The Coach House Brightling, , East , TN32 5EY • Entrance Porch First Floor: • Large Walled Garden THE COACH HOUSE • Entrance Hall • 3 Bedrooms including vegetable • Cloakroom • Family Bathroom garden, small orchard An intriguing and distinctive detached former coach house with scope • Split-level Drawing Room Second Floor: and soft fruit area • Kitchen opening into • Attic Room/ • Large brick Courtyard to enlarge and modernise, in a peaceful, rural but not isolated location Dining/Sitting Room Bedroom 5 • Parking for numerous and with both a stunning entirely walled garden and a large courtyard. • Rear Hall/Utility Outside: cars In all about 0.8 of an acre • Ground Floor Bedroom • 2-bay Garage with • In all about 0.8 of an with en suite Bathroom Workshop and large acre and Dressing Room Room above AMENITIES The Coach House is located in a sheltered, private setting in this glorious rural stretch of countryside only 2.1 miles from the popular and thriving village of Robertsbridge with mainline station ( Bridge/Charing Cross) as well as an excellent range of local amenities including a village shop, three public houses, bank, chemist, veterinary clinic, and hairdressers. Brightling, 2 miles distant, is a small but charming village with parish church, village hall and a selection of period houses and cottages. The larger town of Battle is 6.5 miles where there is a supermarket, restaurants, public houses and post office as well as Battle Abbey and the 1066 battlefield. The coastal town of with its charming Old Town is 12 miles whilst Tunbridge Wells is 17 miles. Schools in the area include and Netherfield primary schools; Robertsbridge Community College; Battle Abbey and Claverham Community College at Battle; Vinehall at Robertsbridge. DESCRIPTION The Coach House is a very handsome and interesting detached former coach house, originally part of the adjacent property, Brightling Hall, and now a spacious and comfortable family home where the current owners have resided since 1992. The property is largely in good order but could benefit from updating in parts, and lends itself to being extended (subject to the necessary consents), particularly on the first floor over the two single storey wings. The external elevations are brick beneath a tiled roof. The property has a spacious ground floor comprising a good size drawing room which is split level and has a wood-burning stove as well as doors out to a terrace area overlooking the gardens. There is a good kitchen, with a four-oven Aga, and which opens into an excellent dining/sitting room with further wood-burner. There is a ground floor bedroom which has formerly been used as the master suite, and includes an en suite bathroom as well as a dressing room. Also on the ground floor there is a cloakroom, and a utility room adjacent to the kitchen. Stairs lead up from the dining/sitting room to a first floor landing providing access to three bedrooms along with a family bathroom. A further flight of stairs leads from bedroom 4 up to a useful converted attic room which could be used as bedroom 5. The property has Calor gas-fired central heating and shared private drainage. OUTSIDE From a short shared drive a five-bar gate opens onto a spacious parking area in front of the detached double garage with brick elevations, part weather-boarded beneath a tiled roof. Originally a four-bay garage, the present owners have created an excellent workshop within two of the bays and above there is a useful carpeted and insulated room which would make an ideal office or playroom. A further drive, which is shared with the adjacent property, Brightling Hall, continues around the south of the property and wooden double gates then open onto the wonderful herringbone brick courtyard which is wall enclosed and provides an excellent space in which to entertain and/or park several vehicles. The principal gardens form a delightful, well-maintained and completely private setting being entirely wall enclosed with, to the south, gravelled paths which wind through and around an extensive soft fruit area and adjacent to the house is a small gravelled sitting out area. A large expanse of lawn forms the majority of the garden, studded with interesting and attractive established trees and shrubs including a Tulip tree, Liquid Amber, Rambling Rector and Hydrangeas, and there is a small ornamental fountain. To the north there is an excellent vegetable garden with a greenhouse and potting shed. There are various fruit trees including apple, plum, pear and fig. The grounds extend to 0.8 of an acre and form an enchanting private setting. DIRECTIONS From the centre of Robertsbridge, proceed in a westerly direction on Brightling Road. Go over the level crossing and follow this road for a further 1.8 miles and the turning to The Coach House will be found on the right. Continue past Divers Cottage and take the next turning on the right. The drive is marked New House Farm and The Coach House is the second entrance on the right. Additional Information: Local Authority: Council, Bexhill-on-Sea. Telephone 01424 787000. www.rother.gov.uk Services: Mains electricity and water, shared private drainage (not checked or tested). Calor gas-fired central heating. No mains gas or connection to mains drainage. Links: www.environment-agency.gov.uk, www.highways.gov.uk, www.caa.co.uk, www.landregistry.gov.uk Tenure: Freehold. Land Registry Title Number ESX175938 REGION: £700,000 - £750,000 VIEWINGS For an appointment to view please contact our Battle Office, telephone 01424 775577

Battle Haywards Heath Pulborough Tunbridge Wells London 01424 775577 01444 453181 01798 872081 01892 512020 Mayfair Office [email protected] [email protected] [email protected] [email protected] [email protected] The Coach House, Brightling Road, Robertsbridge, TN32 5EY APPROX. GROSS INTERNAL FLOOR AREA 2209 SQ FT 205.2 SQ METRES (EXCLUDES RESTRICTED HEAD HEIGHT & OUTBUILDING)

Attic / Bedroom 5 24'9 (7.54) max x 19'4 (5.89) max

Carport NOTE: Workshop Down 19' (5.79) 18'9 (5.72) x 18'8 (5.69) Batcheller Monkhouse give notice that: x 18'6 (5.64) Room Above Garage 38' (11.58) max Down 1. These particulars including text, x 14'5 (4.39) max Eaves photographs and any plans are for the 8'9 (2.67) guidance of prospective purchasers x 7'8 (2.34) only and should not be relied upon as statements of fact; 2. The particulars do not constitute any SECOND FLOOR part of a Contract; OUTBUILDING FIRST FLOOR 3. Any description provided herein OUTBUILDING represents a subjective opinion and should GROUND FLOOR Up not be construed as statements of fact; Utility Kitchen 10'3 (3.12) Bedroom 4 Bedroom 3 4. A detailed survey has not been carried 13'8 (4.17) x 5'7 (1.70) 10'8 (3.25) 10'4 (3.15) out, nor have any services, appliances or x 10'1 (3.07) x 10'7 (3.23) x 9'5 (2.87) specific fittings been tested; 5. All measurements and distances are Hall approximate; Bedroom 1 Drawing Room 28'7 (8.72) Down 6. We strongly advise that a prospective 16'9 (5.11) max purchaser should contact the agent to x 14'2 (4.32) max x 14'8 (4.47) max Hatch check any information which is of particular importance, particularly for anyone who Dining / Sitting Room will be travelling some distance to view the Bedroom 2 20' (6.10) max property; 11'2 (3.40) x 13'7 (4.14) x 10'6 (3.20) 7. Where there is reference to planning Up permission or potential, such information GROUND FLOOR is given in good faith. Purchasers should Denotes restricted make their own enquiries of the relevant head height authority; FIRST FLOOR 8. Any fixtures & fittings not mentioned in the sales particulars are excluded from the Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any error, sale, but various items may be available, omission or misstatement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. subject to separate negotiation. Specifically no guarantee is given on the total square footage of the property if quoted on this plan. Any figure given is for initial guidance only and should not be relied on as a basis of valuation. Copyright nichecom.co.uk 2015 Produced for Batcheller Monkhouse REF : 44509

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