Headley Court

SURREY, On the instructions of the trustees of the Headley Court Charity

Headley Court HEADLEY, , , KT18 6JW

Leatherhead 2.5 miles Epsom 4 miles Epsom Train Station (London Victoria 36 minutes) 4 miles M25 (J9) 3 miles London Gatwick Airport 23 miles London Heathrow Airport 22 miles (Distances and times are approximate)

OUTSTANDING DEVELOPMENT OPPORTUNITY

EXTENSIVE RESIDENTIAL INSTITUTIONAL ESTATE WITHIN 82 ACRES (33 HECTARES).

Grade II Listed Mansion Training and Office Accommodation Two Swimming Pools and Gym Temporary Accommodation Staff Accommodation comprising 133 bedrooms 56 Semi-Detached and 8 Detached Residential Properties. Formal and informal Gardens Sports Fields Tennis Court Parking for over 400 vehicles. Approximate footprint of Buildings/Hardstanding: 314,000 sq ft (29,169 sq m). Listed Mansion and Stable Block: 37,943 sq ft (3,525 sq m) GIA approx. Part Major Developed Site in the Metropolitan Green Belt. Scope for continued use, conversion and redevelopment (stp). In all 82 acres (33 hectares). For Sale Freehold. Available as a whole or in Lots.

+44 (0)20 7861 5427 55 Baker Street London, W1U 8AN [email protected] [email protected] [email protected]

www.knightfrank.com

Viewing by appointment via the agent only. These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on page 22 of the brochure. Headley Court Development Opportunity Knightsbridge Mayfair 6 Headley Court presents a unique development and investment opportunity. The existing use is Discussions have been undertaken with District Council with regard to a For Sale Freehold 8/9 15 M4 M4 5 London considered to be C2 (Residential Institution) Use. There is scope for the following uses subject to comprehensive, residentially led development. The various buildings across the site have a range Headley Court is a truly majestic property – at its epicentre an impressive Grade II A308 the necessary consents: of planning permissions including permanent, temporary and personal. Listed period mansion, occupying an elevated position with views across 14 Heathrow Richmond M4 Windsor Airport landscaped gardens and beyond. A308 A316 Continued C2 (Residential Institution) Use A Landscape and Visual Appraisal has been undertaken by Fabrik which highlights the scope for A205 redevelopment, replacement and new build within the estate, subject to planning. The principal Grade II Listed mansion forms part of a wider Estate totalling 82 A330 A332 13 Residential (C3) acres which provides a range of accommodation, namely offices, administrative A3 Retirement / Assisted Living / Care Village (C2 / C3) In respect of planning and heritage matters we refer all prospective purchasers to our data room Ascot A30 where the Indigo and Fabrik reports are available. This includes the correspondence from Mole space, extensive sporting facilities, rehabilitation complex and residential A23 Education (D1 / C2) A329 Wentworth Wimbledon housing. M3 Valley District Council. A322 12 Hotel and Leisure (C1) Sunningdale A309 A24 The grounds comprise both formal and informal gardens, many of which are home Weybridge M3 11 A30 Esher ‘Red line for illustrative purposes only’ to historic Grade II Listed features, notably the garden walls, the sundial gnomon, A232 the winged lion seat, the sarcophagus flower trough and the sundial, amongst Bagshot 3 M25 A23 others, all helping to preserve the grandeur of this unique property. In addition, A319 St. George’s Hill A3 Epsom there is a tennis court, surrounding woodland areas, sports fields and parking for Fairoaks Cobham over 400 vehicles. Airport Headley The property provides an excellent opportunity to the market for a range of 4 9 Court potential end-users, investors or developers. The Development Opportunity Section M3 A23 A320 A217 A331 A324 overleaf details the range of uses for which the Estate may be considered suitable A22 for in addition to its continued institutional use, subject to necessary consents. Headley M M25 7/8 Farnborough 8 6 Airport A24

Guildford A25 Godstone Dorking Reigate

M23

A22 Godalming Gatwick Cranleigh Airport

NOTE: For identification purposes only. NOT TO SCALE

Location and Communications There can be few locations in England that benefit from the magnificent Estate setting, high accessibility to the UK’s motorway network and airports that Headley Court enjoys. Headley is a charming country village and civil parish in the North Downs in Surrey, home to various amenities and renowned for its large heathlands leading out towards Box Hill. The nearest settlements are Leatherhead 2.5 miles to the west, Walton-on-the-Hill 2.5 miles to the east and Box Hill 4.2 miles to the south. The property is located to the north of the village of Headley in the Home County of Surrey, approximately 4 miles to the south of Epsom and 4 miles to the north of Dorking. Its location is highly accessible being within 3 miles from Junction 9 of the M25 enabling arterial travel routes to London and the national motorway network as well as Gatwick (23 miles) and Heathrow airports (22 miles). train station lies around 4 miles to the east of the property, whilst Leatherhead and Epsom train stations are situated around 3 and 4 miles away respectively all of which provide easy access into London terminals in approximately 36 minutes. DESIGNATIONS Plan Development Plan

Legend Legend

Site Boundary Site Boundary M25

District Boundary M25 - potential noise constraint M25 Safeguarding Existing Industrial and Commercial Existing roads / lanes Land (Saved Policy E2) (Core Strategy Policies CS1, CS2, CS12) Potential additional AONB (Policy CS13) Proposed development development parcel parcel

Area of Great Landscape Value (AGLV) Heritage-led (Policy CS13) development Historic garden to be restored SAC (Policy CS15) Community facility (retain existing building)

Potential for structure planting Central & East Scheduled Monument (Stane Street Roman road) Main structure of Community Development (Policy CS14) existing vegetation facility parcel Ancient Woodland Retain formal gardens - potential for improvements / additional planting Woodland Development planting parcel Nower Sites of Nature Conservation Importance Potential alternative open space/ Open space Wood and Potential Sites of Nature Conservation sports area partially Importance (Saved Policy ENV12) retained Development parcel Headley Listed buildings (see also Figure 3.3 for Site Court - to be detail) (Policy CS14 and Saved Policy ENV43) West converted Development Regionally Important Geological/ Subject to planning and all necessary consents. parcel Geomorphological Sites (Policy CS15 and Saved Policy ENV16 and CS15) Please see the LVA for a further development Major Developed sites in the Green Belt Saved concept plan. Structure planting along South southern boundary (Policy RUD21) Open space/ Headley sports Note: CS policies are from the Mole Valley LDF Core Strategy DPD 2009; Saved policies are from the Mole Valley Local Plan 2000

0 100m

SOURCE: Fabrik LVA, Rev H June 2017 SOURCE: Fabrik LVA, Rev H June 2017 Heritage Headley Court was originally an Elizabethan farmhouse set within some 300 acres and was gifted to Walter Cunliffe, later 1st Baron Cunliffe and the Governor of the by his father on the one condition that he would pursue a career in banking rather than farming. The family fortune had been made by Walter’s grandfather, James Cunliffe, with his development of the North Eastern Railway along which Stevenson’s “Rocket” ran. The Grade II Listed mansion and adjoining stables were completed in 1899 in Jacobean style by Edward Warren for Walter Cunliffe, built on the foundations of, and including some walls of, earlier buildings. Edward Warren, articled to G F Bodley, was an all-round architect with equal ability to design churches, colleges, mansion flats and country houses. He worked mainly in a later 17th Century or early 18th Century style and was Master of the Art Workers’ Guild in 1913. During the period 1940-1945, the property was requisitioned as a Canadian Forces Headquarters. After the War, the property was purchased with funds raised by the Auctioneers’ and Estate Agents’ Institutes’ Pilot and Crews Fund and gifted in trust for the medical rehabilitation of pilots and air crew of the Royal Air Force. The role subsequently expanded to cover the medial rehabilitation of all members of the armed forces. The PROPERTY The Site is currently used as a military hospital and rehabilitation unit and thus contains a number of buildings and facilities that support those functions, as well as offices for administration, accommodation for staff and patients, and parking and storage areas. The Mansion and Stable Block The Mansion and adjoining former stables comprise a traditional Jacobean styled property. Located broadly in the centre of the site, the property has far reaching views over the ancient oak woodland of Nower Wood, a Site of Nature Conservation Importance (“SNCI”) and to the rolling landscape of Headley Heath beyond. Constructed around 1899 the architecture of this traditional red brick building with its buff stone quoins is epitomised by its mosaic fenestration of stone cased transom and mullion windows set within grand Flemish gables. What is most striking about this building is the exquisite preservation of former craftsmanship and the way in which in spite of all its wonderful variety and nuanced design, the building still remains harmonious in character.

Currently used for a variety of purposes, including an elaborate ceiling in this room is also by Laurence Turner Officers’ Mess, administrative office space, cinema and and depicts Tudor roses, fleur-de-lis and rabbits, the residential accommodation, the property is arranged latter in recognition of the family name. over basement and three upper floors. The interior On the first floor most rooms retain panelling and has an impressive repertoire of 17th Century wooden features, most notably the Cromwell Room with its fine panelling, the panelled inner entrance hall being of panelling and chimneypiece from the house in St Ives especial interest with its full height bay window, oak that belonged to Cromwell’s sister, Robina. In addition, Jacobean style chimneypiece, open well stair and first the former schoolroom which lies above the Cromwell floor gallery. Room has a ceramic tile map depicting the North The former drawing room, now the ante-room, has limed Eastern Railway. chestnut Elizabethan jewel panelling and chimneypiece The attached former stables which mirror the from Hinchingbrooke Hall and a very fine Jacobean characteristics of the main Mansion constructed from style plaster ceiling by Laurence Turner. The former red brick under a gabled roof provide a store with smoking room, now the Mess Bar, is panelled and has a residential units and further administrative offices carved chimneypiece with arcading on caryatides. The located above.

Residential Accommodation Headley Court offers a wide range of residential accommodation across a variety of sized buildings which primarily consist of more recent purpose built accommodation. Dale View and Cunliffe Close provide residential accommodation. Dale View comprises 56 semi-detached houses and 1 detached house whilst Cunliffe Close provides 7 detached houses. The houses along Dale View are positioned in four ‘arcs’ and accessed via Lee Green Road. The houses are of red brick construction, arranged over two storeys and of basic architectural design and structure. These houses are enclosed to the east and to the south by surrounding woodland and face a large, sloping area of amenity grassland, including an equipped children’s play area in the western area. Cunliffe Close is a triangular-shaped area of land defined by Lee Green Lane, Tilley Lane and Clay Lane which provides the setting for a crescent of 7 large detached dwellings which are also of basic architectural design. These properties are fronted by grasslands with formal tree planting, while hedges bound the whole of the residential area. Beyond this, there is a large area of open grassland which dips to the centre, framed by hedges along Clay Lane and woodland along Tilley Lane. In addition to the above properties, to the south of the site there are residential units occupied by staff housing up to 133 bed spaces complete with function area, bar, canteen and shop. Facilities A central building lies to the north of the main building and houses gymnasia, hydrotherapy pool, consultation rooms and further accommodation. East of this block lies a single storey administration building along with a temporary complex to the north west. The swimming pool complex lies to the north east and is subject to a personal consent. It features a 25-metre, five lane wide specialist swimming pool.The complex also includes a sports hall with a sprung floor, a gym and treatment rooms. Legal Summary Lotting Plan

Method of Sale Fixtures and Fittings Further Information Important Notice Please contact Knight Frank for access to the 1. Particulars: These particulars are not an offer or contract, HeadleyCourt The Vendor, a charity, is to dispose of the All fixtures, fittings and chattels whether nor part of one. You should not rely on statements by Knight 112.4m freehold of the Property. referred to or not are specifically excluded from data room, for further details including the LVA Frank LLP in the particulars or by word of mouth or in writing P a and report on title. (“information”) as being factually accurate about the property, th the sale. E

N

Vacant possession to be available upon its condition or its value. Neither Knight Frank LLP nor any joint 1-Main building(officesand accommodation) A

L

Y

E

L

agent has any authority to make any representations about L

I surrender of the lease. The method of sale Should you wish to discuss the property in 2-Residentialaccommodation T Directions (KT18 6JW) the property, and accordingly any information given is entirely Gantry The Lodge document is available on the dedicated website. further detail or to arrange a viewing, please without responsibility on the part of the agents, seller(s) or 3-Residentialaccommodation and offices Fourfield Close From M25 (Heathrow) leave the M25 at junction lessor(s). M 121.0m contact: 4-Offices 25 Title / Tenure 9, and then at the roundabout take the 3rd exit 2. Photos etc: The photographs show only certain parts of the 5-Swimming pool and gymcomplex Emma Cleugh, Partner, Knight Frank LLP property as they appeared at the time they were taken. Areas, The freehold title to Headley Court is registered onto the A243. At the second roundabout take 6-Temporaryaccommodation Tel: 020 7861 5427 measurements and distances given are approximate only. with title absolute at the Land Registry under the 2nd exit onto the A243 towards Epsom. 3. Regulations etc: Any reference to alterations to, or use of, any 7-H ousing Email: [email protected] title number SY815231 and SY631200 in favour Arrive at Knoll roundabout. part of the property does not mean that any necessary planning, 8-Maintenanceyard 117.5m building regulations or other consent has been obtained. A buyer 9-Parking Jack Copley, Senior Surveyor, Knight Frank LLP 124.2m of The Official Custodian for Charities on behalf From M25 (Gatwick) leave the M25 at junction or lessee must find out by inspection or in other ways that these 12 matters have been properly dealt with and that all information is 10 -Overflowparking G al of the trustees of the Headley Court Charity. Tel: 020 7861 5443 lop 9, and then at roundabout take the 1st exit correct. 11 -Playing fields The site is subject to a lease between the onto the A243, towards Epsom. Arrive at Knoll Email: [email protected] 4. VAT: The VAT position relating to the property may change 12 -Running track Sundial H without notice. Knight Frank LLP is a limited liability partnership E Pond AD L roundabout. EY R charity and the Secretary of State for Defence 13 -Gardens andorchard O f David Jones, Partner, Knight Frank LLP A e registered in England with registered number OC305934. Our D D 33 registered under title number SY809883 At Knoll Roundabout take the 2nd exit onto the registered office is 55 Baker Street, London, W1U 8AN, where you 14 -Tenniscourt 13 37 Tel: 01483 617 937 may look at a list of members’ names.

3

and SY642684 for a period of 99 years from A24 towards Dorking then take the first left 4

3 2 Email: [email protected] Particulars dated: September 2017. Beech )

m

u 24/05/1971. ( h t into Headley Road. Continue along this country 127.2m 8 4 a

P

2

6 9

The surrender of the MOD lease is anticipated in road for about a mile and then at the mini T rac 2 k 5 k 1 9

c

a

r

T Q4 2018. The existing use and accommodation roundabout turn right into The Drive and right 24 10 Play Area Hambleton Wood 2 5 El Sub Sta is being relocated. again into the Visitors’ Car Park. h 5 t a

P 1

Please see the report on title, on the data room. 3 Viewings SD Recreation Ground

Easements, Wayleaves and Rights The property may be inspected strictly by prior 138.0m

9 P a of Way th y appointment only, through the vendor’s sole d B d ar

W 11 6 H GP E selling agents, Knight Frank LLP. Prospective A

The property is offered with wayleaves, D 7 L E

Y TCB Playing Field 8 R Cedars Te O nn A 4 Lodge is D 3 137.6m Norwood purchasers should be aware that all inspections ourt 143.1m

easements and other rights of way whether 10 Green 1 1

El Sub Sta 2

E

are made entirely at their own risk and no 5 6 these are specifically referred to or not. N od House FS A

L ge Y tta P E o Headley C o L H k E n L Park c i N I e d rw a A TCB liability is accepted by the vendor, the lessor or T d a 145.9m L 5 Cottage F le W Court 3 a y r m P T a LB 8 LB S r Plans, Areas and Schedules k R The U H the agent. Tyrrell's Wood 1 1 Nower Pond El Georgian Lodge Sub Sta e 9 b

) m Saddlecombe 7 o e These are based on a number of sources, m c g

u e a l t ( t d The Headley Park d o n d U Pigeon a C El 2 h Please note there is a strict viewing procedure, t S

Mares 2

Sub House a 1 P Lot 1 - 2N2est .23 acres including Ordnance Survey and the Fabrik Sta P T e a C t n h o n White Rose u i r s please contact Knight Frank for further t 5 14 7 2 3 Fn 148.2m

E 4 4 E 144.0m S LVA, and are for reference only. They have IV in O a DR L r E C D TH E information. Driving Licences and Passports will IFF L Lot 2 - 9.81 acres N CU Farriers been checked by the Vendor’s agents and the Lee Green be required and to be provided on arrival. Pond

purchaser shall be deemed to be satisfied as Path GP 7 Tennis El Lot 3 - 22.51 acres Tyrrells Corner Court El Sub Sta Sub Orchard House to the description of the property. Any error Sta

T H or misstatement shall not annul the sale nor E Lot 4 - 10.8 acres D R IV Reservoir E entitle either party to compensation in respect (covered) Round Wood Pignut Wood Tilley Lot 5 - 5.0 acres thereof. Blue Top House 146.2m Cottage Headley Court Farm CLAY Court LANE Barn Garden Cottage

th 12 a Nower Hayes P The Holme GP Lot 6 - 11.76 acres Services The Old LB House Park Corner Birdleway 158.1m T e n Quarry It is our understanding that mains water, gas, C n t o ur u is o C s (disused) Date: DrawnBy: Scale: Plan Ref: electricity and drainage are provided. However, Mappingand GIS Department N 30:08:17 CW/MM 1:3500 @A3 Knight FrankLLP it is the responsibility of the purchaser to ensure Ramsbury House, 22 High Street Title HeadleyCourt Hungerford,Berkshire,RG170NF W E that services are available and adequate for the (t)01488 688508(f) 01488688505 This Plan is publishedfor guidance only, and although it is believed to be correctits accuracy is not guaranteed, (e)[email protected] property. © Designed & produced by Bespoke Brochures | bespokebrochures.co S norisitintended to form part of anycontract. ©Crown copyrightand database rights 2017. LicenceNo. 100021721