Lancaster, England LA2 8QH

Apple Tree Barn is full of options and potential. It occupies an attractive positionon the outskirts of the picturesque and well-respected Lune Valley village of Wraywithin the scenically renowned Forest of Bowland AONB. An opportunity in two parts. First, the existing barn conversion. Converted in the mid 1990s it offers well-proportioned and characterful living accommodation that has been well cared for and maintained by the present owners who had it converted 30 years ago; it now offers scope for new owners to update fittings, put their own personal stamp on decoration and maybe even consider a degree of remodeling its a wonderful opportunity. It presently provides a central hall, two reception rooms, a dining kitchen, utility room, boot room, two cloakrooms and an integral garage. Upstairs are four double bedrooms, one of which has an ensuite shower room, a house bathroom and separate home office. The large gardens have been designed, planted and maintained by keen gardeners and include lawns, a generous seating terrace, established planting, a kitchen garden and orchard as well as ample gated parking. Secondly, the unique selling point with Apple Tree Barn is that there will be planning permission for a new build detached dwelling within the grounds/land. The proposed dwelling is of a similar size to Apple Tree Barn with proposed plans indicating a hall, cloakroom, contemporary open plan living kitchen, utility room, four double bedrooms, two ensuite shower rooms and a house bathroom. The accommodation is predominantly on the ground floor to enable single level living, either now or in the future. The combination of two properties will appeal to multi-generational family living, those looking to create an investment opportunity for holiday or long term lets ordevelopers seeking their next project as there is undoubtedly scope to add value toApple Tree Barn as well as on the new build development. A rare opportunity indeed in the heart of a village in the much sought after Lune Valley, a treasured and much loved area, between the National Parks of the Lakes and the Dales and within the Forest of Bowland AONB nature and beauty surrounds with a country lifestyle on offer. Vendor Insight We were moving from the city and were looking for village life with a sense of community. Wray ticked all the boxes and weve been very happy here. Theres a lot going on in the village which is great; its been a lovely place to raise a family but were now ready to downsize into our retirement. Location Nestled in the Forest of Bowland an Area of Outstanding Natural Beauty, Wray isthe Scarecrow Village of Lancashire, attracting thousands of visitors every year to itsannual Scarecrow Festival and fair which has been held annually since 1992 duringthe week leading up to May Day. Historically the village was a local textile centre, with silk mills, tanners and coopers as well as clog and basket makers, all taking advantage of the convergence of the River Roeburn and River Hindburn. Truly picturesque, this delightful village has quaint streets where period cottages and houses, conversions and more recent additions all sit side by side. An exceptionally popular village, there is a community run village store (open seven days a week and stocking not just essentials, but local crafts and bike spares as well as offering a dry cleaning service), popular tea rooms and a traditional pub with a reputation for good food. The pre-school, primary school and childrens play area are a great asset for those with children as is the thriving institute which hosts a great array of events and classes. There are also two churches in the village. Surrounded by the lush and undulating countryside of the valley, there are walks for every age, ability and depending on whether you have all day to enjoy or a precious hour before work. Cycling is very popular locally with Bridge House Farm Tearooms a much frequented stop off on longer routes. The village is on the local bus route with services into Kirkby Lonsdale and Lancaster.For older children, school buses stop just a short way along the main street and takepupils in either direction. The Lune Valley is known for its choice of destination foodie pubs with a choice upand down the valley offering taste sensations as well as many more in the nearbymarket town of Kirkby Lonsdale, another popular tourist destination with a varietyof independent shops as well as a branch of Booths supermarket.Those wishing to read more about local events are directed to the village newsletter, the Wrayly Mail, available online and from the shop. Step inside Apple Tree Barn was converted in the mid 1990s and offers character features and great space. Much use has beenmade of stained panel doors, skirting boards and architraves, thick walls provide wonderfully deep window cills and onthe first floor, exposed roof trusses create striking features. Thoughtfully laid out, its a practical layout that works well, providing a degree of flexibility, especially on the ground floor with two separate reception rooms as well as a spacious dining kitchen. For those seeking a more open plan layout there are certainly opportunities to open up spaces as well as introducing more contemporary finishes and appointments. The tall former barn opening now creates an inset entrance with a flagged floor, providing a handy shelter from the elements. Step into the hallway and the staircase design is an attractive feature. Centrally positioned, all rooms lead off the hall and theres the first of two cloakrooms with a loo and wash basin. The characterful sitting room is a cracking family space, generously proportioned its a super room for cosy family nights by the open fire set within a fabulous stone fire surround and chimney breast. Lending itself to entertaining with plenty of room for friends to gather the room easily accommodates both seating and dining areas and also has a triple aspect with glazed doors opening to the seating terrace in the main garden. The heart of any home, the dining kitchen is a lovely, light and sociable room with an island unit incorporating a breakfast bar as well as plenty of room for your table and chairs perfectly positioned to look out to the lovely, landscaped garden. From the kitchen, double opening glass paneled doors open to the second reception room. This is a very versatile room and has seen life as a formal dining room, playroom and as it is now, a cosy snug. A charming pine fire surround with Victorian style inset tiles houses a gas flame effect fire for convenience on a day-to-day basis. Combined with the kitchen it would create a cracking open plan living kitchen. Leading off the kitchen is a utility room, a superbly practical space with access to a small courtyard situated at the rear of the house where the bins are stored and which has a handy gate if you are walking into the village. With a stone flagged floor and Belfast sink, it has plumbing for a washing machine and a vent for tumble dryer. A cupboard houses the boiler and makes the ideal spot for airing towels and drying off wet outdoor clothing. The large boot room is an equally great space, again with a hardwearing stone flagged floor, perfect when arriving home in muddy boots or with dogs or prams. Theres excellent storage space here and a second cloakroom with a loo and wash basin, handy if youre out in the garden. From the boot room a door leads to the integral garage. Best described as a generous single there is ample room for a car and room still to accommodate storage either side as well.