Woodlands Park, Bath

Woodlands Park is a quiet cul-de-sac of detached properties with generous garden plots conveniently positioned close to Alice Park within half a mile from Larkhall Square.

Sat in a particularly generous plot, this extended detached family home offers open plan ground floor living with a central entrance hall with staircase and half landing separating the dual aspect sitting room from the rest of the ground floor with open plan living to the modern kitchen to dining room and impressive garden room extension. A south west sun deck off the extended garden room promotes outdoor living and the extension itself offers a wonderful view of the garden. The ground floor also includes a work from home office room that could also be used as a fifth bedroom. There is also a practical utility room off the dining room, WC off the entrance hall and a boiler cupboard off the kitchen housing the gas condensing boiler and water softener.

The first floor includes four bedrooms, a bathroom and shower room. The loft is accessible from the landing and is partly boarded with a pressurised hot water cylinder (sealed system allowing for consistent water pressure), solar thermal controller and solar inverter linked to the solar panels on the roof.

Established gardens wrap around the property with lawns, patio terraces. south west sun deck, established shrub beds and a variety of trees including a large copper beech, magnolia, pear. kiwi and fig. To the rear, there is a fruit cage with soft fruits with scented honeysuckle and camellia shrubs dotted around the garden. The gardens measure approximately just over a quarter of an acre with the potential for installation of a garden outbuilding - see agents note below regarding a 2023 pre planning enquiry.

Off road parking includes a detached double garage and driveway. Built in 2004, the double garage easily allows parking for two car parking in addition to the driveway parking to its front. The gabled roof design of the garage provides rafter storage with a remote controlled electric garage door allowing for easy entry from the driveway.

Larkhall offers a range of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, farm shop, the 'Village' restaurant, a hardware shop, an independent bookshop, florist, hairdresser and a Co-Operative supermarket.

There is also a popular local theatre (The Rondo) offering an interesting variety of programmes including comedy, theatre and music. The New Oriel Hall community centre just off Larkhall Square offers classes, workshops and community groups adding to the popularity of the location. There are several popular pubs and there is a real sense of community culminating in an annual early May bank holiday Larkhall festival.

Alice Park with its cafe, tennis courts and skate park is literally on your doorstep with the option of a more elevated scenic walk up Little Solsbury Hill within 2 miles with its elevated views towards Bath.

Local schools include St. Stephen's C of E, St Saviours Junior Schools and St. Marks Senior School as well as Kingswood and the Royal High School.

City centre transport links include regular bus services from either the London Road or Larkhall Square and commuters for the M4 can easily get to the A46 via the Gloucester Road. You can also walk to Bath city centre via the London Road or via Kensington Meadows, a large open meadow that leads to a footbridge with access to the Kennet & Avon canal. The canal path takes you east towards Bathampton and Bradford on Avon and west towards Sydney Gardens, The Holburne Museum and the city centre.

AGENTS NOTES:

1. Solar panels were installed in 2011 with a 25 year Solar PV Feed in Tariff (FiT) contract at 43.3p/kWh.

2. Our clients submitted a pre planning enquiry in 2023 regarding building a separate dwelling in the garden. The formal response from BATHNES planning department was that the erection of an annexe in the garden would be acceptable in principle but a new dwellinghouse would not be achievable.

3. No onward chain.

Entrance Hall - 15'3" (4.65m) Max x 9'2" (2.79m) Max
Double glazed rear window to half landing. Staircase with half landing and understair cupboards below. Beechwood flooring. Wall mounted intruder alarm panel.

WC - 5'1" (1.55m) x 4'9" (1.45m)
Double glazed side window. Ceramic floor tiles. LLWC. Hand basin. Radiator.

Sitting Room - 19'8" (5.99m) Max x 13'1" (3.99m) Max
Double glazed French doors to rear garden with fixed floor to ceiling double glazing units to sides. Double glazed side window with fixed double glazing unit beneath. Beechwood flooring. Two radiators. Wall mounted gas fire with external flue.

Dining Room - 11'9" (3.58m) x 10'8" (3.25m)
Wide opening to Orangery. Porcelain floor tiles. Door opening to kitchen. Door to side garden. Two radiators.

Kitchen - 11'7" (3.53m) x 7'6" (2.29m)
Double glazed front and side windows. Porcelain floor tiles. Granite worktops and upstands with one and a half sink and drainer. Filtered drinking water tap. Gas cooker point with toughened glass splashback and stainless steel extractor over. Fitted fridge. Plumbing for dishwasher. Cream kitchen cupboards and drawers. Door to boiler cupboard. Concealed electric smart meter. Door opening to dining room.

Boiler Cupboard - 5'2" (1.57m) x 2'9" (0.84m)
Worcester condensing gas boiler. Water softener. Electric consumer unit. Electric consumer unit for Solar PV system. Feed-in Tariff (FiT) meter. Pump for Orangery underfloor heating.

Utility Room - 8'0" (2.44m) x 5'2" (1.57m)
Vinyl flooring. Laminate worktop with sink and drainer. Plumbing for washing machine. Wall cupboards. Extractor fan.

Garden Room / Orangery - 18'5" (5.61m) x 9'8" (2.95m)
Double glazed roof lantern. Double glazed French doors to west facing side garden and sun deck with fixed double glazed floor to ceiling windows to sides. Double glazed side and rear windows. Porcelain floor tiles with underfloor heating. Contura woodburning stove on slate hearth. Downlighting. Digital wall mounted underfloor heating control panel. Wide opening to dining room.

Office / Bedroom 5 - 11'10" (3.61m) x 11'9" (3.58m)
Double glazed rear and side windows. Vinyl flooring. Radiator.

First Floor Landing - 20'7" (6.27m) Max x 12'8" (3.86m) Max
L-shaped with double glazed side window to half landing. Storage cupboard. Loft access ceiling hatch.

Bedroom 1 - 12'9" (3.89m) x 12'8" (3.86m)
Double glazed rear window. Wall light points. Radiator.

Bedroom 2 - 14'9" (4.5m) x 10'7" (3.23m) Max
Double glazed side window. Radiator.

Bedroom 3 - 11'10" (3.61m) x 11'10" (3.61m)
Double glazed side window. Radiator. Hand basin.

Bedroom 4 - 10'9" (3.28m) Max x 8'2" (2.49m) Max
Double glazed side window. Radiator. Ceiling downlights.

Shower Room - 7'2" (2.18m) x 3'6" (1.07m) Max
Tiled walls. Walk in shower enclosure with glazed bifold door. Cork floor tiles. Vanity hand basin. LLWC. Heated towel rail. Extractor fan. Side wall with high level block glass to bedroom 4 allowing for borrowed light.

Bathroom - 10'2" (3.1m) Max x 6'3" (1.91m) Max
Double glazed rear window. Cork floor tiles. Waterproof PVC wall panels. P-shaped panelled bath with curved glass shower screen door and railed shower attachment. Wide ceramic vanity sink unit with cupboards under. LLWC. Radiator.

Loft
Part boarded with pressurised hot water cylinder (sealed system allowing for consistent water pressure). Solar thermal controller. Solar inverter. Light point.

Double Garage - 19'1" (5.82m) x 18'1" (5.51m)
Garador electric garage door. Double glazed rear window. Side door to front garden. Gabled roof with rafter storage. Electic consumer unit. Worktop. Power points.

Driveway - 34'0" (10.36m) Max x 30'0" (9.14m) Max
Dropped kerb to Woodlands Park.

Front Garden - 45'0" (13.72m) Approx x 38'0" (11.58m) Approx
Fence and hedge to side. Driveway. Double garage. Gated side access to side and rear gardens. Shrub bed. Shallow steps to rear.

Side / Rear Gardens - 125'0" (38.1m) Max x 107'0" (32.61m) Approx
Fencing to sides and rear with gated side access. Lawn. Wrap around sun deck off Orangery. Patio terraces. Established shrub beds and trees. Large Beech tree. Magnolia tree. Pear tree. Kiwi tree. Fig tree. Fruit cage with netting. Redcurrants. Raspberries. Strawberries. Rhubarb. Gooseberries. Goji berries. Camellia. Scented honeysuckle shrubs. External power sockets. Outside light points. Water tap.

Council Tax
Bath And North East Somerset Council, Band F

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.