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" An attractive stone and slated period three bedroom detached house together with an adjoining and very substantial two storey barn (benefiting from Detailed Planning Consent for conversion to provide a four bedroom house), mature gardens and paddock and a nearby parcel of land providing a most delightful wooded glade and riverside walk along the Clywedog - the whole extending to about 1.5 acres. Standing in an elevated and mature rural environment with far reaching southerly views across the valley, this attractive stone house offers an ideal family home with a most impressive outbuilding with Consent for conversion; part works have commenced to provide ancillary rooms to the house together with very substantial stores. Informal gardens with spring fed pond, adjoining paddock and over 300m of riverside walk. INSPECTION RECOMMENDED.

LOCATION Cyffylliog is a small rural village nestling in the valley of River Clywedog some 3.5 miles from Ruthin. The village is centred on a primary school and Inn while the near by town provides a wide range of shopping facilities to include secondary school, library and some leisure facilities. PLANNING CONSENT Detailed planning consent has been obtained for the conversion of the very substantial former barn to provide a detached four bedroom house. Significant works have commenced with the approval of the planning department with the conversion of part to provide a large games room, play room and living room. Detailed planning for the conversion was obtained and a copy of the approved plans are available for inspection at the agent's Ruthin office.
Planning Ref. No:
Date of approval: THE ACCOMMODATION COMPRISES UPVC double glazed stable type door leading to: LOUNGE 19'3 x 14'4 (5.87m x 4.37m) A delightful lounge with feature exposed stonework to one wall and outbuilt chimney breast, free standing cast iron multi-fuel fire on a raised slate hearth. Mezzanine floor to approximately two thirds with exposed beams and floor boards above together with an open tread turned staircase. Partially vaulted ceiling, TV aerial point, telephone point, uPVC double glazed windows and two radiators. The staircase leads to: MEZZANINE FLOOR 14'4 x 12'6 (4.37m x 3.81m) An adaptable room which has been used as an occasional bedroom, providing an ideal second living room / day lounge. Velux roof light, two double glazed windows. KITCHEN 13'2 x 14'2 (4.01m x 4.32m) A farmhouse style kitchen. Substantial outbuilt inglenook with exposed beam and former bread oven which provides a deep recess ideal for a range cooker with a concealed light above. The kitchen has a bespoke range of base and wall mounted cupboards and drawers finished in a light cream tone to door and drawer fronts, with contrasting polished granite working surfaces with upstands. White glazed Belfast sink with mixer tap, integrated dishwasher, fridge, beamed ceiling, double glazed window with granite sill and affording pleasing views across the valley, slate tiled floor and panel radiator. Panel door leading to: CENTRAL HALL 15'3 x 5'10 (4.65m x 1.78m) Staircase rising off, double glazed window, vaulted ceiling with exposed purlins, roof beams and Velux roof light. Radiator. REAR PORCH 4'5 x 13' (1.35m x 3.96m) Double glazed door and matching windows leading to the parking area. Tiled floor. SHOWER ROOM 7' x 5'8 (2.13m x 1.73m) White suite comprising walk in cubicle with valve, pedestal wash basin and WC, tiled walls and floor, radiator. BEDROOM ONE 16'7 X 8'5 (5.05m X 2.57m) Painted stone walling in part, heavy beamed ceiling and radiator. EN-SUITE BATHROOM 9'1 x 5'6 (2.77m x 1.68m) White suite comprising panel spa bath, pedestal wash basin, bidet and WC. Part tiled walls, beamed ceiling, tiled floor and radiator. CONSERVATORY 15'4 x 8'1 (4.67m x 2.46m) Located to the front elevation with direct access from bedroom one. It is has been designed to take full advantage of the far reaching views across this delightful wooded valley. It is of uPVC construction with windows and French doors opening out. Heather brown tiled floor. UTILITY ROOM 7'1 x 5'6 (2.16m x 1.68m) Plumbing for washing machine, space for tumble dryer, wall cupboard and beamed ceiling. FIRST FLOOR LANDING BEDROOM TWO 10'9 (12'10 max) x 15'6 (3.28m

( 3.91m max) x 4.72 Vaulted ceiling with Velux roof light, double glazed window, built in double door wardrobe, panel radiator. BEDROOM THREE 15'2 x 16'7 (4.62m x 5.05m) Two Velux roof lights, double glazed window and radiator. OUTSIDE The property stands in an elevated setting approached from the minor country lane leading to Cyffylliog over a long tarmacadam driveway which winds itself up through the garden to the rear elevation of the house, where there is a wide parking area. OUTBUILDING A very substantial former farm building which benefits from Detailed Planning Consent for conversion to a self-contained four bedroom house. Building works have commenced, which we understand have been approved by the Local Authority and therefore can be completed. It provides: BARN / WORKSHOP Metal up and over door to front, three double glazed windows and further door to side. STORE ROOM ONE Three double glazed windows. FORMER BARN Three windows, high pitched roof with exposed 'A' frame truss and rafters. GAMES ROOM Plaster-boarded and painted with windows to both front and rear elevations. Wood effect laminate flooring, fitted base units with sink (not connected) and two radiators. PLAY ROOM Vaulted ceiling with exposed purlin, two windows and French doors opening to garden. Radiator. ROOM TWO Vaulted ceiling with exposed purlin, two windows and French doors opening to garden. Radiator. GARDENS There is a formal garden to the front elevation of the house with privet hedging in part together with shaped lawn and a slated area to the front of the conservatory. To the lower drive is a wide stoned hardstanding providing space for parking cars with a useful panelled workshop. Adjoining the rear driveway is a further lawned area bounded by stone walling with a large ornamental pond fed a mountain stream. PADDOCK Located to the lower part of the drive is an enclosed grass paddock ideal for those wishing to keep small livestock or a pony. WOODLAND & RIVERSIDE WALK Located to the other side of the country lane is a most delightful parcel of land of about 0.56 acre, which extends along the bank of the River Clwyedog for over 300 metres with mature trees and green areas to provide a most tranquil environment and fishing. AGENT'S NOTE Denbighshire County Council - Tax Band G DIRECTIONS From Ruthin office proceed down Clwyd Street and at the junction bear left onto Mwrog Street. Follow the road over the mini-roundabout and on passing The Cross Keys Inn take the first right for Bontuchel and Cyffylliog. Continue through Bontuchel and on passing the weir and fish race on the right the driveway to Pen Lan Isa is exactly 1 mile on the right. VIEWING By appointment through the Agent's Ruthin office on 01824 703030.

FLOOR PLANS - included for identification purposes only, not to scale.

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