POLLYANNA COTTAGE, ABBOTTS ANN, ANDOVER, HAMPSHIRE SP11 7SN

A LARGE DETACHED CHARACTER COTTAGE, TASTEFULLY EXTENDED OVER THE YEARS, PROVIDING EXTREMELY WELL PRESENTED AND SURPRISINGLY LIGHT AND AIRY ACCOMMODATION WITH ATTRACTIVELY LANDSCAPED GARDENS AND GROUNDS OF ABOUT 0.29 ACRES

A highly sought after village with an award winning shop/Post Office, two public houses and an excellent primary school, all within walking distance

PORCH * DINING ROOM * DRAWING ROOM * GARDEN ROOM * STUDY / FAMILY ROOM KITCHEN / BREAKFAST ROOM * UTILITY / CLOAKROOM

MASTER BEDROOM * MASTER BATHROOM / DRESSING ROOM * TWO FURTHER BEDROOMS * BATHROOM INTEGRAL GARAGE * AMPLE PARKING * BEAUTIFULLY LANDSCAPED GARDENS AND GROUNDS

OFFERS INVITED AROUND £735,000 FOR THE FREEHOLD DESCRIPTION A detached Grade II listed cottage, sympathetically extended over the years by the present owner who is also responsible for its excellent presentation and tastefully landscaped gardens. For the property’s age and style it has generous ceiling height throughout and is surprisingly light and airy, particularly on the ground floor. In brief, the accommodation comprises a large triple aspect drawing room with part vaulted ceiling and separate dining room (both with interesting fireplaces), a modern garden room with lantern roof light, good size study, kitchen/breakfast room and utility with WC. To the first floor there are three bedrooms and two bathrooms. Additional benefits include ample parking, an integral garage, level landscaped gardens in excess of a quarter of an acre and oil fired central heating.

LOCATION The property is well situated near the church in the village which also has an award winning Post Office/store, excellent primary school, two public houses and a nearby garden centre. The area is a haven for those who enjoy country and riverside walks, and numerous sporting pursuits can be enjoyed nearby including horse racing at Newbury and Salisbury, motor racing at Thruxton, sailing on the Solent, and fishing on the celebrated River Test. The picturesque town of Stockbridge is about eight miles. Andover, approximately three miles away, offers a comprehensive range of shopping, leisure and educational facilities, as well as a mainline railway station providing fast services to Waterloo. The A303 is close at hand allowing convenient access to London and the West Country, and the cathedral cities of Salisbury and Winchester are both within a half hour drive. ACCOMMODATION Thatched covered ENTRANCE PORCH with exposed timber supports. Solid oak panelled front door with high level small pane glazed panel leading into: DINING ROOM Beautiful inglenook fireplace with internal seat and original iron bread oven door (bread oven itself removed many years ago) and light, housing a cast iron wood burning stove standing on raised quarry tiled hearth. Recess to either side of chimney breast, one with braced and ledged door into kitchen/breakfast room, the other with built-in cupboard with display sill over, arch recess above with glass shelving. Numerous exposed ceiling beams and timbers. Small pane picture window to front aspect. Internal picture window with view through to the garden room. Three wall light points. Two radiators. Further ledged and braced door with step up into: DRAWING ROOM (Triple aspect) Part vaulted with impressive queen post truss, rafters, purlins and wind braces. Raised central fireplace with stone surround housing cast iron wood burning stove, deep shelf behind. Exposed framework to one wall. Large picture window, the full width of the gable end with views over the main garden. Part glazed door with inset door mat and window to side leading onto terrace and garden. Two windows to front aspect. Picture window to rear aspect. Turning staircase (one) rising to first floor. Two wall light points. Down lighters. Spot lights to vaulted ceiling. Three double radiators.

KITCHEN / BREAKFAST ROOM (Recently refitted) Large Belfast style ceramic twin bowl sink unit with mixer tap. Range of high and low cream cupboards and drawers incorporating two china display cabinets. Solid oak butcher block work surfaces with similar upstand. Integrated ‘Electrolux’ undercounter double oven and grill with ‘Neff’ four zone induction hob above, extractor fan and light concealed within hood above. Integrated fridge and slim-line dishwasher. Quarry tiled floor. Picture window to front aspect. Window to side aspect. White washed exposed ceiling joists. Down lighters. Arched stable style braced and ledged door concealing deep cupboard with plumbing for washing machine, shelves above. Radiator. Open doorway into: INNER HALL Exposed brick/timber framework to one wall. Small pane glazed door with window to side giving access into garden room. Rustic oak flooring. Corner oak double cupboard with display sill over. Double radiator. Panelled door into utility/cloakroom. Opening beneath exposed rustic timber with reclaimed studwork to side leads into: STUDY / FAMILY ROOM Built-in furniture comprising desk with cupboards to one end, book and box shelving above. Turning staircase (two) with exposed balustrade to one side rises to first floor. Low door into understairs storage cupboard. Exposed ceiling timber supported by vertical timber. Glazed double doors with glazed panels to either side opening into garden room. Oak flooring. Wall light points. GARDEN ROOM Constructed mainly with brick plinths supporting timber framed double glazed elevations with large central ceiling lantern with surrounding pelmet down lighters, two vents and bespoke fitted sun blinds. Oak flooring. Glazed double doors opening onto terrace with views over the landscaped gardens. Three low level double radiators. UTILITY / CLOAKROOM Belfast sink unit set in roll top surround with mixer tap, cupboard beneath and drawers to side. Recess and plumbing for washing machine. Space bedside for freezer or tumble dryer. Range of high level cupboards. Further cupboard concealing meter/fuse box. Low level WC. Oak effect flooring. Ceiling light point. Radiator. FIRST FLOOR (Via Staircase One) LANDING Dormer window to rear aspect. Ceiling light point with two spot lights. Exposed purlin. Low level double cupboard into eaves. Ledged and braced latch doors into bedroom three and: MASTER BEDROOM (Large dual aspect double bedroom) Small pane picture dormer window to front aspect. Large window to rear aspect. Exposed framework, clasped purlins and window braces. High ceiling. Ceiling light point. Two spot lights. Two wall mounted bedside table lights. Radiator. Skirting radiator. Opening within framework into: MASTER BATHROOM / DRESSING ROOM White suite comprising circular wash hand basin with mixer tap set in marble surround, double cupboard beneath. Window to side aspect. Low level WC with concealed cistern. Curved glass sliding door into large tiled shower enclosure. Range of built-in wardrobe cupboards. Exposed purlins. Ceiling light point. Heated towel rail/radiator. BEDROOM THREE (Small dual aspect double bedroom) Small pane picture window to front aspect. Low dormer window to rear aspect. Ceiling light point with two spot lights. Two wall mounted bedside table lights. Corner pew-style window seat. Double radiator. FIRST FLOOR (Via Staircase Two) LANDING (L-shaped) Dormer window to side aspect with views over the garden. Low level obscure glazed window to opposite aspect. Ceiling light point. Access to loft space via hatch. Turning balustrade continues overlooking stairwell. Double radiator. White washed ledged and braced latch doors into bathroom and: BEDROOM TWO (Large dual aspect double bedroom) Dormer picture window to side aspect overlooking main terrace and garden. Further similar window to rear aspect. Built-in furniture comprising full height wardrobe with cupboard to side and two bedside drawer units. Ceiling light point. Two double radiators. Radiator. BATHROOM White suite comprising large panelled bell-ended bath with central mixer tap, overhead shower and curtain screen, decorative ceramic tiled splash back with inset mirror and inset tiled shelving to either end, one with cupboard beneath. Window to side aspect. Further double cupboard. Down lighters. Heated towel rail/radiator. Double radiator.

OUTSIDE

Picket gate from village road gives access to a block paved path with box hedging to either side leading to front entrance porch. The front garden comprises lawned areas with flower and shrub borders, well enclosed to the front and side by picket fencing. Eucalyptus tree. Arched wrought iron gate between trellis with climbing plants opens onto the main terrace extending round the side and to the rear of the cottage, accessed via the garden room and drawing room. The terrace is mainly paved with raised decked area and brick steps leading to the driveway. Raised flower and shrub border. Low brick edged border with shrubs and potted plants. Pillar light. Splayed tarmacadam entrance off village road through five bar gate with privacy panels leads onto sweeping gravelled driveway continuing round to the rear of the property, widening and providing ample parking and turning space in front of the garage and block paved parking area to the rear of the extension. Raised oil tank. INTEGRAL GARAGE Constructed of brick/block constructed with cavity insulation (this could be converted to accommodation, if required). Barn style double doors to front. Small pane window to side. Fluorescent strip lighting. Power points. ‘Camray’ oil fired boiler. MAIN GARDEN Attractively landscaped and comprises a large shaped level lawn. Central Bramley apple tree. Two substantial Ash trees with surrounding borders. Great variety of specimen/fruit trees. Brick edged borders containing a great variety of flowers and shrubs. Box hedging. Greenhouse. Water butt. Path beneath pergola with climbing plants leads back onto driveway. Outside lantern style lighting. Outside taps. SERVICES Mains electricity, water and drainage. Note: No household services or appliances have been tested and no guarantees can be given by Evans & Partridge. DIRECTIONS From Stockbridge proceed along the High Street in a westerly direction (towards Salisbury). Continue up the hill and turn right across the dual carriageway signposted Danebury hill Fort. Proceed for approximately three and a half miles to the junction with the A343. Turn right and continue for approximately two miles, turning left at the cross roads into the village of Abbotts Ann. Proceed down the hill and turn right just The Eagle public house, follow the road round the sharp left and right hand bends and the property will be seen on the left hand side.

VIEWING IS STRICTLY BY APPOINTMENT WITH EVANS AND PARTRIDGE

Tel. 01264 810702 www.evansandpartridge.co.uk 1. These particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. All statements contained in these particulars as to this property are made without responsibility on the part of Evans & Partridge or the vendors or lessors. 2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Evans & Partridge has any authority to make or give any representation or warranty whatever in relation to this property.