A PICTURESQUE GRADE II LISTED FORMER RECTORY WITH OVER 6000 SQ FT OF ACCOMMODATION, SET IN PRIVATE AND MATURE GROUNDS

The Old Rectory, Water Newton, The Old Rectory, Old Great North Road, Water Newton, , Cambridgeshire PE8 6LU

Peterborough station 7.5 miles (Direct trains to London Kings Cross from 50 minutes) ♦ Oundle 10 miles ♦ Stamford 14 miles Huntingdon A1/A14 junction 18 miles

Situation The hamlet of Water Newton sits north of the A1 and is readily accessible to Alwalton (approximately 2 miles) which has a pub, post office and village shop. The Georgian market towns of Oundle and Stamford, and the Cathedral City of Peterborough, provide a good range of shopping, services and leisure facilities. Peterborough has direct trains to London Kings Cross from approximately 51 minutes. The area is well served by public and state schools in Stamford, Peterborough, Oakham, Uppingham and Oundle. Sailing and fishing can be found at nearby Rutland Water. There are golf courses at Elton Furze, Luffenham Heath and Burghley Park.

Historical Note The Old Rectory is Grade II listed and is principally constructed of stone walls under a Collyweston tile roof. The house dates from the early 18th century and has been beautifully extended and renovated yet retains some stunning period features.

Accommodation Ground Floor: The front door with porch leads into the entrance hall with pretty staircase and flagstone floor. The snug incorporates a large inglenook with inset wood burning stove and there are a number of built-in display shelves with attractive cornicing. There are exposed timbers to the dining room, which has a marble surround fireplace with slate hearth. The spacious drawing room, with limestone surround fireplace, offers superb views over the landscaped garden, accessed by double French doors out on to a patio. There is an ornate timber surround fireplace and shelving in the west facing study. A significant addition to the property is the orangery, which has limestone flag flooring with underfloor heating, a central fan and thermostatically controlled roofing. A pair of French doors leads to an east facing patio and the south facing gardens. The kitchen/breakfast room has been tastefully refurbished and offers a range of bespoke maple base and wall units with integrated appliances and a blue pearl granite work surface with a separate island unit. The oil-fired Aga, complete with electric companion, is housed within a tiled recess with maple surround. French doors lead to the south facing gardens. The utility room and separate larder adjoining the kitchen provide access to a cellar and wine store. Off the rear hall there are two cloakrooms, one of which incorporates a twin Aqualisa shower with seats. The laundry room has a number of fitted cupboards, wooden work surfaces and a ceramic butler’s sink with hardwood draining board. First Floor: Accessible from both the principal and secondary staircases to a central landing. The master bedroom suite comprises an ensuite bathroom with free-standing cast iron bath, a large shower, twin basin vanity unit with marble surround and two dressing rooms with fitted wardrobes. The bedroom has lovely southerly views across the garden. Bedrooms two and three are both west facing, with fitted wardrobes and ensuite shower rooms.

Second Floor: There are three further bedrooms, all with built-in cupboards and bedroom five also benefits from an ensuite shower. The family bathroom comprises a free standing cast iron bath, hand basin and WC.

Gardens and Grounds The front of the property is approached through electric gates with gravel driveway and circular lawn. The formal gardens to the east of the property have been professionally landscaped. The lawns are interspersed with a number of herbaceous borders and flower beds and connected by a long gravel terrace bounded by a high stone wall. Beyond the formal gardens with access via the Church grounds is an area of land (approximately 0.10 acres ) which runs down to the . This area is held on Lease with some 10 years unexpired.

Outbuildings There are a number of outbuildings suitable for a variety of uses. To the rear of the property there is a gym and separate store. The space above the double garage could provide additional office space, or games area.

Annex The former stone Coach House has been converted to provide a self-contained cottage. The accommodation comprises a sitting room, fully fitted kitchen, dining room and shower room on the ground floor, with 2 bedrooms/offices on the first floor. There is a courtyard garden to the rear.

Services Both properties benefit from mains electricity and water. Both properties drain to a septic tank in the neighbour’s paddock. Oil-fired central heating with underfloor heating in the Old Rectory orangery. Broadband is available.

Rights of Way, Easements & Wayleaves There is a pedestrian right of way across the front perimeter of the drive to the Church. NB. Services operate on the 5th Sunday of the month only. Pedestrian access in favour of The Old Rectory from the principal garden, around the church wall to the leased garden. There is a vehicular right of way over the rear drive (coloured blue on the site plan) from Mill Lane in favour of Tithe Barn who contributes 50% to the maintenance of the drive.

Planning The property is Grade II listed and is within a Conservation Area.

Local Authority District Council. Tel: 01480 388388. Tax band G. £2,581.62 payable for the 2016/17 tax year.

Fixtures and Fittings All curtains, light fittings and garden statuary are specifically excluded from the sale, but may be available by separate negotiation.

Energy Performance Certificate (EPC) EPC rating: exempt

River Nene When the river has risen, water occupies the flood plain on the opposite side of the river away from the house. The owners have not experienced flooding at the house.

Title Deeds There are restrictive covenants on the property. Please ask the agents for further details.

Tenure The property is principally available with freehold title as edged red on the plan and has vacant possession on completion. The land hatched green is on a lease which expires on 31 May 2026 with a rent of £1/annum.

Office Opening Hours Monday – Friday: 9.00am – 5.30pm Saturday: 9.00am – 12.30pm

Post Code and Directions The post code for the property is PE8 6LU. From Stamford, head south on the A1 passing the turnings to Sibson. Exit at the first Water Newton slip road and continue down the Old Great North Road. Pass the first property on your left and after a short distance, the entrance to The old Rectory and the Church is on your left, opposite The Manor.

Viewing All viewings will be accompanied and are strictly by prior arrangement through Savills Stamford Office. T 01780 484696

Date of Information Particulars prepared – March 2016 Photographs taken 2011 Floorplans

Total gross internal area: 6,286 sq ft (584 sq m) Cellar: 344 sq ft (32 sq m) Garage: 603 sq ft (56 sq m) Garage: 721 sq ft (67 sq m)

Savills Stamford 9 High Street, St Martins, Stamford, PE9 2LF Whilst every care has been taken in the preparation of these particulars, all interested parties should note: i) The description and photographs are for guidance only and are not a complete [email protected] representation of the property. ii) Plans are not to scale, are for guidance only and do not form part of the contract. iii) Services and any appliances referred to have not been tested, and 01780 484 696 cannot be verified as being in working order. iv) No survey of any part of the property has been carried out by the Vendor/Lessor or Savills. v) Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given, to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres. For convenience, an approximate Imperial equivalent is also given. vi) Only those items referred to in the text of these particulars are included. vii) Nothing in these particulars or any related savills.co.uk discussions forms part of any contract unless expressly incorporated within a subsequent written agreement.