Ballam Oaks, Lytham St. Annes, FY8

Reception Hall

Secure large solid oak external door to the front with double glazed windows to either side. Oak staircase leading to the first floor. Coving, oak flooring, high skirting and feature large pendant ceiling light. Oak internal doors lead to the following rooms:

WC

Two-piece Villeroy & Boch white suite, comprising: large vanity unit with inset wash hand basin, sensored lighting and wall mounted Hansgrohe chrome mixer tap; WC with concealed cistern and wall mounted dual push button flush. Tiled flooring, part tiled walls, coving, spot lighting, extractor fan, chrome ladder style towel radiator, wall mounted Villeroy & Boch illuminated mirror, and sensored lighting.

Snug

Double glazed windows to the front and side. Feature stone fireplace with brick-built recess housing wood burning stove. Coving, spot lighting, ceiling light, built-in speakers to ceiling, oak flooring, high skirting and two TV aerial points. Oak glazed double doors lead to:

Open Plan Living Dining Kitchen

Open Plan Living Dining Kitchen

Further oak glazed double doors from the Reception Hall.

Living Dining Area

Double glazed French doors to both sides, and windows to the side and rear, affording plenty of natural light whilst optimizing on the beautiful garden views. Central exposed brick feature wall housing wood burning stove, with LED lighting. Coving, built-in speakers, ceiling lights, spot lighting, oak flooring and high skirting.

Kitchen Area

Double glazed windows to the side and rear, overlooking the beautiful gardens. Range of bespoke fitted wall and base units incorporating matching large island, breakfast bar, Dekton work surfaces, under mount Shaws ceramic sink with mixer tap, and smaller Shaws under mount ceramic sink with Quooker instant boiling and filtered water tap and Insinkerator waste disposal unit. Miele integrated appliances include: wine cooler, refrigerator, freezer with ice maker, double ovens with warming drawers, induction hob with integrated vapour extraction. Concealed cutlery draws and pull-out bin stores and hidden pantry with work surface, sensored light, power sockets and integrated microwave. Oak flooring, spot lighting, contemporary ceiling lights, and built-in speakers. Door to:

Utility/Boot Room

Further door from the Reception Hall. Secure oak external stable door to the side. Double glazed windows to the front and side. Matching range of bespoke fitted wall and base units incorporating wardrobes, cloaks area with bench seating, solid wood and Dekton work surfaces, and under mount Shaws ceramic sink with mixer tap. Miele washing machine and tumble dryer, and undercounter fridge. Coving, large format stone tiled flooring, high skirting and spot lighting.

First Floor Galleried Landing

Double glazed window to the front. Aforementioned oak staircase from the ground floor and feature large pendant ceiling light. Spot lighting, oak flooring, and high skirting. Loft access hatch with pull down ladder leads to a large loft space with built in storage. Oak internal doors lead to the following rooms:

Master Bedroom

Double glazed windows to the front and side. Oak flooring, high skirting, coving, ceiling light, spot lighting, built-in speakers and two TV aerial points. Door to:

Dressing Room

Double glazed window to the side. Sliding double oak doors reveal a fully fitted dressing area with open wardrobes, shelving and drawers. Oak flooring and spot lighting. Door to:

Ensuite Bathroom

Double glazed window to the front. Five-piece Villeroy & Boch white suite, comprising: freestanding oval bath with wall mounted chrome mixer tap and handheld shower attachment; walk-in shower area with glass screen, wall mounted thermostatic chrome controls, handheld shower attachment and overhead rain shower; wall mounted Villeroy & Boch double vanity unit with sensored lighting housing inset twin wash hand basins and wall mounted Hansgrohe chrome mixer taps; and WC with concealed cistern and wall mounted dual push button flush. Large format marble effect tiled walls and flooring, sensored spot lighting, built-in speaker, chrome ladder style towel radiator and large Villeroy & Boch illuminated mirrored vanity cabinet housing electrical and shaver point.

Bedroom Two

Double glazed windows to the front and side. Carpeted flooring, coving, high skirting, spot lighting, ceiling light and TV aerial point. Sliding oak door to:

Ensuite Bathroom

Double glazed window to the side. Four-piece Villeroy & Boch white suite, comprising: freestanding oval bath with wall mounted chrome mixer tap and handheld shower attachment; walk-in shower area with glass screen, wall mounted thermostatic chrome controls, handheld shower attachment and overhead rain shower; wall mounted Villeroy & Boch vanity unit with sensored LED lighting, wash hand basin and wall mounted Hansgrohe chrome mixer tap; and WC with concealed cistern and wall mounted dual push button flush. Large mirrored vanity cabinets with LED lighting, spot lighting, chrome ladder style towel radiator, and large format marble effect tiled walls and flooring.

Bedroom Three

Double glazed windows to the side and rear, with beautiful rural views. Carpeted flooring, coving, spot lighting, high skirting, ceiling light and TV aerial point. Sliding oak door to:

Ensuite Shower Room

Double glazed window to the side. Three-piece Villeroy & Boch white suite, comprising: walk-in shower area with glass screen, wall mounted thermostatic chrome controls, handheld shower attachment and overhead rain shower; wall mounted Villeroy & Boch vanity unit and mirror with sensored LED lighting, wash hand basin and wall mounted Hansgrohe chrome mixer tap; and WC with concealed cistern and wall mounted dual push button flush. Wood effect tiled flooring, stone effect tiled walls, wall mounted illuminated mirror, spot lighting and chrome ladder style towel radiator.

Bedroom Four

Double glazed windows to the side and rear. Range of fitted wardrobes, carpeted flooring, coving, ceiling light, spot lighting, high skirting, and two TV points and a telephone point. Oak sliding door to:

Ensuite Shower Room

Three-piece Villeroy & Boch white suite, comprising: step-in shower enclosure with sliding glass doors, wall mounted thermostatic chrome controls, handheld shower attachment and overhead rain shower; wall mounted Villeroy & Boch vanity unit with sensored LED lighting, wash hand basin and wall mounted Hansgrohe chrome mixer tap; and WC with concealed cistern and wall mounted dual push button flush. Fully tiled walls and flooring, recessed shelf, wall mounted mirrored vanity cabinet with sensored LED lighting, chrome ladder style towel radiator, and spot lighting.

External

This warm and welcoming family home sits within beautiful, wrap-around professionally designed and landscaped gardens, expertly designed with privacy, tranquillity and relaxation in mind. A block paved sandstone secure gated driveway provides off road parking for multiple vehicles and leads to two garages. To the front and side of the property are large open porches, providing perfectly placed shelter. Sandstone patio areas provide the ideal spot for entertaining, with a lawned area with well stocked bordering plants, trees and shrubbery. Four raised vegetable/fruit garden bed with pebble surrounds lead to a gated shared green space/orchard for the exclusive use of Ballam Oaks residents. Attractive large fish pond with cascading water feature, four further water features, wood store (providing ample space for fire wood), external power points, hot and cold water taps and further external water tap. Fantastic range of external lighting throughout the garden operated through the Rako system, brings the garden to life at night.

Garage One (Double Garage)

Hormann electric up and over door to the front. Secure oak external stable door to the side, double-glazed window to the rear. Range of fitted units, large ceramic sink with hot and cold water, and potting area. Non-slip R-Tile flooring, strip lighting, power and loft access hatch with pull down ladder leading to a boarded loft space with double-glazed window at front.

Garage Two (oversized single garage)

Hormann electric up and over door to the front. Secure oak external stable door to the side and double-glazed window to the rear. Strip lighting, water tap, power, non-slip R-Tile flooring, and wiring in place for electric car charging point. Wooden staircase leading to:

First Floor Room

Currently used as a gym, this large room would suit any number of uses, such as a home office, games room or further conversion to a guest suite/annexe. Double glazed windows to the front and rear. Spot lighting, wood effect vinyl flooring and power.

Additional Information

Air source heating (underfloor) throughout the home.

Fresh air circulation/exchange.

‘Rako’ mood and energy efficient lighting to the ground floor, upper landing and externally.

‘Sonos’ sound system with upgraded speakers.

CCTV/security system.

Security gate to development entrance and second security gate to property.

No chain.

Electric blinds in every room.

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