Ruggen House, Berry Lane, Wortley, Howbrook

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1 Ruggen House, Berry Lane, Wortley, Howbrook 440,000 OFFERING HIGHLE FLEXIBLE AND GENEROUSLY PROPORTIONED ACCOMMODATION AND PROVIDING LAND EXTENDING TO 1.3 OF AN ACRE OR THEREABOUTS Enjoying a delightful semi-rural setting between Howbrook and Wortley, Ruggen House provides highly appointed and generously proportioned accommodation offers high levels of flexibility ideal for modern family requirements. Set into formal gardens of a third of an acre and also providing an adjacent field and further greenbelt land extending to 1 acre approx. The accommodation comprises of generous entrance hall/utility, superb kitchen/diner, inner hallway, lounge, dining room, rear porch, principal ground floor bedroom with en-suite facility to a superb principal bathroom, generous conservatory, 2 first floor bedrooms and bedroom 4/2nd lounge, shower room, garage and adjoining garden store.

2 Property Details GROUND FLOOR ENTRANCE/UTILITY ROOM 17' 6" x 8' 2" (5.33m x 2.49m) Designed very much with country pursuits in mind, being ideal for storage of outdoor clothing, footwear etc, this spacious utility also acts as the main entrance area to the property and provides an extensive range of base level storage cupboards to one wall surmounted by granite work top surfaces whilst to the opposing wall are further full height built in storage cupboards. There are also concealed plumbing facilities for an automatic washing machine and a number of ceiling downlighters. BREAKFAST KITCHEN 19' 10" x 10' (average measurement) 5" (6.05m x 3.18m) A superb family orientated kitchen providing an extensive range of high quality cream fronted units fitted by Kestrel Kitchens comprising a generous expansive of granite work top surfaces with inset sink and base cupboards below, there are further base and wall mounted units, full height tiling to three walls and also concealed lighting to the under side of the wall units. There is a built in granite dining table, granite tiling to the floor, a number of ceiling downlighters and the sale will include the freestanding Stoves range style cooker with Induction and electric 6 ring hob, Stoves extractor canopy over, 2 integrated fridges and a dishwasher. Further feature lighting is presented by kick panel lighting, there are 2 double panel radiators and the kitchen also contains the Trianco Euro Star oil fired central heating boiler. INNER HALLWAY With single panel radiator, staircase rising to the first floor and in turn providing access to the remainder of the ground floor accommodation.

3 DINING ROOM 21' 7" x 9' 9" (6.58m x 2.97m) Enjoying a fine outlook over the gardens and adjacent countryside, this very well proportioned reception room has an internal window to the entrance/utility, there is a radiator and open plan chimney breast containing a cast iron wood burner. LOUNGE 21' 2" x 12' 7" (6.45m x 3.84m) A well proportioned principal reception room, once again enjoying a fine outlook over the gardens to the property and adjacent countryside, the focal point of the room being the open plan chimney breast from the dining room which contains the cast iron wood burning stove. There are 4 wall light points, a TV aerial point and 2 double panel radiators. ENTRANCE PORCH Infrequently utilised as an entry point to the property, this area is now best suited to use as a wood store for the wood burner. BEDROOM ONE 18' 4" x 10' 11" (5.59m x 3.33m) A principal bedroom of excellent proportions, providing a range of fitted furniture comprising 2 double wardrobes with high level storage cupboards over, there is a low level dresser with cupboards beneath and further storage cupboards with television alcove, electric point and aerial point. A large picture window provides splendid far reaching views and in turn ensures good levels of natural light to the room. There are a number of ceiling downlighters and a double panel radiator. An internal lobby which provides access to a useful under stairs area also leads through to the house bathroom.

4 HOUSE BATHROOM 11' 4" x 7' 2" (3.45m x 2.18m) A highly appointed bathroom, displaying a white suite by Villeroy and Boch comprising a large double ended bath with central taps and integrated ambient lighting, large step-in shower cubicle with Mira electric shower, vanity wash hand basin set on an oak stand and also low flush WC. Once again there are a number of ceiling downlighters and the room is heated by way of a contemporary styled chrome radiator. CONSERVATORY 12' 3" x 11' 2" (3.73m x 3.4m) Being accessed internally from bedroom one, this generous addition to the property once again affords a most pleasant outlook over adjacent countryside and the formal gardens, access to which is provided by French doors. There is ceramic tiling to the floor and also 2 wall mounted electric heating radiators. FIRST FLOOR The staircase to the first floor rises from the inner hallway and gives access to the first floor accommodation which comprises of 2 bedrooms, shower room and occasional bedroom 4/second lounge. The whole of the first floor certainly lends itself to a semi self-contained usage, ideal for teenagers, dependant relative etc. BEDROOM TWO 18' 6" x 9' 6" (5.64m x 2.9m) maximum A wide side facing dormer window once again provides a fine outlook, there is an exposed beam to the ceiling and a double panel radiator.

5 OCCASIONAL BEDROOM THREE/SECOND FLOOR LOUNGE 22' 1" x 10' 2" (6.73m x 3.1m) A room of excellent proportions, once again having a dormer window providing high levels of natural light, the room being heated by way of a double panel radiator whilst there is also a built-in airing cupboard with adjacent shelved storage cupboard. This room is currently utilised as a first floor lounge where a door to the rear of the room gives access to an inner lobby area accessing bedrooms 4 and the shower room. BEDROOM FOUR 19' 5" x 11' 2" (5.92m x 3.4m) Having a similar outlook to that enjoyed by bedroom 2, this well proportioned room displays an exposed beam to the ceiling, there is a built-in double wardrobe and further shelved unit and access is provided to a very generous area of boarded eaves storage. SHOWER ROOM Displaying full height tiling to the walls and providing a 3 piece suite in white comprising a step-ins shower cubicle with electric shower, concealed flush WC and pedestal wash hand basin. There are ceiling downlighters, an extractor fan and a double panel radiator. OUTSIDE GARDENS The generous driveway to the property is accessed by electrically operated driveway gates, ample parking/turning facilities being provided. Ruggen House is set into generous principally lawned gardens which wrap around 3 elevations of the property, the lawns being complimented by traditional established garden borders displaying trees, common mature shrubs etc. The garden is very well screened from Berry Lane, a generous lawn to the right of the property being ideal for younger children.

6 FIELD AND ADJACENT GREEN BELT Included within the sale is a fenced field of approximately threequarters of an acre and beyond the obvious garden boundary to the property is an L-shaped area of green belt land which offers the potential for further grazing. The provision of the aforementioned field would certainly make Ruggen House of interest to the equine enthusiast, beyond a dry stone wall at the entrance to the driveway is an area that has previously been utilised for an oak framed garage unit, this area would prove ideal for the siting of a stable block, subject of course to any necessary planning consents. The area is very well served for hacking and there are also a number of recognised equestrian centres within a 3 mile radius. GARAGE 17' 10" x 10' 0" (5.44m x 3.05m) Having twin timber entrance doors to the front, the garage also contains the water treatment plant and has both light and power supplies and a cold water tap. ADJOINING GARDEN STORE 17' 10" x 10' 0" (5.44m x 3.05m) SERVICES Mains water and electricity are laid to the property. HEATING An oil fired central heating system is installed with the Trianco Eurostar boiler being housed in the kitchen. DRAINAGE The property is served by it's own bore hole water system whilst drainage is to a private septic tank. TENURE We are awaiting confirmation of the tenure of the property.

7 DIRECTIONS From our Penistone office proceed via Bridge End turning right at the Hoylandswaine roundabout. Continue through Thurgoland and Wortley in the direction of Chapeltown turning left onto Berry Lane where the property will be found immediately on the right hand side. IB/JC For More information please contact our office on , view our website see us on or us at butcherez.co.uk DISCLAIMER These particulars a re intended only as general guidance. The C ompany therefore giv es notice that none of the material issued or v isual depictions of any kind made on behalf of the C ompany can be relied upon as accurately describing any of the Specified Matters prescribed by any O rder made under the Property Misdescriptions A ct Nor do they constitute a contract, part of a contract or a w arranty.

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