General
A contemporary detached reverse level residence atop favoured Wolborough Hill with the benefit of outline planning permission for the construction of a detached dwelling within the curtilage.
Entrance Level:
Entrance Porch, Reception Hall, Sitting Room, Dining Room, Kitchen/Breakfast Room, Rear Lobby, Utility Room, 2nd Lobby, Study, Bedroom 1/Childrens Playroom, Bathroom.
Garden Level:
Porch/Lobby, Small Reception Hall, Long Inner Hall, Boiler Room, Master Bedroom suite with en suite Bathroom, Bedroom 3,4 & 5, Family Bathroom.
Tandem Garage, Workshop, Summerhouse, Outdoor Swimming Pool, Pool Plant Room, Garden Stores & Gardeners WC, Greenhouse. Front & Rear Gardens.
Situation & Description
Cassiopeia is located atop favoured Wolborough Hill on the southern side of the bustling market town of Newton Abbot. The town sits inland between the lovely South Devon coast and the rugged splendour of Dartmoor National Park so leisure options are numerous.
Local facilities include a wide variety of shops and convenience stores whist Primary and Secondary education both State and Private are readily available along with healthcare.
This most individual property was constructed for the current owner over 40 years ago with roof pitches arranged to represent the outline of the constellation ‘Cassiopeia’ after which this fine family home is arranged. The spacious internal accommodation offers potential to create a self contained unit using the study, bedroom 1 and bathroom for a dependent relative or independent teenager.
Outside, the large established gardens incorporate an outdoor swimming pool and for those quieter times, a long balcony accessed from the sitting room provides a splendid location from which to enjoy the outstanding rural views to Kingskerswell and beyond.
AGENTS NOTE: A copy of the outline Planning Permission is available for inspection at Fulfords Newton Abbot office.
The Accommodation Comprises
Glazed front door with obscure glass and obscure glass windows to either side opens to:
Entrance Porch: Tiled flooring. Two alcoves, one at either end. Sliding glazed inner door to:-
Reception Hall:
4.04m x 3.64m (13’3" x 11’11"). With parquet flooring. Two substantial built-in cupboards for coats/storage etc. with mirrored panel. Small alcove for telephone, with shelf and telephone point. Central heating thermostat. From the reception hall a glazed door opens to the:-
Sitting Room:
5.73m x 4.74m (18’10" x 15’7") approx. Of irregular shape. Pleasing rural views to Decoy Woods and beyond to Kingskerswell. Double glazed doors open to a balcony. Open fire in stone fireplace with timber mantelpiece. Book/ornament shelves to either side. Parquet flooring. TV point. Beamed ceiling. Integral door to dining room, which is also accessed from the reception hall/rear lobby.
Dining Room
4.52m x 3.32m (14’10" x 10’11"). Fine views over the surrounding countryside. Serving hatch to kitchen.
Kitchen/Breakfast Room:
4.40m x 3.20m max (14’5" x 10’6" max). Breakfast area with fitted seating and table near the windows to maximise the views. Stainless steel double drainer sink. Plumbing for dishwasher. Cupboards with work surfaces over. Space for cooker. Space for fridge. Units the length of one wall with cupboards and drawers, shelves and glass cabinets. Tiled surrounds. Extractor fan. Extractor hood for cooker.
Rear Lobby:
Storage cupboards. Boot store area with shelf. Small roof hatch. Door to outside.
Utility Room:
3.64m x 2.41m (11’11" x 7’11"). Front aspect. Stainless steel double drainer sink. Work surfaces with cupboards beneath. Storage shelving. Plumbed for washing machine. Extractor fan. Space for chest freezer.
Returning to the reception hall a second lobby leads to the:-
Study:
4.52m x 2.88m (14’10" x 9’5"). Range of built in book shelves and views over the gardens to countryside beyond.
Bedroom1/Childrens Playroom:
4.51m x 3.68m (14’10" x 12’1"). Approx max. Irregular shape. Extensive views. Alcove for books, TV etc. Electric wall heaters.
Bathroom:
Suite of panelled bath with tiled surround. Low flush WC. Pedestal washbasin. Part tiled walls. Shaver light.
Note: The study, bedroom and bathroom could if desired be incorporated into a self contained annexe and has independent external access.
From the reception hall a dog-legged staircase with window above drops down to the accommodation at garden level which comprises:-
Small Reception Hall:
With shelved storage cupboard off which is the:-
Master Bedroom Suite:
4.12m x 3.54m (13’6" x 11’7"). Dual aspect windows. Fine views. Range of built in wardrobe cupboards with sliding doors, mirror panel and light above. Telephone point.
En-suite Bathroom:
Suite of panelled bath with glazed shower screen, shower mixer. Part tiled walls. Low flush WC. Pedestal washbasin with mirror and shaver light to one side. Medicine cabinet. Heated towel rail.
Porch/Lobby:
With coat hooks. Glazed door to garden.
Long Inner Hall:
With deep shelved linen cupboard and off which are:-
Bedroom 3:
4.26m x 3.17m (14’ x 10’5"). Far reaching rural views. Built in wardrobe and dressing table, storage under. Built in shelving.
Bedroom 4:
4.30m x 2.33m (14’1" x 7’8"). Great views again. Built in wardrobe cupboard. Built in dressing table with storage under, mirror and light above. TV point.
Bedroom 5:
3.36m x 2.86m (11’ x 9’5" plus door alcove). Dual aspect with windows to both front and side providing garden and country views. Built in wardrobe cupboard. Built in dressing table with storage under, mirror and light above. Further built in shelved cupboard.
Family Bathroom:
Suite of panelled bath, shower mixer attachment, rail and curtain. Low flush WC. Pedestal washbasin. Electric shaver/ light point. Heated towel rail.
Boiler Room: With warm air ducted and vented boiler system. Storage cupboards with sliding doors. Further storage cupboard. Shelving. This is a useful clothes drying room.
Outside:
The property is screened from South Road behind stone walls at the front elevation and there are two pillars with entrance gates which open to a concrete driveway off which is the:-
Garage:
9.5m x 3.09m (31’2" x 10’2"). Tandem garage with electric up and over door, power and light. Shelving. Behind this garage and accessed from either an up and over door or personal door is the:
Workshop:
4.86m x 2.93m (15’11" x 9’7") max dimensions. Steps rise to the integral door connecting to the main garage. Personal door at side. Workbench. Shelving. Gas meter. Electric meter. Taps.
Concrete drive drops down to a tarmaced parking area for several vehicles. Steps lead from the drive area to the:-
Front Garden:
Beds with flowers, shrubs, bushes and trees. Courtesy light. External door to Bedroom 1. Paths and steps to either side of the property leading to the principal area of the garden located at the rear.
Rear Garden:
Absolutely delightful, arranged over several levels and enjoying a Southerly aspect with panoramic views. Enclosed by high stone walling plus beech hedging and block walling. Fig trained to a stone wall. Paved patio area. Arbors.
Swimming Pool:
With railed enclosure and paved patio area which is located immediately outside the:-
Summerhouse:
Dual attractions for both residents and no doubt friends! Below the pool a door opens to the:-
Pump Room:
Also accessed via a ladder at pool level and from the garden.
The extensive gardens are divided into distinctive areas with terraces, sloping lawns, flowerbeds and a large fruit cage with vegetable garden to one side. To support gardening activities there is a garden store and gardener’s WC at the Southern boundary. Greenhouse. The rear gardens are accessed internally from the lobby/porch at bedroom level as well as from steps to either side. There is beech hedging and block walling to various boundaries and beneath bedroom 1 is a Play Room/Hobbies Room.
Energy Performance Certificate
This certificate is stated to be based on "standardised assumptions about occupancy, heating patterns and geographical location". The house when built 40 years ago was designed to be much more highly insulated than was then considered necessary or usual. The heating system is ducted warm air and not underfloor as stated. There are separate controls for temperature, timing of operation and thermostatic over riders which do not turn the system on at all if the weather is warm. The hot water is not heated by electricity but by a gas boiler and this also has its own controls. The control system for all the gas appliances is excellent and effective. The gas bills for the last 12 months were £327.91 for both heating and hot water; of this total the hot water cost was approximately £140. The property is highly insulated. The inner walls are "celcon" insulating blocks throughout, giving an insulation co-efficient in excess of the standard cement block and associated cavity. The roof is not pitched as stated. It is double felted on 2" fibre board over an air gap and 2" of glass fibre - this is the equivalent of more than 6" fibre glass quilting as used today. The added insulation on the parts of the building which has 12" limestone walls (not granite or whin) is even higher. Electricity consumption is carefully controlled; no current is used at all in tratthe lower level between 9.00pm and usual bedtime. Low energy bulbs are used for all lamps which stay on throughout the period dark to 11.00pm. The floors are 8" reinforced concrete and the ground floor is laid on 18" of coke, suitably compacted, giving excellent insulation. As the heating, hot water costs and lighting have been heavily over estimated on totally false assumptions, it must follow that figures for energy use and carbon dioxide missions are heavily inaccurate. The actual costs of gas heating indicate that the figures stated for "potential" use are also too high. The entire contents of the certificate do not give any reasonable presentation of the correct status of this property based on actual fuel costs and the accurate description of the construction details and materials used. The purchaser should rely on a survey by a qualified Surveyor in the accepted practice. The Vendor disassociates himself from the contents of the certificates (8118 - 6227 - 4060 - 2649 - 3076) (0142 - 2861 - 6046 - 0208 - 8331) in their entirety.
Mr H M Murray Watts Vendor 28th April 2008