SITUATION Balla Wray is set within stunning landscaped grounds in a tranquil elevated position with spectacular views over Lake Windermere, England's largest lake. Set within mature woodland above the western shoreline, about 4 miles south-east of Ambleside, this fine residence has one of the most spectacular vistas in the Lake District. Ambleside lies at the northern point of the lake and is a delightful town providing for all day to day necessities. Within the Lake District National Park, the town is within reach of all that the Lakes have to offer and can be reached by train from London via Oxenholme Train Station and a direct link from Manchester Airport. The M6 junction 36 is 23 miles away and places the town and the property within reach of the North's principal cities.

HISTORY AND DESCRIPTION Undoubtedly one of the finest homes in the Lakes, Balla Wray is a magnificent stone built residence with a separate three bedroom cottage all set within stunning grounds of nearly two acres. The lease on a boathouse and jetty on the lakeside are included within the sale.

Originally built around 1870 for a family from the North East of England as their summer residence the accommodation extends to nearly 9000 sq ft arranged over three floors with wine cellar and pantry below.

The main residence has recently been completely refurbished to an exceptionally high standard whilst retaining the grandeur of the original Victorian design, with the principal rooms enjoying un-interrupted views over Lake Windermere. Balla Way has been beautifully and thoughtfully redesigned to provide the ideal house both for entertaining and family living with 5 principal bedroom suites, many with either William Holland or Drummond baths including the master bedroom suite which occupies the entire west wing. The second floor additionally has a home office and an adjoining filing/hobbies room, perfectly placed away from the main living areas of the house.

Technology has been integrated into the refurbishment with Lutron lighting and an integrated audio/visual system. The family kitchen is bespoke by Chalon and the bathrooms throughout all of which are en suite, are exquisitely appointed.

A small cottage or bothy behind the main house has a sizeable store/extra dog room, gardeners w.c. and a boiler room with an external staircase leading up to a gym at first floor level.

A boat house with a wet dock and jetty lie on the lakeshore and are under a long lease from South Lakeland District Council.

Offered as a second lot, by separate negotiation, Balla Wray Cottage stands to the west within its own gardens and has a separate driveway to the main house. A charming three bedroomed property extending to about 1800 sq ft it would serve as supplementary accommodation perfect for holiday lettings, staff/guardian quarters or for dependent relatives.

ACCOMMODATION A recessed loggia style entrance porch opens through to the reception hall with polished stone floors and a traditional staircase leading off. To the left of the hall is the cloakroom with a personalised Balla Wray W.C. and a wonderful marble period fireplace with a cast iron inner.

The Chalon bespoke fitted dining kitchen lies to the left off the hall and has granite and oak surfaces, wide oak floorboards and a super stone fireplace with a wood burning stove. The kitchen is fitted to the highest standard with twin drawer Fisher & Paykel dishwashers, a professional Wolf range and a Sub-Zero larder fridge with freezer drawer. The large oak topped island is the centre piece and there is a generous dining area for informal meals and entertaining.

The principal reception rooms include a morning room with a dual aspect bay to the front and side with French doors opening to the terrace and window seating to enjoy the views over Lake Windermere. This room opens to the formal dining room with a deep bay and French doors opening to the terrace. An inner hall area leads through to the sitting room, a particularly comfortable room with a bespoke oak AV cupboard, two windows overlooking the lake and a double sided wood burning stove with a stone fireplace surround that links through to the games/music room. A door off to a passageway leads to the vaulted double garage with
automated twin doors and scope to create further accommodation above. The AV plant room lies off the garage along with the Lutron lighting system control. The rear entrance hall also has a door to the games room, and leads through to the kitchen, a laundry room and a dog room and has a service staircase to the first floor.

The cellar area has been beautifully renovated to create a reception area with slate flooring which extends through to two rooms, both with double iron gates. The wine cellar has racking and Lakeland Slate shelves along with an oak dresser cupboard with a glass wash sink and tasting table.

The pantry room has bespoke oak furniture including a zoned wine fridge, slate shelving and pantry cupboards flanking a dresser area with basket storage.

The first floor landing approached by the main staircase is flanked by two guest suites, one with lake views and a lovely en suite with a roll top Drummonds bath, the other with an Aston Matthews double ended free standing antique style bath and a small dressing room or study off.

The landing leads through to a hall area with sofas and an ironing/linen room opposite the door
through to the service staircase.

The master suite occupies the entire west wing and includes the bedroom area with lake views, a large, beautifully appointed dressing room and an outstanding en-suite bathroom with Oxford Stone tiling, Carrera marble topped twin wash hand basins, a walk in shower and a free standing polished nickel Drummonds bath with an Aqua TV alongside.

On the second floor the fifth bedroom suite has exclusive use of the service staircase which opens into the bathroom area with a beautifully appointed washroom off and double doors leading to the bedroom area.

There are fitted cupboards to the dressing room area which opens to the bedroom with views over the lake.

A door leads through to a landing reached by the principal staircase off which there are large under eaves storage cupboards. The landing leads to the fourth bedroom suite with an adjoining dressing room and stunning en suite bathroom with a William Holland free standing bath.

The home office lies off this landing and as well as having space for a board table has lake views and an adjoining filing/hobbies room.

GARDENS AND GROUNDS The gardens are beautifully landscaped and extend in all to about two acres with a woodland backdrop and include meandering slate and stone pathways though spectacular specimen shrubs and Rhododendrons. The terraces to the front are finished in dressed stone and are inset with manicured lawns and wide steps leading down to the lower garden areas. The gated entrance opens to a gravel driveway and an impressive outcrop of rock lies to the rear of the parking area.

THE BOTHY This stone built two storey building lies behind the main house and has a sizeable store/extra dog room the ground floor along with a boiler room and a gardener's w.c. On the first floor, via an external staircase, lies a fully equipped gym with Velux windows.

GENERATOR ROOM A purpose designed stone building to the rear of the main house, houses a 100 kVA generator that powers the whole house in the event of a power outage.

LOT 2 THE COTTAGE This delightful and pretty cottage lies to the North West of the main house and whilst having its own separate driveway and gardens has a gated access path leading up from the main house.

Stone built, the cottage includes a wide stone terrace to the front with the front door opening through to a hallway with the staircase off. To the left is an office or potential bedroom with a cloakroom/washroom off. A ground floor bedroom lies to the rear with an en suite shower room and fitted wardrobe cupboards. To the right of the hall is the dining room with fitted cupboards and a stone fireplace. A door leads through to the lower living room and one to the kitchen. The kitchen has a range of fitted cupboards and integrated appliances with steps down to a breakfast room/sun lounge with patio doors. A utility room lies off with a door to a cloakroom and w.c.

The living room has a delightful dual aspect with French doors to the terrace. On the first floor there are two further double bedrooms, one with an en suite shower room and a large bathroom with built in wardrobes.

A garage stands alongside the property.

DIRECTIONS From Ambleside take the A593 Rothay Road and after nearly one mile fork left onto the B5286. After about 1.5 miles turn left towards High Wray and after a further 1.4 miles, at the end of the village, turn left and follow the road for about 0.3 miles passing a house and farm buildings before shortly turning left at a large stone sign. The property is immediately in front of you after about 50 yds.

TENURE Balla Wray House and Balla Wray Cottage have the residue of a 99 year National Trust lease from 2013. This was updated and revised by the current owners by an additional 50 years after negotiation with the Trust. The boat house and jetty have the residue of a lease with South Lakeland District Council expiring in 2068.

SERVICES Mains water and electricity.
Oil & LPG gas.
Private drainage.
Generator.
Control centre monitored intruder/fire alarm system.

FIXTURES AND FITTINGS are not specifically described in these particulars are not included in the sale price but may be available by separate negotiation with the owners. Further information should be obtained from the selling agent.

LOCAL AUTHORITY South Lakeland District Council 0845 050 4434.

VIEWING Strictly by appointment with Savills 01625 417450 or Fine & Country Lakes & North Lancs, on 01539 733500.