Bryn Melyn Farm Llandderfel, Nr Bala, North Wales

An attractive period farmhouse For Sale by Informal Tender with 5 holiday cottages, land and Closing Date for Best offers to be announced

• Lot 1 – The farmhouse, gardens and grounds to about 5.47 acres (2.21 ha) fishing situated in the picturesque • Lot 2 – 5 holiday cottages, outbuildings and lawned garden to about 1 acre (0.40 ha)

Upper Dee Valley • Lot 3 – 3/4 of a mile of single bank fishing on the River Dee • Lot 4 – Pasture to about 5.97 acres (2.41 ha) Bryn Melyn Farm, Llandderfel, Lot 1 – The farmhouse, gardens and grounds Nr Bala, North Wales, LL23 7RA (coloured pink on the plan) Bryn Melyn Farmhouse is a fully restored farmhouse enjoying a southerly aspect constructed Bala 5 miles • Corwen 9 miles • Chester 44 miles of stone with white painted elevations under a slate roof. The farmhouse retains its inherent Shrewsbury 49 miles • Liverpool 54 miles character despite having undergone a comprehensive refurbishment with a contemporary Manchester 80 miles (distances approximate) finish. Internally the property has the benefit of generous accommodation arranged on 2 floors with the benefit of oil central heating. Communications To the front of the farmhouse is a storm porch with door leading into a staircase hall and off Bryn Melyn Farm occupies a rural location but enjoys good which is an attractive drawing room with multi-fuel stove set in an inglenook fireplace. road communications being approximately 8 miles from the A5 accessing Chester, Shrewsbury and Wrexham. Both Liverpool and Manchester which are served by international airports are within daily travelling distance and there is a regular rail service to London from both Chester and Shrewsbury stations.

Location

Bryn Melyn Farm occupies an elevated and tranquil position in the Upper Dee Valley which is designated as an area of outstanding natural beauty. The farmhouse is situated just beyond the small village of Llandderfel and is conveniently placed for Bala some 5 miles to the east.

The town of Bala which is situated on the north shore of the lake offers a comprehensive range of facilities with high street banks, surgery, supermarkets, local stores, pubs and restaurants. On the recreational front there are many scenic walks locally including the Berwyn Mountains, Cader Idris and Snowdon. Cycling and mountain biking are well provided for with the National Centre nearby at Coed y Brenin. On Bala Lake there is a sailing club and locally many other outdoor pursuits including white water rafting, gorge walking, paintball and several golf courses locally at Bala and Llangollen. On the opposite side of the hall is a sitting room which is also capable of being used as an additional bedroom and beyond the drawing room is a study which is presently accessed via an external door which did at one time connect internally. Behind the drawing room is a large open plan dining/family room which connects to the farmhouse kitchen with Aga and breakfast room and beyond which is a back porch and W.C/shower room.

From the front hall stairs lead to a galleried landing off which is a master bedroom with en-suite dressing room and bathroom. In addition to the master suite there are 4 further double/twin bedrooms served by a family bathroom with complete suite to include a roll top bath and separate shower. The Gardens and Grounds The Outbuildings

To the front of the farmhouse is a lawned garden Attached to the cottages is an undeveloped traditional stone range which has the potential to be converted enclosed by a stone wall with flower beds and shrub to an additional unit or alternatively could serve as a conference/meeting room, subject to the availability borders and beyond which is an area of natural of planning permission. Beyond the cottages against the drive is a separate range of buildings including a woodland. To the side of the property against the games room with space for table tennis, pool table and darts. A further building contains a drying room, east front is a patio with path and steps leading boiler house and potential owner’s accommodation. down to a tiered lower garden with freshwater stream serving a series of ponds and pools. Within the grounds is a folly and gazebo with seating area and at the bottom of the garden a tennis court. Against the garden and extending across the northerly boundary is a woodland shelterbelt containing a variety of specimen trees as well as soft fruit trees including plum, pear, cherry and apple.

Immediately behind the farmhouse is a garage and domestic outbuilding/storeroom.

Lot 2 – The Cottages and Outbuildings (coloured green on the plans)

The 5 holiday cottages are arranged around an attractive central courtyard to the west of the farmhouse with the benefit of ample parking off the drive. The cottages are contained within a 2 storey L-shaped stone and slate range and have been finished to a high specification with 5 star rating. The cottages comprise 2, one bedroomed units and 3, two bedroomed units with the benefit of oil central heating.

From the courtyard a covered passageway leads through to a communal lawned garden with seating areas used by the cottages, which enjoys a sheltered position being partly enclosed by a high stone wall. C

Lot 4

B Lot 1

A Lot 2

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES100033380). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, North Wales N Gross internal area ( approx ) :- 280 sq m / 3013 sq ft Outbuildings :- 200 sq m / 2150 sq ft For identification only. Not to scale. © Floorplanz Ltd

Games Room Store N Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, North Wales 10.55 x 4.85 N 5.21 x 4.07 Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, NorthGross internal Wales area ( approx ) :- 34'7 x 15'11 17'1 x 13'4 Gross internal area ( approx ) :- 280 sq m / 3013 sq ft 280 sq m / 3013 sq ft Outbuildings :- Outbuildings :- 200 sq m / 2150 sq ft 200 sq m / 2150 sq ft For identification only. Not to scale. For identification only. Not to scale. © Floorplanz Ltd © Floorplanz Ltd

Games Room Store Games Room Store 10.55 x 4.85 5.21 x 4.07 10.55 x 4.85 5.21 x 4.07 34'7 x 15'11 17'1 x 13'4 34'7 x 15'11 17'1 x 13'4 Garage 6.85 x 4.31 22'6 x 14'2 Bedroom 3 Store 4.62 x 3.50 Dining Kitchen 4.11 x 3.62 15'2 x 11'6 6.93 x 3.75 13'6 x 11'11 22'9 x 12'4

B T

Dn

Bedroom 2 Garage Family Room 4.50Garag x 3.04e Bedroom 4 6.85 x 4.31 6.91 x 4.43 14'96.85 x 10'0 x 4.31 4.45 x 2.63 22'6 x 14'2 22'8 x 14'6 14'7 x 8'8 22'6 x 14'2 Bedroom 3 Store Store Plant Room 4.62 x 3.50 DnBedroomDining 3 Kitchen 4.11 x 3.62 4.62 x 3.50 4.58 x 3.66 15'2 x 11'6 Dining Kitchen 4.11 x 3.62 13'6 x 11'11 6.93 x 3.75 15'2 x 11'6 15'0 x 12'0 6.93 x 3.75 13'6 x 11'11 Dn Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, North 22'9Wales x 12'4 N 22'9 x 12'4 Workshop Gross internal area ( approx ) :- Dn 280 sq m / 3013 sq ft 9.10 x 4.64 Outbuildings :- B T 29'10 x 15'3 B 200 sq m / 2150 sq ft Drawing T For identification only. Not to scale. Study Room Master Bedroom 5 © Floorplanz Ltd Sitting Room Dn 5.36 x 2.76 5.37 x 3.64 Dn Bedroom 4.67 x 2.72 Dn 5.28 x 2.60 5.39 x 2.83 17'7 x 9'1 17'7 x 11'11 15'4 x 8'11 Store 17'4 x 8'6 17'8 x 9'3 4.65 x 3.76 Up Dressing 15'3 x 12'4 RoomGames Room BedroomStor 2e BedroomFamily 2 Room 10.55 x 4.85 4.50 x5.21 3.04 x 4.07 2.22 x34'7 2.15 x 15'11 17'1 x 13'4 Bedroom 4 Family Room 4.50 x 3.046.91 x 4.43 Bedroom 4 7'3 x 7'1 14'9 x 10'0 4.45 x 2.63 6.91 x 4.43 14'9 x 10'022'8 x 14'6 4.45 x 2.63 14'7 x 8'8 22'8 x 14'6 14'7 x 8'8 Ground Floor Dn First Floor Outbuildings Plant Room Plant Room Dn (Not Shown In Actual Location / Orientation) 4.58 x 3.66 4.58 x 3.66 15'0 x 12'0 Dn 15'0 x 12'0 Dn Workshop Workshop Dn Dn 9.10 x 4.64 9.10 x 4.64 29'10 x 15'3 Drawing 29'10 x 15'3 Garage Drawing Study Room Master Sitting Room 6.85 x 4.31 Bedroom 5 Study Room 5.36 x 2.76 Master 22'6 x 14'2 Bedroom Dn Sitting Room 5.37 x 3.64 Bedroom 5 4.67 x 2.72 5.36 x 2.76 Bedroom Bedroom 35.28 x 2.60 5.39 xStor 2.83e Dn 5.37 x 3.64 17'7 x 9'1 17'7 x 11'11 4.67 x 2.72 4.62 x 3.50 15'4 x 8'11 5.28 x 2.60 Dining Kitchen 4.11 x 3.62 17'4 x 8'6 Store 17'7 x 9'1 17'7 x 11'11 5.39 x 2.83 17'815'2 x 9'x 11'63 6.93 x 3.75 13'6 x 11'11 15'4 x 8'11 Store 4.65 x 3.76 17'4 x 8'6 17'8 x 9'3 22'9 x 12'4 Up Dressing 4.65 x 3.76 15'3 x 12'4 Up Dressing Room 15'3 x 12'4 RoomB T 2.22 x 2.15 2.22 x 2.15 7'3 x 7'1 Dn 7'3 x 7'1

Ground Floor Bedroom 2 First Floor Outbuildings Ground Floor FamilyFirst Room Floor 4.50 x 3.04 Bedroom 4 Outbuildings (Not Shown In Actual Location / Orientation) 6.91 x 4.43 14'9 x 10'0 4.45 x 2.63 (Not Shown In Actual Location / Orientation) 22'8 x 14'6 14'7 x 8'8 Dn Plant Room 4.58 x 3.66 15'0 x 12'0 Dn Workshop Dn 9.10 x 4.64 29'10 x 15'3 Drawing Study Room Master Bedroom 5 Sitting Room Dn 5.36 x 2.76 5.37 x 3.64 Bedroom 4.67 x 2.72 5.28 x 2.60 5.39 x 2.83 17'7 x 9'1 17'7 x 11'11 15'4 x 8'11 Store 17'4 x 8'6 17'8 x 9'3 4.65 x 3.76 Up Dressing 15'3 x 12'4 Room 2.22 x 2.15 7'3 x 7'1

Ground Floor First Floor Outbuildings (Not Shown In Actual Location / Orientation) Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, North Wales N Gross internal area ( approx ) :- 280 sq m / 3013 sq ft Outbuildings :- 200 sq m / 2150 sq ft For identification only. Not to scale. © Floorplanz Ltd

Games Room Store 10.55 x 4.85 5.21 x 4.07 34'7 x 15'11 17'1 x 13'4

Bryn Melyn Farm, Llandderfel, Bala, Gwynedd, North Wales N Gross internal area ( approx ) :- Bryn Melyn Farm Cottages & Outbuildings, Llandderfel, Bala, Gwynedd280 sq m / 3013, No sq ftrth Wales Outbuildings :- N Gross internal area ( approx ) :- 200 sq m / 2150 sq ft For identification only. Not to scale. 384 sq m / 4130 sq ft © Floorplanz Ltd Outbuildings :- 190 sq m / 2042 sq ft For identification only. Not to scale. Garage © Floorplanz Ltd Games Room 6.85 x 4.31 Store 10.55 x 4.85 22'6 x 14'2 5.21 x 4.07 Bedroom 3 34'7 x 15'11 17'1 xStor 13'4e 4.62 x 3.50 Dining Kitchen 4.11 x 3.62 15'2 x 11'6 6.93 x 3.75 13'6 x 11'11 22'9 x 12'4

B T

Pen Dn

Store Store Store Store 5.65 x 2.84 8.39 x 2.94 4.21 x 2.99 3.82 x 2.94 Bedroom 2 27'6 x 9'8 13'10 x 9'10 12'6 x 9'8 18'6 x 9'4 Family Room 4.50 x 3.04 Bedroom 4 6.91 x 4.43 14'9 x 10'0 4.45 x 2.63 Garage 22'8 x 14'6 14'7 x 8'8 6.85 x 4.31 Plant Room Dn 22'6 x 14'2 Lounge Dn 4.58 x 3.66 3.28 x 2.65 Bedroom 3 Store Kitchen 4.6215'0 x x3.50 12'0 Dining Kitchen Dn 10'9 x 8'8 4.11 x 3.62 3.65 x 2.18 13'6 x 11'11 15'2 x 11'6 6.93 x 3.75 Workshop 12'0 x 7'2 Store Store Stable 22'9St xor 12'4e Dn 4.88 x 2.63 12.22 x 4.86 5.31 x 2.13 4.94 x 3.58 9.10 x 4.64 29'10 x 15'3 16'0 x 8'8 40'1 x 15'11 17'5 x 7'0 Drawin16'2g x 11'9 Up B T Dining Room Study Room Master Bedroom 5 Sitting Room Dn 3.61 x 3.52 5.36 x 2.76 5.37 x 3.64 Bedroom 4.67 x 2.72 5.28 x 2.60 T 5.39 x 2.83 11'10 x 11'7 17'7 x 9'1 17'7 x 11'1Dn1 15'4 x 8'11 Store 17'4 x 8'6 17'8 x 9'3 4.65 x 3.76 Up Dressing 15'3 x 12'4 Room Bedroom Bedroom 2 2.22 x 2.15 Family Room 3.71 x 2.63 4.50 x 3.04 7'3 x 7'1 Bedroom 4 6.91 x 4.43 12'2 x 8'8 14'9 x 10'0 4.45 x 2.63 22'8 x 14'6 14'7 x 8'8 Ground Floor Dn First Floor PlantOutbuildings Room Dining Room (Not Shown In Actual Location4.58 x 3.66/ Orientation) Bedroom 15'0 x 12'0 3.68 x 2.83 Dn 12'1 x 9'3 3.81 x 3.67 Workshop 12'6 x 12'0 Dn 9.10 x 4.64 29'10 x 15'3 Drawing Kitchen Study Room Master Bedroom 5 Sitting Room Dn 5.36 x 2.76 5.37 x 3.64 Bedroom 4.67 x 2.72 5.28 x 2.60 Dn 5.39 x 2.83 17'7 x 9'1 17'7 x 11'11 15'4 x 8'11 Store 17'4 x 8'6 17'8 x 9'3 4.65 x 3.76 Up Dressing 15'3 x 12'4 Room Lounge 2.22 x 2.15 4.65 x 3.33 Bedroom 7'3 x 7'1 15'3 x 10'11 4.67 x 2.42 Ground Floor 15'4First x 7'11 Floor Outbuildings (Not Shown In Actual Location / Orientation)

Lounge Bedroom 4.57 x 2.67 4.61 x 2.66 15'0 x 8'9 15'1 x 8'9

Entrance Hall

Up Porch

Dining Room Open Plan Lounge / Kitchen Lounge Up Bedroom Bedroom Bedroom 4.05 x 2.58 7.91 x 4.65 4.72 x 3.35 4.60 x 2.75 Kitchen Up 4.99 x 2.98 4.12 x 2.68 Dn 13'3 x 8'6 25'11 x 15'3 15'6 x 11'0 15'1 x 9'0 4.62 x 2.57 16'4 x 9'9 13'6 x 8'10 Dn Dn 15'2 x 8'5

Dn Dn Ground Floor First Floor Lot 3 – The Fishing Rights

These comprise 3/4 of a mile of single bank fishing on the southerly bank of the River Dee which is noted historically for salmon, sea trout and grayling.

The fishing is between points X and Y on the plan and a pedestrian right of way has been reserved through Lot 4 from point A to B. From point B the pedestrian right of way continues along the track to point C and thence down to point D on the river.

In the event the buyer of Lot 1 purchases Lot 3 the contract will provide them with a pedestrian right of way from point B to C and thence down to point D on the river, together with a vehicular right of way from point B to C and beyond down to the parking area on the former railway line marked point Z.

Likewise in the event Lots 3 & 4 are purchased by the same buyer the contract will provide that a vehicular right of way is available from point C to point Z.

Lot 4 – 5.97 acres of pasture (coloured blue on the plan).

To the north of the farmhouse with frontage and gated access onto the road is a parcel of accommodation land extending to 5.97 acres. The land is within a single enclosure and for the most part suitable for grazing and or mowing. Included with the field is the track between points B & C.

Lot 4 is the subject of a pedestrian right of way from points A to B to C in order to allow the buyer of Lot 3 access to the fishing rights.

In the event the buyer of Lot 1 purchases Lot 3 the contract will provide them with both a pedestrian and vehicular right of way from point B to C. General Remarks & Stipulations

Mode of Offering: The property is to be offered in 4 lots as Third Party Rights: The property is sold subject to and Viewing: The farmhouse and cottages may be viewed described in the particulars of sale unless sold previously. with the benefit of all wayleaves, easements and rights of by confirmed appointment Tuesday – Friday inclusive by way whether mentioned in these particulars or not. arrangement with the joint selling agents. Solicitors: The vendor’s solicitors are Brabners LLP, Horton House, Exchange Flags, Liverpool, Merseyside, L2 3YL, Tel In addition to the rights mentioned earlier in relation to the Lots 3 & 4 may be viewed at any time on production of 0151 236 5821, and all enquiries should be addressed to Mr fishing please note the following: these particulars if challenged. (Please ensure that all gates are kept closed at all times.) R Jackson, e-mail [email protected] The previous owners of Bryn Melyn Farm reserved a Sale Particulars & Plan: These particulars including vehicular right of access from the gate in the yard along Directions measurements and mileages are issued for convenience the track which borders the front garden running north From Bala travel towards Corwen on the A494 and after of introduction only and are subject to verification by on the easterly boundary of Lots 1 & 4 down to the former approximately 1 mile turn right onto the B4401 signposted the intending purchasers by personal investigation. The railway line for the purposes of extracting stone but have Llandderfel. Proceed for about 2 1/2 miles and on the edge particulars and plan are believed to be correct but any never exercised this right. of Llandderfel bear right crossing the river and ascend the error, omission or mistake shall not annul the sale nor The previous owners also reserved the right to construct/ hill. Having passed the pub continue for a further 1/2 mile entitle any party to compensation nor in any circumstances maintain a treatment plant in the north-east corner of and the entrance drive to Bryn Melyn Farm will be seen on give grounds for an action at law. the woodland opposite the farmhouse to serve their the left hand side. Neither the vendors nor their agents Jackson-Stops & Staff neighbouring caravan business but have never exercised or Savills or members of their staff has authority to make this right. any representation or warranty regarding the property Town & Country Planning: The 5 holiday cottages are described. the subject of a Section 106 Agreement and can be sold Tenure: The property is freehold with vacant possession. independently of the farmhouse but not individually. The cottages are also restricted to a maximum let of 4 weeks to Services: The Farmhouse and cottages have mains the same person at any one time. electricity, private water and drainage. Local Authority: Gwynedd County Council. Central heating to the farmhouse and cottages is courtesy Tel: 01766 771 000. of independent oil fired boilers. Council Tax: Bryn Melyn Farmhouse – Band F Fixtures & Fittings: All fixtures, fittings and garden Holiday Cottages – Band B statutory are specifically excluded unless otherwise mentioned within these particulars. NB. Business rates apply when the property as a whole is run as a holiday business. Entitlements: For the avoidance of doubt no quotas or single farm payment entitlement is included with the sale. Y

D

X

Z

C

B

A

Savills West Midlands Jackson-Stops & Staff Important Notice Jackson-Stops & Staff, Savills and their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. Telford Hall Court 25 Nicholas Street These particulars do not form part of any offer or contract and must not be relied upon as statements or Telford TF3 4NF Chester, CH1 2NZ representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property Telephone 01952 239500 Telephone 01244 328361 has all necessary planning, building regulations or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. [email protected] [email protected] www.savills.co.uk www.jackson-stops.co.uk