"Tucked away" Commanding delightful aspects over neighbouring paddock, this definitive family home retains great character associated with its coach house origins. 3 RECEPTION ROOMS, CONSERVATORY, BREAKFAST KITCHEN, 4 BEDROOMS, 2 BATH/SHOWER ROOMS, HOME OFFICE, GARAGE, PARKING, SURROUNDING GARDENS.
WITH ORIGINS DATING BACK SOME 250 YEARS, THIS HIGHLY INDIVIDUAL AND CHARACTERFUL FORMER COACH HOUSE FEATURES RETAINED HEAVY OAK BEAMS AND EXPOSED TIMBERS AND NOW AFFORDS A DEFINITIVE FAMILY HOME, HAVING BEEN IMAGINATIVELY EXTENDED IN MORE RECENT TIMES TO PROVIDE A COMPREHENSIVE AND COMFORTABLY APPOINTED 4 DOUBLE BEDROOM INTERIOR ARRANGED OVER TWO LEVELS.

COMMANDING OUTSTANDING SEMI RURAL ASPECTS OVER NEIGHBOURING GRASS PADDOCKS AND FIELDS IMMEDIATELY BEYOND THE BOUNDARY, WHILST PEACEFULLY 'TUCKED AWAY' TO THE REAR OF PROPERTIES FLANKING BIRKWOOD ROAD, THE PROPERTY STANDS MIDST FULLY ESTABLISHED SURROUNDING GARDENS FEATURING A DOUBLE (TANDEM) DETACHED GARAGE, AMPLE ADDITIONAL SECURE PARKING, AND A VERSATILE ATTACHED SINGLE STOREY OUTBUILDING HAVING GREAT SCOPE FOR HOME OFFICE/STUDIO, RECREATION ROOM/GYM OR GARDEN SITTING ROOM.

BEAUTIFULLY APPOINTED IN COMPLIMENTING TRADITIONAL STYLE, SERVED BY GAS FIRED CENTRAL HEATING AND INCORPORATING PVCU DOUBLE GLAZED WINDOWS, ADDITIONAL FEATURES OF NOTE INCLUDE A WELCOMING VESTIBULE AND RECEPTION HALL, STUNNING SITTING ROOM WITH OAK BEAMS AND EXPENSIVE TRADITIONAL FIREPLACE, SEPARATE DINING ROOM OPEN PLAN TO A FAMILY ROOM HAVING DUAL ASPECT WINDOWS, A WELL EQUIPPED BREAKFAST KITCHEN, CONSERVATORY, UTILITY ROOM WITH GROUND FLOOR W.C., PRINCIPAL BEDROOM HAVING EXPOSED KINGPOST BEAMS AND STRUCTURE AND 'DESIGNER' EN-SUITE SHOWER ROOM, 3 FURTHER DOUBLE BEDROOMS AND A SPACIOUS 'HERITAGE' HOUSE BATHROOM.

CERTAINLY WITHIN ONE OF THE MOST CHOICE AND FAVOURED LOCATIONS ON THE FRINGE OF THE VILLAGE, BIRKWOOD ROAD PROVIDES AN EXCELLENT AND CONVENIENT EXECUTIVE FAMILY BASE, PROVIDING SWIFT ACCESS TO A RANGE OF LOCAL FACILITIES AND SURROUNDING TOWNSHIPS, RAILWAY STATIONS IN NORMANTON AND WAKEFIELD, STATE AND PRIVATE SCHOOLING AND BUSINESS/COMMUTING UTILISING LOCAL JUNCTIONS OF THE M62/M1/A1 NORTHERN MOTORWAY NETWORK.


GROUND FLOOR LEVEL Double PVCU entrance doors with twin side screens opening to

ENTRANCE VESTIBULE 11' 11" x 4' 11" (3.63m x 1.5m) approx. Pitched ceiling, PVCU double glazed inner door with side screen leads to

RECEPTION HALL 8' 4" x 11' 6" (2.54m x 3.51m) approx. Turning staircase off to first floor with white painted spindled balustrade, ceiling coving, radiator, useful under stairs cloaks cupboard, arched double doors opening to

SITTING ROOM 16' 10" x 14' 8" (5.13m x 4.47m) approx. A delightful reception room full of character and high levels of natural light from dual aspect windows with bow window to the front and casement to the rear. Stunning heavy exposed oak beam and timbers, expensive precision dressed stone fireplace and hearth incorporates an electric traditional style stove, two wall light points, radiator with traditional cover, TV points.

SEPARATE DINING ROOM 12' 10" x 15' 4" (3.91m x 4.67m) approx. Matching arched double doors from the hall provide access, bow window overlooking the front garden with far reaching views beyond, ceiling coving, radiator with traditional cover, open plan access to

FAMILY ROOM 12' x 15' (3.66m x 4.57m) approx. Dual aspect windows allow for a light and airy atmosphere having casement window to the side and matching window to the front with similar far reaching views, sliding PVCU double glazed patio doors open to the conservatory.

BREAKFAST KITCHEN 12' 7" x 14' 10" (3.84m x 4.52m) approx. PVCU window overlooking the rear garden, ceiling coving and down lighting, ceramic tiled floor, comprehensive range of traditional units in 'Buttermilk' finish comprising base cupboard and drawers with curved edge laminated counter tops having tile surrounds, inset 1.5 bowl stainless steel sink with chrome mixer tap and pelmet lighting bar over, Samsung four plate induction hob with canopy/filter hood over, Neff split level oven and grill in matching housing, Daewoo American style refrigerator, integrated wine racks, peninsular style breakfast bar, matching wall mounted units and bank of illuminated display/crockery units, concealed counter top lighting, door into

UTILITY ROOM AND W.C. PVCU window overlooking the rear garden, ceiling coving, C&M wall mounted gas boiler, 1.5 bowl inset Asterite sink with mixer tap, base cupboard and curved edge working surface having tile surround, plumbing provision for automatic washing machine and dishwashing machine, ceramic tiled floor, double doors to utility/storage cupboard, W.C. compartment incorporates White 'Heritage' pedestal wash hand basin, low level flush WC, chrome towel warmer, radiator with cover, walls partially timber panelled with dado rail. Half glazed stable door to conservatory and door into

CONSERVATORY 10' 10" x 10' (3.3m x 3.05m) approx. Of PVCU double glazed construction on a brick built foundation under a pitched polycarbonate roof with roof blinds, double French doors open out to the rear garden, three wall light points, Indian slate tiled floor.

FIRST FLOOR LEVEL - LANDING 8' 5" x 13' 10" (2.57m x 4.22m) approx. PVCU window to the front with far reaching views, picture rail, radiator, built in storage/linen chest at the head of the stairs.

PRINCIPAL BEDROOM 13' 2" x 14' 7" (plus 4'9" x 3'6" entrance area) (4.01m x 4.44m) approx. Two PVCU windows to the front with far reaching views, matching windows to the rear, two radiators with traditional covers, exposed King post roof structure and timbers, twin bed head light points, door into

ENSUITE SHOWER ROOM/WC 3' 8" x 10' 11" (1.12m x 3.33m) approx. Walls tiled to full height, tiled floor in sparkling granite, designer style suite in white comprising rectangular wash hand basin with waterfall mixer tap, illuminated mirror over, low level flush WC, double width shower cubicle with plumber shower mixer having rainforest head and hand spray, electric extractor, ceiling downlights.

DOUBLE BEDROOM TWO 13' x 11' 7" (3.96m x 3.53m) approx. Two PVCU double glazed windows to the front with far reaching views, radiator, ceiling coving, bank of contemporary wardrobes to one elevation with matching chest of drawers and mirror.

DOUBLE BEDROOM THREE 12' x 15' 1" (3.66m x 4.6m) approx. Two PVCU double glazed windows provide dual aspects to the side and rear, radiator, TV aerial point.

DOUBLE BEDROOM FOUR 8' x 10' 9" (2.44m x 3.28m) approx. PVCU double glazed window to the side, ceiling coving, radiator.

HOUSE BATHROOM 12' 07" x 12' 05" (3.84m x 3.78m) approx. Window to rear with obscure glass, ceiling down lighting, radiator with cover, walls part timber panelled, 'Heritage' Suite in white comprises double ended panelled bath, pedestal wash hand basin, bidet, low level flush W.C., corner shower cubicle with Mira sport electric shower, access point to roof space, deep walk in toiletry cupboard.

EXTERNALLY A private driveway (also serving two adjacent properties) leads in from Birkwood Road providing access via double timber gates to an expansive gravelled driveway in turn leading to the garage. The driveway extends across the front of the property and down the side of the garage affording ample additional secure parking.

HOME OFFICE/STUDIO/RECREATION ROOM
8' x 16'4"
A versatile single storey attached outbuilding providing great scope for the self employed, garden sitting room, playroom or gym. Double Pvcu entrance doors for access. Picture window to the front overlooking the garden, radiator through access to

BOILER ROOM
8'4" x 7'6"
Ceramic tiled floor, Remeha wall mounted gas fired boiler.

DETACHED TANDEM GARAGE
9'3 x 37'3 approx.
Having automatic up and over door for access, light and power available, PVCU personal door at the rear to the garden.

There is a well proportioned sunken ornamental fore garden essentially concrete flagged with raised planted beds and borders surrounding. There are delightful immediate aspects beyond the walled front boundary over neighbouring grass paddocks and fields beyond. A timber pergola from the driveway provides access to an enclosed side garden having shaped established lawn, beds and borders with specimen planting, shrubs, bushes and ornamental trees etc. The garden leads round to the rear with further lawned area, well stocked borders, external power points and cold water tap.