Woodlan Court, Wood Lane, Utkinton, Tarporley

Extensively renovated and extended five bedroom barn conversion of impressive quality on the fringes of Utkinton village, with a south facing landscaped garden and double garage combining to a total of 3,555 sq. feet

Comment from Oliver Weston of Gascoigne Halman


This outstanding barn conversion forms part of an exclusive and much sought after residential development just five minutes drive from Tarporley village and less than half a mile from Utkinton. The barns were originally constructed by renowned local developer, Delamere Developments, who established a reputation for excellent build quality and intelligent design.

The property has been subject to further enhancement by the current owners who have made significant and thorough improvements throughout the property, most notably being the single storey extension to the rear in order to create a brilliant open plan kitchen, dining and living area with adjoining utility. Further improvements have included the new Kitchen and appliances, new boiler, upgrade to fuse box, new En suite, new family bathroom, new shower to the top floor bathroom, new carpets in the lounge and master bedroom, new internal doors on ground floor, shutters on lounge and hall windows and a new privacy trellis along garden boundary.

The three storey accommodation, which comes to a total of 2734 square feet of living space, offers great flexibility to suit different needs and currently provides a great balance for both family life and home working needs of the owners.

The property begins with a spacious entrance hall that¿s impressive size is evidenced by it being used as a dining hall prior to the extension. This sits in the centre of the home, houses a cloakroom toilet and storage cupboard, and separates the two reception spaces. To the right is the formal living room, a great space to relax that benefits from a lovely central fireplace and garden access. To the left is the hub of the home, a large open plan kitchen, dining and living space which overlooks the garden beyond through the double doors and the communal courtyard garden to the front. Adjoining this is the separate utility room.

The first and second floors are reached via a beautiful oak staircase with spindle balustrade. On the first floor there are three bedrooms including the principal bedroom of which features an impressively finished en suite bathroom and fitted wardrobes. The second bedroom is again of excellent proportion being a large double room, unusually from this bedroom a staircase rises to a mezzanine area with velux window enjoying a wonderful aspect over the courtyard making it a very adaptable space. This bedroom along with bedroom three are both served by the stylish family bathroom on this floor.

Both the first and second floor landings are fitted with additional storage cupboards with the top floor also benefitting from velux windows and exposed timbers and ceiling beams. At this level there are two bedrooms, one of which is a good size double and the other a smaller single or home office, both are served by a shower room also on this floor.

The rear garden is a delightful feature of the property being south facing with the countryside beyond meaning the garden enjoys superb levels of seclusion and privacy. This has been landscaped to offer patio areas, lawn and bedding areas. To the front of the property there is a communal central area of lawn with driveway running around.

With regards to off road parking, there are two allocated spaces in addition to the double garage. The garage features a first floor loft storage room above, a highly unusual feature for a property of this type, and its potential for different uses is shown by how it is currently utilised as a climbing gym.

For a personal description of the property or to arrange a viewing, please contact myself or the Gascoigne Halman Tarporley office.

Accommodation and dimensions

As detailed on floorplan.

Tenure / Services / Viewing

TENURE The house is freehold

SERVICES We understand that mains electric and water are connected. Gas central heating. The property has shared private drainage and we understand the system was replaced in 2024 and should comply with the 2020 binding rules.

Management charge - to cover maintenance of the shared areas and septic tank there is a monthly charge of £100.

VIEWING Viewing by appointment through the Agents Tarporley office.

Location

Utkinton is a hugely popular village that lies just three miles from the centre of Tarporley. Utkinton enjoys beautiful views from many vantage points and is some of the finest walking territory in the county of Cheshire, linking to Willington aka `Little Switzerland¿ and the Kelsall hills. Within the village is Rose Farm Shop which comprises a post office, delicatessen, butchers, off-licence, cafe, garden centre, fitness centre and has a strong emphasis on customer service.

Utkinton is only a short drive away from the Georgian High Street of Tarporley - one of Cheshire's most highly regarded villages that boasts a diverse selection of amenities including a community centre, tennis courts, convenience stores, fashion boutiques, cafes, restaurants, public houses, Doctors / Dentist surgery and three well attended Churches.

The village is also renowned for its excellent educational facilities with Tarporley High School consistently maintaining a strong reputation. Those seeking a wider choice of schools will find ample provision by virtue of the Grange School in Hartford and in Chester with the impressive choice of King's, Queen's and Abbey Gate.

The area as a whole has access to glorious countryside and places of significant interest that include ancient castles, boating facilities on nearby canal and the outstanding Delamere Forest. Wonderful walks are provided via the Whitegate Way and Sandstone Trail. There are many excellent golf clubs within short travelling distance.

Whilst the area is renowned for its outstanding natural beauty, the house also offers an excellent base for the business traveller. In terms of road links, there are extensive connections to the M56, M6 and M53. The A49, A51 and A55 all link to key areas of commerce and interest.

With regards to railway services, there are stations at nearby Hartford, Cuddington, Frodsham, and Chester. All operate on either the Chester to Manchester or Liverpool to London lines. Fantastic connections can be enjoyed at Crewe railway station, with the service to London taking just over 90 minutes.

Two international airports can be located within 45 minutes drive: Liverpool John Lennon International Airport and Manchester International Airport.

Directions

From the centre of Tarporley, proceed out of the village in the direction of Chester and take the right turn after Forest Road onto Utkinton Lane. Follow this lane for around 1 mile, taking the left turn to Wood Lane (before reaching Rose farm shop), then take the first left onto the drive for Woodlan Court.

WANT TO MOVE BUT NEED TO SELL?

If you are interested in this property but need to sell your own home in Cheshire, South Manchester or the Peak District, Gascoigne Halman can provide a free, no obligation market appraisal and valuation of your own home. We are proud to be the leading estate agent in the area, with a network of twenty three offices - full contact details can be located on our website. Robert Reed is the manager of the Tarporley office.

The Tarporley team consists of Robert, Pamela, Oliver, Sally, Tresa, Sam, Clive and Yvonne - we pride ourselves on being not just professional and efficient but also warm and welcoming. If you are in the village and fancy a coffee, do come in and say hello. We are located at 62 High Street, Tarporley, six premises to the left of Tarporley Parish Church. Our building is a landmark in the village, having above the shop front a beautiful illuminated fully working heritage clock.

NOTICE

Gascoigne Halman for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Gascoigne Halman has any authority to make or give any representation or warranty whatever in relation to this property.