Ningwood Hill - Whole

DESCRIPTION Westhill Cottages is a wonderful 3-bedroom semi-detached home set within the attractive rural location of Ningwood, enjoying wonderful grounds and gardens.

Ground Floor

Westhill Cottages is approached via a private driveway with ample parking to the side of the cottage.

Entering 2 Westhill Cottages you are welcomed by the beautiful gardens wrapping around the edge of the home with further idyllic countryside views to admire. The cottage can be accessed either to the front, or side of the property. The front entrance leads you into the inner hall. Off the entrance hall is the light and comfortable open-plan living/dining room featuring a gas-fire and plenty of space for the family. The kitchen boasts beautiful views towards the garden and further countryside offering a charming space to prepare day-to-day meals. Additionally, there is a large serving hatch linking into the living/dining room creating a wonderful social space for entertaining. A utility room is positioned off the kitchen with plenty of space for appliances and serves a second entrance into the home, with a convenient separate modern style WC. A large office with snug area is positioned off the entrance hall, with double aspect windows overlooking the garden, this could alternatively be adapted to a fourth bedroom.

First Floor

The first-floor benefits from a landing with a large modern family bathroom and three double bedrooms. The master, dual aspect, double bedroom offers a spacious room benefitting from a modern en-suite shower-room that has been recently redecorated. The first floor boasts stunning views towards Brighstone Downs and the surrounding semi-rural area.
 

SITUATION Westhill Cottages is set on the west side of the Isle of Wight, the location of the cottage is within proximity of ferry links, local eateries and close to Newport and Yarmouth Town.

The cottage itself sits in the idyllic countryside of Ningwood and you are welcomed by wonderful views towards Brighstone Downs. The Isle of Wight is celebrated as an international yachting and sailing venue, with the annual Cowes Week Regatta in August attracting competitors from all over the world. A full range of yacht and sailing clubs provide a social hub. There are nearby golf courses including Westridge, St Georges & Shanklin and Sandown Golf Club.

Ryde School with Upper Chine is the main independent (HMC) School on the Island, offering co-education from pre-school to sixth form on a daily, full or weekly boarding basis. Many Island children commute to mainland schools such as Portsmouth Grammar, St Edward's and Hordle Walhampton Prep and there are good feeder links to conveniently located public schools such as Winchester College and St Swithuns' in Winchester, Bryanston, Canford, and the Sherborne schools in Dorset and Malborough College in Wiltshire.

The Island is blessed with a number of boutique hotels and restaurants, including The George in Yarmouth, The Royal in Ventnor; The Hut (recently voted by GQ Magazine as the best experience 4 years running), North House and The Smoking Lobster.  

GARDENS AND GROUNDS The house is served by a private driveway directly off the main road running alongside the house with ample parking for two vehicles and further parking to the rear. The landscaped garden is well-tended and wraps around the cottage to the front, side and rear and is mainly laid to lawn with a separate gorgeous flagstone area with a pond.

Additionally, there is a delightful summer house with a decked area to enjoy and relax and a separate building used as an office/workshop that benefits from mains electric and WIFI, As well as an adjacent dog kennel. To the West of the cottage, there is a separate paddock extending to just under 0.2 acres, which offers a good buffer between the cottage and the wider land.

Westhill Cottages benefits from wildlife sightings all year round, from the gardens and grounds to the far fetching views of Brighstone Downs, the situation is truly special. The gardens and grounds of Lot 1 extend to 0.50 of an acre.  

BUILDINGS To the north/west of the cottage, there are a number of outbuildings on site, currently used for a range of purposes, including a large agricultural barn with electric (via a generator) with a concrete floor and external vehicle door which could be used for that purpose, a number of shipping containers used for storage, a machinery store, and the old farm office.  

LAND To the north of the Property, there is a large block of pastureland extending to just under 3.75 acres, which is well delineated by post and rail fencing, was previously cut for hay and includes a useful pond.  

GENERAL REMARKS AND STIPULATIONS  

METHOD OF SALE Westhill Cottages is offered for sale by private treaty as a whole, or two separate lots. NB: Should the lots be sold separately, Lot 2 will not be sold until Lot 1 has transacted.  

RIGHTS OF WAY There are no public rights of way across property.  

ACCESS Lot 1 - Benefits from access into its private driveway via the public highway, Main Road.

Lot 2 - Lot 2 - Would benefit from an all purpose right of access from the public highway, Main Road over the private driveway within the freehold of Lot 1. This is hatched in orange on the sale plan. Lot 2 also benefits from an right for agricultural purposes to the East of 1, Westhill Cottages. This is also hatched in orange on the sale plan. 

SERVICES Cottage - - The property is served by mains water and electric. The property benefits from a private drainage system, which is a shared (with 1, Westhill Cottages) septic tank. The vendors have a right to access for emptying and repair/maintenance.

Garden Buildings - Some of the buildings in the garden are connected to mains electric and WIFI.

Agricultural Buildings - Some of the buildings are connected to electric (via a generator).

Land - there are no services connected.  

PLANNING The Property is situated within an Area of Outstanding Natural Beauty. The house is not listed. 

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY There are no public or private rights of way over the Property.  

SPORTING, TIMBER AND MINERAL RIGHTS All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.  

LOCAL AUTHORITY Isle of Wight Council 

POSTCODE PO30 4NW 

PLANS, AREAS AND SCHEDULES These are based on the Ordnance Survey and are for reference only. They have been checked and computed by BCM and the Purchaser (s) shall be deemed to have satisfied themselves as to the description of the property. Any error or missstatement shall not annul a sale or entitle any party to compensation in respect thereof.  

OVERAGE There is an existing historic overage agreement pertaining to the Western Paddock in Lot 1 which confirms: An overage provision is currently in place which states that should there be any residential development on the land, over a 20-year period from April 2022, a 50% uplift in value shall be paid to the previous owner.  

COUNCIL TAX BAND D 

FIXTURES AND FITTINGS BCM will supply a list of requests, identifying clearly which items are included within the sale, which are excluded, and which may be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars. 

VIEWINGS Viewings strictly by appointment with BCM. 

SELLING AGENT BCM, Isle of Wight office Red Barn, Cheeks Farm, Merstone Lane, Merstone, Isle of Wight, PO30 3DE

Marketed by: BCM, Isle of Wight