Rookery Lane, Broughton, Stockbridge, So20

Cottage with 4 bedrooms

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Rookery Lane, Broughton, Stockbridge, So20

An attractive detached cottage with the benefit of large light reception rooms and stunning exposed framework, together with a triple garage and an enclosed garden of approaching a quarter of an acre, quietly situated in a popular lane on the edge of this highly sought after village
**Planning permission and Listed Building Consent for a large two storey extension and conversion of the garage into ancillary accommodation**


A detached Grade II Listed cottage constructed of attractive brick/flint elevations beneath a thatched roof standing in a large private garden incorporating a parking area.  An additional parking area and triple barn style garage is located directly opposite the cottage on the other side of the lane.  The present owners have obtained planning permission and Listed building consent for a two storey rear extension to the cottage to provide a larger open plan kitchen/dining room and utility with an additional bedroom to the first floor and the installation of a dormer window, together with consent to convert the triple garage to provide additional ancillary accommodation comprising two rooms and a shower room, with mainly glazed frontage.  (Test Valley Borough Council Ref. 20/00315/FULLS).


The property is quietly situated on the southern edge of the village along a lane that is generally only used by its residents. Broughton offers everyday amenities including a Community Post Office/store, doctors’ surgery, village hall, church, public house and a primary school, as well as excellent walking in the surrounding countryside with access onto the Clarendon Way and Broughton Down. The picturesque town of Stockbridge is about 4 miles away and provides a range of shops, hotels, restaurants, churches and a secondary school.  The cathedral cities of Winchester and Salisbury are 12 and 13 miles distant respectively. There is convenient access to London and the West Country by road (M3 and A303) and rail, with main line stations at Grateley and Winchester.

SCHOOLING AND RECREATION   There is excellent schooling (private and state) in the area in addition to the primary school in Broughton.  Stockbridge has primary and secondary schools; Kings and Peter Symonds Sixth Form College are located in Winchester and there are Grammar Schools in Salisbury.  Farleigh Preparatory School is within a short drive; other local public schools include Winchester College and St Swithun’s in Winchester, Godolphin, Chafyn Grove and the Cathedral School in Salisbury.  There is excellent fishing on the River Test and a golf course in Leckford as well as two in Andover.  


Brick step with lantern style light and ledged and braced panel door leading into:

ENTRANCE HALL  Window to rear aspect.  Coat hooks.  Seat with storage beneath.  Oak flooring.  Pendant light point.  Exposed framework.  Cupboard with fuse box.   Ledged and braced latch door into:

TRIPLE ASPECT DINING ROOM  Exposed ceiling beam, joists and framework to all walls.  Internal window with timber studding through to sitting room.  Rustic oak flooring.  Window to rear aspect with views over the garden.  Further windows to gable end and front aspect.  Ledged and braced latch door into:

SITTING ROOM  (Dual aspect reception room)  Attractive brick fireplace housing substantial rolled steel log burning stove on brick hearth, exposed oak timber above.  Recess to either side of chimney breast, one with latch door into drawing room, the other with built-in storage and shelving.  Exposed framework to walls.  Ceiling beam and joists.  Windows to front and rear aspect.  Wall lights.  Corner turning staircase rising to first floor with exposed timbers to side and low door into understairs cupboard.

DRAWING ROOM  (Substantial reception room) Attractive brick inglenook fireplace housing a rolled steel log burning stove on raised hearth, exposed timber over.  Recess to either side of chimney breast, one with dresser style unit and space for TV.  Exposed upright timber, ceiling beam, joists and framework.   Wall lights.  Rustic oak flooring.  Internal window and timber studding through to kitchen.  Latch door into:

KITCHEN / BREAKFAST ROOM  1½ bowl sink unit with mixer tap and drainer.  Oak edged work surfaces with ceramic tiled splash back.  Range of painted oak fronted high and low level cupboards and drawers.  Ceramic tiled floor.  Eye level Siemens double oven with grill.  Recess and plumbing for dishwasher.  Integrated under-counter freezer (in need of replacement).  Space for table.  Exposed framework to one wall.  Ceiling spot lights.  Two windows to side and further window to rear aspect, all with views over the patio and main garden.  Latch door into:  

UTILITY / BOOT ROOM (L-shaped)  1½ bowl sink unit with mixer tap and drainer, cupboard and drawer beneath.  Recess and plumbing for washing machine.  Camray II oil fired boiler.  Ceramic tiled floor.  Coat hooks.  Full height cupboards.  Down lighters.  Window to rear aspect.  Part glazed stable door to garden.  Latch door into:

SHOWER ROOM  White suite comprising wash hand basin with low level WC to side.  Glass/tiled shower enclosure.  Tiled floor.  Part tiled walls.  Down lighter.  Extractor fan.  Cupboard.


SPLIT LEVEL LANDING   Exposed purlin, timbers and wind braces.  Dormer window to rear aspect with views over the garden.  Down lighters.  Latch doors to bedrooms and family bathroom.  Low double doors into cupboard housing lagged copper cylinder with fitted immersion and slatted shelving.

PRINCIPAL BEDROOM  (Dual aspect double bedroom)  Window to rear aspect overlooking garden.  Further window to side aspect.  Exposed painted purlins.  Built-in wardrobe cupboards.  Access into eaves storage. Panel door into:

EN SUITE CLOAKROOM  White suite comprising pedestal wash hand basin, mirror and light above.  Low level WC.  Exposed wind brace and timber.  High ceiling with down lighter.  Part tiled walls.  

BEDROOM TWO  (Large double bedroom)  Exposed purlins and wind braces.  Window to gable end with exposed lintel above.  Pendant light point.

BEDROOM THREE  Exposed purlin, wind braces and framework to two walls.  Window to front aspect with view toward water meadow.  Ceiling light point.  Built-in wardrobe cupboard.  Access to loft space via hatch.

BEDROOM FOUR  Exposed framework and purlins.  Window to front aspect with view toward water meadow.  Built-in wardrobe cupboard.  Pendant light point.

BATHROOM  White suite  comprising double ended  free-standing contemporary bath with mixer tap/hand held shower attachment. Wash hand basin with mixer tap within stand, cupboard beneath, mirror and spotlights above.  Low level WC.  Tiled shower enclosure with overhead and hand held attachments.  Oak effect flooring.  Chrome towel radiator.  Cupboard.  Heavy exposed purlins, braces and framework.  Window to front aspect with view toward water meadow.


The property is accessed off Rookery Lane, a quiet, sought-after single track lane with a ford at one end.  Grass verge the full width of the cottage with gravelled rose and flower border.  Herringbone block paved parking area to gable end of house with timber double gates providing access onto a further large gravelled area (ideal for additional parking, if required).  

MAIN GARDEN  Extends to the rear of the property with a parking area, as mentioned above, and a brick paved terrace with surrounding reclaimed sleepers, ideal for entertaining.  The main area of garden is level and laid to lawn with well stocked surrounding borders with an abundance of spring bulbs, perennials, shrubs and specimen trees, all well enclosed by high fencing and hedging

ADDITIONAL PARCEL OF LAND  Located on the opposite side of the lane with splayed herringbone block paved approach leading onto a large gravelled parking area with space for several vehicles and access to the barn style triple garage.  The parking area is enclosed by post and rail fencing and grass verge with border along the lane.

BARN STYLE TRIPLE GARAGE    Extending at rear with reduced head height beneath the cat slide roof.  Pegged oak frame and brick plinths with weather -boarded elevations beneath a hipped tiled roof.  Triple barn style doors to the front.  Boarded loft space.  Light and power connected.  


Mains water and electricity.  Private drainage. Note: No household services or appliances have been tested and no guarantees can be given by Evans & Partridge.


Tel.  01264  810702


1.  These particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract.  All statements contained in these particulars as to this property are made without responsibility on the part of Evans & Partridge or the vendors or lessors.
2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3. No person in the employment of Evans & Partridge has any authority to make or give any representation or warranty whatever in relation to this property.

Evans & Partridge is the trading name for Armstrong Partridge Limited (Company number 10437262
Registered in England at Agriculture House, High Street, Stockbridge SO20 6HF

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