WISTARIA COTTAGE NEW LANE NEAR RYE EAST TN31 7NT

Price Guide: £395 ,000 Freehold

A DETACHED SINGLE STOREY WISTARIA CLAD PERIOD COTTAGE SET IN SECLUDED GARDENS OFF A QUIET NO THROUGH ROAD IN A HAMLET ONE MILE FROM THE ANCIENT TOWN OF RYE.

HALL | OPEN PLAN LIVING/DINING ROOM | KITCHEN | 2 DOUBLE BEDROOMS | BATHROOM | GAS CENTRAL HEATING | EPC RATING E | SINGLE GARAGE/STUDIO | SECRET GARDEN

The property is located less than 1 mile of the Ancient Town and Cinque Port of Rye in the village of Playden. Playden is mentioned in the Domesday Book as Plaidenham and is a largely rural parish. In earlier times the sea, which is now about four mile dis tant, came to the base of the hill and Playden's main occupation was fishing; the fish were salted in a long disappeared hamlet known as Saltcote, at the bottom of what is now New England Lane, The Ancient Town and Cinque Port of Rye, renowned for its period architecture, medieval fortifications and cobbled ways. From the town are local train services to and Ashford with high speed connections to St Pancras in 37 minutes and the Continent. As well as its charm and history, the town has a comprehensive range of shopping facilities and an active local community, with the

arts being strongly represented; Rye Festival is held annually and a twin screen cinema , arts centre and café has recently opened. The M20 maybe joined at Ashford whilst other routes into London are via the A21 acces sed at . Inland are the towns of Battle with its abbey and Tenterden with its tree lined High Street. Beaches can be found at Camber Sand and Level.

An appealing, wisteria clad detached single storey period cottage of mellow brick elevations set with leaded light timber casement windows beneath a p eg tiled roof. Internal features include exposed timber framing, part vaulted ceilings, and terracotta tiled and brick floors, exposed old wood floorboards, old pine horizontal matchboard paneling and a huge inglenook fireplace. Prior to being a cottage, the building was used as a chapel where the fishermen of Rye would be blessed before going to sea. Planning consent was granted in 2006 for ‘the demoliton of existing and erection of new single storey extension to form dining/kitchen, master bedroom, bathroom, en suite shower room and utility room including minor alterations, demolition of garage and formation of off - road parking area, erection of garden room.’ Planning ref: RR/2005/3360. The consent lapsed in 2009.

Front door with leaded light panel opening into:

Hallway: open plan with a part vaulted ceiling beneath the ''catslide'' with exposed ceiling timbers and skylight, terracotta tiled floor, opening into fireplace with brick hearth and surrounds and oak Bedroom 2 : Triple aspect, painted floorboards. bressumer, built-in cupboards to either side with old Kitchen with double aspect. Part vaulted ceiling with pine panelled doors, part glazed door to outside, Bathroom: White fitments comprising panelled bath exposed beams, terracotta tiled floor, china one and half exposed painted floor boards, horizontal matchboard with central mixer/shower attachment, pedestal wash bowl sink, wooden work surfaces, range o f fitted panelling to one wall. hand basin, terracotta pattern tiled floor, low level WC , cupboards and drawers, gas hob and oven, dishwasher, tongue and groove panelling, heated towel rail. space for fridge/freezer. Bedroom 1: Overlooking gardens, exposed studwork to one wall, painted floorboards, horizo ntal matchboard Rear lobby, built in double cupboard housing gas fired Living/dining room: split level reception room with panelling to two walls, hatch to roof space. boiler, tongue and groove panelling, brick floor. leaded light windows overlooking gardens, inglenook

Adjacent to New England Lane is a detached SINGLE GARAGE of brick elevations with timber d ouble doors to front, single glazed door and adjoining window to side (currently used as a studio). Hard standing for two cars to the front with double gates. Studio 12'4 (3.76) max x 6'8 (2.03) A feature of this property are the secluded hedge Reception Room enclosed traditional cottage style gardens which provide 21'10 (6.65) max Bedroom 1 x 11'11 (3.63) max 11'8 (3.56) a degree of privacy being laid to lawn and planted with x 8'8 (2.64) mixed flower beds, shaped herbaceous and shrub borders and sun terraces. The plot size ex tends to about 100' x 65' max (of irregular shape).

OUTBUILDING Directions; From Rye, leave the town in a northerly direction on the A2 68. Continue for approximately three quarters of a mile and turn right after The King’s Kitchen Head public house into New England Lane. Continue for 13'4 (4.06) min about 400 yards where the garage and hard standing x 6' (1.83) max area belonging to the property will be found on the right h and side. The property may also be accessed via a public footpath leading from Mill Road to New England

GROUND FLOOR Lane, which passes beyond the rear boundary. Bedroom 2 10' (3.05) x 9' (2.74)

Local Authority: Council Viewing: Strictly by appointment APPROX. GROSS INTERNAL FLOOR AREA 701 SQ FT 65.1 SQ METRES (EXCLUDES OUTBUILDING) Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any Important notice 1. These particulars have been provided in good faith and, error, omission or misstatement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. Specifically no guarantee is given on the total square footage of the property if quoted on this plan. Any figure given is for initial dancegui only and should not be relied on as a basis of valuation. whilst we endeavour to make them accurate and reliable, if there are any points of particular importance to you please contact our office and we will Copyright nichecom.co.uk 2012 Produced for Phillips & Stubbs REF : 263914 make further enquiries on your behalf. Descriptions of the property are subjective and are used as an opinion not a statement of fact. These particulars do not form part of any offer or contract. 2. Any areas, measurements or distances are approximate 3. The text, photographs an d plans are for guidance only and are not necessarily comprehensive. 4. It should not be assumed that the property has all necessary planning, building regulation or other consents regarding alterations. 5. Phillips and Stubbs have 47/49 Cinque Ports Street, Rye, , TN31 7AN not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 6. All contents, fixtures, fittings and 01797 227338 electrical appliances are expressly excluded from the sale unless specifically [email protected] mentioned in the text of the sales particulars. 7. A wide angle lens has been used in the photography. P370

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