Horns Lane, Goosnargh, Preston, PR3

Price £975,000

5 Bedroom House For Sale in Horns Lane, Goosnargh, Preston, PR3

Four high specification five bedroom, five bathroom, luxury homes situated on an exclusive gated development close to Preston and the Ribble Valley. These individually designed homes will be finished to the highest standard, affording luxury fitments together with the latest home automation control system. Each design is reflective of today's modern living style and takes advantage where possible of the superb rural views.
Horns Fold is the latest development by J Townley Ltd a local building firm with a reputation for quality and with a proven track record.
Enquire today.

The common theme for this development is quality, from decoration to fixtures and fittings and generous PC sums for kitchens, and bathrooms the development is sure to impress.
Each property follows a similar design, but each house design is different with different plot sizes and orientation.

The properties are all three story and are of a contemporary design with impressive front and rear elevations containing substantial glazed elements to enhance the light internally. Each property has spacious living accommodation on the ground floor, four bedrooms and four bathrooms to the first floor and a master suite on the 2nd floor comprising spacious double bedroom dressing room and en suite bathroom. All houses have a substantial double garage and Plots 1 & 2
have a storage room (suitable for a different use)above the garage.

Please see floor plans site plans for specific designs.

The floor areas of each plot are as follows:-

Plot 1 – 325 sq m / 3505 sq ft
Plot 2 – 332 sq m / 3577 sq ft
Plot 3 – 290 sq m / 3132 sq ft
Plot 4 – 291 sq m / 3142 sq ft

The properties are orientated towards the views with plots 1 & 2 having South West facing rear gardens and plots 3 & 4 having larger fore and side gardens to take advantage of the sun light. All Plots have a private terrace to the rear accessed from the kitchen dining area through modern sliding doors.

All houses will briefly comprise:-

Spacious hallway with cloakroom / W.C. Open plan kitchen / dining room with snug to one end, there is a utility room off the kitchen with a shower room and internal access to the garage. The living room located to the rear of the houses overlooking the garden is accessed via the rear hallway and there is a separate study of generous proportions.

To the first floor there are four double bedrooms three with their own bathroom facilities, the fourth bedroom has use of the house bathroom.

To the second floor is a master suite with ensuite bathroom and separate dressing room. There is ample storage on the second floor with store cupboards built in to the roof space.

Externally the properties are each located on a substantial plot which is orientated towards the views. Each house has a private terrace to the rear accessed from the kitchen and living room through modern bi folding doors.

To the front there are spacious driveways providing access to the large double garage and enclosed front garden.

External Facade
Natural stone coursed walling to external walls.
Remainder of external walling finished in acrylic, through colour rendering system. Natural cut stone sills/jambs/mullions/heads to most window and door surrounds as per elevation drawings.
Natural cut stone quoins, banding and parapet features.
Chimneystack is taken up above plinth in matching natural coursed stonework.
Gutter line is formed with exposed timber spar feet and fascia painted white.
Cast iron effect black PVC gutters and down spouts.
Roofs finished in grey natural Spanish slates together with a dry ridge system carrying grey capped ridging.

External Doors & Windows
Bespoke, factory finished, hardwood timber windows, French doors and external doors manufactured by Sanderson of Inglewhite, incorporating efficient low e double glazed units.
Utility and Garage personnel doors are once again factory painted hardwood.
The roof windows to the 2nd floor areas by Velux, grey external, white internal finish.
Garage doors are Hormann thermally efficient composite, of sectional design, and electrically operated.

Driveways/Groundworks/Fencing/External Lighting
All driveways are to be finished in permeable paving.
Natural Indian stone paving flags form paths to the side and rear patio areas. Total meterage allowance of 100sqm per plot.
Plot dividing fences to rear gardens are close boarded & tanalised.
Front boundaries of newly planted hedgerows.

Surface water drainage is provided via standard collection components, piped into underground communal mains drainage system that discharges into localized water courses.
Waste Water is to be collected via standard components and discharged to a communal foul water treatment plant.

Options for customer to choose design and specification of new staircases. An allowance of £8,500.00 for the manufacture and installation.

Home Automation (HA System)
An intelligent package is hard wired into each home enabling residents to relax in the comfort and knowledge that their new Smart Home is being controlled & managed as per individual requirements. The system provides for video and SMS alert notification including remote mobile activation and monitoring.
The system can be tailored and enhanced to meet the customers individual requirements with options beyond the standard heating and electric controls. For example electric blinds, security system, audio visual enhancements.

Wet rooms/Bathrooms/Shower Rooms/WC's
An allowance of £10,000.00 is included for sanitary ware, including shower controls, valves, and taps.
Shower areas are all constructed as Wet Rooms complete with tiled floor forming trays. Safety glass shower screens.

All ground floor areas are tiled with exception of garage and garden store. Bathrooms/En-suites/Shower Enclosures come complete with fully tiled walls and floors.
Separate WC'S to have tiled splash back provided to basins.
A provisional allowance of £30 per sqm for the supply only cost of tiles.

A PC allowance of £30,000.00 is included for supply and fitting of Somax Kitchen and Utility units, this figure is to cover base/wall units, plinths, cornice, pelmets, natural stone worktops, splash back, Neff appliances & Franke double composite coloured sinks. A complimentary coloured splash back is allowed for above Kitchen worktops.

Heating of the property is to be supplied via a sustainable 'Green' energy package. Options available for heating of the property via sustainable 'Green' energy.
Under floor piped circuits provide heat to habitable rooms on the ground floors.,
Wall hung radiators are utilized on the same system for the upper floors.
Towel warmers are fitted to all En-suite bathrooms, Shower Rooms & WC's.
Heating operation is controlled using the HA System.

Mains operated Fire & Smoke detection equipment is installed where appropriate to meet Building Regulation requirements.
Schedule of proposed electrical fittings is set out in the separate Electrical Schedule. Further details on request.

Internal Doors & Ironmongery & Joinery
Customer choice on internal door range. Provisional allowance of £100.00 per door.
Ironmongery is polished or satin chrome, with a choice of styles.
Skirtings' to be 150mm high painted MDF, choice of customer from Chamfered, Ogee, Torus ranges. Matching 75mm MDF Architraves.
Internal window boards to be 25mm thick painted MDF. Skirtings' to be 150mm high painted MDF with matching 75mm Architraves.
Internal window boards to be 25mm thick painted MDF.

Ceiling and walls are decorated using matt emulsion.
White matt to ceilings and walls to customer's choice?
Any natural finish components (eg doors, staircases) finished in Diamond satin glaze.   
Remaining woodwork carries a white satin paint finish.

Site Boundary, Lighting, Planting & Access
The site is a gated community. Vehicular entrance and egress is via the site security gates at the Main Entrance.
Pedestrian access is also gained at the Main Entrance.
Generous planted areas are to be introduced with new tree planting to each plot.
Newly planted hedge forms the front boundaries.
The main access road will be un-adopted and be lit using ornate lighting standards.

Each Home has the benefit of the latest IR passive detection intruder alarm system.
Security camera provided to cover front and rear of property.
This can be enhanced via the HA System to include additional CCTV, gate entrance operation, front door entrance and SMS alert notification.

Lounge Fire
The lounge chimney is constructed utilizing a class1 flue system, enabling the installation of either a traditional solid fuel fire or a wood-burning stove.

Juliet Balconies
Glazed Juliet balconies with stainless steel fixings are provide to the 1st floor French Doors.

Mains electricity and water are on site, and connected to each home.
The foul waste sewer is to be pumped to a communal foul water treatment plant.
Surface water will be attenuated and delivered into the local ground drainage system.

Construction warranty compliant with mortgage guarantee scheme provided by Advantage for 10 years.

The developer is keen to build a house to a personal specification for each client. If you wish to enhance the property further the developers will quote for the desired works, any increased costs must be agreed and paid for prior to the work being carried out.

The Home Automation System has the ability to be expanded to cover a wide range of options. Please discuss your requirement with the sales agent.

Service Charge

The development is a gated community and as so is not adopted by the local authority.
The maintenance of the road, pavement, sewer pump & street lighting, together with upkeep and tendering of the landscaped areas will be carried out by the site service company. An annual contribution is required to contribute towards these costs ( TBC ).

Reservation Procedure - A contract of sale will only be issued to those parties able to proceed with the purchase on the expectation that an unconditional exchange of contracts can be achieved within 6 weeks of the issue of contract documentation. A non - refundable reservation fee of £25,000 is payable to ensure purchasing exclusivity prior to solicitors being instructed. Further details upon request.

The development is 2.8 miles from Longridge and 8 miles from Preston city centre. Longridge is a small market town close to Preston 8 miles East of the city. The town is the local centre of the rural farming community and has a mixture of shops, supermarkets, schools and service businesses, which thrive in this energetic environment.

Adjacent to the development is The Horns Inn which is soon to be redeveloped in to a gastro pub. This well known pub and shop development will provide excellent local amenities and provisions on the doorstep.   

Clitheroe is 30 minutes' drive away and offers a varied range of amenities including an excellent range of shops, bars, café's and salons as well as supermarkets and the impressive Bowland Brewery leisure complex. The area is a renowned "Foodie Heaven" with excellent pubs and restaurants many set within the ANOB area of the Trough Of Bowland. The Ribble valley is an affluent area with a café culture and rural heritage and is a desirable and aspirational place to live and visit.

East Lancashire, Manchester and Yorkshire business centres as well as the northern motorway network are within striking distance. Travel distances are approximate, Blackburn 17 miles / Preston 9 miles / Manchester 42 miles / Lancaster 23 miles Manchester International Airport 46 miles/ Kendal and the Lake District 60 miles. M6 North and South 6.5 miles.

Schools locally have an excellent reputation and there is a wide variety of both state run and independent to choose from. There are numerous village primary schools and secondary schools at Longridge as well as highly regarded public schools including Stonyhurst and Kirkham Grammar School



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