Rough Nook Cottage, Mill Moor Road, Meltham, Holmfirth

TUCKED AWAY IN A PRIVATE HAMLET OF HISTORICAL FARM BUILDINGS IS THIS SUPERBLY PRESENTED, DETACHED FAMILY HOME. ROUGH NOOK COTTAGE HAS BEEN SIGNIFICANTLY IMPROVED AND EXTENDED BY THE CURRENT VENDORS AND OFFERS IMPRESSIVE ACCOMMODATION ACROSS TWO FLOORS WITH THE BENEFIT OF A LOWER GROUND FLOOR SNUG/OFFICE SPACE. BOASTING FABULOUS OPEN-PLAN LIVING/DINING AND KITCHEN ROOM, THREE SPACIOUS DOUBLE BEDROOMS WITH THE PRINICPAL BEDROOM AFFORDING SPACE TO CREATE TWO SPACIOUS DOUBLE BEDROOMS IF REQUIRED. SITUATED IN THE POPULAR VILLAGE OF MELTHAM, THE PROPERTY HAS COUNTRYSIDE WALKS ON THE DOORSTEP, A SHORT DISTANCE FROM THE VILLAGE CENTRE AND IS CONVENIENTLY POSITIONED FOR ACCESS TO COMMUTER LINKS. The property accommodation briefly comprises of entrance, open-plan living/dining-kitchen with triple aspect windows, a utility room/downstairs WC and double bedroom to the ground floor accommodation. There is a useful multipurpose lower ground floor home office/music room which can be internally accessed via a ladder from the living area, or alternatively accessed through the attached garage. To the first floor there are two spacious double bedrooms and the house bathroom. Externally there property offers ample parking for multiple vehicles, the gardens are enclosed to the side and feature a flagged patio with raised lawn area.

GROUND FLOOR ENTRANCE

Enter into the property through a double-glazed composite front door with obscure glazed inserts into the entrance. There is a double-glazed adjoining window with obscure glass. The entrance features a central ceiling light point, a horizontal column radiator, high quality flooring and a door provides access to the fabulous open plan dining kitchen and living room.

OPEN PLAN DINING KITCHEN

The high-quality flooring continues through from the entrance into the open plan dining, kitchen and family room, which enjoys triple aspect windows with plantation shutters to both the front and either side elevations. There are double glazed French doors from the kitchen area leading seamlessly out to the gardens. A fabulous exposed decorative beam to the ceilings and various ceiling light points as well as inset spotlighting to the ceilings. The family area features a horizontal cast iron column radiator with a media point for a wall mounted television unit. It then leads into the dining area which again has a cast iron horizontal column radiator and an oak kite winding staircase with oak banister and glazed balustrade leads to the first floor and half level landing.

KITCHEN AREA

The kitchen features a wide range of fitted wall and base units with high gloss handleless cupboard fronts and with complimentary rolled edge work surfaces over, which incorporate a one 1/2 bowl composite sink and drain unit with chrome mixer tap. The kitchen is equipped with built-in appliances, which includes a five-ring gas hob with ceiling mounted extractor hood over, a built-in waist level double oven, integrated shoulder level microwave combination oven and there is space and provisions for a American style fridge and freezer unit. The kitchen area has a door leading to the utility room, a vertical cast iron column radiator, soft closing doors and drawers, and plumbing and provisions for an automatic washing machine. There is under unit lighting, a fabulous breakfast island with cupboards beneath, and the French doors to the side elevation provide pleasant views across the property's landscaped gardens.

UTILITY ROOM (2.18m x 2.36m)

The utility room features fitted wall and base units, again with high gloss handleless cupboard fronts and with complimentary rolled edge work surfaces over, which incorporate a single bowl stainless steel sink and drainer unit with chrome mixer tap. There is plumbing and provisions for an automatic washing machine and space for a tumble dryer. A double-glazed window with obscure glass to the side elevation, a ceiling light point, horizontal, sorry, vertical cast iron column radiator, and there is a low-level WC with push button flush in situ. Additionally, there is a central ceiling light point and extractor fan.

HALF LEVEL LANDING

The landing area features oak flooring with a door providing access to bedroom two and the staircase continues to the main first floor landing which features an oak banister with glazed balustrade over the stairwell head, as well as fabulous decorative timber trusses to the ceilings, a chandelier point and a double-glazed skylight window to the front elevation. There are doors providing access to two bedrooms, the house bathroom, a useful storage area and a radiator in situ.

BEDROOM ONE (3.96m x 8.13m)

As the photography suggests, bedroom one is a generous proportioned light and airy double bedroom which has ample space for freestanding furniture. The room could be split into two well-proportioned double bedrooms if so required. It currently features banks of double-glazed mullioned windows to both the front, rear and side elevations, with two additional double glazed skylight windows with integrated blinds again to the side elevation. There are decorative timber trusses to the ceilings, two ceiling light points as well as two light points on the decorative beam, two radiators, and the bank of windows to the rear elevation provides pleasant open aspect views.

BEDROOM TWO (2.34m x 3.96m)

Bedroom two is a fabulous proportioned double bedroom which enjoys a great deal of natural light cascading through dual aspect, double glazed, mullion windows to both the front and rear elevations and an additional double glazed skylight window with integrated blind to the side elevation. There is an exposed timber beam to the ceiling, a central ceiling light point and a radiator.

BEDROOM THREE (3.96m x 8.13m)

Bedroom three is a light and airy double bedroom which has ample space for freestanding furniture. There is a bank of double-glazed mullioned windows to the rear elevation, a ceiling light point, radiator and a loft hatch providing access to a useful attic space.

HOUSE BATHROOM (3.05m x 3.2m)

The bathroom features a modern contemporary four-piece suite which comprises of a freestanding double-ended bathtub with floor-mounted shower head mixer tap, a walk-in wet room style shower with thermostatic rainfall shower head and separate handheld attachment, a bowl wash hand basin set upon a bespoke vanity cupboard and a low-level WC with push button flush. There is attractive tiled walls and tiled flooring, a central ceiling light point, extractor vent, a chrome ladder style radiator and banks of double-glazed windows with obscure glass to the side elevation.

SNUG OFFICE (2.9m x 4.88m)

This versatile space can be accessed via a half door from the attached garage or via a ladder with trap door from the open plan dining, kitchen and family room. There are timber beams to the ceilings, a central ceiling light point and radiator and the room could be utilised as a music room, home office or playroom. It features Yorkshire stone flagged flooring and a recessed alcove with stone sill.

Garden

Externally, the property is situated in a pleasant hamlet of historical farm properties which have been converted in recent years. The subject property features a stone flagged pathway leading to the front door with brushed chrome handrail and glazed balustrade. There is a tarmacadam driveway leading to the attached garage and the area to the side of the garage which is marked with cobblestones, also provides a wealth of off-street parking or potentially gardens.

Garden

Externally to the side, the property offers a fabulous, enclosed garden area, which features 2 Indian stone flagged patios, which are ideal for alfresco dining, barbecuing and entertainment. The patio areas then lead to an enclosed lawn area at the top of the garden, which features attractive drying stone wall and fenced boundaries. The gardens enjoy the sunshine throughout the afternoon and evenings and there are external double plug points, external security light, well-stocked flower and shrub beds and a access point down the rear of the property which leads to the parking area to the side and also has external security lights and an external tap.

Parking - Garage

The garage features an electric remote-controlled sectional up and over door. There is lighting and power in situ, a double-glazed window with obscure glass to the side elevation. It also houses the wall mounted combination boiler and there is a half-height door which proceeds to the snug slash office.