PIRNIEFIELDL O N G N I D D RY • E A S T L O T H I A N

PIRNIEFIELDKINGS ROAD • LONGNIDDRY • EAST LOTHIAN • EH32 0NN

Edinburgh 15 miles, Edinburgh Airport 23 miles, Glasgow 59 miles

Exceptional family housewith a spacious garden in a

peaceful street close toLongniddry Golf Course

Hall, sitting room, office, dining kitchen and family room, utility room

Master bedroom with en suite shower room

Three further bedrooms, family bathroom, WC, linen cupboard

Games room

Swimming pool and gym

Garden, decking

Double garage, Wendy house and shed

EPC Rating = C

About 0.46 acres in all

Savills EdinburghWemyss House8 Wemyss PlaceEdinburghEH3 6DH

Tel: 0131 247 3700Email: edinburghresi@savills.com

DIRECTIONS

Entering Longniddry from the west on theA198, turn left into Links Road. Take the thirdright onto King’s Road. Pirniefield is on theleft hand side occupying the corner position atthe junction with King’s Avenue.

SITUATION

Pirniefield is situated on King’s Road, one ofLongniddry’s most sought after residentialstreets, known for being a peaceful, leafy street,close to the golf course and within easy walkingdistance of the train station.

Longniddry is a quiet village with manyamenities including shops, a library and acommunity centre. Like many coastal townswithin East Lothian, Longniddry boasts abeautiful sandy beach. This stretch of localcoastline is known as Longniddry Bents,popular in the summer months with localfamilies, holidaymakers, picnickers, horse riders,ramblers and dog walkers alike. The shallow bayis also a favoured location for windsurfers, kitesurfers and sea kayakers. There is a primaryschool in the village and private schooling isavailable locally at The Compass School inHaddington and Loretto in Musselburgh, with alarge selection of other private schools availablein Edinburgh.

East Lothian provides a wide range of activitiesand is well known for its quality links golfcourses, including Muirfield, host to The OpenChampionship, Gullane, Luffness andArcherfield Links, as well as the localLongniddry Golf Course. The LammermuirHills to the south offer the chance of hillwalking, fishing and pheasant and grouseshooting.

Edinburgh (15 miles) is easily accessible via theA1 dual carriageway, as is Edinburgh Airport (23miles). Longniddry itself has a train stationwhich is on the North Berwick to Edinburghline with a journey time to Edinburgh Waverleyof under 30 minutes.

DESCRIPTION

Pirniefield is a deceptively large house withexceptional modern family living space. Datingfrom 1955, it is a extended bungalow with arendered exterior under a tiled roof. A graveldriveway leads through the front garden to aparking area to the front of the house and apedestrian entrance is positioned towards theeast end of the hedge that provides the housewith privacy from the street.

ACCOMMODATION

The front entrance is positioned up three stepsand opens into the reception hall. An office ispositioned to the right and the sitting room tothe left. The sitting room is a comfortablereception room with a bay window overlooking the garden and a working fireplacewith an Italian marble surround under a timbermantel.

Adjacent to this is the fabulous kitchen andfamily room. This is within the most recentextension to the east end of the house and isentirely floored in marble tiles. It has aspacious working area with fitted wall and floorunits and full height larder units next to theintegrated fridge freezer. A Britannia rangewith six burners, warming plate, two ovens anda storage drawer sits beneath a co-ordinatingextractor fan. The worktops are a combinationof dark wood and a composite cream granitewhich work well with the painted cabinetry.

Pirniefield,King's Road,Longniddry, EH32 0NN

Gross internal area (approx)

Ground Floor

358.59 sq.m (3860 sq.ft)(Including Garage & Pool Room)For Identification Only. Not To Scale.© Square Foot Media.

First Floor

Kitchen/DiningRoom

8.86 x 6.7829'1'' x 22'3''

Utility2.69 x 1.968'10'' x 6'5''

SittingRoom

5.16 x 4.9316'11'' x 16'2''

Office4.09 x 3.02

13'5'' x 9'11''

MasterBedroom

4.19 x 3.5113'9'' x 11'6''

Bedroom 44.04 x 3.48

13'3'' x 11'5''

Bedroom 34.04 x 3.38

13'3'' x 11'1''

Bedroom 24.01 x 3.45

13'2'' x 11'4''

Garage7.11 x 6.73

23'4'' x 22'1''

GamesRoom

6.68 x 4.5521'11'' x 14'11''

SwimmingPool

Gym8.89 x 5.36

29'2'' x 17'7''

Decking4.78 x 4.32

15'8'' x 14'2''(approximate)

Decking7.29 x 4.90

23'11" x 16'1"(approximate)

Hall

Bathroom EnsuiteShowerRoom

WC

The large kitchen island has cupboards beneath,a breakfast bar at one end and incorporates astainless steel double sink. Beyond the kitchenisland is an informal seating area as well as adining area with fully glazed concertina doorsthat open onto the decking to create anexceptional summer entertaining space. Thereis further cupboard space in the utility roomand space for a washing machine and a tumbledryer. A door to the garden provides asecondary entrance to the property.

Sliding doors open from the family kitcheninto the swimming pool room. An Endlesspool provides an exceptional training facilitycomplemented by a gym area positioned to therear of the room where windows look to thefront of the house. The pool is entirely run onenergy provided by the roof mounted solarpanels. Along the southern wall there areconcertina doors that open the area onto thedecking and back garden. A store cupboardhouses the pool controls and the manifold forthe under floor heating.

The sleeping accommodation occupies the westend of the house. The master bedroom haswindows to the front of the house andwardrobes along the west wall. It also has anen suite shower/steam room with WC andwash basin set into a vanity unit. The familybathroom has both a shower cabinet and aJacuzzi style bath. There are three furtherdouble bedrooms, each with large fittedwardrobes and windows to the rear garden. Afurther WC is located next to bedroom 4 and alinen cupboard is positioned next to the stairswhich rise up to a games room in the atticspace above the garage. This has Veluxwindows that pour light over the space. Thereis planning permission to create a pitched roofwith further accommodation over the bedroomextension beneath.

The garage is an oversize double garage with anup and over electric door and excellentworkshop and storage space for golf clubs andbikes. There are also fitted cupboards andshelving and it houses the Worcester boiler.

GARDENS AND GROUNDS

Pirniefield lies in a particular leafy area ofLongniddry. Timber decking extends acrossmuch of the rear of the house which is a southfacing suntrap. Within the garden there is arange of mature trees and shrubs includingsome fruit trees, rhododendrons and aspectacular laburnum tree. There are colourfulflower beds running along the eastern edge ofthe property between the painted timber fenceand the large lawn and in a sunny spot alongthe southern boundary there are raspberrycanes and a strawberry bed which provideseasonal soft fruit. There is a Wendy houseand a garden shed with a log shelter and in thesouth west corner a compost heap is discreetlyhidden behind an evergreen hedge.

GENERAL REMARKS

SERVICESMains gas, electricity, drainage and water.Supplementary electric energy provided by4KW PV system (installed 2013).

LOCAL AUTHORITYEast Lothian Council tax band G.

PLANNINGPlanning permission to create a pitched roofand loft space above bedroom extension00/01132/FUL]

FIXTURES AND FITTINGSStandard fixtures and fittings will be includedin the sale of the property.

SOLICITORACH ShoosmithsSaltire Court20 Castle TerraceEdinburghEH2 1ENTel: 0131 220 3000Email: enquiries@shoosmiths.co.uk

SERVITUDE RIGHTS, BURDENS ANDWAYLEAVESThe property is sold subject to and with thebenefit of all servitude rights, burdens,reservations and wayleaves, including rights ofaccess and rights of way, whether public orprivate, light, support, drainage, water andwayleaves for masts, pylons, stays, cable, drainsand water, gas and other pipes, whethercontained in the Title Deeds or informallyconstituted and whether referred to in theGeneral Remarks and Stipulations or not. ThePurchaser(s) will be held to have satisfiedhimself as to the nature of all such servituderights and others.

OFFERSOffers, in Scottish legal form, must besubmitted by your solicitor to the SellingAgents. It is intended to set a closing date butthe seller reserves the right to negotiate a salewith a single party. All genuinely interestedparties are advised to instruct their solicitor tonote their interest with the Selling Agentsimmediately after inspection.

DEPOSITA deposit of 10% of the purchase price may berequired. It will be paid within 7 days of theconclusion of Missives. The deposit will benon-returnable in the event of the Purchaser(s)failing to complete the sale for reasons notattributable to the Seller or his agents.

VIEWINGStrictly by appointment with Savills on 0131 2473700.

IMPORTANT NOTICESavills, their clients and any joint agents givenotice that:1. They are not authorised to make or give anyrepresentations or warranties in relation to theproperty either here or elsewhere, either ontheir own behalf or on behalf of their client orotherwise. They assume no responsibility forany statement that may be made in theseparticulars. These particulars do not form partof any offer or contract and must not be reliedupon as statements or representations of fact2. Any areas, measurements or distances areapproximate. The text, photographs and plansare for guidance only and are not necessarilycomprehensive. It should not be assumed thatthe property has all necessary planning,building regulation or other consents andSavills have not tested any services, equipmentor facilities. Purchasers must satisfy themselvesby inspection or otherwise.

14/09/01AG Photography August 2014Reproduced from the Ordnance Survey Not toScale mapping with the permission of theController of Her Majesty's Stationery Office© Crown copyright (100041908)

Reproduced from the Ordnance Survey Notto Scale mapping with the permission of theController of Her Majesty's Stationery Office© Crown copyright (100041908)