Welcome to 2 Ashes Barn, New Hutton, Kendal, LA8 0AS
Ashes Barn was split into three individual properties back in 1995, the current owner has updated the characterful conversion and using a gentle palette of colours inspired by nature and the countryside setting has successfully created a calm, peaceful and light filled home that is both inviting and contemporary. With well appointed, spacious and attractively presented accommodation set over three floors there is a versatile layout which offers flexibility. The main living rooms are all on the first floor, the elevated position ensuring that the views can be best enjoyed. The flow of sitting room, dining room and kitchen is sociable and lends itself to both family life and also entertaining. The bedroom accommodation is split between the ground floor and the second floor. It’s a layout that works well; the two double bedrooms on the ground floor rooms would be perfect for teenagers or guests as there’s a degree of independence on offer with a bathroom and utility room (which could be upgraded to a small kitchen). The spacious principal bedroom is on the second floor as well as the fourth double bedroom with Jack and Jill style shower room.
The space on offer externally is well balanced with the generous interior, there is extensive parking, a double garage and a delightful and sunny garden with a choice of three seating terraces, well stocked beds and a productive kitchen garden and greenhouse enabling you to embrace the good life, grow your own and live off the land. In total the plot measures c. 0.44 acre.
Highly accessible for road and rail networks, Ashes Barn offers you the opportunity for a quite life in the country whilst remaining eminently connected.
Location
Country living without the isolation, whether you need to travel for business or love to get out and about for pleasure, transport links are to hand. Ashes Barn is equidistant between access to the national road and rail networks; just 3 miles in opposite directions will take you either to J37 of the M6 or Oxenholme station on the main West Coast line.
New Hutton has the benefit of three great towns nearby for amenities. Kendal (known as the Lakeland gateway town), Sedbergh (a book town) and Kirkby Lonsdale (the gem in the crown of the Lune Valley) have much to offer in terms of retail, social and commercial opportunities. If you have children of school age there are good schools to be found locally. Doctors’ surgeries are in both Kendal and Sedbergh and there’s a hospital in Kendal.
Step inside
A lovely feature of many Cumbrian barns is the slated verandah along the front elevation of what would once have been the shippons housing the cattle; when converted they make a sheltered seating area. Here at Ashes Barn, glazing panels have been added to allow light into the ground floor rooms. As the barn faces east and enjoys the morning sun this verandah makes a great place for a leisurely pot of coffee with the weekend papers. It’s also ideal if you enjoy eating outside but need to factor in the vagaries of the weather.
Stepping inside through the fully glazed door, the spacious and light hall is not so much an entrance as a room in itself. Hardwearing and practical natural riven slate floor tiles in hues of terracotta complement the rich tones of the pine skirting boards and window cills. The windows throughout are double glazed with hardwood frames, many sit under exposed wooden lintels, the texture and patina of the natural wood reflected in the ceiling beams to be found in a lot of the rooms. The staircase balustrade and indeed much of the internal joinery has been painted in Farrow & Ball’s ammonite, a warm shade of very pale grey. There’s a useful understairs store, indeed, it’s worth noting that the barn offers great storage on every floor, which let’s face it, is always appreciated.
There are two double bedrooms on the ground floor; the largest has French windows to outside. The smaller of the two has a lovely view through the verandah to the garden and fells beyond; a tranquil view to wake up to.
There’s a loo on every floor. The bathroom was refitted in 2021 by Signature Bathrooms and provides a touch of contemporary luxury with high quality Villeroy and Boch sanitaryware, Hansgrohe fittings and porcelain stoneware tiles along with atmospheric lighting. Here is the perfect place for a leisurely soak in the double ended bath but if time doesn’t permit then there’s a large shower cubicle. For ease of cleaning, both the WC and wash basin are wall hung and there is a heated towel rail.
Also on the ground floor is the utility room. With a sink unit and fitted cabinets, there is plumbing for a free standing washing machine (Samsung). If a greater degree of independent living was called for, this room would easily upgrade to a small kitchen.
With a nod to the Cumbrian location, the stairs have been laid with a Brockway Lakeland Herdwick wool carpet, the pale grey complementing the internal paintwork. Climb the stairs and look right, there’s a fabulous tall window in the gable end which allows natural light to flood into the stairwell and onto the first floor landing.
Alighting at the first floor and as the stairs continue upwards there’s a second under stairs cupboard. The living accommodation is all on this level and has a circular flow ensuring that whilst the sitting room, dining room and kitchen are all separate spaces they feel connected and work well together to offer a sociable arrangement; perfect for everyday family life or when entertaining. The L shaped sitting room is a cracker of a room, big, bright and light it enjoys the morning sun. The views are far reaching and as the day draws to an end, there are great sunsets to be enjoyed. If you enjoy the crackle of an open fire, then the fireplace will appeal; with a hardwood surround and dark slate hearth there’s an open grate. The wall lights are all set on slate plinths, again, a clever choice to reflect the natural surroundings. Double doors open to the dining room where the floor is lacquered maple. The dining room then opens to the kitchen where classic panel doors have been painted cream and the worktops, upstands and window cill are all granite. There’s a corner carousel to maximise the use of space and all doors and drawers are soft close. Appliance wise, the keen cook will appreciate the Falcon range cooker and there is an integral fridge and dishwasher (both Bosch).
Like the bathroom, the sleek and stylish cloakroom also has Villeroy and Boch sanitaryware with Hansgrohe fittings. Fully tiled and with a matt black heated towel rail, it’s another installation by Signature Bathrooms added by the vendor.
Onwards and upwards to the second floor, the tall stairwell window providing a delightful aspect over the fields towards the village church of St Stephen.
Originally three bedrooms and a shower room, the space has been reconfigured to provide one generous principal bedroom and a second double. The shower room has doors from both the main bedroom and the landing so it offers flexibility depending on your requirements.
The principal bedroom has two east facing windows; lie in bed, cup of morning tea to hand, gaze hypnotically out at the view and contemplate the day ahead. What a marvelous start to any day! There’s certainly no need for curtains at this height, you’re not overlooked and it would be a shame to waste a moment of this magical pastoral view. A chair has been positioned in front of one of the windows, we are reliably informed it makes the perfect place to curl up with a coffee and while away an hour, catch up with emails or devour the next chapter of your book. The carpet is plush, a tactile treat for bare feet and one entire wall is fitted with floor to ceiling solid oak wardrobes.
For comfort, the shower room has underfloor heating and a sleek heated towel rail. There are stylish contemporary fittings; a floating vanity unit, a shower cubicle and WC. Once again, the sanitaryware is by Villeroy and Boch with Hansgrohe fittings.
The fourth double bedroom has a Herdwick wool carpet and a large north facing Velux skylight which looks over to the church, the quality of light here is particularly good; it makes the ideal work space. In this room there’s a door to the under eaves space for easy to access storage and a walk in cupboard on the landing proves to be the ideal drying area, again, all excellent storage.
Barn conversions can be dark, not so here. Windows are generous, rooms are well proportioned. The look is one where contemporary meets character to provide a comfortable modern and well equipped family home, all within a traditional setting.
Step outside
If a garden is more that just outside space for you, then the garden here will no doubt appeal. The owner is a keen gardener which is evident in the planting and careful tending which has created a relaxed and informal setting for the barn. The entrance is gated with a cattlegrid whilst the garden itself is bordered by stone walls so for young children and dogs it can be enclosed, safe and secure offering peace of mind.
Whether it’s a solo coffee, an alfresco lunch for two or evening drinks round the firepit for a crowd there is an outside area that’s ready for purpose. You’ve three seating areas to choose from.
The Lakeland flagged terrace under the verandah is a lovely place to sit, whatever the weather. At the far end of the garden, occupying a choice south and west facing position is a seating terrace laid with riven slate and partially covered with a semi-permanent powder coated steel framed outdoor sail awning. At the height of summer this provides a welcome shaded seating area. There’s room for a variety of seating options here – a relaxed low level sofa as well as a dining set up. Set up a fire pit and enjoy the sunsets with a glass of something chilled. Perfect. Adjacent to this terrace is a trio of silver birch trees, a mighty oak and a selection of evergreen flowering shrubs.
Between these two seating areas is a third, a circular terrace laid with riven natural slate. Nearer the house it’s a great choice for alfresco dining and is surrounded by established planting including a pergola covered by climbing dark pink roses. There’s a super view from here down the garden to the fell.
If you are experienced at growing your own fruit and vegetables or keen to try your hand then there’s a comprehensive set up here. The productive veg and herb garden has twelve larch wood raised beds and there’s an established rhubarb patch and bed of strawberries. The greenhouse (6’ x 8’ powder coated with staging and automatic vent) is currently home to not just tomatoes but cucumber, aubergine and basil plants. Within the garden there are apple, pear and cherry trees and gooseberry and blackcurrant bushes. There are water butts dotted around, a selection of compost bins and a cold frame.
There is a pair of purpose built outhouses, constructed of block with stone facing, slated roofs and wooden doors. One houses the boiler and offers space for garden storage, the second houses the oil tank.
The double garage has an electric up and over door, there’s extensive shelving and a workbench with plenty of space for a freezer. Power, light, water and a skylight.
There’s certainly no shortage of parking, flanked by drifts of fragrant lavender the driveway is laid with limestone chippings and extends to a generous area in front of the garage and house as well as round to the side of the property where a camper van or boat could happily be tucked away.
The gardens are in front of the property and form the first part of the views from the house. Lawns are laid with curvaceous borders which are well stocked with flowering shrubs and herbaceous plants to provide interest and colour all year round all with a backdrop of moss covered Lakeland stone walls. There is a wildlife pond with solar aerator and topped with white lilies.
Services
Mains electricity (smart meter fitted) and water (metered).
Oil fired central heating from a Worcester oil boiler in the outhouse. In the adjacent outhouse, a 1700L oil tank with wireless level monitor in kitchen
Drainage to a septic tank (shared with No.1 and 3 Ashes Barn) with 33% contribution to annual maintenance and repair. The tank is discreetly located within the garden.
Security alarm.
Broadband
Full fibre gigabit broadband provided by B4RN (Broadband for the Rural North) www.B4RN.org.uk. All B4RN customers receive gigabit (1,000Mbps) speed.
Local Authority charges
Westmorland and Furness Council – Council Tax band G
Tenure
Freehold
Included in the sale
Fitted carpets, curtains, black wrought iron curtain poles with shepherd’s crook detailing, blinds, light fittings, integral kitchen appliances and the Falcon 1000 Deluxe Induction cooker. Some items of furniture and the free standing domestic appliances would be additionally available by way of further negotiation. Please ask the Agents about any items of interest.
Directions
what3words: ///again.airbase.these
Use Sat Nav LA8 0AS with reference to the directions below:
Leave the M6 at junction 37 and follow signs for Kendal on the A684. Take the fourth turning on the left; it’s a small crossroads signposted for New Hutton. There’s also a brown sign for The Ashes caravan park at this junction. Nearing the village you’ll spot the church on your left and also the village institute on the right. Continue for around 200 yards and bear left round the corner, Ashes Barn is on the left. Continue past and it’s the second drive on the left with a name plate on the right of the entrance. You’ve arrived. Turn in through the gated entrance and over the cattlegrid and follow the lavender edged drive up to the house.
