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Alvingham LN11 0QD
Guide price £375,000 | 3 bedrooms

Property features

• Detached cottage and large building plot
• Planning permission for contemporary detached house
• Driveway and gardens with greenhouse and shed
• Cottage extensions and improvements
• Open-plan large living and dining kitchen
• 3 bedrooms, all with ensuite shower room
• Family bathroom, 2 reception rooms
• Popular village location

Directions Proceed away from Louth town centre along Eastgate which in turn becomes Eastfield Road. After leaving the edge of town, take the first left turn, travel over the canal at Ticklepenny Lock and at the T-junction turn right. Follow the lane to Alvingham and on entering the village ignore the first left turn and take the second left turning into Church Lane which leads directly off the long right bend. Follow the road until Lake Cottage is found on the left side.

Planning Full planning permission was granted following application number N/004/01775/16 for the erection of a house and detached double garage and construction of an access drive on the site of existing outbuildings which are to be removed in accordance with plans received. The planning permission is dated 19th October 2016 and we are advised by the owner that development has been commenced effectively fixing the permission in place. A copy of the decision notice and application documents can be accessed on the Local Authority's website (ELDC) or a pdf copy can be provided by email on request.

The Proposed New Dwelling A substantial detached house of contemporary design with south front roof slope for solar panels if required and providing well-arranged accommodation filled with light and enjoying grounds of very generous proportions with long driveway and detached double garage. (Approximate room dimensions are shown on the initial floor plans which are indicative of the room layout and not to specific scale)

The new house has been designed to provide:

Ground Floor Glazed entrance into an L-shaped Entrance Hall with staircase leading up to the first floor. Hobby Room off with large glazed panel on the side elevation. Lounge positioned within the front wing with bi-fold French doors to the side elevation onto the large patio area and vaulted ceiling with glazed gable around the fireplace and chimney breast. Living/Dining Kitchen of excellent proportions with expansive glazing to the side and front elevations, together with bi-fold Frenchdoors onto the patio area. Ample space for extensive fitted units and appliances to include an island range, dining and seating areas.

Study positioned at the rear with space for built-in furniture and window to the rear elevation. Utility Room with ample space for built-in units and appliances, together with a door to outside. Ground floor Guest Bedroom Suite comprising Double Bedroom approached through a lobby with opening from the bedroom to an En Suite Dressing Area and access through a sliding door from the lobby to an Ensuite bathroom with ample space for a three-piece bathroom suite.

First Floor Landing with screen to the stairwell, skylight windows over, sliding double doors to a large built-in store cupboard/wardrobe and further sliding doors to the three further bedrooms and family bathroom. Master Bedroom Suite comprising a spacious Master Double Bedroom with glazing to the front and side elevations, sliding door to a good size Ensuite Dressing Room with skylight and further sliding door to a spacious Ensuite Shower Room. Bedroom 3 (rear) - a double bedroom with a built-in wardrobe. Bedroom 4 (rear) - a further double bedroom also having a built-in wardrobe. Family Bathroom positioned at the front of the main house with skylight window and designed for a three-piece bathroom suite.

Outside: The plot is an extremely generous size extending to approximately two-thirds of an acre (sts) and providing great potential for landscaping with tree and border planting schemes, hard patio and seating areas, driveway, parking space and construction of outbuildings subject to obtaining any necessary consent.

Lake Cottage This surprisingly spacious detached cottage was substantially extended around 2007 and the original cottage at the front of the property is thought to date back to the late 1700's. The principal walls have a rendered external finish beneath pitched timber roof structures covered in clay pantiles. Heating is provided by an oil-fired combination central heating boiler and the cottage has uPVC-framed, double-glazed windows and both photovoltaic and thermal solar panels to the front roof slope.

Accommodation (Again, approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale)

Ground Floor Oak ledged and framed front door with centre windowpane to:

Hallway With radiator, oak floorboards, wall light point, smoke alarm and long trap access with fold-down pine ladder to:

Two Attics Providing potential for conversion to additional bedrooms or a bedroom and bathroom, subject to installing a fixed staircase and satisfying current building regulations. The two attics are positioned within the high sloping roof of the older front section of the cottage with u PVC sash windows to the gables and painted beams from floor level. There is a radiator and light on each side and the insulated hot water cylinder for the pressurised system together with controls for the solar panels are all located in the attic.

Sitting Room A cosy room with low ceiling having chamfered beam, front and side sash window, recessed fireplace with cast iron stove on a stone slab hearth, two wall light points and radiator. Sliding ledged door from the hallway.

Snug (a possible further bedroom) With radiator, sash window to the front, two wall light points and cupboard containing the electricity meter and consumer unit with MCBs. Painted ledge door with latch handle.

Bathroom White suite of panelled bath, low-level, dual-flush WC and pedestal wash hand basin. Ceramic tile splashbacks, ceramic tile floor, white ladder-style radiator/towel rail, mirror and shaver light. Extractor fan and internal window to the utility room adjacent. Two wall light points and pine dado panelling on two sides.

Open Plan Living and Dining Kitchen

A surprisingly large room with a contemporary feel and fitted with a range of kitchen units finished in cream comprising base cupboards and doors, wide pan drawers, centre island, roll edge woodblock-effect work surfaces and single drainer stainless steel sink unit. Travertine-style ceramic tile splashbacks, wall cupboard units with lights beneath, tall unit with stainless steel NEFF double oven/grill. (NB. The main oven is not currently working). Separate five ring NEFF LPG hob set into a recess with beam over. Space with plumbing for dishwasher, ceramic tiled floor to the kitchen and dining areas, ceiling spotlights to the kitchen area, further ceiling light point and two wall light points. Staircase with spindle balustrade and turned newel posts leading to the first floor.

Four windows and French doors with windows adjacent opening from the sitting area onto a patio and providing an outlook across the garden. Four radiators, latch door to under stairs larder/store cupboard and stable-type door with multi-pane upper section to:

Utility Room Space and plumbing for washing machine with work surface over. Camray oil-fired central heating boiler and digital programmer. Deep Belfast white ceramic sink in tiled surround, coat hooks, high-level cupboard and double-glazed skylight window. Extractor fan, laminated floor covering in oak effect and recess with shelving, together with hatch to the wing roof void.

Master Bedroom Suite Comprising a good size double bedroom with one rear and two side windows, radiator, ceiling light points and wall light point. Ceiling spotlight to coved ceiling, single and double wardrobes with clothes rail and shelving and walk-through dressing room with further clothes rail, shelf over and three wall lights. Power points including USB sockets and coved ceiling.

En Suite Shower Room with a white suite of low-level dual-flush WC having enclosed cistern and white gloss finish cabinet, vanity wash hand basin with white gloss cupboards beneath. Wide shower cubicle with glazed screen, wall mixer unit, ceramic tiled walls and LED ceiling spotlights with extractor fan. Radiator, wall shelving and double doors to a shelved linen cupboard.

First Floor Landing Approached from the kitchen staircase with pine spindle balustrade extending to form a small gallery. Wide ledge shelf by the staircase half landing, deep sloping ceiling with Velux skylight window to radiators and two wall light points. Pine panelled doors lead off to bedrooms 2 and 3.

Bedroom 2 (rear) A double bedroom with rear gable window overlooking the garden. Velux skylight window to the side roof slope, deep sloping ceilings down to a height of 0.5m and three spotlights to ceiling fitting. Radiator and folding pine door to the

En Suite Shower Room white suite of low-level, dual-flush WC, bracket wash hand basin and corner ceramic tiled and glazed shower cubicle with mixer unit and extractor fan over. Deep sloping ceiling with two LED spotlights and Velux skylight window.

Bedroom 3 (centre) An L-shaped single bedroom of good size with deep part-sloping ceiling down to a height of 560mm. Radiator, Velux skylight window and hatch to roof storage void. Pine four-panel door to the

En Suite Shower Room white suite of ceramic-tiled shower cubicle with lights, folding glazed screen door and mixer unit; low-level, dual-flush WC and bracket wash hand basin. Radiator, extractor fan and mirror-fronted cabinet.

Annexe and Outbuildings (NB. These are described below but please note that implementation of the planning permission requires that these buildings be demolished in order to make way for the driveway to the new proposed dwelling. It might be possible to reconstruct the outbuildings in an acceptable position, subject to obtaining any planning/building consent from the Local Authority).

Annexe A single-storey building presently arranged internally to provide a large Double Bedroom with radiator, electricity consumer unit and double-glazed window; Living Room and open plan Dining Kitchen with base units in white, single drainer sink unit, wall unit and ceiling spotlights together with radiator, central heating thermostat, laminated flooring and a part-glazed door to the Bathroom - white suite of panelled bath in ceramic-tiled surround with glazed screen and shower mixer unit over, pedestal wash hand basin and low-level, dual-flush WC. Ladder-style radiator/towel rail and Camray oil-fired combination central heating boiler with a wall programmer.

Otbuildings Beyond the annexe there is a timber and brick-built Store with pantiled roof, single-glazed window and a further Store adjacent. Open-fronted timber-built Garage with clay pantiled roof, strip light and power points. Large timber-built Workshop with light and power, and a timber Summer House with patio area adjacent. Within the garden area to the rear of Lake Cottage and therefore not requiring removal because of the planning permission, there are two further outbuildings comprising a timber Garden Shed and a long metal-framed Greenhouse.

Outside (cont´d) The cottage is set slightly back from the road behind a flower bed garden with a slab paved forecourt, pathway and outside light by the front door. The property is entered from a wide vehicular entrance bay through screen fencing and shaped timber pedestrian and vehicular doors onto a long gravel driveway providing ample parking and turning space. At the side of the cottage there is a shaped flagstone patio and pathway to the porch and entrance into the utility room. Steps lead up from the drive to a pathway leading into the garden and giving access to the workshop and summer house with large lawned garden on the left, having a mature tree, flower beds and currently open beyond to the grass paddock.

The paddock comprises the area upon which the new dwelling is to be constructed and is laid to grass interspersed with trees, partially enclosed by hedgerows and fenced against the new development taking place adjacent. It can be seen from the photographs that development of the plot has commenced in the form of excavated foundation trenches for the detached double garage.

Overage The building plot as defined in the planning permission is subject to an overage clause. This retains for the seller and her beneficiaries a 50% share of any uplift value attributable to planning permission gained for any additional dwellings within the plot curtilage over a period of 40 years. The clause will not apply to planning permission for any extensions or buildings which are ancillary to the dwelling for which planning permission has already been obtained.

Viewing Strictly by prior appointment through the agents.

Location Alvingham is an attractive rural village within easy commuting distance of Louth, the coast and the Humber Bank. The Georgian market town of Louth is about 3 miles away and boasts a bustling atmosphere with a range of shopping and other facilities, whilst being renowned for the open-air markets and regular farmers markets. Lincoln is 30 miles to the west and boasts a variety of shopping, cultural and leisure activities in a addition to its well respected university. This area of Lincolnshire is renowned for the quality of its grammar schools and in addition there is a range of prep schools in the area and the Lincoln Minster School. The nearby primary school at North Cockerington is highly regarded, as is the King Edward VI grammar school in Louth. The area has a wide range of sporting and recreational amenities including the Kenwick Park leisure centre on the Louth outskirts, the Meridian sports centre, a tennis academy, cinema, theatre and the Louth golf course.

General Information The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps are not to specific scale, are based on information supplied and subject to verification by a solicitor at sale stage. We are advised that Lake Cottage is connected to mains water, electricity and drainage but no utility searches have been carried out to confirm at this stage. With regard to the plot, proposed purchasers should satisfy themselves as to the precise position and accessibility of services. Lake Cottage is in Council Tax band A. BDLD

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