1 West Road, Haddington, East Lothian

Transcription

1 1 West Road, Haddington, East Lothian

2 1 West Road Haddington, East Lothian, EH41 3RD A magnificent, detached period house with extensive, flexible accommodation. North Berwick 11.5 miles, Dunbar 14.5 miles, Edinburgh 17 miles Ground floor: Vestibule Hall Drawing room Sitting room Kitchen Utility/Laundry room Boiler room Snug WC 2 Bedrooms Bathroom First floor: Landing 4 Bedrooms (3 with en suites) Shower room WC Coach House: Sitting room Kitchen 2 Bedrooms bathroom EPC D Garden The property 1 West Road is a magnificent example of early Victorian architecture. The property occupies a superb position in a conservation area on the outskirts of Haddington, enjoying a southerly aspect and views over open farmland towards the Lammermuir Hills. The house, which dates from c. 1840, is B-listed, and while it has retained the ambiance of a family house, it has a commercial use having been used as a guest house. However, planning consent has been granted for residential use (planning reference 16/01050/P), should the purchasers wish to use the house as a family home. There is exceptional ancillary accommodation in the form of a converted coach house adjacent to the property in the rear garden. This is perfect for overflow accommodation for relatives or guests, can be let out to provide an additional income, or may be suitable as a home office. The accommodation in the principal house is approached through a front door, with a fanlight over, which leads to a vestibule and in turn into the reception hall. The two principal reception rooms either side of this include the drawing room with an open fireplace with an Adamstyle mantelpiece and marble surround, and the sitting room, which has a log burning stove and also benefits from a wonderful, Adam-style mantelpiece and marble surround. The sitting room leads directly into the kitchen, which has an excellent range of fitted units, which incorporate a Belfast sink, separate hand-wash basin, a dishwasher, 3 ovens, a microwave, a 6-ring gas hob, and space for a large fridge freezer. There is also a large walk-in larder. From the kitchen, a door leads into a large utility room/laundry room with twin stainless steel sinks, space and plumbing for washing machines and tumble driers, a door to the back of the house, a separate wc and the boiler room. From here, a door leads into a snug, which has an open fireplace. On the far side of the reception hall, a door leads into a bedroom corridor, off which there is are two double bedrooms, both of which are serviced by a bathroom with a roll-top bath and a separate shower cubicle. The first floor accommodation is approached from a beautiful landing lit by a central cupola and a picture window above the front door. There are 4 bedrooms on the first floor, all doubles. The two bedrooms at the front of the house benefit from lovely, southerly views. One has a large en suite bathroom with a freestanding, roll-top bath and a double shower cubicle. The other bedroom at the front has an en suite shower room. The bedrooms at the back include a large, double bedroom with an en suite shower room and a further bedroom, which is served by a shower room opposite and a separate WC.

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6 The Coach House Situated behind the house, with an access up the side of the house, is a converted coach house. This has excellent accommodation arranged over ground and first floors, which includes a kitchen with extensive units, a gas hob, a 1½ bowl sink, oven and microwave, together with a breakfast bar and double doors which lead to a patio. Double doors also lead from the kitchen into a sitting room with a storage room off and doors leading to the patio. Upstairs there are 2 bedrooms and a bathroom. Outside 1 West Road is approached from West Road through gates which lead into a gravel driveway with a parking and turning area to the front of the house. The front garden has 2 lawns, a mature willow tree, a beautiful magnolia, raised beds with spring flowers and a bamboo. From the driveway, a vennel gives access through gates to the coach house and the back garden. The back garden has a large lawn and is walled on 3 sides. The south-facing wall has a number of espalier trees and rhododendrons planted in raised beds at their foot. There is a charming, herbaceous border shaded by an acer and a garden shed. Adjacent to the house, there is a paved terrace ideal for outside entertaining. Location Haddington caters for everyday amenities with the high street at the heart of the town, which has many independent shops, supermarkets, professional services, a library, and a range of cafes, pubs and restaurants. The Aubigny Sports Centre has a wide range of sporting activities for all the family along with a swimming pool. The town hosts an annual agricultural show every summer, and in September the Lammermuir Festival presents a programme of international music, in venues such as Lennoxlove House on the outskirts of the town. In terms of education, The Compass private preparatory school is a short walk further down West Road and The Pumpkin Patch and Pear Tree private nurseries are in the town. Kings Meadow primary school, Haddington infants school and Knox Academy secondary school are also within the vicinity. There are a number of private schools in Edinburgh including Loretto in Musselburgh on the east of the city. 1 West Road has easy access onto the A1 north and south. For those travelling to Edinburgh, the train station at Drem is 6 miles away or there is a bus link from Haddington to Wallyford which connects with local commuter trains. There is a mainline station at Dunbar (14.5 miles), which has regular services to London. Edinburgh airport (26 miles) serves many UK, European and international destinations. For the outdoor enthusiast there is no shortage of activities and pursuits in the area. The John Muir Way, which extends for almost 73km linking East Lothian with Edinburgh and the Scottish Borders. To the south, the Lammermuir Hills has many hill walks, trekking and a variety of field sports. The county is well known for its quality links golf courses, including Muirfield, Gullane, North Berwick, Luffness and there is an 18 hole course in Haddington. The coastline is popular with windsurfers and kite surfers while North Berwick and Dunbar have active yacht clubs. Its sandy beaches are popular throughout the year with families, picnickers, horse riders, ramblers and dog walkers. Edinburgh offers a wide variety of cultural, shopping, leisure and business facilities to be expected of Scotland s capital.

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8 Directions From Edinburgh follow the A1 heading East. Take the B6471 exit from the A1 (signed to Haddington). Take the second exit from the roundabout at the bottom of the slip road. At the second roundabout take the third exit to Haddington. The property will be found on the left after just under a mile. General Local Authority: East Lothian Council. Tel: Council Tax: 1a West Road (The Coach House) - Band E Rateable Value: The rateable value of 1 West Road is 7,100 but it qualifies for Small Business Rate Relief. Services: Mains electricity, gas, water and drainage. Note, the services have not been checked by the selling agents. Fixtures and fittings: The fitted carpets are included in the sale. Please note that the light fittings in the sitting room, landing and hall are excluded from the sale. Offers: Offers are to be submitted in Scottish legal terms to the selling agents. Prospective purchasers are advised to register their interest in writing after viewing to the selling agents in order to be kept fully informed of any closing date that may be set. Floorplans Main House internal area 4,103 sq ft (381 sq m) Coach House internal area 1,058 sq ft (98 sq m) For identification purposes only. Bedroom x '10" x 13'8" Bedroom x '3" x 9'11" Hall Drawing Room 7.02 x '0" x 16'2" F/P (Maximum) Proposed Ground Floor Hall Vestibule 3.57 x '9" x 6'11" Kitchen 4.69 x '5" x 10'1" Sitting Room 7.01 x '3" x 16'0" (Maximum) Sitting Room 5.73 x '10" x 16'6" F/P Kitchen/ Dining Room 4.45 x '7" x 14'0" Boiler Laundry Snug F/P 4.46 x '8" x 13'9" Master Bedroom 4.01 x '2" x 13'1" Bedroom x '7" x 13'11" Master Bedroom 5.40 x '9" x 16'2" Proposed First Floor Bedroom x '7" x 9'2" Bedroom x '11" x 12'2" F/P Bedroom x '1" x 12'4" Edinburgh 28 Melville Street, Edinburgh EH3 7HA edinburgh@struttandparker.com /struttandparker 60 offices across England and Scotland, including Prime Central London Coach House Ground Floor Coach House First Floor The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/ /trl IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken May Particulars prepared May 2017.