830,000. Ballington Lodge Westfields Leek Staffordshire ST13 5LP

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1 Ballington Lodge Westfields Leek Staffordshire ST13 5LP Spacious seven bedroom well maintained family home With paddock of land extending to 4 acres and sizeable stable block Immaculate throughout with high quality fixtures and fittings Whittaker and Biggs are pleased to offer for sale this uniquely designed individual seven bedroom detached family home ideally situated within walking distance of the town centre. Constructed in 2006 for the present owners this spacious home offers ideal and versatile accommodation for a large family with the potential to convert the accommodation to two separate residencies offering potential for an annex segregated from the main home. Situated at the end of a tree lined private road and boasting panoramic views from the main balcony over the surrounding countryside and this property must be viewed to be appreciated. These particulars are believed to be correct, but they are not guaranteed by the vendor or the vendors agents, Whittaker & Biggs and neither does any person have authority to make or give any representation or warranty on their behalf. Prospective purchasers must satisfy themselves by inspection or otherwise as to the correctness of each statement contained in these particulars. The particulars do not constitute, or form part of, an offer or a contract Boasting an elevated position with panoramic views, off road parking, and triple garage with loft over Unique in design, MUST be viewed to be appreciated 830,000

2 In further detail the accommodation comprises: - BALLINGTON LODGE This spacious home although recently constructed is of a traditional style and ideally located for the popular Westwood schools. Convenient for the small market town of Leek with its original cobbled market place, Ballington Lodge offers modern and luxury living throughout. With paddocks of land extending to approximately 4 acres or thereabout and its spacious timber stable block providing loose boxes and tack room. Having en suite facilities to the master bedrooms with a full en suite bathroom, bedroom two and three with a family bathroom to the first floor and a spacious shower room to the second. All the bathroom fittings are state of the art with spacious shower cubicles incorporating multi level jets, sauna and stereo systems. The bedrooms are exceptionally spacious with the master bedroom having the added advantage of double patio doors leading to a balcony with wrought iron balustrade surround offering further elevated views over the surrounding countryside. An excellent entertaining property with a spacious kitchen being open plan to a Sun Room/Conservatory and offering underfloor heatng to all ground floor rooms. Quality fixtures and fittings are visable throughout the property with oak panelled doors, granite works surfaces to the kitchen and utility area and feature staircase to the entrance hall leading to a spacious galleried landing. A property which must be viewed to be appreciated edged panels, television aerial point, telephone point, power points. Note: the fitments in this room are of brushed brass finish. DINING ROOM m x 3.42m (16' 2" x 11' 3") Having UPVC double glazed window to rear aspect, centre light in decorative ceiling rose, decorative cornicing, underfloor heating, power points. Note: the fitments in this room are of ENTRANCE PORCH With courtesy lighting, feature stone colums. ENTRANCE HALL m x 4.28m (19' 11" x 14') Having oak door with inset leaded light panel and matching side panel, feature staircase, decorative cornicing, central heating thermostat, beige porcelain tiled floor, hoover point, inset halogen downlighters in brass surround, underfloor heating, power points. Note: the fittings in this room are of brushed brass finish. Housing low-level W.C., wash hand basin with chrome mixer tap, UPVC double glazed window to rear aspect, part tiled walls, centre light point, coving, beige porcelain tiled floor, underfloor heating. OFFICE m x 2.98m (10' 8" x 9' 9") Having UPVC double glazed window to rear aspect, UPVC double glazed window to side aspect, inset halogen downlighters in brass surround, underfloor heating, black porcelain tiled floor, power points. Housing low level W.C., centre light point, extractor fan, tiled floor. LIVING ROOM m x 4.55m (29' 7" x 14' 11") Having feature UPVC double glazed picture window to front aspect, feature UPVC double glazed picture window to rear aspect, feature decorative stone fireplace set on stone carved hearth with decorative stone pillars and stone mantle over incorporating wall mounted electric fire in mirrored surround, four wall light points, two ceiling light points in decorative ceiling roses, decorative cornicing, central heating thermostat, underfloor heating, wall mounted Mitsubishi air conditioning unit with remote control, hoover point, inset speaker system, pair of double doors to entrance hall with inset bevel edged glazed panels, pair of double doors to dining room with inset bevel KITCHEN m x 4.33m (20' 7" x 14' 2") Excellent range of cream units with brushed chrome fittings comprising base cupboards and drawers with concealed halogen floor lighting, inset brushed chrome wine fridge, inset Neff dishwasher, Neff brushed chrome cooker comprising triple oven with six ring brushed chrome gas hob over, range of granite work surfaces having one and half bowl stainless steel sink unit with chrome mixer tap over and separate filtered water tap, granite splashbacks, range of matching wall cupboards incorporating roller shutter doors to part, brushed chrome wall mounted Neff extractor fan incorporating lighting, inset hoover system. Central console comprising cream units with brushed chrome fittings with base cupboards and drawers incorporating brushed chrome Neff microwave oven incorporating grill, granite work surfaces over, note: power points are situated to the central console. UPVC double glazed window to side aspect set on granite sill, UPVC double glazed window to side aspect set in

3 granite sill, inset halogen downlighters in chrome surround, plumbing for american style fridge, concealed ceiling lights, underfloor heating, coving, telephone point, power points. Note: the fitments in this room are of brushed chrome finish. WALK IN PANTRY Incorporating fixed shelving, centre light point, porcelain tiled floor, power points. Note: the fitments in room are of brushed chrome finish. OPEN PLAN KITCHEN TO:- CONSERVATORY m x 3.96m (18' 4" x 13') Utilised as a Sun Room having UPVC double glazed windows to three elevations, with tinted glass on granite plant display shelving, pair of UPVC double glazed patio doors to the front leading to patio area, inset halogen downlighters in chrome surround, beige porcelain tiled floor with underfloor heating, wall mounted Mitsubishi air conditioning unit with remote control, television aerial point, power points. Note: the fitments in this room are of brushed chrome finish. INNER HALL Having second staircase off, UPVC double glazed door to side aspect, centre light point, ceiling mounted smoke alarm, coving, central heating thermostat, porcelain beige tiled floor, underfloor heating, power points, understairs storeage area off. Housing low level W.C., wash hand basin, chrome mixer tap, UPVC double glazed window to side aspect, part tiled walls, beige porcelain tiled floor with underfloor heating, centre light point. UTILITY m x 1.83m (8' x 6') Range of cream units with brushed chrome fittings thereto comprising base cupboards and drawers incorporating plumbing for automatic washing. Granite work surfaces over having inset stainless steel sink unit with chrome mixer tap above, granite splashbacks, UPVC double glazed window to side aspect set on granite sill, range of matching wall cupboards, centre light point, full height storage cupboard, part tiled walls, beige porcelain tiled floor with under floor heating, wall mounted central heating timer, power points. Note: the fitments in this room are of brushed chrome finish. REAR PORCH m x 1.57m (7' 2" x 5' 2") Having UPVC double glazed window to rear aspect, UPVC double glazed door to garden, centre light point, coving, under floor heating, exposed brickwork to part, beige porcelain tiled floor, power points. Note: the fitments in this room are of FIRST FLOOR GALLERIED LANDING Having feature centre light in decorative ceiling rose, decorative cornicing, ceiling mounted smoke alarm, built in linen store incorporating centre light, further linen store incorporating centre light, two double radiators, pair of double doors with matching side panels leading to balcony, intercom telephone, two hoover system points, central heating thermostat, power points. Note: the fitments in this room are of brushed chrome finish.

4 White suite comprising corner bath with chrome mixer tap over, two wash hand basins set in vanity units with cupboards and drawers beneath having chrome mixer taps over, two decorative mirrors above with inset halogen downlighters in chrome surround with demister, shaver points, low level W.C., fully enclosed 'World of Water' double shower cubicle comprising shower with multi level jets and seating, inset lighting, inset stereo having internal and external controls with speakers, sauna system, foot massager, extractor fan, pair of double doors. Heated towel rail, fully boarded walls, inset halogen downlighters in chrome surround, extractor fan in chrome surround, UPVC double glazed window to rear aspect. BALCONY With wrought iron decorative surround, flagged and gravelled base. MASTER BEDROOM m x 4.36m (20' 7" x 14' 4") Having UPVC double glazed windows to side aspects, pair of UPVC double glazed double glazed patio doors leading to balcony with matching side panels, double radiator, pair of built in double wardrobes incorporating double hanging, inset halogen downlighters, wall mounted Mitsubishi air conditioning system with remote control, hoover system point, television aerial point, satellite point, surround sound system, power points. Note: the fitments in this room are of brushed brass finish. BEDROOM TWO - 4.3m x 3.42m (14' 1" x 11' 3") Having UPVC double glazed window to front aspect, centre light in decorative ceiling rose, double radiator, inset halogen downlighters, cornicing, built in double wardrobe incorporating hanging and central shelving, television aerial points, satellite point. Note: the fitments in this room are of BALCONY m x 3.99m (18' 10" x 13' 1") Set on flagged base with wrought iron decorative surround and wall light points offering panoramic views over the surrounding countryside. EN SUITE SHOWER ROOM Comprising fully enclosed 'World of Water' shower cubicle with multi level jets and seating, wash hand basin set in vanity unit with cupboards and drawers beneath having chrome mixer tap with decorative mirror above having inset halogen downlighters in chrome surround with demister, shaver point, low level W.C., chrome heated towel rail, UPVC double glazed window to front aspect, extractor fan in chrome surround, inset halogen downlighters in chrome surround. BEDROOM THREE m x 2.47m (14' 11" x 8' 1") Having UPVC double glazed window to rear aspect, single radiator, centre light in decorative ceiling rose, decorative cornicing, built in single wardrobe, television aerial point, satellite point, power points. Note: the fitments in this room are of EN SUITE m x 3.24m (11' 4" x 10' 8") EN SUITE SHOWER ROOM Comprising fully enclosed 'World of Water' shower cubicle with

5 multi level jets and seating, wash hand basin set in vanity unit with cupboards and drawers beneath having chrome mixer tap with decorative mirror above having inset halogen downlighters in chrome surround with demister, shaver point, low level W.C., chrome heated towel rail, UPVC double glazed window to side aspect, extractor fan in chrome surround, inset halogen downlighters in chrome surround. BEDROOM FOUR m x 3.43m (14' 8" x 11' 3") Having UPVC double glazed window to rear aspect, centre light in decorative ceiling rose, coving, double radiator, built in double wardrobe incorporating hanging and shelving, television aerial point, satellite point, power points. Note: the fitments in this room are of FAMILY BATHROOM m x 1.9m (8' 10" x 6' 3") White suite comprising 'World of Water' panelled bath with Jacuzzi fitment and foot spa having chrome shower fitment over incorporating multi level jets and seating, sauna facility, inset lighting and stereo with control panel. Bath concealed behind sliding double doors. Wash hand basin set in vanity unit with cupboards and drawers having chrome mixer tap with decorative mirror having inset halogen downlighters in chrome surround incorporating demister, shaver point, low level W.C., UPVC double glazed window to rear aspect, chrome heated towel rail, fully boarded walls, inset halogen downlighters in chrome surround, extractor fan. Fully enclosed shower cubicle incorporating 'World of Water' fitment with chrome multi level jets incorporating seat, wash hand basin set in vanity unit with cupboards and drawers beneath having chrome mixer tap over with decorative mirror over incorporating inset halogen downlighters in chrome surround with demister, shaver point, low level W.C., chrome heated towel rail, double glazed Velux window to rear aspect, inset halogen dowlighters in chrome surround, extractor fan, timber effect cushion flooring. BEDROOM SEVEN m x 2.91m (11' 11" x 9' 7") Having double glazed Velux window to rear aspect, single radiator, loft access, undereaves store cupboard, power points. Note: the fitments in this room are of LANDING LIBRARY m x 1.92m (9' 10" x 6' 4") (plus recess) Having UPVC double glazed window to rear aspect, two ceiling light points, decorative ceiling rose, ceiling mounted smoke alarm, inset halogen downlighters, single radiator, rear staircase off, door to main landing with inset bevel glass panels, power points. Note: the fitments in this room are of SECOND FLOOR LANDING m x 7.01m (23' 2" x 23') (plus recess) Having UPVC double glazed window to gable elevation, double glazed Velux to front aspect, centre light in ceiling rose, hoover point, power points. Note: the fitments in this room are of brushed brass finish, undereaves store cupboard off. BEDROOM SIX m x 3.32m (14' 6" x 10' 11") Having double glazed Velux window to rear aspect, two UPVC double glazed windows to side aspect, centre light point in ceiling rose, single radiator, power points. Note: the fitments in this room are of BOILER ROOM Housing wall mounted Worcester LPG central heating boiler, pressurised hot water cylinder with immersion heater, centre light point, 'Smart central Vacuum' system. BEDROOM FIVE - 4.1m x 4.17m (13' 5" x 13' 8") Having UPVC double glazed window to front aspect, two Velux windows to side aspect, double radiator, centre light in decorative ceiling rose, vaulted ceiling, power points. SHOWER ROOM m x 2.21m (7' 4" x 7' 3") OUTSIDE

6 The property is approached from Westfields over a sweeping blocked paved driveway with electric double gates having intercom system. The driveway leads to a block paved parking area situated to the front and side of the property providing off road parking for numerous vehicles adjacent to the triple garage with access to the stable block. GARDENS The property has gardens to the front and side elevations with raised timber decking area having balustrade surround offering panoramic views over the adjoining paddocks of land and surrounding countryside which must be seen to be appreciated. Adjoining the block paved driveway are various well stocked borders and rockeries incorporating mature ttrees and shrubs with sizeable rockery adjacent to the entrance gate giving privacy from Westfields. Further rockery area situated to the front of the property incorporating mature trees and shrubs with stepped and vehicle gated access leading to the block paved area adjacent to the stable block. TIMBER AND FELT RANGE COMPRISING:- LOOSE BOX m x 3.17m (11' 5" x 10' 5") Having rubber matting, centre light point, pair of double doors to front aspect. TACK ROOM Having stainless steel sink unit, UPVC double glazed window to rear aspect, centre light point, rubber matting, door to front. LOOSE BOX m x 3.46m (11' 8" x 11' 4") Having centre light point, rubber matting, stable door to front aspect. Housing hanging space, centre light point, beige porcelain tiled floor, underfloor heating. LOOSE BOX m x 3.46m (11' 8" x 11' 4") Having centre light point, rubber matting, stable door to front aspect. TRIPLE GARAGE m x 6.5m (28' 3" x 21' 4") Having double and single roller shutter doors, two double radiators, tiled floor, wall mounted 'Main' gas fired central heating boiler, staircase off, stainless steel sink unit with chrome mixer tap having cupboards beneath, built in meter cupboard, pedestrain door to side aspect with inset glazed panel. FIRST FLOOR LOFT STORE m x 3.86m (28' 1" x 12' 8") Having three velux windows to front aspect, three velux windows to rear aspect, two UPVC double glazed windows to gable, four single radiators, inset halogen downlighters, undereaves storage off. NOTE: The garage would prove suitable for a variety of alternative uses including possible residential subject to obtaining the necessary approval. HARDCORE AREA Accessed from block paved sweeping driveway presently used for storage of vehicles and other equipment incorporating:- STORE m x 3.07m (15' 7" x 10' 1") Having concrete floor, up and over door. STORE m x 3.07m (15' 7" x 10' 1") Having concrete floor, up and over door. LAND The land is presently laid to grass and accessed from the property with further access over Moorfields Road and is

7 suitable for mowing and/or grazing purposes. Situated on the land is a box corrugated fodder store. FLOOR PLANS usually designated as fixtures and fittings are excluded from the sale. EQUIPMENT, SERVICES, APPARATUS AND STATUS The Agent has not tested any apparatus, equipment, fixtures, fittings or services and so cannot verify they are in working order, or fit for their purpose, neither has the Agent checked the legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor. If you have a property to sell please do not hesitate to contact us on the telephone numbers below. We will be happy to call and see you to give you a free no obligation market appraisal of your property. ADDITIONAL INFORMATION SERVICES Mains water and electricity and drainage are connected. Main gas connected to site. LPG central heating. Note: The drainage os pumped to the mains sewer. COUNCIL TAX BAND Council tax band 'G' Staffordshire Moorlands District Council TENURE We understand the property to be freehold VIEWING Strictly by appointment with Whittaker & Biggs EPC CHARTS DIRECTIONS From our Derby Street, Leek, office proceed to the roundabout taking the second exit on to the A523 Ashbourne Road, follow this road for a short distance taking the first turning right into Moorhouse Street continuing along this road which then becomes South Bank Street. Take the third turning left into Westfields which is an unmade single track tree lined road and follow this road which bears to the right where the double gates to Ballington Lodge are situated on the left hand side. NOTE The floor plan provided is for identification purposes only. Prospective purchasers must satisfy themselves by inspection or other as to correctness of each floor plan. FIXTURES AND FITTINGS All items not specifically mentioned in these particulars and