 1820), incorporating oak entrance door, York stone flagged floor, central heating radiator Feature Solid Oak Staircase to First Floor With oak balustrade Study With casement window, separate side non-opening window, double central heating radiator, telephone and internet point Barn Sitting Room With solid oak floor, three panel picture window to rear with window seat, Georgian glazed French door to garden and separate non-opening window, two double central heating radiators, Jotul log burning stove on Lakeland slate hearth, TV aerial point, telephone and internet point, double part-glazed oak entrance doors to hallway, LED lighting Dining Kitchen Fully fitted with Swift bespoke kitchen units incorporating; base and matching wall cupboards with concealed lighting under and polished Blue Pearl granite working surfaces. Fired Earth tile floor, fitted appliances including; Economy 7 Aga with four ovens and electric ceramic hob unit, extractor canopy over, microwave, refrigerator, dishwasher, Delft rail, beamed ceiling, two casement windows, part Fired Earth tile walls, open to . Dining Area With solid oak floor, double French opening door to rear garden, side non-opening window, Delft rail, double central heating radiator Utility/Bootroom With quarry tile floor, non-opening window, front and rear oak entrance doors, single drainer stainless steel sink unit, plumbed and drained for automatic washing machine, fitted pine base and wall units, with space for tall free-standing fridge and freezer Farmhouse Drawing Room With solid floor, four two panel mullion windows, one side three panel mullion window, separate non-opening window, beamed ceiling, feature sandstone Minster style fireplace, two electric panel radiators, TV aerial and internet point, three wall light points, telephone point, low vaulted ceiling spotlighting Farmhouse Hallway With fitted electric Economy 7 night storage heater, mahogany entrance door, exposed stone to two walls, adjoining store place understairs, oak dado panel walls Cloakroom With two piece suite comprising; low suite WC, pedestal wash hand basin, extractor fan, feature oak entrance door Dining Room/ Snooker Room With solid floor, exposed stone to one wall with outline of the gable end of an earlier farm house and fine course stonework, three two panel mullion windows, three electric panel radiators, three wall light points, beamed ceiling with spotlighting for table Access to.................... Adjoining Lean-to Garage/Workshop With three windows, electric light, power and water supply, single drainer stainless steel sink unit, fitted pine base and wall units, double entrance doors

Potential to create annexe bed-sit with kitchen and bath shower room in workshop with separate access from Farmhouse Hall door Principal Staircase from Main Barn Entrance Reception to First Floor Open-plan Sitting Room With three panel casement window, two exposed yellow pine roof trusses thought to be c 1880, open to stairwell and barn arch window, double central heating radiator, TV aerial and internet points, four wall light points, velux window, telephone point. The area has been designed to allow creation of a further double bedroom by reinstatement of the internal wall, or an open plan office Study/Nursery or Guest Bedroom With arched windows to front and rear, separate fully opening window, beamed ceiling, fitted electric night storage heater, exposed stone to two walls Master Bedroom

(Farmhouse) With two three panel mullion windows, fitted electric Economy 7 night storage heater, exposed roof trusses, access to landing and airing cupboard and second staircase to ground floor En-Suite Bathroom With four piece suite by Villeroy & Boch comprising; panel bath, bidet, low suite WC, shower cubicle with rainhead shower, pedestal wash hand basin, half Villeroy & Boch tile walls, ladder towel rail, extractor fan, ceramic tile Villeroy & Boch floor, mullion window Front Double Bedroom

(Barn) With casement window, central heating radiator, exposed roof trusses, TV aerial and internet points, vaulted ceiling, with exposed roof timbers, wall lights and directional spot lights, oak panel door to.......Open plan Sitting Room Rear Double Bedroom As front double bedroom, with views over the garden Rear Bedroom With casement window, central heating radiator and extensive views across the Ribble Valley Pine Open-tread Staircase to Mezzanine Sitting Room/Play Room/Study With central heating radiator, two velux windows, vaulted beamed ceiling, exposed roof trusses, TV aerial and internet points, telephone point, Vaillant LPG gas central heating boiler Family Bathroom With three piece suite by Villeroy & Boch comprising; panel bath, low suite WC, vanity wash hand basin; a wet shower area, fully opening window, separate casement window, bathroom cabinet with illuminated display, mainly Villeroy & Boch tile walls, extractor fan, ladder towel rail, LED lighting, Villeroy & Boch ceramic tile floor with underfloor heating Outside The property is accessed via a single driveway leading from Hothersall Lane through a cobbled courtyard leading to a golden gravelled parking area with parking for several vehicles. Above the courtyard is a croft managed as a wildlife meadow for 20 years and an established fruit orchard. There is a detached stone built double garage within the garden areas with an electrically operated up and over entrance door, electric light and power and rear implement store.

The gardens are a delight to wander through and feature a small stream, lawned areas and a range of specimen conifers and trees including Japanese maples and ornamental willows. There are two impressive magnolias to the entrance driveway and gable end and the bluebell woodland, part of Leeces Wood, adjoins the formal gardens. A stone-flagged terrace is to the rear with fine views over the secluded garden and birdlife, with a honeysuckle and rose pergola General Information Freehold tenure
Ribble Council Tax Band G
Mains electricity
Mains water
Central heating
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