An incredibly rare opportunity to purchase this charming, Grade II Listed, four bedroom detached character cottage dating back to 1720 benefiting from the addition of an attractive two-storey detached building formerly used as the Walkern Village Gallery. This sizeable building offers huge residential and business potential whilst in our opinion the building and surrounding gardens could be redeveloped to create a separate dwellings (subject to planning) It is worthy of note that architects drawings have previously been produced for the sites development and can be provided upon request. The Gallery enjoys the benefit of an integral garage/workshop and its own part enclosed courtyard garden whilst the main driveway extends to the rear of the Gallery providing an abundance of parking whilst the opportunity to create a separate driveway from the High Street to the Gallery remains, again subject to planning consent. Granary Cottage retains a number of fine, period features and offers a deceptively spacious arrangement of accommodation including a welcoming reception hallway, a most comfortable sitting room with a wood burning stove, formal dining room, farmhouse style kitchen/breakfast room, a practical utility room and downstairs wc. The split level first floor landing leads to four generous bedrooms with an en-suite shower room serving the master bedroom and a well-appointed family bathroom. Further practical benefits include sealed unit double glazing where specified and gas fired central heating whilst the extended block paved driveway provides ample parking for multiple vehicles. The wrap-around gardens are a further highlight of the property extending to the side and rear of the cottage, laid predominantly to lawn with a vegetable garden and many areas of interest. Viewing highly recommended to appreciate the unusual nature of the property and the versatility that the plot and separate building provide.

WALKERN
Walkern is a select and pretty village set through country lanes approximately four miles from the nearest train station in Stevenage which has fast regular trains to London Kings Cross (approx 23 minutes). Within the village there are local shops including a convenience store, renowned tea rooms, a public house, restaurants, the well-known Clarke's garage/petrol station and a highly regarded infant/junior school which has an OFSTED rating of "Good".

THE ACCOMMODATION COMPRISES
Sealed unit double glazed front door opening to:

RECEPTION HALLWAY
A wide welcoming reception hallway finished with attractive Italian porcelain floor tiles with mosaic decorative edging to the doorways, useful double coats/storage cupboard with oak braced and latched panelled doors, radiator, central heating thermostat, door to the utility room, glazed door to the dining room and oak door to:

DOWNSTAIRS CLOAKROOM/WC
Fitted with a wall mounted hand wash basin and low level wc with push button flush, chrome towel rail, ceramic floor and wall tiles and an opaque sealed unit double glazed window to the rear elevation.

DINING ROOM 3.28m x 2.97m
Dual aspect provided by sealed unit double glazed windows to both the front and side elevations, radiator, ornate ceiling rose and radiator.

UTILITY ROOM 4.47m x 1.58m
Fitted with a range of white base and eye level units and drawers with rolled edge work surfaces and a stainless steel sink unit with double drainer and mixer tap. Continuation of ceramic floor tiles with tiled splashbacks, space and plumbing for kitchen appliances. Wall mounted gas fired boiler and sealed unit double glazed window to the rear elevation.

KITCHEN/BREAKFAST ROOM 4.96m x 3.20m
Fitted with a comprehensive range of traditionally designed solid oak base and eye level units and drawers finished with deep concrete rolled edge work surfaces with inset marble chips complemented by travertine tiled splashbacks and continuation of the Italian porcelain floor tiles. Attractive exposed brickwork to the original range recess with decorative ceiling timbers and downlighters,. Radiator and ample space for a breakfast table. A range of integrated appliances include a touch-sensitive hob with ceiling mounted extractor canopy above, stainless steel and glazed oven with warming drawer below with a combination microwave above, built in dishwasher. Inset sink unit with mixer tap. Dual aspect provided by sealed unit double glazed windows to both the front and rear elevations. Doorway to:

LOBBY
A second sealed unit double glazed door to the front of the property, radiator and glazed door to:

SITTING ROOM 5.42m x 4.96m
A most comfortable room of excellent proportions featuring a dual aspect provided by sealed unit double glazed windows to the front and side elevations. A focal point created by a wood burning stove set to the original fireplace recess with exposed brickwork and log store with illuminated glazed display shelf and black slate hearth. Further decorative ceiling timbers, exposed brick pillars and bespoke oak fronted cabinets with display alcove and bookshelves above. Two radiators and concealed staircase rising to the first floor.

SPLIT LEVEL LANDING
Generous split level landing with further exposed ceiling and wall timbers, access to the loft space, airing cupboard with hot water tank and laundry shelves. Sealed unit double glazed window to the rear elevation. Further oak doors to:

BEDROOM ONE 5.84m x 3.12m
A comfortable room of excellent proportions, measurements including a substantial range of bedroom furniture including beech effect built-in wardrobes, bedside cabinets and chest of drawers. Radiator, downlighters and sealed unit double glazed window to the side elevation. Door to:

EN-SUITE SHOWER ROOM
Fitted with a modern white four-piece suite comprising a pedestal hand wash basin, bidet, low level wc with push button flush and a corner shower cubicle with fitted shower. White heated towel rail, marble effect tiled walls and flooring with decorative border tile. Downlighters, extractor fan and sealed unit double glazed Velux window to the rear elevation.

BEDROOM TWO 4.14m x 3.12m
Measurements exclude an arched wardrobe recess, radiator and sealed unit double glazed window to the front elevation.

BEDROOM THREE 4.75m x 2.57m
Featuring original wall and ceiling timbers and wide planked oak flooring. School style column radiator and sealed unit double glazed window to the side elevation.

BEDROOM FOUR 3.77m x 1.98m
Measurements exclude a comprehensive range of built-in oak fronted wardrobes across the full length of the room. Downlighters, radiator and sealed unit double glazed window to the front elevation.

BATHROOM
Fitted with a modern white three-piece suite comprising a pedestal hand wash basin and low level wc with push button flush and a "P" shaped panelled shower bath with mixer tap and shower over with fitted shower screen. Natural stone effect tiled walls and flooring with contrasting border tile, downlighters, chrome heated towel rail and sealed unit double glazed window to the rear elevation.

GROUNDS
Granary Cottage sits gable end onto the Village High Street with a substantial tarmac and bloc paved driveway aproached via a wooden five bar gate extending past the front of the cottage leading to the rear of annexe. A pathway leads to the cottages two entrance doors flanked by brick retaing walls with deep well stocked flower and shrub slate shingled borders beyond extending the extensive lawn. Kitchen garden area complete with raised beds to the rear of the cottage. The formal gardens extend to both the front and side of the property wrapping around the detached studio/annexe interspersed by mature shrubbery and boundary hedging.

DETACHED ANNEXE/STUDIO
Constructed prior to 2002 of solid brick construction cladded in attractive black weatherboards under a red clay tiled roof the building has provided a variety of uses including, more recently, home to the owner's own art collection and run as the Walkern Village Gallery. In our opinion the building offers tremendous scope with a variety of potential uses including an annexe/auxiliary accommodation, home office/business facility or conversion to a separate dwelling, (subject to planning permission) The garden annexe/studio is arranged over two floors and comprises two part divided ground floor rooms (6.19m x 5.98m) with a cloakroom/wc to one corner and a staircase rising to the first floor. Adjoinng Workshop/Garage (5.98m x 3.04m) wth a useful storage area beyond (3.25m x 2.25m). The first floor provides a spacious open-plan room (9.32m x 5.98m) comprising a kitchenette to one corner with eaves storage cupboards and windows to either side.

PLANS
The vendor has employed the services of an architect to produce plans and drawings for the conversion of the annex/studio to a separate dwelling in addition to a proposal for a second new dwelling adjacent to the High Street. Further details upon request.

AGENTS NOTE
We understand that Annexe/Studio is connected to mains drainage and indepdent services connected.

TENURE, AND COUNCIL TAX
The Tenure of this property is FREEHOLD.
The East Hertfordshire District Council Tax Band is F.

VIEWING INFORMATION
Viewing is strictly by appointment only through Putterills of Hertfordshire, through whom all negotiations should be conducted.

DISCLAIMER
Putterills endeavour to maintain accurate depictions of properties in virtual tours, floor plans and descriptions, however, these are intended only as a guide and intended purchasers must satisfy themselves by personal inspection. MONEY LAUNDERING REGULATIONS: Prior to a sale being agreed, prospective purchasers will be required to produce identification documents. Your co-operation with this, in order to comply with Money Laundering regulations, will be appreciated and will assist with the smooth progression of the sale. FIXTURES & FITTINGS: All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

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