Smallham Farmhouse , West Smallham Farmhouse To the right of the property is an area of woodland, and at the rear the delightful garden, Kennel Lane, West Grinstead, which is mainly laid to lawn interspersed with RH13 8LX mature specimen trees. To the left is a paddock enclosed by post and rail fencing, stable A beautifully presented 4 block and timber barn (which could be put to a number of uses, subject to the necessary bed Grade II Listed former planning and listed building consents), with farmhouse with outbuildings, separate access via wooden gates from the Lane. gardens and paddock of just over 1.5 acres, in a rural yet Location Smallham Farmhouse is located in a convenient convenient location. rural location, approx. 1.5 miles west of the village of and 2 miles from the village 2 miles, 7.5 miles, of Partridge Green, both offering shops for Gatwick 21.2 miles, Brighton 19 miles, everyday needs as well avillage pubs, including The Windmill Inn, Littleworth. For more Entrance hall | Kitchen/breakfast room | utility/ comprehensive shopping and recreational larder | Cloakroom | Sitting room | Dining room/ amenities, Horsham and Brighton are both easily family room | Study | Master bedroom with en- accessible by road, along with easy access suite bathroom | Guest bedroom with en-suite to the A24 and A/M23. For sports enthusiasts shower | 2 Further bedrooms | Family bathroom there is show jumping at Hickstead, racing at Outbuildings: Stable block comprising 2 stables, Goodwood, Brighton and Plumpton, golf at feed store/tack room & tractor shed, timber barn Mannings Heath and Cottesmore and Horsham Gardens & grounds about 1.56 acres Sports Club for cricket, hockey, tennis and golf. Alternatively, The South Downs, now a National The property Park, provides many miles of beautiful walks Believed to date in parts from the 1600’s and bridleways, with The Downs Link close by. this former farmhouse has been improved A regular main line train service, to both London and modernised over the years to become Victoria (55 mins) and London Bridge (57 mins), a beautifully presented family home. With runs from Horsham. There are a number of its Horsham Stone roof and half tile hung schools in both the state and private sector elevations, the exterior is matched by the nearby including, Primary Schools in Cowfold tasteful and neutrally decorated interior. Features and Partridge Green, Grammar School, of note include: exposed timbers and brickwork, Windlesham House and Brighton College. wood latch doors, period fireplaces and Inglenook fireplace to the sitting room, stylish stone flooring (with under floor heating) to part of the ground floor. At the heart of the home is the kitchen/breakfast room with bespoke wood fitted kitchen, Corian worktops, Aga and French doors giving access to a delightful paved patio and garden beyond. On the first floor the master bedroom boasts a contemporary styled en-suite bathroom. The property is approached via a five bar gate from a private lane to a gravel drive, parking area and a natural pond.

Floorplans Main House internal area 1,961 sq ft (182 sq m) Tractor Shed & Feed Store/Tack Room internal area 248 sq ft (23 sq m) Timber Barn internal area 499 sq ft (46 sq m) Stables internal area 354 sq ft (33 sq m) External Rooms internal area 71 sq ft (7 sq m) For identification purposes only.

Kitchen 5.32 x 2.59 17'5" x 8'6"

Sitting Room Breakfast Room 4.27 x 4.25 4.24 x 3.18 Timber Barn F/P 14'0" x 13'11" 13'11" x 10'5" 10.00 x 4.64 Study 32'10" x 15'3" 3.30 x 2.21 (Maximum) General 10'10" x 7'3" Services: Mains electricity & water, oil fired Dining/ 3.58 x 3.01 central heating & private drainage. Family Room 11'9" x 9'11" 4.21 x 3.36 Utility/ Local Authority: Council 13'10" x 11'0" Larder (Maximum) 01403 215100

Ground Floor Directions From Horsham head south on the A24 Worthing Feed Store/ Guest Tack Room Road. At the Buck Barn crossroads turn left Bedroom 4.58 x 2.15 Master Bedroom 4.38 x 3.28 15'0" x 7'1" onto the A272/Cowfold Rd, then take the third 4.34 x 4.25 14'4" x 10'9" 14'3" x 13'11" turning on the left onto Kennel Lane where the (Maximum) Stable 4.52 x 3.05 property will be found at the top of the Lane on 14'10" x 10'0" your right.

Bedroom 3.34 x 2.86 10'11" x 9'5" Stable H.J. Burt (Maximum) 4.54 x 4.05 The Estate Offices, 53 High Street, Steyning, 14'11" x 13'3" West Sussex BN44 3RE First Floor 01903 879488 Tractor Shed [email protected] Bedroom 4.80 x 2.78 3.98 x 3.47 15'9" x 9'1" hjburt.co.uk 13'1" x 11'5"

Strutt & ParkerHorsham Second Floor 35 Carfax, Horsham RH12 1EE The position & size of doors, windows, appliances and other features are approximate only. 01403 246790 Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8262726/LCO [email protected] struttandparker.com IMPORTANT NOTICE Strutt & Parker LLP and H.J. Burt give notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection 60 offices across and Scotland, or otherwise. 3. Strutt & Parker LLP and H.J. Burt do not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP and H.J. Burt do not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is including Prime Central London anything of particular importance to you, please contact this office and Strutt & Parker or and H.J. Burt will try to have the information checked for you. Photographs taken July 2016. Particulars prepared July 2016.

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