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Old Welland Cottage London Road | Spalding | Lincolnshire | PE11

KEY FEATURES

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A Converted Georgian Public House Overlooking the River Welland

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Located Along Spalding’s Desirable Historic Residential Quarter

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Offers Flexible Accommodation with Open Plan Modern Living

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Bright and Airy Kitchen / Diner and a Capacious Reception / Family Room

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Master Bedroom with En Suite, Further Three Bedrooms and a Bathroom

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Wine Store and Music or Cinema Room on the Lower Ground Floor

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Gated Entrance, Paved Drive and Forecourt and a Large Double Garage

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Patio Terrace and Enclosed Rear Lawn Garden with a Variety of Trees

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Total Accommodation of Main House with Annex is Approx. 2465 Sq.Ft.

An immaculate, double-fronted Georgian property with big Victorian bays, for a large part of the C20th operating as The Welland Inn, has been renovated to such a degree that it now presents like a brand new home. In a conservation area close to the centre of the market town of Spalding overlooking the pretty banks of the River Welland, the spacious home set on three levels, offers open plan living downstairs with adjoining annex at the back, four bedrooms and bathroom upstairs - the master en suite, a basement level and a separate double garage with generous garden behind. This fine house was bought by the current owners in 2009 as a derelict pub and has been completely transformed over the last decade or so by stripping it back to its bare bones and starting almost from scratch. A new roof incorporating Welsh Penrhyn slates and clay pantiles has been installed including replacing all the trusses and timbers, the original property walls now encase essentially a brand new, highly insulated, timber-framed house with no possibility of any damp or draughts, yet to the eye, due to reclaimed or reproduction fittings and features, the fundamental essence of a stylish and characterful Georgian house still remains. The majority of the windows are timber-framed sashes but slimline, double-glazed, argon-filled units whilst the flooring, re-laid to appear as a suspended floor, is the original refurbished pub floorboards but laid above twice as much insulation as in a new build, so too in the cavity walls, making it an extraordinarily warm house. “On the outside of the house the brickwork has been repaired and treated with a waterproof coating.” informs the owner.

“We fitted reclaimed fireplaces on newly-cut stone hearths – a logburner sits in one – and added some new but old-style radiators in a number of rooms. The arched Georgian style niches flanking the fireplace are in fact new, and the unusual coving is a special bespoke, old Georgian design, whilst the 4 x 7.5 ft. dining table is included in the sale – it converts into a slate bed pool table. The layout in these three adjoining spaces is how it was when it was a pub, but the kitchen behind was opened up by us to form a big kitchen dining room. The environment has been considered throughout the refurbishment with a Heat Recovery system installed in the main part of the house. There is a brand new Vaillant boiler (with 10 year warranty) and the property was completely rewired and replumbed in 2014, with the hot water tank is ready to connected to solar panels. All the drainage is new with a well and soakaway outside that automatically feeds the fruit trees, and we installed a working repro Victorian handpump which is a nice exterior feature for watering the garden.” The kitchen is fitted with Shaker-style units that house two integrated ovens, an under-counter fridge and a dishwasher. The dining area benefits French doors that open onto the paved rear of the property giving easy access to the garden behind.

A pantry/utility leads off the kitchen next to which is a downstairs WC, and a third door opens into the one bedroomed annex. This also has separate access from outside – actually designed for a wheelchair with all the internal doors extra wide to accommodate one. The annex has its own kitchenette, separate shower with basin and WC and a large bedroom with French doors onto a patio. A low brick wall enclosing this paved area could easily form (subject to planning) the base of a sunroom extension providing a sitting room for the annex. The annex is a superb asset as it could allow either an elderly parent to live alongside or a young adult child, waiting to step onto the property ladder, some independence, or even be let out. Another completely refurbished part of the property is down stairs into the basement which is divided into two rooms. “It has been tanked and insulated,” attests the owner, and we have built the brick arches as a nice feature for storing wine. The cinema/ music room is light and airy due to the fire escape velux window in the old cellar barrel entrance. There is also hidden cabling for a projector, surround sound and television. Also centrally heated this space could also be used as an office or bedroom.” The first floor of the house has a generous master bedroom at the front with an en suite shower room containing a 1200 mm shower, basin and WC. There are two other double bedrooms and a single, and a family bathroom fitted with a traditional suite with a cast iron, roll-top bath with ball-and-claw feet and Barber Wilsons & Co. wallmounted taps, a separate shower, a pedestal basin and WC.

ANNEX

Outside, automatic metal entrance gates open into a block-paved drive with space to park about 8 cars not including in the separate double garage with its two electrically-controlled doors. It has pedestrian side access, is cavity-wall insulated with the ceiling boarded, plastered and insulated with storage above. “The garage makes a great workspace. With the old bar repurposed as a workbench on one side, with natural light, washbasin, mains water, drainage, sockets and lighting, it’s a comfortable space to spend time.” states the owner. The low maintenance, sheltered, landscaped garden is completely enclosed so child and dog-proof and features a lovely brick wall down one side. A pergola recently planted with Virginia creeper is attached to the back of the garage whilst a covered area is at the far end of the lawn, both paved for alfresco dining. A row of silver birches stand sentry along the edge and several fruit trees including cherry, apple, pear and plum provide pretty blossom in spring and harvest in autumn. “It’s a lovely position to live,” enthuse the owners. “We see swans and canoeists on the river from the bedroom, and the water taxi which will take you to Springfields shopping centre if you want! It’s only a 5 minute walk to Ayscoughfee Hall prep school and about 10 minutes into the centre of town where there is an abundance of shops, a theatre, cinema, restaurants and cafes, as well as a train station which connects to fast trains from Peterborough to London (46 mins). It’s also easy walking distance to both the highly sought-after High School (for girls) rated Outstanding by Ofsted, and the Grammar (for boys), rated Good. The house is a lovely period property without any of the downsides - it is as modern and convenient to live in as a brand new build!”

Agents notes: The floor plans are for illustration purposes only. All measurements: walls, doors, window fittings and appliances and their sizes and locations are shown conventionally and are approximate only and cannot be regarded as being a representation either by the seller or his agent. © Unauthorised reproduction prohibited.

LOCAL AUTHORITY: South Holland District Council SERVICES: Mains Electricity, Water, Drainage, Gas Central Heating Council Tax Band: E TENURE: Freehold

DISCLAIMER:

These particulars, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Fine & Country or Rutland Country Properties has the authority to make or give any representation or warranty in respect of the property. We would also point out that we have not tested any of the appliances and purchasers should make their own enquiries to the relevant authorities regarding the connection of any services.

LOCATION

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