West Street, King's Cliffe, Peterborough, PE8

A striking, stone, five-bed family home set in beautiful grounds, with stunning countryside views, separate one-bed ancillary accommodation and a barn with planning permission to convert into residential property, located in the delightful village of King’s Cliffe

Ivyholme is a beautiful, unlisted, period property of stone under slate. An amalgamation of eras, the family home blends from the 17th century through to the 18th century with a rear extension adapted in 2018.

On stepping over the threshold, the tiled flooring flows from the front door up to a door onto the dining terrace and grounds. On passing the cellar access to the left, the corridor opens into a delightful, dual-aspect drawing room.
High ceilings and sash windows, with original shutters, combined with the focal point of the stunning, stone-surround fireplace provide elements of grandeur to the room.

Moving west through the property is the dual aspect dining room with wooden flooring and log burner. Stepping down the wooden floor transitions into flagstone, drawing you into the snug with inglenook fireplace housing the log burner, built-in storage and access to both the rear stairs and WC. Adjacent to the snug is the boot room-cum-utility with side access to the grounds, butler sink, plumbing for a washing machine and tumble dryer, and built-in storage.

South of the property is the modern extension within which is an impressive kitchen-living-dining room with bifolds to the left-hand side opening onto the wrap-around dining terrace also accessed by the French doors to the rear
The bespoke, hand-crafted kitchen has a beautiful Konigstone worktop. The island has a sink, ample builtin cabinetry and two dishwashers to one side and breakfast-bar seating to the other. There is an AGA, induction hob and separate oven as well as a built-in fridge and freezer.

Rising to the first floor from the main staircase in the entrance hall, to the left is a beautiful, dual-aspect double bedroom with stunning views over the grounds. The room benefits from built-in storage and lovely high ceilings as well as a feature fireplace.

Along the corridor to the west are two double bedrooms. There is also a large, high-ceilinged loft which is partially boarded and could be converted to provide further bedrooms, subject to the appropriate consents.

Moving down a couple of steps is a large family bathroom opposite which is the rear staircase. In the oldest part of the property, there is a guest bedroom with built-in storage and views over the rose garden. Next to the bedroom is a good-sized bathroom.

Formed as part of the recent extension, the principal bedroom, with semi-vaulted ceiling, is triple-aspect and flooded with natural light with stunning views over the grounds and countryside vistas beyond. The dressing room and ensuite bathroom, with separate shower, completes the living accommodation of this striking family home.

OUTSIDE
Accessed from either the pedestrian gate within the walled frontage of Ivyholme or through the
intercomed electric gates off West Street are the grounds to this beautiful property.
The walled front garden is sheltered with raised stone beds brimming with iris, geranium, alliums and peonies. A footpath flanked by lavender leads from the gate to the front door.
Sweeping to the west is a lawn that draws up to the rose garden. The lawn extends down to the south, passing the raised dining terrace with wrap-around box hedging. The vast, south-facing, formal lawn rolls down to an area of dappled shade under mature sycamore trees. Of note is the treehouse nestled amongst the boughs.
What once was a pigsty is now a wonderful summer house with feature stone walls. There are wonderful views across the adjacent open fields.
The property can also be accessed from the rear lane through an electric gate onto the shared gravel driveway that runs up adjacent to the barn, office and cottage. There is a further pedestrian access to Church Walk providing direct access to the fields and meadows behind.

OFFICE
To the east of the driveway, the office is accessed through double glass doors, flooding the area with natural light. With vaulted ceilings and feature brick-work wall, the office also has built-in shelving.

BARN
The dual-height barn has charming arrow-slit windows. The roof was replaced approximately 10 years ago. The Barn, currently used as storage, also benefits from planning permission to be converted into a residential property, though it could equally be used as a party barn or indoor swimming pool.

ANCILLARY ACCOMMODATION:
Separate to the main property and located to the east of the front electric gates is the one-bed cottage providing ideal ancillary accommodation. Draped in wisteria, access to the cottage is through a gated courtyard with side storage. The open-plan kitchen-living-dining space has stone flooring and beautiful feature beams.
Stairs rise up to the bedroom with vaulted ceiling and exposed stone walls. Ample built-in storage flanks one of the walls and there is an ensuite bathroom with bath and shower overhead.

SERVICES
Mains water, electricity, gas and drainage are connected. Gas central heating. None
of the services have been tested by the agents.

FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others,
such as curtains, light fitting and garden ornaments are specifically excluded but may
be available by separate negotiation.

STATUTORY AUTHORITY
North Northamptonshire Council:

COUNCIL TAX Band G

TENURE Freehold

EPC - Band D

AGENT NOTE
Planning permission to convert barn into residential property.

RIGHTS OF WAY, EASEMENTS, WAY LEAVES
The property will be sold subject to the benefit of all existing rights, both public and private including rights of way, supply of drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves, whether referred to or not. It may be necessary for rights and reservations to be made to provide services, access and maintenance to the properties if the property is not sold as a whole.

PLANS, AREAS AND SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and
their accuracy cannot be guaranteed.

VIEWING
The property may only be inspected by prior arrangement through:
Woodford & Co, Tel: .