Crossfield, Herefordshire, Hereford, Herefordshire, HR4 8AY

£295,000

Guide price

  • Bedrooms: 2
SITUATION

Wellington village lies on the north side of the City of Hereford on the A49 road, 5.9 miles from Hereford, and 8 miles from Leominster. Wellington has a population of circa 1005 people (2011 Census), therefore there are sufficient people to support a village shop and post office and the church of St Margaret and there are clubs and societies catering for different age groups. Within the Parish there are Wellington Lakes, Angling Club, and Wellington woods and public right of way and Queenswood, popular with dog walkers.

The Wellington Parish Council Neighbourhood development plan covers the period 2015-2031, and the red line around the village denotes the fact that the whole village is a Conservation Area. Part of the village of Wellington is known to flood along the banks of the Wellington brook which runs through the village parallel to Stoney Street, the road that runs east to west. The subject property “Crossfield” is outside the flood zone, being on the northern edge of the village, and the site is raised above the village road, with the potential for far-reaching rural views. The property has a large garden of nearly half an acre (0.46 acre).

DESCRIPTION

A Grade II Listed cottage known as “Crossfield” is the last house in Bridge Lane on the left hand side about 1.8m above the lane. There are about 26 dwellings in Bridge Lane, in the Parish of Wellington, The subject property is thought to be of 18th Century origin with a sandstone base and timber frame with brick infill panels under a slate roof with a brick chimney stack. There are two 20th century south facing timber casement windows and on the north elevation are a pair of 20th century dormer windows providing far reaching rural views. There is a single storey 1960's extension that envelops the end chimney stack and provides the original cottage with a hall, separate WC, bathroom, dining room, kitchen and pantry.

DEVELOPMENT POTENTIAL

The Local Plan includes an area of the garden in the Local Village Plan, which is a triangular piece of land immediately to the north of the cottage, which could form a new rear access or area of land for a two storey extension, as per the dwelling on the opposite side of the road. There is a long garden behind the house which is currently not within the village plan (Subject to Planning & Listed Building Consent).

EXTENDING THE COTTAGE

With regard to extensions & alterations, the principle of proportionate extensions & alterations to a residential dwelling is accepted in planning policy terms, subject of course to the specific proposals. The property is statutory listed & the whole of the Wellington settlement is designated as a Conservation Area. Both of these factors present specific constraints which will need to be fully considered as part of designing proposals for alterations & extension, however as long as the extensions are proportionate & considered by the planning authority to be appropriate to the listed building, its setting and the proposals preserve/enhance the character of the Conservation Area, it should be possible to secure both the necessary planning permission & listed building consent.

ACCOMMODATION

CONSERVATORY 16'4” x 6'2” (5m x 1.9m)

Used as an entrance hall with tiled flooring and pedestrian door into rear garden, two wall lights.

UPVC windows and polycarbonate roof.

HALL 7'6” x 3'2” + 6'2” x 6'2” (2.3m x 1m + 1.9m x 1.9m)

Front door into hall with cupboard (0.76m x 0.49m), vinyl flooring.

DINING ROOM 9'2” x 10'9” (2.8m x 3.3m)

Carpeted with metal framed window over-looking rear garden.

KITCHEN 9'2” x 8'6” (2.8m 2.6m)

Tiled walls, Rayburn (not working), pedestrian door, sink and draining board and metal framed window overlooking rear garden.

PANTRY 5'6” x 2'7” (1.7m x 0.8m)

Walk-in cupboard storage with tiled walls.

WC 5'6” x 2'7” (1.7m x 0.86m)

Separate WC, tiled walls, low level WC, and pendant light.

BATHROOM 8'6” x 5'7” (2.6m x 1.7m)

Heated towel rail, Dimplex electric wall heater, large wash hand basin, and access to loft.

SITTING ROOM 1 11'1” x 11'5” (3.4m x 3.5m)

Night storage heaters, double power point, solid fuel range and fire place. Exposed blackened timbers

SITTING ROOM 2 10'9” x 12'1” (3.3m x 3.7m)

Under-stairs cupboard with RCD mounted on the wall over the cupboard.

FIRST FLOOR

BEDROOM 1 11'5” x 12'1” (3.5m x 3.7m)

A walk through bedroom with dual aspect with one leaded window and view north across open fields.

Elm floorboards.

BEDROOM 2 11'1”” x 12'1” (3.4m x 3.7m)

Wide window board to dormer window, original floor boards, and exposed floor boards.

CELLAR 9'6” x 10'9” + 4'7” x 11'1” (2.9m x 3.3m + 1.4m x 3.4m)

The cellar is above ground level and has stone walls and exposed ceiling timbers and a steel beam.

Ledged and braced timber door, and a good ceiling height.

EXISTING AREAS

Hall 5.91 sq.m

DR 9.24 sq.m

K 7.28 sq.m

Pantry 1.36 sq.m

WC 1.46 sq.m

Bathroom 4.42 sq.m Total 29.67 (320 sq.ft)

Sitting Room 11.9 sq.m

Study 12.21 sq.m Total 24.11 (260 sq.ft)

Bedroom 1 12.95 sq.m

Bedroom 2 12.21 sq.m Total 25.16 (270 sq.ft)

Cellar 14.33 sq.m Total 14.33 (154 sq.ft)

Total Net Internal Area = 93.27 sq.m (1,003 sq.ft)

GARDEN & GROUNDS

Upon driving up to the property, it becomes clear that there is a significant difference in the level of the ground floor of the cottage and the level of the roadway, which is the same height as the cellar. Once on the front garden, the difference appears to be approximately 1.5m to 1.8m to roadway level. There is a telegraph pole in the front garden and the garden levels out in front of the cottage. To the rear of the plot is an orchard which has a number of cooking apple trees and larch lap fencing on the one side and natural hedges on the opposite side. Within the orchard there was a large green house used by the owners for horticultural purposes.

SERVICES

Mains water and drainage and mains electricity. The kitchen once had a freestanding Rayburn, which has since been removed. There is a solid fuel Rayburn in the kitchen which does not work. The chimney will need to be swept before having an open fire.

COUNCIL TAX

Council Tax Band C currently £1575.52 per annum for 2018/19 and the Charging Authority is Herefordshire Council, all enquiries, 01432 260000.

VIEWING

Viewings are strictly by appointment through Arkwright Owens, acting as sole agents with sole selling rights- Telephone (01432) 267213 or Julian Owens (07855) 744821

AGENTS NOTE

Arkwright Owens have 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. The property is sold in the aforegoing particulars. Any item not mentioned herein is specifically excluded. JTJO/AO/09/March/2021

Marketed by Arrange viewing 01432 507080

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