Property description
A character cottage set in large gardens in the village of Kingstone - no chain
LOCATION
Dene Pool Cottage is located on the north side of Kingstone within walking distance of village services such as The Church of St. Michaels & Angels, a village store and off-licence and Post Office and a Public House. There is an active village community with functions put on at the village hall. Within the village, there is Central Park open space with goal posts and a play area. The village is serviced by a ‘bus service into Hereford and on the northern fringe of the village there is Thruxton Primary School, and Nursery and a Medical Centre.
SITUATION
Dene Pool Cottage is situated at the north side of the village of Kingstone about quarter of a mile from the B4349 junction, which leads to Kingstone Surgery and Kingstone Academy Secondary School. Dene Pool Cottage is between the Cottons housing estate and The Deans with a single brick wall with coping stones and a central wrought iron gate and second gate with vehicular access to a single storey garage to one side.
DESCRIPTION
Originally a two up-two-down 16th Century cottage, which retains character features such as exposed wall timbering, beams and stone wall plates. In the last 40 years, the cottage has been extended and modernised with UPVC windows and bay windows. From the rear, the property is timber clad boarded and the house has a rear and a side pedestrian access into the house. The vendor has carried out some updating works including a partial electrical re-wire and installation of a new gas fired central heating boiler, injected a damp proof course, redecoration and re-carpeting throughout. The cottage retains exposed timber beams and one feature remains covered up namely an inglenook fireplace behind the existing modern fire place. The accommodation is essentially a 2/3 bedroomed detached cottage set with a garden which extends to about 0.4 acre. The property has a village frontage of 26m and a depth of 62m, with an additional hidden area of garden behind some of the neighbouring properties. The boundaries are well fenced with post wire fencing behind an established hedge. There are several large trees including a 150 year old copper beech tree, a Corsican Pine and a Poplar Tree; part of the garden is laid to lawn and there is plenty of space for growing vegetables. The garden is well established and extensive, and with such a generous plot with good frontage to the village road the house maybe suitable as a redevelopment project for one large house or a pair of semi-detached houses to replace the existing detached cottage (subject to planning.)
DIRECTIONS
From Hereford proceed on the A465 from Hereford to Abergavenny, continue past Belmont Abbey and take the right hand turn onto the B4349 signposted Clehonger. Upon entering the village of Clehonger, passing the Seven Stars Public House, take the left hand turn signposted to Kingstone / Hay-on-Wye on the B4349. Continue straight-on and before the village of Kingstone take a left hand turn before the Kingstone Secondary School. The property is a quarter of a mile from this junction on the left hand side, opposite All Pay Broadband Offices marketed with a For Sale board.
ACCOMMODATION
HALL 5’3” x 9’4” (1.60m x 2.85m)
Close carpeted, radiator, pendant light, part glazed front door with side fixed window.
BATHROOM 6’2” x 6’9” (1.88m x 2.07m)
Close carpeted, wood panelled bath, pedestal wash hand basin, radiator, louvre cupboard.
UPVC window with fitted blind, wall tiling, flush ceiling light and Newlec wall fan.
SEPARATE WC 2’7” x 5’2” (0.81m x 1.59m)
Separate from Bathroom with WC and original metal framed window with obscure glazing and pendant light.
SITTING ROOM 15’8” x 14’6” (4.8m max x 4.43m) & 7’3” x 2’4” (2.21m x 0.73m)
Low level stone wall plate and exposed wall timbering and central chamfered beam. Five wall lights, double panelled radiator. Hearth and surround with 1950’s fireplace with lined chimney. Potential to open up the original inglenook fireplace. Bay window to south elevation. Views of the front and side garden.
DINING ROOM 5’7” x 12’9” (1.72m x 3.9m) & 7’3” x 2’4” (2.21m x 0.73m)
Close carpeted with blackened stone wall plate, exposed timbering, central beam, and pendant light and lightweight open tread staircase to first floor. Bay window with UPVC window, louvre cupboard (0.72m x 0.51m). Pleasing garden views.
KITCHEN AREA 8’1” x 11’6” (2.48m x 3.52m)
The kitchen has base units with oak cupboard doors and work-surfacing with eye level cupboards and fluorescent strip light, UPVC window with garden views. 1.5 bowl sink and draining board, electric oven.
BREAKFAST AREA 5’9” x 15’4” (1.74m x 4.67m)
With pleasing outlook via large UPVC window onto rear garden and terrace, access to the Porch and Utility Room, radiator with control valve.
REAR PORCH 6’5” x 4’5” (1.97m x 1.35m)
Back door part glazed and double panelled radiator.
UTILITY ROOM 9’6” x 5’10” (2.92m x 1.8m)
Plumbing for a washing machine, UPVC windows and UPVC rear door. Single panelled radiator and four power sockets.
FIRST FLOOR ACCESSED FROM THE DINING ROOM
LANDING BEDROOM 1 12’6” x 11’9” (3.82m x 3.6m)
Close carpeted, radiator with control valve, UPVC window, central light, part sloping ceiling and three built-in shelves.
BEDROOM 2 12’3” x 11’7” (9’2” min) (3.75m x 3.55m max 2.81m min)
With dual aspect and part sloping roof, pendant light, exposed beams.
SHORT FLIGHT OF STAIRS UP TO:
LOBBY 3’ x 3’11” (0.93m x 1.21m)
Smoke alarm, pendant light.
SHOWER ROOM 5’7” x 11’10” (1.71m x 3.62m)
Close carpeted, pedestal wash hand basin, single panelled radiator, shower cubicle with electric shower, UPVC casement window and pendant light.
BEDROOM 3 11’7” x 9’3” (3.54m x 2.83m)
Close carpeted, dual aspect UPVC windows, recessed vanity alcove, garden views, double panelled radiator, two sliding doors to wardrobes (1.25m x 0.56m + 0.59m x 1.28m).
GARDEN & GROUNDS
The front garden has been made maintenance free with stones and slate laid between shrubs, lawn covered areas to the low brick walling and some hard-standing in front of the cottage. To the side is an area to park a car in front of a concrete sectional garage 16’ x 9’ (4.86m x 2.75m) with corrugated iron roof and a pair of garage doors. The hard standing continues to the rear terrace which meets a large planter with established planting.
A copper beech to one side and a poplar tree at the bottom of the garden. There are several more trees to the left hand side including a Pine tree. There is a simply constructed gardeners shed 6’6” x 13’1” (2m x 4m) within the bottom of the garden.
SERVICES
The property has a gas fired central heating boiler, there is mains electricity and mains water. Drainage is via a private septic tank system with spreaders throughout the garden, situated behind the garage.
COUNCIL TAX
The Council Tax Band is Band D
EPC
Current EPC Rating of 40 and potentially 73 after recommended measures of internal & external wall insulation, floor insulation and low energy light fittings. For more information
VIEWING
Viewings are strictly by appointment through Arkwright Owens, acting as sole agents with sole selling rights: (01432) 267213 or Julian Owens (07855) 744821
AGENTS NOTE
These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract. Any information contained herein (whether in text, plans or photographs), is given in good faith but should not be relied upon as being a statement or representation of fact. Nothing in these particulars shall be deemed to be a statement or representation of fact. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor than any services or facilities are in good working order. Any moveable contents, fixtures and fittings (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any moveable contents or include them in any offer for the property, the buyer cannot in any respect imply such inclusions from the property particulars. Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment. It should not be assumed that the property has all necessary planning, building regulations or other consents and these matters must be verified by an intending purchaser. The information given in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property. Arkwright Owens has not tested apparatus, equipment, fittings, or services and so cannot verify that they are in working order. The buyer is advised to obtain verification from their solicitor or surveyor. The photograph may have been taken with the use of a wide-angle or zoom lens. All room sizes are approximate and if measured into a recess then this is indicated. JTJO/24/03/15. HR2 9ES
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