SOUTH HARTFIELD HOUSECOLEMANS HATCH • EAST SUSSEX

SOUTH HARTFIELD HOUSECOLEMANS HATCH • EAST SUSSEX

An imposing country house in a beautiful rural location with far reaching views over the Ashdown Forest

Forest Row 2.8 miles • East Grinstead 6.1 miles (London Victoria 55 minutes)Crowborough 7.5 miles • Tunbridge Wells 10.8 miles

(Distances and time approximate)

Accommodation Entrance hall • Reception hall • Drawing room • Dining room • Sitting room • Family room • Study • Office

TV room • Kitchen/breakfast room • Extensive cellars

Master bedroom suite with dressing room and en suite bathroom

4 further bedroom suites • 2 further bedrooms • Family bathroom • First floor laundry room

Wing with 5 further bedrooms and bathroom with potential to convert into staff/guest flat Attic room and attic storage

3 cottages

Beautiful landscaped gardens • Walled kitchen garden with tennis court and pool house comprising indoor swimming pool • Former dairy building • Traditional barn, ideal for stabling • Extensive gardens and grounds

Woodland and paddocks

In all about 35.43 acresApproximate gross internal floor area of main house 11,716 sq. ft.

For sale freehold

These particulars are intended only as a guide and must not be relied upon as statementsof fact. Your attention is drawn to the Important Notice on the last page of the brochure.

East Sussex• South Hartfield House is an

impressive small residential country estate in a private location near to the hamlet of Colemans Hatch and benefits from beautiful views over the adjoining Ashdown Forest.

• The nearby village of Forest Row has a shop, pub and village store which caters for everyday needs. The nearby large towns of East Grinstead and Crowborough offer more extensive facilities, including shops, department stores, schools and hospitals.

• Communications in the area are excellent, with the nearby A22 and A23 providing good access to London, the M25 and wider motorway network.

• A regular rail service runs from East Grinstead to London Victoria (taking from around 55 minutes). For international travel Gatwick Airport is about 15 miles away, with Heathrow only 50 miles.

• There are numerous reputable schools in the surrounding area, including Tunbridge Wells grammar schools, Worth School, Ardingly College, Ashdown House, Brambletye and Lingfield Notre Dame.

• For sporting and recreation there is racing at Lingfield, Plumpton and Fontwell. Golf is at Royal Ashdown, Hever and Holtye. Sailing and water sports are available at the Bough Beech and Weir Wood reservoirs, as well as Bewl Water and the South Coast, which is within striking distance.

History• It is understood that part of the house originally dates from the 1760’s and it

was extended in around 1820 with further additions following that. However, it is likely that a house stood on the site well before these dates.

• South Hartfield House is steeped in history. During the nineteenth century it is believed that one of the Wedgewood daughters lived at the house and Charles Darwin was a regular visitor as he was married to Emma Wedgewood, one of the sisters.

• The house was rented by Fruity Metcalfe, an officer in the British Indian Army and a close friend and equerry of Edward VIII. Following his abdication, at the end of the war, he and Mrs Simpson are understood to have stayed at South Hartfield House.

South Hartfield House• The house is approached through

electric wrought iron gates with stone pillars along an impressive carriage drive, at the foot of which the entrance lodge is positioned.

• The drive winds through the grounds down to the house and is bordered by a number of fine trees, including Wellingtonias and cedars. As the drive drops to the house it is bordered by azaleas and rhododendrons, many of which were collected at the same time as the nearby Sheffield Park Collection, before arriving at the turning circle to the front of the house.

• South Hartfield House is of part stone, part brick construction under a tiled roof and the front elevation is also part tile hung. The house is entered through an entrance hall into an impressive reception hall with oak floors, oak panelling and beamed ceiling. Stairs rise from the hall up to the first floor. The principal rooms lead from this hall and all overlook the gardens enjoying the far reaching views across the grounds to the Ashdown Forest. These rooms comprise the family room, large dining room and impressive drawing room. Other rooms on the ground floor include a home office, private study, sitting room and TV room, as well as 2 cloakrooms.

• A large kitchen/breakfast room is located to the end of the house with a central island and is fully fitted with a Mark Wilkinson kitchen, as well as all appliances. There is also a separate utility room on the ground floor.

• Steps lead down to an extensive cellar which is used for storage and also a separate wine cellar room with wine bins.

• The main staircase leads up to the landing, off which is the master bedroom suite which has a south easterly aspect with beautiful views overlooking the gardens and grounds. This comprises a large bedroom, fully fitted dressing room and en suite bathroom.

• There are 2 further bedrooms with en suite shower rooms, 2 further rooms with en suite bathrooms and 2 further bedrooms, along with a family bathroom. There is also a laundry room on the first floor.

• To the end of the first floor there are currently 3 further bedrooms and a bathroom. These, along with 2 further bedrooms above on the second floor, would have formerly been staff accommodation. This could be reverted to create a staff/guest self-contained integrated annexe with 2 bedrooms, kitchen, sitting room, drawing room and bathroom.

• Also on the second floor there is an attic room and access to attic storage space.

Approximate Gross Internal Floor AreaSouth Hartfield House - 1088.5 sq.m. (11,716 sq.ft.)

Lower Ground Floor

First Floor

Ground Floor Lower Ground Floor

Second Floor Second Floor

Main House

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the brochure.

Approximate Gross Internal Floor AreaDairy - 67.7 sq.m. (728 sq.ft.)Pool House - 211.0 sq.m. (2271 sq.ft.)Garage - 126.5 sq.m. (1361 sq.ft.)The Lodge - 99.8 sq.m. (1074 sq.ft.)Gardeners Cottage - 96.2 sq.m. (1035 sq.ft.)Garage Cottage - 65.4 sq.m. (703 sq.ft.)

Dairy Pool House

The Lodge

Garage CottageGround Floor First Floor

Gardeners Cottage

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Gardens and grounds• The gardens and grounds are a particularly

special feature of South Hartfield House, comprising principally lawned areas with herbaceous flowerbeds and borders. To the south east of the house steps lead down from the stone flagged terrace to a lawned terrace below and on to lower lawned gardens with a pond.

• The gardens are surrounded by mature trees and woodland with a small block of woodland to the north east of the house providing lovely walks throughout. There are also specimen tulip trees in the grounds, along with a gingko tree.

• The walled kitchen garden is south east facing and comprises a lawned area as well as raised vegetable beds, fruit cage, fig trees, greenhouses, potting shed and the tennis court. The pool house with its principally glazed sides and roof includes an indoor swimming pool and hot tub, along with seating areas, dressing rooms and shower, as well as a small kitchen.

• There is also an estate yard with extensive garaging, currently used as garden stores, along with a workshop and gardener’s room.

• To the north east of the house the former dairy building is a small detached part stone, part brick building. It has 3 store rooms and a glazed conservatory area. This is currently used as a store but could easily be converted to provide further accommodation, subject to obtaining the necessary planning consent.

• The property has two parkland grass fields which provide grazing. On the edge of one field there is an old stone barn with an open fronted cart shed adjoining. This building is ideal for livestock or could equally be converted into stabling.

Lodge CottageSituated next to the entrance gates, on the main drive to the house, the Lodge, which has recently been refurbished to an exceptional standard, is surrounded by its own gardens. The house comprises accommodation over a single storey, including a sitting room, kitchen/breakfast room, conservatory and 2 en suite bedrooms.

Gardener’s CottageWith its own separate access from the road, Gardener’s Cottage provides ideal secondary or staff accommodation. The house has a sitting room, kitchen, 2 bedrooms, further bedroom/box room and bathroom. With its own gardens, the house also has a garage and greenhouse outside.

Garage CottageAlso with its own separate access from a secondary drive, Garage Cottage comprises a kitchen/breakfast room, sitting room, 2 bedrooms and a bathroom. There are lawned gardens to the rear.

Garage CottageGardener’s CottageLodge Cottage

ServicesMains water and electricity. Oil fired central heating and private drainage.

Fixtures and fittingsThe fitted carpets are included in the sale but all other items known as tenant’s fixtures and fittings, including curtains, light fittings, garden ornaments and equipment are excluded from the sale. However, some may be made available to a purchaser by separate negotiation.

Wayleaves, easements and rights of wayThe property is sold subject to all such rights and restrictions contained in the register of title, whether specifically mentioned or not. There are no public rights of way over the property.

Local AuthorityWealden District Council. Tel: 01323 443322

ViewingViewings are strictly by appointment through the sole agents Knight Frank LLP.

DirectionsFrom London take the A23 following signs for the M23 motorway. Continue down the M23 as far as Junction 10, leaving the motorway following signs for East Grinstead. On reaching the town, follow the ring road around the periphery following signs for the A22 to Eastbourne. Follow the main road for about 5 miles through Forest Row, turning left signposted Wych Cross, which is immediately before a garden centre, on the left hand side of the road. Continue along this lane through the Ashdown Forest and the entrance gates to South Hartfield House will be found on the right hand side after about 3 miles, just as the road bends to the left and before reaching the Hatch Inn public house in Colemans Hatch.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767.”

SOUTH HARTFIELDHOUSE

Important notice1. Particulars: These particulars are not an offer or contract,

nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).

2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.

4. VAT: The VAT position relating to the property may change without notice.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Registered office: 55 Baker Street, London W1U 8AN

Photographs dated 2012 and February 2014.Particulars dated March 2014.

Knight Frank LLP 55 Baker StreetLondon W1U 8AN

james.crawford@knightfrank.comedward.welton@knightfrank.com Tel: +44 (0)20 7629 8171

Knight Frank LLP Churchill House 85 Mount Pleasant Road Tunbridge WellsKent TN1 1PX

andrew.harwood@knightfrank.comTel: +44 (0)1892 515035

www.knightfrank.co.uk