IN AUTOMATICALLY GATED, HARD LANDSCAPED LOW MAINTENANCE PLOT FLANKING PLAYING FIELDS TO SIDE/REAR. A VERSATILE BESPOKE BUILT 3 STOREY DETACHED FAMILY HOUSE (2200SQ.FT.) - 4 RECEPTION ROOMS, 5 BEDROOMS, 3 BATH/SHOWER ROOMS, GARAGE, AMPLE PARKING. SWIFT ACCESS TOWN CENTRE/FACILITIES, JUNCT 40 M1.
COMMANDING OPEN ASPECTS TO SIDE AND REAR OVER RECREATION FIELDS, A FINE AND SPACIOUS BESPOKE BUILT DETACHED FAMILY HOUSE AFFORDING COMPREHENSIVE 5 BEDROOM ACCOMMODATION ARRANGED OVER 3 LEVELS EXTENDING INTERNALLY TO JUST OVER 2,200 SQ.FT.

Completed, and more recently extended by the present owners, following a highly individual style and minimum maintenance specification, the property is set towards the rear of a generous enclosed and attractively hard landscaped site, positioned well back from the main road, and accessed by a formal entrance and automatic security gates.

Presented and appointed in delightful contemporary style incorporating gas fired central heating and Pvcu double glazed windows, additional features of note include a wealth of high calibre Karndean flooring and LED down lighting systems, internal doors in light oak finish, 3 reception rooms including 32' lounge , garden sitting room and study/playroom, an open plan breakfast kitchen with dining room having sparkling granite counter tops and integrated appliances, useful utility room, 4 first floor bedrooms one having en-suite facility and 'designer style house bathroom. On the second floor a principal bedroom suite, offering parental privacy, boasts a further en-suite shower room/w,c. and a generous eaves wardrobe.

Externally an expansive parking/forecourt gives access to a detached matching single garage and ample secure standing for numerous vehicles, whilst at the rear a private haven dressed in Indian slate is ideal for family/social entertaining and alfresco dining.

An ideal and convenient family base, the property offers a gentle level walk into the town's amenity centre, with swift access to good local schooling, Wakefield's centre, private schooling and railway stations, and the business commuter will find Junction 40 M1 motorway just 1 mile distant for Leeds, Sheffield and the M62.

GROUND FLOOR LEVEL An inset STORM PORCH with LED down lights and front entrance door having 2 feature glazed panes and twin side screens gives access to

RECEPTION HALL 10' 0" x 14' 6" (3.05m x 4.42m) reducing LED down lights, moulded ceiling cornice, return staircase to first floor having polished oak balustrade, useful under stairs store cupboard, radiator, Karndean inlaid parquet flooring, doors to

GROUND FLOOR W.C. 3' 0" x 237' 7" (0.91m x 72.44m) Window with obscured glass, the Karndean flooring extends through from the hall, radiator, white 'designer' style rectangular pedestal wash hand basin having tiled splashback and monobloc mixer tap, illuminated mirror over, low level flush w.c.

STUDY/PLAYROOM 8' 6" x 16' 2" (2.59m x 4.93m) Single and double full height Pvcu doors open to the front, moulded ceiling cornice, LED down lights, radiator, point for wall mounted T.V.

LOUNGE 12' 2" x 32' 10" (3.71m x 10.01m) Windows on 3 elevations allow natural light to flood in, views to the side over recreation fields, Colonial style window shutters, moulded cornice, LED down lights, 2 radiators, T.V. points, inset contemporary fireplace incorporates a traditional cast iron log burning stove on a black slate hearth.


OPEN PLAN BREAKFAST KITCHEN WITH DINING ROOM 13' 5" x 22' 8" (4.09m x 6.91m) reducing Windows to rear and side having views over recreation fields, moulded cornice and LED down lights, Karndean flooring, point for wall mounted T.V. range of contemporary units in 'buttermilk' finish comprise base cupboards and drawers with sparkling granite counter tops having limestone tiled surrounds, one and a half bowl inset Blanco sink having chrome mixer tap, integrated dish washing machine, integrated larder fridge and deep freeze, De Dietrich 4 plate inset induction hob, matching one and a half self cleaning built in oven, wall mounted cuboards, matching island work station/breakfast bar having sparkling granite surface and deep pan drawers beneath, door to

UTILITY ROOM 8' 6" x 7' 8" (2.59m x 2.34m) Window to the rear and Pvcu rear entrance door, moulded ceiling cornice, the Karndean flooring extends through from the kitchen, radiator, laminated work surface with plumbing provision for automatic washing machine under, Worcester wall mounted gas fired boiler.

GARDEN SITTING ROOM 10' 3" x 10' 8" (3.12m x 3.25m) Open plan access leads in from the dining room, windows on two elevations with views over the recreation fields, double French doors with twin side casements give access to the rear, moulded ceiling cornice, LED down lights, radiator, the Karndean flooring extends through from the dining room.

FIRST FLOOR LEVEL LANDING having return staircase to second floor level, radiator, ceiling cornice, doors to


DOUBLE BEDROOM 12' 2" x 20' 7" plus entrance recess (3.71m x 6.27m) approx. Windows on three elevations give views over the recreation fields, access point to roof space, radiator, point for wall mounted TV, built in wardrobe with double light oak doors

DOUBLE BEDROOM 10' 2" x 21' 7" (3.1m x 6.58m) approx. Window to the rear with views over the recreation fields, radiator, point for wall mounted TV, built in wardrobe with double light oak doors

DOUBLE BEDROOM 10' 8" x 9' 8" (3.25m x 2.95m) approx. Window to the rear with similar views, radiator, point for wall mounted TV, open plan access into

DRESSING/PLAY ROOM
8' 7" x 9' 1" max.
Dorma window with obscured glass, radiator, LED downlights

ENSUITE BATHROOM/WC
8' 7" x 9' 10"
Dorma window with obscured glass, half timber panelled walls, laminate flooring in distressed wood grain finish, chrome towel warmer, Victorian style 'Old England' suite comprising oval wash hand basin on moulded wash stand, free standing roll top bath on ball and claw feet with antique mixer tap and shower spray unit, low level flush WC, LED downlights, electric extractor.

BEDROOM 10' 1" x 8' 4" (3.07m x 2.54m) approx. Window to the front, radiator, built in wardrobe with double light oak doors.

HOUSE BATHROOM/WC 6' 10" x 9' 3" (2.08m x 2.82m) approx. Window to the side with obscured glass, LED downlights, relief plaster wall decoration, Karndean inlayed tile flooring, designer style suite comprising stainless steel circular wash hand basin with monobloc mixer tap on contemporary wash stand having glass surface and toiletry cupboard beneath, corner shower bath with enclosed shower spa over having body jets, massage unit and provision for music system, low level flush WC, chrome towel warmer.

SECOND FLOOR LEVEL SMALL LANDING
Window to the side on the staircase return. Door into



PRINCIPLE BEDROOM 12' 10" x 14' 2" (3.91m x 4.32m) approx. Windows to the side and rear with views over the recreation fields, two radiators, TV point, built-in eaves wardrobe with LED lighting and radiator, door into

ENSUITE SHOWER ROOM/WC 7' 2" x 9' 7" (2.18m x 2.92m) approx. Dorma window with obscured glass, LED downlights, chrome towel warmer, independent tiled shower cubicle, thermostatic shower mixer, pedestal was hand basin with tile splashback, low level flush WC, electric extractor, Karndean tiled flooring.

EXTERNALLY A deep inset formal entrance provides access from Westfield Road via double automatic security gates. A wide tarmacadam driveway widens to a forecourt providing ample secure parking for around numerous vehicles. Traditional style courtesy lighting flanks the driveway on standard lamps with the driveway in turn leading to
DETACHED SINGLE BRICK BUILT GARAGE
Having metal up and over door, electric, light and power available.
The tarmacadam forecourt leads onto an expansive Marshalite sett reception area with further parking available, outside cold water tap and a flagged footpath leads down the side of the property prevising access to the rear. Here there is a hard landscaped enclosed terrace with courtesy lighting an external power, dressed in Indian slate. The rear is privately aspected proving ideal for family entertaining and al fresco dining.