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" A CHARMING DETACHED COTTAGE IN TUCKED AWAY NEW FOREST LOCATION
WITH PLANNING CONSENT FOR SINGLE STOREY EXTENSION & CONSERVATORY

PRECIS OF ACCOMMODATION:
* Entrance hall * Sitting room * Dining room * Kitchen * Bathroom * 2 Bedrooms
* Hardstanding providing parking space with two cupboards under * Attractive established gardens
* Planning has been granted for the erection of a single storey side extension and conservatory
DIRECTIONS
From our office in Fordingbridge proceed down the High Street, turn right at the mini roundabout into Bridge Street, over the bridge, under the flyover and continue up the hill to Godshill. Proceed through the village, past Sandy Balls Holiday Centre, over the cattle grid, then turn immediately right (signposted Newgrounds). Picks Barn will be found on the right hand side after a short distance.
THE VILLAGE OF GODSHILL
Godshill is situated on the western boundary of the New Forest National Park with Newgrounds being a small tucked away hamlet within the village. Amenities include a public house and village hall with Sandy Balls Holiday centre providing further amenities including shop, restaurant and sports leisure complex. The glorious surrounding New Forest provides an ideal environment for walking, cycling and riding.
THE PROPERTY
Picks Barn is a delightful detached cottage situated in a rural location off the beaten track in the New Forest National Park village of Godshill. The current owners have undertaken a number of improvements more recently, and it is believed that part of the original cottage dates back some 400 years.

The accommodation, with approximate room sizes, is arranged as follows - THATCHED ENTRANCE PORCH with oak front door opening into irregular shaped entrance hall
ENTRANCE HALL 3.12m

(10'3) max. x 2.13m

(7') max.
Window to side aspect. Flag stoned floor. Steps lead up to door opening into sitting room and door to bathroom.
BATHROOM
Free standing four foot bath. Low level wc. Vanity unit with inset wash hand basin and cupboards under. Cupboard housing hot water cylinder. Exposed ceiling beams.
SITTING ROOM 3.73m

(12'3) x 3.28m

(10'9)
Window to side aspect. Exposed wooden flooring. Exposed ceiling beams. Open fireplace with brick surround, tiled hearth and wooden mantel over. Steps up to door opening to dining room
DINING ROOM 3.05m

(10') x 2.13m

(7')
Window to side aspect. Exposed timber flooring. Exposed woodwork to ceiling. Stairs to first floor with under stairs storage cupboard and built in shelving and display unit. Steps up to kitchen
KITCHEN 3.35m

(11') x 2.36m

(7'9)
Fitted with a range of base units including shelving under work surface with wooden oak trim. Recessed Butler style sink with mixer tap. Rayburn. Recess for cooker. Small integrated fridge. Door to outside rear.

From dining room stairs to first floor - SMALL LANDING
BEDROOM 1 4.04m

(13'3) x 3.66m

(12')
Exposed wooden floor boards. Pitched ceiling with exposed ceiling timbers. Range of custom built wardrobes and dressing table.
BEDROOM 2 3.43m

(11'3) x 2.13m

(7')
Exposed wooden floorboards. Exposed timbers to ceiling. Single wall light point. Custom made wardrobes.
OUTSIDE
The property is approached from Newgrounds Lane which leads to the two pedestrian gates giving access to the rear and front of the cottage. Hardstanding adjacent to the cottage provides off road parking space with fencing to three sides. Under the hardstanding are TWO STORAGE CUPBOARDS one with plumbing and space for washing machine the other for tumble dryer.

The gardens are mainly to the front of the cottage with grass access path to side and rear. The gardens run away from the cottage arranged on a number of gentle gradient tiers. Lawned area with steps winding gently down to a timber pergola and seating area. There are several established shrub and flower beds bordering the lawned path leading down to an additional area of lawn interspersed with established flower and shrub borders. Fruit cage. The garden continue to the rear boundary and is predominantly laid to lawn with shrub borders with a stream running at the bottom of the garden. Timber Workshop.
PLANNING CONSENT
Planning consent has been granted to erect a single storey side extension and conservatory. (App.No. 08/92640 granted 15/04/08).