Summary

A former semi-detached farm cottage, substantially extended with attractive brick and tile-hung elevations and occupying secluded gardens overlooking its own paddock land. The house provides excellent family accommodation with a range of outbuildings and equestrian facilities. This is an impressive cottage-style country house enjoying the rare combination of a rural environment without isolation. There is Calor gas-fired central heating to radiators.

Location

Garden Cottage is in a tranquil, rural setting approached from a narrow lane serving Wappingthorn Farm. It is just north of Steyning where the Sussex Weald meets the South Downs and where open country meets Sussex Weed (the oak). Steyning provides shops for daily requirements and there are schools, both primary and secondary, leisure centre with indoor swimming pool, modern health centre and churches.

Shoreham-by-Sea six miles (to main line railway station); Brighton 14. Horsham is also 14 miles and Crawley and Gatwick Airport are normally about 40 minutes' drive. Central London 50 miles.

Floors/rooms

Ground Floor

Covered Porch - with oak supports. Timber and glazed door to:

Reception Hall - Flagstone flooring. Cupboard housing Calor gas boiler providing hot water and central heating. Cloaks cupboard with quarry-tiled floor, fitted shelving, range of hooks.

Cloakroom - Natural stone flooring. Walls tiled to half height. Chromium radiator. Low-level w.c. Oval stone washbasin on glass stand.

Drawing Room - 17' 7'' x 13' 0'' (5.38m x 3.98m) Double aspect with pair of French doors opening to the terrace, overlooking the gardens with paddock land beyond and the horizon of the ridge of the South Downs. Impressive fireplace with slate hearth and open grate. Exposed floorboards.

Dining Hall - 14' 1'' x 10' 4'' (4.31m x 3.17m) Feature fire-place with painted timber surround and gas log-effect fire. Pair of French doors opening to the south terrace.

Kitchen/Breakfast Room - 24' 6'' x 16' 3'' (7.47m x 4.96m) decreasing to 13'6" (4.12). room with natural stone fireplace and country-style kitchen with polished granite work surfaces and distressed hand-painted units with peninsula butcher's block. Triple oven Aga with twin circular plates and square hotplate in brick surround with timber bressumer. Second Aga cooker with Calor gas hob. Range of cupboards and drawers and inset twin enamel sink with plate rack and display cupboards over. Integrated wine rack.

Utility Room - Quarry-tiled floor. Deep Twyford butler sink. Door to:

Rear Lobby - Space and plumbing for appliances. Stable door to rear access.

From the dining hall, oak stairs lead to the

First Floor

Landing - Linen cupboard housing factory-lagged, pressurised hot water cylinder.

Bedroom 1 - 17' 8'' x 13' 2'' (5.41m x 4.02m) Double aspect. Wonderful views across the gardens and paddock land to the ridge of the South Downs.

En-suite luxury bathroom - Large oval-shaped Jacuzzi bath, walk-in wide shower recess with glazed door and drench shower head. Contemporary washbasin and low-level w.c. Chromium radiator/towel rail. Shaver point.

Bedroom 2 - 14' 5'' x 12' 0'' (4.41m x 3.68m) Recessed wardrobe cupboard.

En-suite Bathroom - Full ceramic tiling to walls and flooring. Wide shower recess with glazed door. Contemporary washbasin and low-level w.c. Chromium radiator/towel rail.

Bedroom 3 - 14' 5'' x 12' 10'' (4.4m x 3.92m) Recessed wardrobe cupboard.

En-suite Bathroom - Full ceramic tiling to walls and flooring. White suite of panelled bath with shower fitting and folding shower screen. Contemporary washbasin and low-level w.c. Chromium radiator/towel rail.

Bedroom 4 - 14' 1'' x 8' 11'' (4.3m x 2.72m) Wonderful views across the gardens and paddock land to the ridge of the South Downs. Original fireplace.

Bedroom 5 - 11' 0'' x 8' 9'' (3.37m x 2.69m) Overlooking the rear garden. Double wardrobe cupboard. Original fireplace.

Family Bathroom - Decorative tiled flooring. Full tiling to walls. White suite of panelled bath with shower fitting and folding shower screen. Pedestal washbasin. Low-level w.c. Chromium radiator/ towel rail.

Exterior

Large L-shaped Outbuilding - of brick construction under a pitched and tiled roof, divided to provide two loose boxes 12' x 12' (3.66m x 3.66m) and large store room beyond 19'10" x 17'4" (6.6m x 5.29m), currently divided by timber partitioning to provide a further loose box. Part-boarded roof void. Pair of timber doors to

Double Garage - 18' 0'' x 17' 7'' (5.5m x 5.36m) with power and light and windows.

Stable Block - Of timber construction, providing three loose boxes and adjoining garden store.

Gardens and Grounds - The house is set in attractive, mature gardens extending to about half an acre with established boundaries and gated access to a gravelled driveway providing hard standing and turning for vehicles. There is a paved terrace to the south with fine views over the paddock land with the ridge of the Downs beyond and steps down to a formal lawn contained by evergreen hedging with a variety of established trees and flowering shrubs. To the rear of the property is a small cottage garden with brick pathway and rose and flower borders.

Swimming Pool - With large paved terrace surround and contained by fencing and hedging. Timber chalet containing filtration and heating unit.

Paddock Land - extending to approximately 5.5 acres, approached by a five-bar gate from across the lane, contained by hedge and post-and-rail fencing and divided to provide a main field with independent access to four paddocks, sand school with post-and-rail surround. Note: There is a public footpath dissecting the paddock land.

Additional Information

Council Tax Valuation Band 'F'

IMPORTANT NOTE
1. Any description or information given should not be relied upon as a statement or representation of fact or that the property or its services are in good condition.
2. Measurements, distances and aspects where quoted are approximate.
3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained.
4. The Vendor does not make or give, and neither Hamilton Graham nor any person in their employment has any authority to make or give any representation or warranty whatsoever in relation to this property.
5. All statements contained in these particulars as to this property are made without responsibility on the part of Hamilton Graham.
Intending purchasers must satisfy themselves on these matters.

For further information on this property please call 01903 879212 or e-mail sales@hamiltongraham.co.uk