Woodhouse Associates Timber Frame Property Specialists Laburnum

Woodhouse Associates
Timber Frame Property Specialists
Chartered Surveyors, Valuers & Estate Agents
£875,000
(Ref. 1/11-1)
Escape to the Country
Laburnum
An impressive, spacious, well-proportioned Country House in a unique, commanding, hilltop location
Enjoying Possibly the Finest Views in South East Wales
Commanding Position
Perched high on the ridge overlooking the Usk Valley, this charming, well presented, five bedroom property affords
long, unrestricted views southwards across Newport, the Bristol Channel and North Somerset/Devon Coasts. To the
northwest the views span the towns of Usk and Abergavenny to the Sugar Loaf, Brecon Beacons, Black mountains
and beyond into central Wales.
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
Enviable location
Within circa 4 miles of the charming market town of Usk, 6 miles form the
Roman Fortress Town of Caerleon, and just 8 miles from the ancient Port of
Chepstow, "Laburnum" benefits from convenient access to the M4 (J24 at
Coldra roundabout, 6 miles, or J2 M48 at the Old Severn Bridge, 9 miles), and
M50 via the A449, giving excellent connections to Bristol, London and the
South West (M5), to Newport, Cardiff, and West Wales (M4), and to the the
Midlands and North (M50, M5),. There are express rail services to London
Paddington from Severn Tunnel Junction (Rogiet), Newport and Bristol
Parkway. Airports at Bristol and Cardiff circa 40 minutes
With an excellent array of local and national shops (Waitrose, Tesco, Co-op,
John Lewis, etc.) for daily and weekly requirements, a variety of private and
public leisure centres and pools, a profusion of Golf Clubs, including the Celtic
Manor, host to the 2010 Ryder Cup (6 miles),as well as gliding, climbing and
rambling (possibly more public footpaths than you can shake a ‘Nordic Pole’
at), and ancient history around almost every corner, there is much to enjoy on
your doorstep in this quiet escape that many people still call ‘little England’.
In Summary
Ground Floor
Large canopied corner entrance porch, impressive 23' x 20' reception hall, 20’ x
15’ breakfast kitchen with bar and walk in larder, laundry & boot room 10’ x 6’,
generous dining room 16’ x 10’, 'L' shaped lounge 20’ x 16’, double glazed
conservatory 11’ x 9’, cloaks & WC 6’ x 4’,
First Floor & Attics
'T' shaped 20’ x 20’ landing, Principal bedroom with huge landing dressing area
and full en-suite, 4 further double bedrooms (2 en-suite), family bath and
shower-room, French doors to magnificent 31’ x 6’‘eat out’ sun-deck balcony, 2
spacious boarded & well lit loft areas (26’ x 7’ & 31’ x 19’),
Ancillary Buildings
Large attached double garage and workshop, detached store and potting shed, hexagonal swimming pool with large
decked surround and Swedish 'log-cabin' summer and pool house.
Water
Natural spring water Is provided from the properties own bore hole, delivering pure fresh mineral water.
Development Potential
Plans prepared for independent double bedroom, bathroom, kitchenette and lounge ‘Granny Annex’/Chauffeurs
apartment over garage. Potential for building plot for large detached house on lawn off driveway without adversely
affecting the main house (both subject to planning permission)
NB
All sizes approximate.
Introduction
Having revelled in being ‘the folks who live on the hill’ during the last decade, Freda & Michael are retiring from their nearby
Caldicot based business to spend more time with family and grandchildren in Australia and elsewhere. Reluctant to let them go,
this warm and welcoming house is now looking for a new set of owners who will love and enjoy its many treasures to make it
their very own ‘piece of heaven’..
While Freda will miss her kitchen and larder, as well as chatting with friends and family while preparing meals, Michael will be
sad to leave the fun of pool parties and sunbathing on both the pool deck and balcony, as well as the banter over sizable dinner
parties.
Both of them will miss the exhilaration of early morning hot air balloons rising form the valley, the swoop of gliders below them,
the buzzards and kites soaring above, the multitude of birds that share their garden, the joys of drinks and barbeques on the
terrace, the sun dipping below the horizon to create magnificent sunsets, and the balcony night caps with owls hooting and stags
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
rutting in the adjacent forest, while watching the stars twinkle into the firmament above what they have truly enjoyed as their
‘home’.
Description
Snuggling behind a rhododendron topped bank and sloping lawns, Laburnum
is approached via a long sweeping gravel driveway. Set in landscaped
grounds of approximately 0.75 acres, this fine Country House boasts a
hexagonal swimming pool with fully decked surround and adjacent ‘picture
book’ Swedish Summerhouse.
A wide flagged stairway leads from the lower lawn to a brick paved terrace
and lawn area, with pear, fig and rose trees espaliered to the side walls, while
a wide sundeck balcony spans the rear on to which French doors open from
the landing and principal bedroom.
With most rooms orientated to take advantage of the unspoilt panoramic
views, the accommodation comprises:
Property Details
Large Canopied Corner Porch
With flagstone flooring and 'carriage' style lighting to flanking wall. Half-glazed
feature door with bevelled small panes opening to an ….
Impressive Reception Hall
Heated by 3 radiators, this spacious 'T' shaped reception area, 22'11" x 19'7"
max (6.98m x 5.96m max) boasts a beautiful feature arched window with
small seating area which overlooks the terrace and panoramic views across
the Usk valley. Opening off this is a …
Spacious Cloakroom
Adjacent to the kitchen this is 6'4"x 3'9" (1.93m x 1.14m) with white Edwardian
style pedestal washbasin, close coupled low level WC and heating, radiator.
From the hall, double half glazed doors lead to the:Light and airy lounge
This is an L-shaped room, 20'0" x 15'7" max (6.09m x 4.74m max) with period
style cornicing, shelving and alcoves, Set off by a dressed bath stone Tudor
style fireplace and hearth, this enjoys an inset coal effect living gas fire that
provides a warm focus, especially for winter evening. Heated by 2 large
radiators, and well lit by windows to the side and rear, a wide opening
connects through to the …
Double Glazed Conservatory
This three sided light and airy sun room, measuring a generous 11'0" x 9'0"
(3.35m x 2.74m) enjoys extensive views over the Usk valley, while double
French windows open onto a brick paved terrace and barbeque / seating area.
From the reception hall a half glazed door opens into the good sized …
Dining Room
With feature brick fireplace, stone flag hearth and timber over-mantle, its 15'9"
x 9'6" (4.80m x 2.90m) can seat 10 diners. Heated by a large radiator and with
2 large windows to the side garden, the corniced ceiling and half glazed door
to built-in shelved book case set the scene for fine dining.
Off the hall a 4 panel door opens into the ground floor …
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
Study
Heated by hot water radiator this 8'8" x 8'0" (2.64m x 2.44m) work area has
space for 2 people and looks out under the covered front porch to the driveway
and main house approach.
The Kitchen & Breakfast Room …
provide a popular ‘eat and meet’ area for family and friends to chat over events
and issues with ‘the cook’ This 19'6" x 14'9" (5.94m x 4.50m) (max) 'L' shaped
space is extensively fitted out with a range of base and wall cupboards.
The worktops run into a small breakfast bar, all with an ornamental plate shelf
over them. There is an inset stainless steel sink with mixer tap, 5-ring LP gas
hob and cooker hood/extractor, and a built in electric double oven. This social
& working area also benefits from a plumbed in dishwasher, recessed
spotlighting, double sided glass display cupboards, corniced ceilings, a hot
water radiator and windows to front, side and rear, enabling all who occupy
this room to also enjoy the magnificent views garden and feeding birds at the
same time as monitoring who is coming to the house..
Opening from here is also a superb …
Walk-in-Pantry
… the housekeepers pride and joy. This large 6'3" x 4'3" (1.90m x 1.29m) storage area is well equipped with copious
shelving fitted to 3 walls, from 1m height, power points and centre light. It also houses the refrigerator.
Also off the Dining Kitchen is the …
Laundry & Boot Room
Providing a double width shelved, full height storage cupboard, inset stainless
steel sink and plumbing for an automatic washing machine, this 9'7" x 6'3"
(2.92m x 1.91m) room benefits from a radiator, window and half glazed door
opening to the rear terrace underneath the balcony. .
From the Reception Hall lead a straight flight of …
Stairs to the impressive ‘T’ shaped landing
Well lit by a window to the front and double French doors to the rear, and
heated by 3 radiators, at 19'10" x 19'6" max (6.04m x 5.94m max), this provides a small seating or study/studio area
and opens out onto the rear sundeck balcony. Two fold down timber Lex 'Mid Maid' stairways provide easy access to
the spacious lofts.
Opening from this is the …
Principal Bedroom 1
Accessed through the wardrobe and dressing area with windows overlooking
the front lawn and driveway, at 11'8" x 11'5" (3.56m x 3.48m) well lit by side
window and fully glazed double French doors and with two over bed wall
reading lights and hot water radiator, this provides comfortable seating space
for quiet reading or watching TV, and gives direct access to the balcony for
private ‘natural’ sunbathing, or star gazing.
The Dressing area
… is 15'8" x 6'3" max (4.77m x 1.90m max) and has 2 windows to front of
property to provide excellent natural day-lighting for the full height sliding mirror doors to the full range of built in
wardrobes, corner display shelving/and dressing table area. Well warmed by a large radiator, recessed spotlights help
make for comfortable dressing and convenient direct access to the self-contained ….
En-suite showeer room
Equipped with white 'Heritage' Edwardian style pedestal wash hand basin, low level WC and step in glass sided
corner shower unit with power shower, this 6'8" x 7'6" (2.03m x 2.28m) fully tiled corner room has an extractor fan,
radiator. and window to the sidewall.
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
Double Bedroom 2
… overlooks the balcony and benefits from the panoramic views. At.12'10"
x 11'0" (3.91m x 3.35m) and fitted with a hot water radiator and telephone
points, this room is presently used as a second study.
Double Bedroom 3
Heated by a hot water radiator, at 15'10" x 8'9" (4.82m x 2.66m) and with
windows to side and rear as well as an en-suite bathroom, this superb
Guest Room also benefits from both panoramic and forest views.
Its own …
En-suite bathroom
Has a full white suite of pedestal wash hand basin, low level close coupled wc, panelled bath with shower attachment
over, is set in fully tiled walls with heated ladder style towel rail/radiator, vanity light above the washbasin, and beech
laminate floor.
Double Bedroom 4
Which leads directly off the central area of the landing, also benefiting from the panoramic views to the rear. It is 12'8"
x 10'9" (3.86m x 3.28m) and has a hot water radiator
Double Bedroom 5
Has served as a nursery. Overlooking the side garden with mature trees and the forest beyond, it has a hot water
radiator and at 11'0" x 9'6" (3.35m x 2.90m), could be linked as a second bedroom to the proposed Granny Annex /
Chauffeur apartment over the garage..
The Large Family Bathroom
Heated by a hot water radiator and with a double window overlooking the front entrance, this is positioned opposite
bedroom 4 and adjacent to bedroom 5. At 10'8" x 5'9" min (3.25m x 1,75m) this spacious, all white tiled room with
step up to bathing area and inset double width step-in shower, has a 'Chatsworth' Edwardian style pedestal wash
hand basin and low level WC suit, an inset double width, deep airing cupboard and open fronted towel shelves to the
side..
The magnificent …
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
Sundeck Balcony
Is approximately 31'0" x 6'3" (9.44m x 1.90m) and spreads the complete width
of the hall and breakfast kitchen. Accessed from the landing and principal
bedroom, this exceptional additional outdoor seating, sunbathing and
occasional dining area, benefits from anti-slip decking, 3 wall lights, and has
elevated views over the Usk valley panorama.
Via the landing and an easy fold-down timber stairway …
Attic 1
is approximately 25'10" x 7'6" (7.84m x 2.28m), It is fully insulated between
ceiling joists, and has a floored area with half height fitted book / file / storage
units along both sides, 2 fluorescent lights and a water tank serving the en-suite to the principal bedroom .
Via a second stairway that folds down easily onto the landing …
Attic 2
is accessed. This provides a much larger 31'3" x 19' (9.52m x 5.79m) approximate floored surface area. This too is
fully insulated between ceiling joists and has two fluorescent lights, making it an ideal space for lightweight storage,
etc. It also houses the insulated water tanks.
(NB: the attic floors have been laid direct to the ceiling joists without extra strengthening.)
OUTBUILDINGS & GARDENS
Approached over the gravel driveway which widens as it nears the house,
there is a …
Large Double Width Garage & Workshop
This has twin up and over doors, 3 fluorescent lights and 2 double power
points, providing ample space for two cars / boats / etc. and a Workshop
Areas to the rear where the water pressure vessel and oil fired boiler are
situated to supply natural spring water, central heating and hot water
respectively.
Implement Store & Potting Shed
This detached building is 14'6" x 9'7" (4.42m x 2.92m), has double doors and
is well shelved for storage and tools. It also has a high level bench and a rear
window for easy working and potting. Linked to a trellis topped wall running
out from the side of the main house, it creates a sheltered mini-courtyard area
for occasional extra parking, manoeuvring vehicles, bird sanctuary, and other
uses.
Brick Paved Terrace
The brick paved pathways alongside and across the front and rear of the
house, where it is sheltered by the balcony, lead into a brick paved rear
terrace that surrounds the rear of the Conservatory / Sun Room and runs into
a flagged terrace to the South side of the property.
Constructed as raised patio platforms on one side and flat lawn on the other,
these provide settings for barbeques and outdoor ‘al-fresco’ eating.
Descending between these is a wide flagged stairway that leads into a
stepping stone path to the …
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company
Summer House & Pool Store
This attractive hexagonal plan, ‘log cabin’ style building has half glazed
double opening doors with windows on each front side. With 2 double power
points and electric lighting, it provides a cosy, sheltered, yet airy occasional
room for changing, exercise, relaxing, occasional dining, reading, music and
the like. With the pool pump and filtration equipment set immediately to the
rear of this, it is also shelved to store pool treatment chemicals and related
equipment .
A large …
Timber sun deck …
… is set in front of this giving access to the sides and rear of the Summer
House with shaped timber deck walkways surrounding the …
Swimming Pool
... with stainless steel access ladder running from the sub deck area. This is
fully equipped with skimmer, solar cover and winter debris covers tied in to the
surrounding decked area.
Laid mainly to lawns, the …
Gardens and Grounds
… extend to approximately 0.75 acres, but with mature rockery alongside the
front entrance and mature hedgerows .The front garden has several cooking
and eating apple trees, together with mature holly, cypress, yew and copper
beech trees and a variety of other ornamental trees, including a Laburnum,
reflecting the name of the house. A number of recently planted fruiting trees,
including fig, pear, and grape, interspersed with rose bushes, are espaliered
along the side walls to the rear terraces. A gravelled path to the side of the
garage gives access to the oil tank t the rear.
Central Heating - oil
Bottle Gas - for lounge fire and cooker hob (electric oven)
Tenure - Freehold
Council Tax Band - E
Sewage – private septic tank drainage
No Water or Sewage Rates
Viewing strictly by prior telephone appointment with Freda Sanders
office – 01291 437 050 e-mail to Freda.Sanders@BenfieldATT.co.uk
Directions Fairly remote, but easy to find, once you are over either of
the Severn Bridges, take the A48 between Newport and Chepstow and
turn North to Wentwood. Pass through the forest and continue toward
Llantrisant and Usk. You will see “Laburnum” peeping at you from
behind a grassy bank on the right hand side of the road just before you
start to go down a very steep hill. From Usk just reverse the instructions
Please note: We suggest you obtain a survey & establish that all appliances and services etc. are to your satisfaction before
submitting your offer. These property details are subject to change without notice. The property will be sold subject to any
Wayleaves, Public or Private Rights of Way, Easements, Covenants & outgoings whether mentioned in these particulars or
not. Approximate room dimensions are usually taken as the maximum distance between the walls. Definition of boundaries
will need to be clarified by the vendors' solicitors. In respect of any new properties, the developers reserve the right to alter the
specification at any build point, without any notice whatsoever. Mileages are approx. E. & O. E.
Unit 1, Symondscliffe Way, Caldicot, Monmouthshire NP26 5PW +44 (0) 1291 437 050 Fax +44 (0) 1291 423 759
www.WoodHouse.co.uk info@woodhouse.co.uk
A Benfield ATT Group Company