LOCATION & DESCRIPTION
EQUESTRIAN PROPERTY COMPRISING A THREE BEDROOM BARN CONVERSION, STABLES, ARENA AND APPROX 1.5 ACRE PADDOCK.

Wonastow Barn lies on the Northern outskirts of the village of Mitchel Troy, some four miles Southwest of the historic town of Monmouth, and approx. half way between Ross-on-Wye and Newport. The A40 dual carriageway linking these two town lies in a cutting just North of the property, so there is inevitably road noise from that busy road.

Of mellow sandstone construction under a double pitched slate roof, the converted and extended former barn has a wealth of exposed timbering, which adds much to the character and feel of the property.

Vehicular access is via a track and bridge over The River Trothy, the paddock and pasture land extending close to the tree lined river itself. This level land does occasionally flood, but the water normally retreats within twelve hours or so. The dwelling, stables and other outbuildings are on higher ground, and have never flooded to the best of the owners' knowledge.

A bridleway skirts around the Western and Northern boundary of the land, and this leads to excellent riding out facilities to both North and South of Wonastow Barn.

Positioned to one corner of the paddock is the waxed sand arena. Close by are the stables and leisure bar, whilst on the roof of the stables sits a bank of solar panels.

In detail the property comprises:

Covered Porch
With PIR floodlight overlooking courtyard, and part double glazed stable type door through to:

Entrance Foyer/Utility Room 16'2 x 7'
Having an extensive range of floor mounted cupboards and drawers with Terrazzo effect working surfaces over. Range of complementary wall mounted cupboards. Superb double porcelain sink with chrome mixer tap over. Plumbing for washing machine. Coat hooks. Ceiling mounted spotlight bar and access hatch to roof void over.

Inner Hall
With storage cupboards and drawers together with library shelving to one wall.

Cloaks and W.C.
Comprising close coupled W.C. and hand basin. Deep Oak fronted wall mounted cupboard. Shelving and ceramic tiled flooring.

Fine Kitchen/Breakfast Room
Of overall max dimensions approx. 19'9 by 14'9 and enjoying a superb rural outlook through the double glazed windows to two elevations. Extensive range of floor mounted cupboards and drawers to three sides of the room. Roll edged, Terrazzo working surfaces and extra wide, Rangemaster Toledo five ring gas hob with electric plate alongside and ovens and grill beneath. This range is recessed with an appealing brick archway and extractor hood over. Exposed wooden ceiling beams and window lintels. Appliances incorporated within the aforementioned units include a Hotpoint larder fridge, freezer and Firenzi dishwasher. One and half bowl sink with mixer tap over. Additional floor mounted cupboards and wine bottle storage. Range of complementary wall cupboards. Tiling behind most working surfaces.

Living Room
Of overall max dimensions approx. 22' by 14'9. A superbly proportioned room with double glazed double doors and additional double glazed side windows enabling fine unspoilt outlook across the gardens towards the Trothy valley. Superb light Oak flooring and brick built corner fireplace housing the recessed woodburning stove mounted on a brick and flagstone plinth. Exposed ceiling beams and window lintels. Door to capacious understairs storage cupboard. Three ceiling mounted light fittings.

First Floor Galleried Landing
With fitted carpet and exposed ceiling beams. Excellent light admittance from the double glazed Velux roof light. High level access hatch to two roof voids.

Bedroom One
Of overall max dimensions approx. 19'9 by 14'10 and having a superb outlook across the immediate domestic gardens, arena, leisure bar, stables and pasture land towards woodland in the distance. Additional light admittance from double glazed Velux roof light . Double doors to capacious walk in wardrobe with excellent storage space. Door to:

En-Suite Shower Room and W.C.
With extra large glazed and tiled shower cubicle housing the chrome thermostatic T80 shower, vanity unit comprising white hand basin, with storage cupboards beneath and close coupled low level W.C. Excellent natural light admittance through the Velux roof light. Ceramic tiled flooring, recessed shelving and chrome radiator/towel rail.

Bedroom Two 14'9 11'1
With appealing exposed timbers in the apex roof void over. Two sets of double doors give access to extensive wardrobe/cupboard/storage space. Double glazed window to exterior.

Family Bath/Shower Room and W.C.
Having white suite comprising panelled bath with Triton instantaneous electric shower unit over together with folding, glazed side screen. Pedestal hand basin, and close coupled W.C. Extensive tiling to walls, double glazed Velux roof light admitting much light and large chrome towel rail/radiator. Ceramic floor tiles.

Bedroom Three 13'1 x 6'3
Having both double glazed window and double glazed roof light in the sloping, part timbered ceiling.

OUTSIDE
Wooden double gates open onto a part gravelled, part grassy driveway which approaches the right hand side of the barn, providing parking space for several vehicles, and also enabling a Circular in/out Driveway around a central shrub bed, which also houses the trunk of the superb mature Ash tree outside the dwelling. This is one of three mature Ashes, and these fine trees lend a great deal to the overall ambience of the property.

Positioned adjacent to the pasture and paddock, but just inside the domestic gardens are three mature blackcurrant bushes with other young fruit trees nearby.

To the far extent of this approach drive is the Timber Stable and Garage Block, overall max external dimensions of same being 48'0 x 17'0. The left hand section of same provides a superb Wide Garaging/Tack Area, whilst alongside same, approached through wooden double gates, and opening onto a concreted yard, are Three Stables, each supplied with lighting.

From the concreted apron, a field gate opens onto the Paddock/Pasture Land, whilst a smaller gate from the concreted apron leads down to the Arena, this being of overall max dimensions approx. 70' x 60' and surrounded by fencing and/or a wide galvanised metal gate. The surface of the arena is sand and fibre. The paddock extends to fencing which lies alongside the river Trothy which is lined by deciduous trees of varying ages.

To the Western side of the stables is a Paved Sun Terrace approx. 16'0 x 10'0, whilst adjacent to same is the Most Attractive Timber Bar Area. This is of overall dimensions 20'0 x 12'0 including decking, and stands under a double pitched and hipped ceiling, currently covered with stout PVC, and, with a decking, patterned base, has a fine solid looking bar to one corner with both lighting and power and space for several easy chairs.

Located yet further to the West is the Hot Tub, with two steps to ascend to same, and this hot tub is currently principally supplied with electricity from the solar panels which are placed on the forward roof slope of the stable block.

Between the aforementioned area and the dwelling itself, is a most practical and appealing Paved Area of approx. overall dimensions 30'0 x 25'0, alongside which is some flagstone seating together with a raised raspberry bed.

Positioned adjacent to this paved terrace is the Lawned Domestic Garden, the level, neat area of lawn fringed by shrubs including Crocosmia, Ceanothus, Cotoneaster, Pampas Grass, Bay trees, Rosemary and many more.

To the south of the dwelling is a Further Area of Lawn, again neatly trimmed and fringed by shrubs and flower beds, species including Honeysuckle, Roses, Rosemary and others.
Towards the western end of this garden is a Delightful Pond complete with pump, rill and stream, beyond which are a number of Attractive Silver Birch trees.

To the extreme Western and Northerm boundary of the property, there is a part grassy, part gravel, part tarmac Bridleway which leads upwards, behind the barn, between a mature Cupressus hedge and tall fencing and via gates, over the A40 dual carriageway steel bridge, towards open and agricultural land beyond, where the current owner has permission to ride her horse.

Services
Mains water and electricity are connected. Private drainage.

BT BROADBAND AVAILABILITY SPEEDS: Up to 900Mb
(Quoted from by using the property's postcode)

OUTGOINGS: ‘F' Council Tax Band EPC RATING: ‘D' (Full EPC Rating available)

To View
Strictly and only please by prior telephone appointment through Morris Bricknell [use Contact Agent Button].

Directions
If approaching from Ross-on-Wye, leave the Western outskirts of Ross at Wilton roundabout, taking the A40 Dual carriageway towards Monmouth. Proceed straight across the traffic lights on the dual carriageway, taking the next left turning, and left again at the halt sign, following signs for Trellech. Pass over the small river bridge, and at the next fork in the road, bear right towards Mitchel Troy, ignoring the left fork heading to Trellech. After one mile, you will pass a touring caravan site on your right, with three modern houses thereafter. Carefully turn 90 degrees right, immediately after the modern houses, down a single track lane/bridleway, and the stone facade of Wonastow Barn will be seen in front of you. Please close any gates if they are closed when you approach.

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