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" Semi-detached house - set in large corner plot with views towards recreation ground and Cotswold escarpment beyond - entrance porch - entrance hall - living room - kitchen/dining room - utility area - bathroom - two double first floor bedrooms - third bedroom/cloakroom - most attractive garden - large garage - adjoining workshop - must be seen - energy rating D

SITUATION This semi-detached house is situated in this enviable corner position siding onto Synwell Playing Field with panoramic views to the Cotswold escarpment beyond. The property is within a few minutes drive of this popular Cotswold town centre and its amenities. Wotton-Under-Edge offers a variety of independent retailers, supermarket, primary schools, doctors and dentists surgeries, cinema, along with leisure facilities. The town is situated within five miles of the M5 motorway and the A38 which gives easy access throughout the South West. DESCRIPTION 45 Cotswold Gardens was constructed as Local Authority housing approximately seventy years ago and the current owners have been in residence for approximately twenty years. The property has a good size garden which sides onto Synwell Playing Field and has outstanding views to the Cotswold escarpment beyond. The property is accessed via driveway which provides parking space for a number of cars leading to large garage/workshop with further adjoining workshop, the gardens to the rear are immaculately presented with an array of flower borders and shrubs. The accommodation internally comprises: entrance porch, leading to entrance hall, living room, kitchen/dining room. To the rear the property has a ground floor extension with a utility/ boot room, laundry room and ground floor bathroom with both bath and shower cubicle. On the first floor there are three bedrooms, the third bedroom due to the owners being elderley; they have added a wc and wash hand basin which could easily be removed and utilised as a third bedroom. The property benefits from gas fired radiator central heating and extensive sealed unit double glazing. 45 Cotswold Gardens has potential for further extension and must be seen to be fully appreciated. DIRECTIONS From the War Memorial proceed down the incline into Potters Pond passing the Ram Inn on the right hand side and continue taking the third turning on the left into Cotswold Gardens and the first turning on the right and continue to the end of the cul-de-sac and number 45 will be found on the right hand side. ACCOMMODATION (Please note that our room sizes are quoted in metres to the nearest one hundredth of a metre on a wall to wall basis. The imperial equivalent (included in brackets) is only intended as an approximate guide). ENTRANCE PORCH ENTRANCE HALL Having double glazed front door, stairs to first floor. LIVING ROOM 4.72m x 3.64m (15'6' x 11'11') Having double glazed windows to front and rear, coal effect gas fire. KITCHEN/DINING ROOM 3.96m x 2.8m

(13'0' x 9'2') Having walk-in larder, range of wood fronted Shaker oak wall and base units with laminated round edge work surfaces over, incorporating inset stainless steel one and a half bowl single drainer sink unit, electric cooker point, double glazed window to side, Worcester boiler supplying radiator central heating and domestic hot water, extractor fan, radiator, double glazed window to side with outstanding views and space for dining table. UTILITY 2.9m x 1.74m widening to 2.7m

(9'6' x 5'9' widening to 8'10') Having double glazed window to rear, double glazed door to side, radiator, opening to cupboard with plumbing for automatic washing machine. BATHROOM Having low level suite comprising pedestal wash hand basin, low level wc, panelled bath, shower cubicle with electric Mira shower, double glazed window to side, radiator. ON THE FIRST FLOOR LANDING Giving access to loft space and double glazed window to rear. BEDROOM ONE 3.96m x 2.81m

(13'0' x 9'3') Having double glazed window to front and side with outstanding views, radiator. BEDROOM TWO 3.47m x 2.57m

(11'5' x 8'5') Having double glazed window to front, radiator and over stairs storage cupboard. BEDROOM THREE/CLOAKROOM 2.74m x 2.03m

(9'0' x 6'8') Having radiator, double glazed window to rear. EXTERNALLY The gardens are a particular feature of the property and lie to front, side and rear. 45 Cotswold Gardens sits in an extremely good size plot and sides onto Synwell Playing Field with outstanding views over the Playing Field to the Cotswold escarpment beyond. The property is enclosed to the front by attractive rendered walling with pedestrian gateway leading to front garden which is a low maintenance gravelled area, ornamental hedging, double vehicular gateway with gravel driveway and parking space for a number of cars which leads to the side and onto the rear of the property to GARAGE/WORKSHOP 7.8m x 3.97m having up and over door, attached WORKSHOP 5.48m x 3.11m, the rear garden is an extremely attractive feature of the property and is immaculately maintained and extensively laid to lawn with flower borders, shrubs, mature tree and enclosed by hedging with seating area, pond, vegetable plot with an array of shrubs and flowers borders and must be seen to be fully appreciated. AGENT'S NOTES All mains services are believed to be connected.
Tenure: Freehold.
Council Tax Band: B ?1,399.85 payable. AONB COVENANT There is a restrictive covenant that has the following requirements:

1.Having lived or worked in Gloucestershire or an adjoining A.O.N.B. Or National Park for the three years up to the application for consent, or
2.Having previously lived in Gloucestershire for at least three years, or
3.Being a member of the armed forces and having previously lived in Gloucestershire for at least two years. VIEWING By appointment with the owner's sole agents as over. MISREPRESENTATION ACT 1967. Messrs. Bennett Jones for themselves and for the Vendors of this property whose agents they are, give notice that: All statements contained in their particulars as to this property are made without responsibility on the part of the Agents or Vendors. None of the statements contained in their particulars as to this property is to be relied on as a statement or representation of fact. Any intending purchasers must satisfy himself by inspection or otherwise as to the correctness of the statements contained in these particulars. The Vendors do not make or give and neither the Agents nor any person in their employment has any authority to make or give any representation or warranty whatever in relation to this property. "