Offers In Region Of:
£550,000

Smithy Place Lane, Brockholes, Holmfirth, HD9 7AH

Overview

This unique and individual detached property occupies a generous plot, adjoining woodland to one side and with pleasant open views to the other. It has been extensively renovated and extended and provides flexible 4 bedroom accommodation that must be viewed to be fully appreciated.

About Lark Rise
The property was originally conceived as a modest red brick detached bungalow, our clients purchased it in 2011 and following this carried out an extensive program of renovation, adding an extension to the rear and converting the garage. It is now clad in visually pleasing stonework complimented by modern rendering under a pitched slate roof.

It enjoys a position that enjoy pleasant views over the village and adjoins woodland along its upper boundary but is well placed for access for amenities in Brockholes with further facilities available in Holmfirth and Honley.

The accommodation is arranged over 2 levels, predominantly on the upper floor which is entered via a generous porch to the side. A door from here leads into the superb living kitchen which has modern units including a large island and bifolding doors to the side. An inner hallway then leads to the lounge and bedrooms. The lounge is positioned to the side of the house allowing views from its glazed double doors and features stairs leading down to the sitting room. The sitting room meet a variety of different uses, possibly as a space to work from home and features its own glazed entrance door with full height windows to either side. It also has a utility cupboard at one end of the room.

The bedrooms and bathroom are also accessed from the inner hall. The principal bedroom has an en-suite shower room and walk in wardrobe. There are 3 further bedrooms, one being and double whilst the other 2 are decent sized single bedrooms. These are served by the house bathroom which is also fitted with a quality modern suite.

The property is well presented and maintained with double glazed windows, gas central heating and modern fittings throughout. It is connected to all mains services and is freehold.

Externally it sits within a generous plot with gardens on 3 sides. A tarmac driveway with remote controlled gated entrance provides generous parking. The main garden area is found to the lower side of the house and features a combination of lawned and seating areas. The upper garden area wraps around the front and side of the house and features lawns, border and a wooden garden room.

Brockholes is a highly regarded village between Holmfirth and Honley with the convenience of easy access to both. It enjoys a handful of shops, 2 pubs, school, chapel and a number of independent businesses located along New Mill Road. There is also a railway station providing access to Huddersfield, Leeds and Sheffield.

Property Details

Accommodation

UPPER FLOOR

Entrance Hall 3.76m x 1.93m
A lean-to extension to the side of the house which features a glazed entrance door, windows to the front and side, LVT herringbone flooring, tall wall mounted radiator and door into the kitchen.

Living Kitchen 6.63m x 4.27m
A large open plan living / dining kitchen featuring wooden flooring, 2 windows to the front and bank of glazed folding doors to the side garden. It is fitted with a range of modern base units and with integrated oven, microwave, warming drawer, 5 ring gas hob with extractor over and composite worksurface. There is a matching island unit with integrated dishwasher and inset stainless steel sink with mixer tap. A free standing American style fridge freezer is housed within a recess.

Inner Hall
A glazed door from the kitchen leads into the central hallway which is finished with laminated wood flooring.

Lounge 5.33m x 3.28m
Featuring glazed double doors and a tall picture window to the side enjoying the views, laminated wood flooring, feature chimney breast with timber lintel, central heating radiator and stairs leading down to the lower ground floor.

Bedroom 1 4.95m x 3m
A double bedroom with windows to the side and central heating radiator. There is a recessed walk in wardrobe with hanging rail and shelving.

En-suite 2.51m x 1.17m (2m max)
With modern three piece suite in white comprising low flush wc, wall hung semi-pedestal washbasin and shower enclosure with glazed screen and overhead shower, tiled floor, partly tiled floor, obscure glazed window to the rear and heated towel rail.

Bedroom 2 3.1m x 2.64m
A double bedroom with window to the side and central heating radiator.

Bedroom 3 3m x 2.64m (2.18m min)
With window to the side and central heating radiator.

Bedroom 4 3.12m x 2.29m
With window to the side and central heating radiator.

Bathroom 2.29m x 2.06m
With modern three piece suite comprising low flush wc, wall hung vanity washbasin and bath, obscure glazed window to the side, heated towel rail and inset spotlights to the ceiling.

LOWER FLOOR

Utility Cupboard 1.98m x 1.3m
A walk-in store cupboard which houses our clients washing machine and drier (stacked vertically).

Sitting Room 3.23m x 5.54m (7.32m overall)
Accessed via stairs from the lounge or alternatively via the glazed door to the front which is flanked by 2 full height windows. Featuring wood flooring, window to the side, cupboard housing the central heating boiler and central heating radiator. Up a step at the far end of the room is a utility cupboard.

OUTSIDE
The property is accessed via remote controlled gates from Smithy Place Lane to a generous tarmac driveway and parking area. There is a lawned garden with paved seating area – perfect for the evening sun located at the lower end of the garden. Above the driveway there is an artificial lawned level with paved seating area and further lawn alongside the house. Steps from the driveway lead up to the higher level garden which has a lawned area enjoying the views and a wooden garden room – which will be finished in wooden cladding. To the upper side of the house there is a further garden area which is finished with gravelled and lawned areas.

Additional Information
The property is Freehold. Energy rating 79 (Band C) Council tax D.

Viewing
By appointment with Wm Sykes & Son.

Location
Smithy Place Lane is located between the A6024 Huddersfield Road and the A616 New Mill Road. Travelling down Smithy Place Lane, the property will be found on the right hand side.

Floorplan
38688

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