Back to Tyning Meadows Sold Price: £1,295,000

Plot 7

Plot 7 is the former Show Home on the development and was the last house to be sold on the Tyning Meadows Development.

Architecturally the design is unashamedly modern in concept but also echoes the solid and trusted Edwardian “villa”- in the strongly horizontal proportions- and deep eaves overhang on the low-pitched slate roofs.


Ground floor

An eye-catching entrance and front door lead to a spacious double height reception hall, incorporating a galleried landing, which is accessed via a generous two flight staircase and features a large picture window.

The largest living area on the ground floor is the open plan kitchen/dining/garden room space which forms the heart of the home. The modern evolution of the traditional “farmhouse kitchen” is where the most family time is likely to be spent. It has glass sliding doors providing a physical and visual connection to the garden, referencing the modern desire for an al fresco lifestyle.

The drawing room provides a very deliberate contrast with the family kitchen, having a cosy, inclusive feel with strong emphasis on the fireplace, but still enjoying plenty of space for entertaining. A link to the outdoors is also provided through further glazed doors onto the garden. The media room is a flexible space which could equally be a playroom, family room, library or large home office. There is, however, also a separate study. Off the hall there is a good sized cloakroom and coat cupboard, and a large utility/boot room that is essential for country living. The plant room, a dedicated space conveniently set apart from the rest of the living spaces, houses the boiler, cylinder and the myriad of associated equipment and controls required for a high standard of energy efficiency.

First floor

The double height stair hall creates an impressive approach to the comfortable and well-appointed sleeping quarters.

The master suite is substantial in size affording a quiet sitting area away from the family. It includes a large bathroom with a double basin, capacious shower enclosure and bath. It is also furnished with generous fitted wardrobes.

All of the other double bedrooms are generous in size and clever use of double doors into some of the other bathrooms allows flexibility to provide more ensuite facilities as required.


The detached double garage is larger than the norm and vehicular access is via an electrically powered sectional door. An internal staircase, with separate entrance door, provides access to the studio / home office at first floor level. This provides superb private space and includes a separate shower and WC. In addition, planning consent has been obtained to convert the ground floor into ancillary accommodation, giving the opportunity to provide a self-contained annex of approximately 850 square feet for an elderly relative, carer or visitors / teenage children etc.

The floor plans give an indication of what could be provided.


Externally there is a huge gravel courtyard area to the front, providing ample parking for a large number of cars. A timber gate leads to the large landscaped rear garden with a terrace accessed from both the kitchen and the drawing room via glass sliding doors. The South facing orientation provides the perfect aspect to enjoy all day sun and enjoys spectacular views up the Limpley Stoke valley and across to Bathford church.



  • High quality bespoke kitchens
  • Handleless linear cabinets and soft close drawers & doors
  • Resin stone counter tops with upstands
  • Breakfast bar
  • Two full height Siemens fridge/freezers
  • Siemens pyro single oven, combination microwave oven and warming drawer
  • Siemens flush induction hob and hood
  • Siemens dishwasher
  • Undermount double sink
  • Filter flow three way tap


  • Range of handleless fitted units
  • Single sink
  • Plumbing for washer and tumble dryer
  • Water softener

Bathrooms and cloakroom

  • Hans Grohe concealed chrome shower valves with multi-position shower head
  • Shower doors from Merlin (or similar)
  • Bette Baths
  • Hans Grohe single lever chrome ceramic disc mixer taps
  • Laufen (or similar) WC with concealed cistern
  • Half height tiling to cloakrooms
  • High quality tiling to bathrooms (full height in shower and half height in remainder)
  • Mirrors over all basins with heat pads in bathrooms
  • Chrome electrically heated towel rails to all bathrooms
  • Shaver socket to all bathrooms
  • Floors to bathrooms and cloakrooms tiled


  • Fitted wardrobes in principle bedroom


  • LED low energy downlighters
  • Low energy pendants
  • Telephone points
  • 5 amp, 2 way switched lighting circuits to bedrooms; media room; drawing room and dining area
  • Brushed chrome electrical outlets
  • Cat 6 cables to all habitable rooms wired to central point with blank plate
  • TV points to all habitable rooms with TV aerial
  • Satellite dish wired to central point
  • Gas fired central heating
  • Water under floor heating system throughout
  • High capacity pressurised hot water tank


  • Engineered Oak Flooring to downstairs and first floor landing
  • Carpeting to bedrooms
  • Porcelain tiles to cloaks and utility

Decorative finishes

  • Ammonite matt emulsion to walls and ceilings
  • Powder coated, thermally broken, aluminium windows and patio doors
  • Solid hardwood front door and frame
  • Oak staircase
  • Glass balustrading to stairwell
  • Oak finished internal doors with polished chrome door furniture
  • Oak skirtings and architraves


  • Mains powered smoke detectors with battery back up
  • Remotely operated segmental garage doors
  • Remotely operated electric entrance gates with integral camera
  • Intruder alarm
  • Wiring for security cameras


  • External lights to entrance area and terrace
  • Electric power socket
  • Lighting and power sockets to garage
  • Grassed rear garden
  • Natural flagstones to patio
  • Garden tap
  • Gravelled Courtyard
  • Fencing and Hedging to garden
  • Landscaping scheme for whole development including extensive tree planting

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