Preston, Lancashire

Board House Reservoir Road | Barnacre | Preston | Lancashire | PR3 1RP

BOARD HOUSE

Welcome to Board House, Reservoir Road, Barnacre, Preston, PR3 1RP

When asked what they will miss the most when they sell Board House the owners replied “What won’t we miss?” We can absolutely appreciate their point; there are so many aspects of life at Board House that are matchless and unrepeatable.

Within the AONB, the unique selling points are probably the location and the views – together they provide privacy, seclusion and an ever changing vista that encompasses the reservoir and the majestic Bowland Fells.

Board House, as the name suggests was built in the late 1800s as a meeting house for the board members of the local water company, hence the commanding position overlooking the adjacent reservoirs. It is a handsome property, stone built with dressed quoin stones and lintels all under a slated roof. Internally there are further displays of the Victorian architectural credentials of the house although the overriding feel is of a light and bright, contemporary family home.

Purchased by the current owners in 2012, they set about a thorough programme of high quality refurbishment which included the conversion of an existing garage to a dining kitchen, new double glazed windows, oak internal doors with chrome handles, floor coverings (many are hardwearing and good looking Karndean), sanitary fittings (in all bath, shower and cloakrooms), oak radiator covers and brushed chrome sockets and switches in the primary living areas, an impressive oak open riser staircase and decoration from top to bottom. They added the Dunsley multifuel stove in the sitting room and relined the flue.

Externally works saw the construction of the various terraced seating areas along the rear elevation and complementary flagged area along the drive, creation of the spa room and the kitchen garden.

The main house offers a sitting room, dining room, snug, dining kitchen, laundry room and cloakroom on the ground floor. The bedroom accommodation is over two levels and provides a main ensuite bedroom, two further double bedrooms, a fourth single and a house shower room. The annex provides a sitting room, dining kitchen and utility room, garden room, double bedroom, shower room and cloakroom.

Gardens surround the house and provide lawns, seating terracing, a kitchen garden and off road parking.

It’s a one off property in an unrivalled setting.

Of all of the properties we’ve lived in, this has been the love of our lives.

We never tire of the view. It’s different season by season, day by day, hour by hour.

When we first saw the house, we knew it would work for our family. The annex has been invaluable. Initially it enabled multi generational living and for us to provide care for our elderly parents. More recently it’s come into its own again for when guests stay as they can do their own thing; come and go as they please and be as independent as they like. It’s a great arrangement that suits everyone.”

Ensconced in the stunning landscape of the Forest of Bowland Area of Outstanding Natural Beauty, with Board House you are buying privacy and seclusion but not isolation.

Garstang is good on a daily basis for everyday needs; there are branches of Booths, Sainsbury’s and Aldi supermarkets and a great weekly market. The town has an active local community and holds many events throughout the year such as the Legend Fires Car Rally, the Children’s Festival, the Scarecrow Festival as well as several special events at Christmas time.

If the bright lights beckon, then both Lancaster and Preston have much to offer all generations with an established cultural and music scene, bars and restaurants offering cuisines from around the world, an excellent range of high street and independent shops, a comprehensive offering of professional services, further education and good healthcare with both private and NHS hospitals.

Whether you need to travel for business or love to get out and about for pleasure, transport links are to hand with convenient access onto the M6 at J33 and there are train stations on the main West Coast line at both Lancaster and Preston. London and Edinburgh can easily be reached within 2.5 hours by train, while Manchester is under an hour, bringing travel for work and pleasure in easy reach.

Before we retired we were commuting and we found the drive gave us the opportunity to decompress from work and be relaxed by the time we got home. We purposefully created a haven for ourselves that was our antidote to a busy life.

We love the privacy that the location brings. We never feel cut off, you can get milk and paper deliveries and of course the supermarkets all deliver.”

Step inside

The solid oak front door opens to an entrance hall which has Karndean oak look flooring laid in a herringbone design with smart border detailing. The flooring continues into the three reception rooms; the sitting room is an impressive space with a vaulted ceiling and a whimsical minstrel’s gallery. The dining room is a through room and has a weathered red brick fire surround fitted with an electric stove and there’s a Victorian stripped pine alcove cupboard; off here is the snug, a cosy room for watching TV.

The sociable dining kitchen has a WOW factor, along the far wall are bi-folding doors which capture the reservoir and fell views and open to a seating terrace. Cabinets are fronted in a combination of oak and cream painted doors and there are stunning ‘cosmic black’ granite worktops. The island unit extends to a dining table which seats four or five, set at a slightly lower level here diners can not only eat, but also watch the pop up TV screen. In terms of appliances there are two fridge freezers (a Siemens and a Bosch), a pair of Siemens electric ovens, a separate Siemens combination microwave/oven, a fitted Siemens coffee machine, a Bosch dishwasher, Capel wine cabinet, an instant hot water Quooker tap and a Siemens induction hob over which is an elegant curved Britannia circulation fan. Under unit and kickboard level lighting add atmosphere after dark and there’s a Karndean light oak look herringbone floor. The laundry room is fitted with a wall of tall cupboards which when open reveal a Hotpoint washing machine and Grundig tumble drier. The cloakroom has a two piece suite.

The main bedroom enjoys a private balcony through the French windows and a view from the bed of the reservoir and fells; how wonderful to have this sight first thing in the morning as you rise. A double wardrobe is set into the eaves to maximize space. The bedroom enjoys a large ensuite bathroom with a contemporary double ended bath, separate shower cubicle with Grohe rainfall shower, vanity unit, loo and bidet.

There are three further bedrooms; two doubles both of which enjoy the same cracking views. The fourth single bedroom has a Karndean floor and is currently used as an office with a tall shelved store cupboard. The house shower room serves these three rooms and has a cubicle with a Grohe rainfall shower, vanity unit and loo.

The Annex

The annex is on the ground and lower ground floors. It is approached either off the main entrance hall or externally enabling it to be self contained. Karndean herringbone styled flooring continues through into the hall and sitting room for a seamless look. With plenty of windows, the sitting room is light and airy with a cracking view of the reservoir and a private balcony with glass and chrome balustrade. From here a set of stairs with an oak balustrade lead down to the dining kitchen.

Also on the ground floor and enjoying the view is a double bedroom. The shower room has a shower, vanity unit and loo.

On the lower ground floor it’s all about the view in the dining kitchen too as one wall is filled with bi-folding doors which command an excellent outlook across the garden to the Bowland Fells and open to the flagged seating terrace. The kitchen has solid oak fronted cabinets and grey, cream and tan granite work tops. Appliance wise there is a Rangemaster electric range cooker with Rangemaster circulator hood over, American style Daewoo fridge freezer and a dishwasher. The flooring is Karndean which then extends through a wide square opening into the garden room which enjoys a lovely aspect out to the garden and has a glazed lantern incorporated into the roof design so you can gaze up and watch the clouds drift by overhead.

The annex has a laundry room with a Hotpoint washing machine, White Knight tumble drier and under counter freezer. There’s a cloakroom with two piece suite and access from here into the undercroft storage space.

The sitting room is probably our favourite room, it has great character with the bay window, the high ceiling, the little gallery and the st ove. It looks wonderful all decorated for Christmas.

First thing in the morning we get the sun on the terrace outside the kitchen so it makes the perfect place for breakfast in the warmer m onths. We enjoy the last of the rays by the front door so we put a seat there.”

Step outside

Gardens are mainly to the west and north of the house and include large areas of lawn (the owners have invested in a pair of robotic mowers so they can have all of the enjoyment and satisfaction of neatly kept lawns, without any of the work) and a small copse of silver birch trees.

There are a series of flagged terraces along the rear elevation offering a choice of seating areas. The views extend across the garden and reservoir to the mighty Bowland Fells.

Providing a lifestyle that promotes rest and relaxation is the spa room which houses a six seater hot tub. Bi-folding doors open to the garden so you can enjoy a soak whatever the weather. For convenience, there’s a cloakroom and changing area. Across the lawn is a hexagonal wooden summer house, the view from here is equally impressive and there’s temporary power and light for use when hosting events.

The “Cottage Garden” is through a stone arch and where the owners have created their kitchen garden. The poly tunnel (7m x 4.2m) is home to a thriving grape vine and within a rabbit proof fence are raised beds and a greenhouse. Separately fenced off is a wildlife pond with small jetty, all the better for observing the fish, dragon flies, ducks and swallows who nest in the row of former wooden stables which now provide good storage and a workshop, here there is power and light supplied.

Along the side of the drive is a flagged area, edged with stone setts. Here you’ll find the untethered EV charging point.

Around the property there are external carriage style lights and PIR lights. There is a screened area along the westerly elevation that houses the bins, a fuel store and the boiler house. A second screened area to the east conceals the oil tank. Two outside water taps.

There are two small parcels of land that are rented from United Utilities. The first is opposite the house and is referred to as “The Children’s Garden” as it has made a great pitch for ballgames when the grandchildren come to visit. The second lies to the west of the kitchen garden and is known simply as “The Field”, it provides a second lawn, caravan hookup point for power and caravan parking bay (covered by the CCTV). The rental agreement doesn’t allow animals to graze, but otherwise, it would be up to you how you used this land, or indeed if you wished to continue with the arrangement.

The wildlife in the garden has been wonderful, we get visiting roe deer, hares and rabbits and any number of garden birds. We’ve seen ospreys on the reservoir. In springtime we hear the lambs across the field.

We’ve loved growing our own fruit and veg in the kitchen garden. The grape vine is very productive, we end up giving big bunches of red grapes away.

We love sitting on the balcony in the evening – the view, the stillness and the wildlife are all magical.

We’ve had some great parties here; for our son’s 30th birthday we placed a marquee on the front lawn; and have had it on the back lawn for a different occasion. Inside and out, it’s a great house for entertaining.”

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 20.07.2023

FURTHER INFORMATION

On the road

Garstang 5.1 miles

Scorton 4.6 miles

M6 J33 7.5 miles

Lancaster 11.5 miles

Preston 12.4 miles

Manchester 47 miles

Manchester airport 54 miles

Liverpool airport 60 miles

The above journey distances are for approximate guidance only and have been sourced from the fastest route on the AA website from the property postcode.

Rail Journeys

Based on approximate direct train journey times from Lancaster station. Train service durations vary, please check nationalrail.co.uk for further details.

Services

Mains electricity and water (not metered). Private drainage to a series of two tanks, located within the boundary.

Oil fired central heating from a Worcester boiler located in the boiler house in the garden. There’s electric underfloor heating in the main kitchen.

Broadband

Full fibre broadband provided by B4RN (Broadband for the Rural North) www.B4RN. org.uk.

48mins

Manchester (Piccadilly)

2hrs 11mins

London (Euston)

2hrs 30mins Edinburgh

Directions

what3words: ///plausible.wicked.willing

Local Authority

Wyre Council

For navigation purposes only, we recommend you use the postcode PR3 1UJ, this will take you to Calderside Farm. With the farm on your right, drive past the farm for approx. 200 meters and look out on the left for the Barnacre & Grizedale Reservoir sign. Turn left here go over the cattle grid and follow the drive along the side of the reservoir to the house at the end on the right, this is Board House. It’s worth looking right at this point as the view over the reservoir to the Morecambe Bay and then the Lakeland fells beyond is particularly stunning. If you are coming from Lancaster over Harris End Fell the reservoir turning will be on your right just before you get to the farm.

External CCTV accessible via phone app

Local leisure activities

Trout fishing on Grizedale Lea through membership of the Prince Albert Angling Society

Barton Grange Garden Centre - café and restaurant, farm shop, cook shop, cinema, bowling, curling, crazy golf and marina

Beacon Fell Country Park and the Bowland Visitor Centre

Primary

Calder Vale St John’s CoE Primary School

Secondary Garstang High School

Royal Lancaster Grammar School and Ripley St

Thomas Academy

Places to eat

The Fleece Inn, Dolphinholme

Pipers Restaurant, Garstang

Bay Horse Inn, Bay Horse

The Barn, Apple Store and Daisy Clough, all at Scorton

Billy Bob’s American Parlour, Myerscough

The Inn at Whitewell, Forest of Bowland

Great walks nearby

Golf clubs at Lancaster and Garstang Council tax band G

There are acres of open access land nearby ensuring you can walk for miles hardly ever seeing anyone

Nicky Nook - a small fell (214 metres) on the very western edge of the Forest of Bowland

Harris End Fell and Grizedale Head - a local circular trail

Registered in England and Wales. Company Reg No. 4270819 Registered Office: Ellerthwaite Square, Windermere, Cumbria, LA23 1DU copyright © 2023 Fine & Country Ltd.

Included in the sale

Fitted carpets, blinds, light fittings and kitchen appliances as described. A marquee (just so that you too can be ready for a party in the garden!) would be additionally available by way of further negotiation as would the two robotic Stihl mowers and some items of furniture, please ask the Agents about any pieces that catch your eye.

Guide price £950,000

FINE & COUNTRY

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We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.