DESCRIPTION The original part of Woodthorpe is believed to date back to 1675, the more recent addition to the left-hand elevation, at the time of construction creating a self-contained annex, the potential for which still exists within the property. During our clients' ownership, Woodthorpe has undergone extensive renovation to include high quality re-appointment to both the kitchen and bathroom in the form of new windows, new central heating, re-wiring and further extensive renovation works to result in the fine property evident today. This little-known setting results in a simply wonderful outlook over a private fishing lake and established adjacent gardens, whilst the property is only a short walk from the varied facilities in Scissett and Clayton West. The renovated garden room offers versatile garden entertaining space whilst also lending itself to a home office/studio, the extremely generous stone paved terrace also offering potential for the installation of further home working space if so required. The accommodation on offer extends to: entrance hall, cloakroom/WC, lounge, sitting room, dining room, breakfast kitchen, office, pantry, basement utility/workshop, four first floor bedrooms, principal house bathroom and further shower room. 

GROUND FLOOR  

ENTRANCE HALLWAY 12' 1" x 7' 1" (3.68m x 2.16m) A high-quality, bespoke entrance door opens into the entrance hall, this area displaying terracotta floor tiling, there is also a picture rail to the walls, a single panel radiator and part-galleried landing over. An original arched window to the Wakefield Road elevation results in very good levels of natural light.  

CLOAKROOM/WC Set beneath the staircase which rises to the first floor, a two piece suite in white is provided, comprising of a pedestal wash hand basin and low flush WC. There is part-tiling to the walls with further tiling to the floor, a cloaks/hanging rail, further high level storage cupboard and single panel radiator. 

LOUNGE 14' 11" x 14' 10" (4.55m x 4.52m) This impressively proportioned principal reception room enjoys high levels of natural light provided by the front-facing bay window which also has a fitted window seat. The focal point of the room is a Hunter Herald wood-burning stove set on to a stone hearth. There is coving to the ceiling, a picture rail to the walls, numerous ceiling downlighters and a cast iron heating radiator. 

SITTING ROOM 15' 11" x 11' 10" (4.85m x 3.61m) A second reception room of excellent proportions having been created by the extension to the original property carried out many years ago. This room once again displays a wood burning stove as a focal point. There is a front-facing bay window providing a superb outlook and the room displays coving and a number of downlighters to the ceiling. There are two double panel radiators, a useful under stairs store and open-fronted display shelving to the staircase wall with integrated lighting. 

STUDY 7' 1" x 6' 10" (2.16m x 2.08m) Having a front-facing entrance door, the study is heated by a double panel radiator and should the annex facility be utilised, this would prove to be the entrance to the annex. 

DINING ROOM 14' 10" x 14' 6" (4.52m x 4.42m) A room of great character, displaying miniature brick fireplace to one wall with solid fuel basket, there is parquet flooring throughout, coving and downlighters to the ceiling, a picture rail to the walls and a single panel radiator. Once again, a wide bay window provides excellent levels of natural light and affords a delightful outlook.  

BREAKFAST KITCHEN 14' 11" x 14' 10" (4.55m x 4.52m) Beautifully re-appointed during our clients' ownership, the kitchen provides an extensive range of base and eye level units to include a twin Belfast sink positioned in front of the window to enjoy a most pleasant outlook. There are granite work-top surfaces, whilst an island breakfast bar has oak work surfaces and once again provides further integrated storage. There is floor tiling throughout, this also having underfloor heating. There are numerous ceiling downlighters and a rather lovely feature being the exposed former staircase with adjacent exposed stonework. Included in the sale is the gas fired Aga Range, there is also an integrated Belling dishwasher, Samsung fridge and freezer and wine cooler.  

PANTRY 8' 5" x 6' 6" (2.57m x 1.98m) This most useful traditional pantry provides a range of original pine fronted storage cupboards to base and eye level, there is also a good expanse of worktop surfaces, ceramic tiling to the floor and original side-facing access door which leads to the side terrace.  

BASEMENT UTILITY/WORKSHOP 14' 10" x 14' 10" (4.52m x 4.52m) This very useful space provides an original large pot sink with hot and cold water supply and it also contains the newly installed Worcester gas fired central heating boiler and Joule Instinct pressurised hot water cylinder, extensive storage/workshop facilities can be provided within the space and there is also a side-facing door giving access to the side terrace.  

FIRST FLOOR  

LANDING This light and airy landing gives access to bedrooms one, two and three and also the house bathroom, it enjoys excellent levels of natural light provided in part by the rear-facing arched feature window. There are a number of ceiling downlighters, coving and a radiator. 

BEDROOM ONE 15' 0" x 14' 6" (4.57m x 4.42m) This very well proportioned principal bedroom enjoys a fine outlook over the gardens and adjacent countryside and it provides a range of built-in wardrobes and cupboards to two opposing walls with internal lighting. The room also displays coving and a number of downlighters to the ceiling and is heated by a cast iron radiator.  

BEDROOM TWO 15' 1" x 14' 11" (4.6m x 4.55m) An extremely well-proportioned second bedroom, similar in proportion to bedroom one and having windows to the front, side and rear elevations. The room is heated by a cast iron radiator and also provides a shelved, double-fronted storage cupboard.  

BEDROOM THREE 12' 1" x 12' 4" (3.68m x 3.76m) A charming bedroom which displays an original cast iron fireplace to the chimney breast, it is heated by a single panel radiator and displays coving to the ceiling and a dado rail to the walls. Furthermore, a built-in double wardrobe is provided to the right-hand side of the fireplace. 

HOUSE BATHROOM 9' 6" x 7' 1" (2.9m x 2.16m) A beautifully presented bathroom, re-appointed very much in keeping with the character of the property and displaying a four-piece suite in white comprising of a generous shower cubicle with Swaddling Invincible shower. There is a roll-top bath set on chrome feet, wash hand basin and beautiful high flush WC with Burlington cistern. There is tiling to the floor with underfloor heating, numerous ceiling downlighters, an extractor fan and also tiling to the splashback surrounds. 

REAR LANDING Accessed from the second staircase which rises from the sitting room, this then leads in turn to bedroom four and the shower room, the whole area being designed to be used as a self-contained annex. 

BEDROOM FOUR 8' 8" x 12' 2" (Maximum in each direction) (2.64m x 3.71m) Once again having a fine outlook over the lake and adjacent gardens, the bedroom displays coving to the ceiling and provides a built-in double wardrobe with high level storage over. The room is heated by a double panel radiator. 

SHOWER ROOM 6' 0" x 11' 8" (Maximum into shower area) (1.83m x 3.56m) Having half-height tiling to the walls and being presented in part in the wet room manner. There is a large walk-in shower area with thermostatic shower over, vanity wash hand basin and low flush WC. There is coving and a number of downlighters to the ceiling and a heated chrome towel rail. 

OUTSIDE From the bottom of Cuttlehurst, vehicular and pedestrian access is provided to the large timber garage/carport, this having internal measurements of 25' x 15'6. From this point, pedestrian access is then provided into the front gardens. Predominantly laid to lawn, the gardens adjacent to the property include established, traditionally planted borders. There is a generous timber deck to the left-hand elevation and a pathway leads, via a wooden bridge to the charming walk which circles the pond. To the right-hand elevation, the very generous York stone paved terrace, which enjoys a fine outlook over the adjacent pond and offers considerable potential perhaps for the installation of a home office/garden cabin.  

GARDEN ROOM 13' 4" x 11' 8" (4.06m x 3.56m) This very useful and versatile garden room has been extensively renovated during our clients' ownership with new roof, new windows, entrance door and new wiring. There is a Firefox wood-burning stove and also a generous area of built-in window seating at one end of the room. 

SERVICES All mains are laid to the property. 

HEATING A gas fired heating system is installed. 

DOUBLE GLAZING The property benefits from newly replaced high-quality double glazed windows to the majority of the dwelling. 

TENURE We understand the property to be Freehold. 

COUNCIL TAX We understand the property to be Band G. 

DIRECTIONS Cuttlehurst is accessed from the main Denby Dale to Wakefield A6363 carriageway. Proceed down Cuttlehurst for a short distance then turn right at the side of the pond, where visitor parking is provided and pedestrian access is then available through the timbered garage door. 

IB/JL BROCHURE DETAILS PREPARED 17 DECEMBER - NOT YET VERIFIED BY VENDOR.