Sylvan Waters, 5 Borwick Court, Borwick, Carnforth, LA6 1JX

Sylvan Waters is an exceptional contemporary home, extended and transformed with exacting attention to detail to create a sophisticated, energy-efficient residence in an idyllic canal side setting. Occupying an enviable west-facing position in the Conservation Area village of Borwick, the property enjoys professionally landscaped gardens bordering the Lancaster Canal and commands far-reaching open views, with expansive bi-folding doors creating a seamless connection between the beautifully appointed interiors and gardens. 

Immaculately presented throughout, the accommodation combines impressive scale with outstanding versatility. Generous living and entertaining spaces are complemented by a high-specification dining kitchen, four bedrooms arranged across two floors, excellent guest accommodation and extensive ancillary space including a large garage, workshop and stores. 

The specification is equally impressive, bringing together renewable energy, smart-home technology and carefully selected luxury finishes, resulting in an outstanding EPC A rating. Designed as much for effortless everyday living as entertaining, Sylvan Waters is a rare combination of contemporary luxury, practicality and exceptional efficiency, all within a wonderfully peaceful setting convenient for the Lake District, Yorkshire Dales and the wider amenities of Lancashire and Cumbria.

Location

Situated in the peaceful Conservation Area village of Borwick, Sylvan Waters enjoys an enviable west-facing open aspect, with landscaped gardens bordering the Lancaster Canal. Set within Lancashire yet close to the Cumbrian border, the property is ideally positioned for enjoying the countryside, coastlines and amenities of both counties.

Borwick is a quiet and sought-after village, pleasantly positioned away from major roads while remaining exceptionally accessible. The M6 is within easy reach, with J35 convenient for southbound and northbound journeys. Mainline rail services on the West Coast Main Line are available from Lancaster and Oxenholme, near Kendal, while Carnforth station provides services towards Manchester Airport, Leeds, Skipton and Barrow in Furness.

Borwick shares a church and village hall with neighbouring Priest Hutton. Around three miles to the north, Burton in Kendal has a Post Office and general store, popular village pub, primary school and village hall, together with tennis and crown green bowling clubs.

For everyday amenities, Carnforth offers an excellent range of local services, including Booths, Aldi, Tesco and Co-op supermarkets, doctors’, dentists’ and veterinary surgeries, and a busy high street with a variety of retailers. The attractive Cumbrian market town of Kirkby Lonsdale is also within easy reach, renowned for its bustling centre, independent shops and excellent choice of cafés, pubs and restaurants. Slightly further afield, the historic city of Lancaster and the Lakeland gateway town of Kendal provide an extensive range of shopping, leisure and professional services.

For those who enjoy the outdoors, Borwick is exceptionally well placed. The Lake District and Yorkshire Dales National Parks, together with the Arnside & Silverdale and Forest of Bowland National Landscapes, are all accessible from the area and offer outstanding opportunities for walking, cycling and a wide variety of outdoor pursuits.

We’ve enjoyed…

The view. It’s one of the main reasons we bought the house. Ever changing and always interesting. Opening the bi-folding doors changes the whole feel of the place; we can take the inside out and enjoy the outside when we’re inside. We enjoy having people over and this is a great house for just that, it’s incredibly versatile. The sitting room is a great size, it connects or can be separated from the kitchen and both can be opened up to the garden; there’s lots of space for parking and having the guest bedrooms on the ground floor with their own shower room works well as it enables us to have privacy on the first floor. 

We’ve loved the canal side location; it’s incredibly restful and relaxing just to sit and watch the world slowly go by and for the wildlife it brings too. We see swans and cygnets, ducks and ducklings, occasionally canoes and kayaks, walkers and cyclists along the towpath. 

Because of the wide open west facing aspect we have the benefit of wonderfully long evenings and enjoy being outside until the sun goes down. At night time it’s very dark, there are no other lights so the stargazing is magical. 

As a village, Borwick is lovely, the neighbours are great and there’s a strong sense of community. Carnforth has everything you could need on a day-to-day basis and it’s quick and easy to get to the motorway. We’ve appreciated the canal for our daily dog walks and when we want to go further afield, we are soon into the Lakes or onto the coast.

Setting the scene

The property was purchased by the vendors in 2019 as they fell in love with the canal side setting and the panoramic views and knew that they could transform the rather tired 1970s chalet bungalow into an outstanding contemporary home. They extended and modernised the entire property introducing renewable energy sources and smart home technology, these have resulted in the impressive EPC rating of A. The property has been upgraded with exacting requirements, stylishly executed with show stopping spaces, luxurious appointments, intelligent smart home technology; thoughtfully designed, it cleverly manages to be both sophisticated and glamorous as well as being impeccably functional. 

Rooms are spacious, light-filled and thrive on the attention lavished on the smallest detail. A show stopping feature is the floor to ceiling glazing along the entire front wall of the ground floor which opens with bi-folding doors to the deck and garden, blurring the boundaries between inside and out. The views of the outside profoundly affect the interior of the house, the main living areas and the principle bedrooms benefitting from their west facing position as the expansive glazing encourages lingering admiration of the vista. The views are a constant changing delight; the weather, the season, comings and goings on the canal. In a setting like this, the views were always going to be the star of the show; but now the house itself lives up to the location, with its transformation as an immaculate, high specification and light-filled modern home.  

The enhancement continued into the garden which was given a whole new lease of life by Georgina Peacock of Peacock Design, a landscape and garden design company, based locally in Caton. Georgina dramatically reimagined the nondescript sloping site with a creative series of stepped decks, angular terraces, lawns, steps, beds and bold planting schemes that are largely evergreen with swathes of colour. There are multiple seating opportunities of varying elevations and orientation designed to catch the sun at different times of the day, enabling different aspects of the view to be enjoyed and in doing so creating spots for morning coffee, evening gatherings and quiet sundowners.

The exacting program of works has included: 

Heating and renewal energy – Nibe F2040 Airsource heat pump provides heating and hot water (NIBE water storage tank), underfloor heating throughout ground and first floors controlled by Heatmiser individual room thermostats, 24 solar panels producing 8.9 KW with a 10 KW battery, 7KW Zappi myenergi EV charging point, Blauberg heat recovery ventilation unit for energy-efficient and superior indoor air quality and an 8KW Woodwarm multi fuel burning stove.. 

Comfort and convenience - triple glazing throughout, Centor bi-fold doors with integrated blackout blinds and in the kitchen also integral insect screens, Lutron lighting and blinds, high-quality Cavalio driftwood design luxury vinyl flooring, soundproof sliding doors with black out curtain between the sitting room and dining kitchen. Beam integrated vacuum system, plumbing for two washing machines and space for two tumble dryers and cushioned flooring in the lower level gym/store. External lighting, power points and taps. 

Fixtures and fittings – from the Roccia Design Centre a sleek Next125 kitchen which combines craftsmanship, technology and design with Corian worktop extending to a breakfast bar, Miele integral appliances and Zip tap with hot and cold filtered water. Bespoke storage in the utility room and garage. High-quality sanitaryware including Japanese-style intelligent luxury WC, Duravit bath, rainfall shower heads fitted flush to the ceiling, Geberit flush mechanisms and Simply Human pump soap dispensers wall mounted next to all wash basins and showers. Letter box inset into the wall to ensure flush finish.

Internal joinery - striking Deuren handcrafted high-quality internal engineered solid walnut doors with matching frames, architraves and skirting boards (made from the same batch of timber from the same tree, resulting in a beautifully consistent finish) with self-sprung stainless steel handles, magnetic door catches and concealed hinges enabling the doors to sit completely flush and seamlessly complement room design. Matching staircase balustrade with walnut newel posts and glass panels. Clever storage to maximise the use of space with made to measure Sliderobes in the principle and second bedrooms and on the landing. Space saving pocket door between the kitchen and utility room.

Imaginative lighting design - fittings chosen to create atmosphere and specific task illumination including pelmet lighting, wall lights, staircase skirting lights and internal wardrobe lighting. 

Future proof elements designed to be purposefully low maintenance – new roof covering, powder coated aluminium windows, window cills, soffit and facia boards and rainwater goods.  Powder-coated galvanised steel balustrade to deck, extensive parking area and step free ramp access to the front door finished with resin and edged with smart granite blocks. Top tier deck laid with resin alongside premium composite Millboard ‘driftwood’ decking, which has also been used to construct garden steps and side gate. Rainwater harvesting for watering the garden with concealed 2000 litre storage tanks. 

Security – made to measure PIRNAR fingerprint security door with illuminated internal door handle, external CCTV, lockable gate to side access (could facilitate secure parking for bikes or a smaller car). 

Smart home technology controllable via an App – Lutron lighting and blinds, heating, heat recovery and smoke detectors. 

Audio visual – Bang & Olufsen Beovision Harmony System with 76cm LG OLED TV. Bang & Olufsen music centre with pencil speakers. DVD player.  

Like the look? Many items of furniture are included in the sale price including the dining table, fitted bench seat and dining chairs, the leather breakfast bar stools. Please ask the Agents for further details.

The Grand Tour

Sylvan Waters is a substantial and beautifully presented home which has been newly upgraded to an exacting standard, combining generous proportions with a high-quality contemporary finish. Immaculate throughout, the accommodation extends to approximately 2,967 sq ft, with a further 377 sq ft garage, and has been designed to make the most of the property’s particularly attractive setting.

Approaching the house, the sense of space is immediately apparent. The entrance hall forms a welcoming introduction to the property and provides a central connection between the principal reception rooms and bedroom accommodation. Its generous proportions give the house an immediate feeling of quality and scale.

The principal living space is the impressive sitting room, a wonderfully proportioned room for both everyday living and entertaining, with ample space for several seating areas and an outlook that takes advantage of the property’s stunning view. 

Adjoining the sitting room is the dining kitchen, an equally impressive space that provides a stylish and practical heart to the house, with excellent space for cooking, dining and informal entertaining. The connection with the main reception accommodation create an easy flow that is particularly well suited to modern family life.

The ground floor is unusually versatile, with two well-proportioned bedrooms. A separate shower room serves this part of the house, making the arrangement ideal for guests, older children, multi-generational living or those looking for a dedicated home office without compromising the bedroom accommodation. Cloakroom with novel shoe storage and plant required for Lutron and audio visual equipment. 

Stairs rise from the hall to the first floor, where the accommodation becomes more private. The principal bedroom suite is particularly impressive, with a substantial bedroom and its own en-suite bathroom. The scale of the room allows plenty of space for bedroom furniture and creates a calm, luxurious retreat away from the main living areas.

Across the landing is a further exceptionally generous double bedroom. The first-floor arrangement gives both bedrooms an excellent degree of privacy, while useful eaves storage provides valuable additional space.

One of the more unusual and practical features of Sylvan Waters is the amount of ancillary accommodation. The attached garage is considerably larger than a typical single garage and provides excellent space for vehicles, hobbies and general storage.

The house also benefits from an extensive basement level, adding another dimension to the property. Here there is a substantial storage/workshop/potting shed, together with a further store/gym with separate boiler room. For anyone needing space for outdoor equipment, bicycles, tools, a workshop or well organised household storage, this is an exceptionally useful asset.

Overall, Sylvan Waters is a high-specification, immaculately presented and newly upgraded home that combines impressive reception space with four-bedroom flexibility and an exceptional amount of practical ancillary accommodation. The generous room sizes, adaptable layout and quality of presentation make it equally suited to relaxed day-to-day living, working from home and entertaining on a larger scale.

Mobile and broadband services

For information on broadband and mobile services at the property, we advise prospective purchasers to consult the Ofcom website: checker.ofcom.org.uk  

Full fibre gigabit broadband is currently connected from B4RN (Broadband for the Rural North) www.B4RN.org.uk. All B4RN customers receive gigabit (1,000Mbps) speed.

Services

Mains electricity and water. Nibe Airsource heat pump provides underfloor heating and hot water, 24 solar panels producing 8.9 KW with a 10 KW battery, 7KW Zappi myenergi EV charging point, Blauberg heat recovery system, 8KW Woodwarm multi fuel burning stove.

Drainage to a sole use septic tank located within the grounds.  

Directions 

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Download the what3words App or go online for directions straight to the property. 

Included in the sale 

Fitted carpets, curtains, curtain poles, blinds, light fittings and domestic appliances as follows: induction hob with downdraught extraction incorporated into the hob (pulls steam, smoke, and odors downward instead of upward), multi-function oven, combination steam oven, tall larder fridge and tall freezer, dishwasher, washing machine and tumble dryer (all Miele). Bang & Olufsen Beovision Harmony System with 76cm LG OLED TV. Bang & Olufsen music centre with pencil speakers. DVD player. Dining table, chairs and bar stools. For a full inventory, please ask the Agents. 

Anti Money Laundering Regulations (AML) 

Due to the Money Laundering Regulations, now officially known as Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 we are required to follow government legislation and carry out identification checks on all purchasers. We use a specialist third party company to conduct these checks at a charge of £48 inclusive of VAT per buyer once an offer has been accepted and you will be unable to proceed with the purchase of the property until these checks have been carried out. This charge is non-refundable.