St Paul's House

st paul’s house UPPER FROYLE • HAMPSHIRE

A fine Grade II listed Georgian house with beautiful gardens and fit for the 21st century

Alton 4 miles • Farnham 6 miles • Guildford 17 miles • Winchester 21 miles London 50 miles Local station at Bentley 2.8 miles • M3 J5 8 miles A3 at Guildford • Heathrow Airport 38 miles • Distances and times are approximate

Entrance hall • Drawing room • Sitting room • Study Kitchen/breakfast room combined with snug Service kitchen/utility room and larder • Basement with gym and plant room

Triple aspect master bedroom with en suite bathroom 6 further bedrooms • 5 further bathrooms/shower rooms (4 en suite)

Coach House Guest bedroom • Kitchenette • Shower room Storage • Garaging for 3 cars • Temperature controlled Rotunda wine store

Oak framed Barn with vehicular storage • Gardener’s Room 6 bay barn with 4 open bays and two lockable bays Granary • Alitex Greenhouse

Fully landscaped garden with grass tennis lawn and adjoining paddock

In all about 2.84 acres (1.149 ha)

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 the last page of the text. The Property

St Paul’s House is an elegant former Georgian Vicarage with an earlier 17th Century history. The house is Grade II Listed yet with 21st Century sustainable technology and a substantial contemporary wing completed in 2010, providing a wonderful fusion of timeless period character with modern convenience.

The house has some finely proportioned main reception rooms with views over the garden, open fireplaces and window shutters. At the heart is a practical working kitchen with dining/breakfast and sitting areas. A circular stone staircase connects the basement to all four levels at the rear of the house, with a wonderful panoramic view from the top floor. It is a comfortable house which can expand or contract according to family needs as the interior layout is so versatile. Five of the bedrooms have en-suite shower or bathrooms. There is also a spare room in the coach house which could be for used for staff or guests.

The side courtyard framed by the house and coach house provides practical daily access to the house, with the front approached by the sweeping in and out gravel driveway providing a more formal approach and controlled externally via electronic iron gates. The garden and grounds give an amazing natural landscape around the house with extensive outbuildings for storage.

In the early 20th Century, the village was owned by Sir Hubert Miller who placed statues of saints under eaves and in niches of cottages on his estate and the village became known as “The Village of the Saints”. St Paul stands proudly in a niche to the front elevation.

st paul’s house

Master Bedroom 6.86 x 4.27 UPPER FROYLE • HAMPSHIRE 22'6 x 14'0

= Reduced headroom below 1.5m / 5'0 T Up Bedroom 6 Mezzanine / Dn 3.18 x 2.84 Storage 10'5 x 9'4 2.48 x 1.77 Dn Sitting / Bedroom Bedroom 3 Garage / Workshop Up e Dn 8'2 x 5'10 4.80 x 4.78 Carport Up 6.21 x 3.30 5.97 x 5.91 20'4 x 10'10 e 15'9 x 15'8 11.88 x 5.87 19'7 x 19'5 39'0 x 19'3

Bedroom 7 Eaves Storag 6.94 x 3.66 T Eaves Storag Bedroom 2 Bedroom 5 22'9 x 12'0 4.53 x 4.50 4.50 x 4.29 14'10 x 14'9 14'9 x 14'1

Dn Dn Bedroom 4 4.06 x 3.40 Outbuilding - First Floor First Floor 13'4 x 11'2 Landing Dn Dn Up

Second Floor

Drawing Room 6.66 x 4.23 21'10 x 13'11

Garage Garage / Workshop 5.15 x 4.88 B Garage Gardeners Room 6.08 x 5.97 Store Up 16'11 x 16'0 5.86 x 4.89 5.97 x 2.86 19'11 x 19'7 Granary 19'3 x 16'1 19'7 x 9'5 Up Up 5.31 x 4.96 Wine Cellar Family Room Gym 17'5 x 16'3 Loggia 4.06 x 3.24 Store Up 3.24 x 2.94 5.02 x 3.01 13'4 x 10'8 10'8 x 9'8 16'6 x 9'11 2.47 x 1.91 IN Entrance Hall 8'1 x 6'3 IN Store Sitting Room T 5.91 x 4.97 T Kitchen 19'5 x 16'4 B 4.38 x 4.28 Boiler / T Study Dining Room 14'4 x 14'1 Plant Room Outbuilding - Ground Floor 5.63 x 4.57 4.64 x 3.92 5.03 x 4.94 Outbuildings 18'6 x 15'0 15'3 x 12'10 16'6 x 16'2

Utility 3.88 x 2.95 Up Hall 12'9 x 9'8 Approx. Gross Internal Floor Area Ground Floor Larder This plan is for guidance only and must not be relied upon as Main House: 4776 sq.ft. / 443.7 sq.m. Dn Reception Bedroom Storage a statement of fact. Attention is drawn to the Important Up Outbuildings: 2726 sq.ft. / 253.3 sq.m. Notice on the last page of the text of the Particulars. Lower Ground Floor (Including Garage / Workshop / Mezzanine / Excluding Carport) Kitchen/Utility Bathroom Outbuildings are not shown in actual location or orientation. st paul’s house

Master Bedroom 6.86 x 4.27 UPPER FROYLE • HAMPSHIRE 22'6 x 14'0

Bedroom 7 Eaves Storag 6.94 x 3.66 T Eaves Storag Bedroom 2 Bedroom 5 22'9 x 12'0 4.53 x 4.50 4.50 x 4.29 14'10 x 14'9 14'9 x 14'1

Dn Dn Bedroom 4 4.06 x 3.40 Outbuilding - First Floor First Floor 13'4 x 11'2 Landing Dn Dn Up

Second Floor

Drawing Room 6.66 x 4.23 21'10 x 13'11

Outside

The garden and grounds have been established and landscaped over many enclosed by mature hedging. Trees are a lovely feature of the garden and years with the help of a design by Susan Ashton. The formal garden is grounds with a rich array of bird life and nesting boxes; these include, oak, arranged around the house with a series of garden rooms, from the sunken horse chestnut, ash, walnut and fruit trees. In all the garden and grounds terrace behind the house with ornamental pond, box balls and clipped extend to about 2.8 acres (1.136 ha). hedges, to the herb knot garden on one side, the rose garden to the front and herbaceous borders framed by old brick walls. The grass tennis lawn lies Outbuildings comfortably in the heart of the garden with gentle banks either side guiding Small oak “tithe barn” with outside WC, gardener’s room, ground source the eye towards the ornamental vegetable and cutting garden at the top heated ground floor, vehicular storage area in two bays and gas fired corner. There is a bore hole and automatic garden watering system. boiler for hot water. Alitex greenhouse heated by the same ground source The paddock to the side provides a useful amenity field with separate heat pump to barn. Six bay barn with two lockable bays, power and light access from the lane making it easy to bring in larger vehicles or cars. The which is currently used as wood store. Garden store and old granary set two oak barns and the Granary are accessed from the paddock and are on stone staddles. A47 A47 A47 A134 Norwich A47 Swaffham A47

A47

A11 Great Yarmouth Peterborough

A134 A146 A143

A11 A143 Lowestoft A134 A140

A11 A146 Thetford A12

Ely A143 A14 M1 A11 Rugby A14 A45 M40 A45 Scole A509 A134 A6 Huntingdon A508 A14 A43 M40 A12 A46 A5 Wellingborough A448 A423 A449 Leamington Spa A426 A10 A14 A45 A1 A14 A441 A45 A14

A425 M1 Northampton A509 A6 Bury St Edmunds A46 Newmarket A140 M40 A45 A428 A14 A428 A14 A44 A422 A46 A428 Worcester A12 A5 Cambridge Stratford-upon-Avon A428 A429 A43 A46 A423 A428 A1 A11 A44 A134 A4103 Bedford A14 M1 M40 A10

Haverhill A12 A5 A509 A449 M5 A505 Evesham A43 A6 M11 A1 Ipswich A438 Banbury A505 Sudbury Hereford M50 A46 A429 A44 Brackley Royston Milton Keynes A43 M1 A10 A449 M50 A6 A12 A131 A49 Tewksbury A44 A1M A465 A421 Felixstowe M40

Halstead M5 A417 M50 Chipping Norton Leighton Buzzard A5 M11 A429 A44 M1 A6 A120 A40 A4137 A40 Cheltenham Bicester Stevenage A120 A40 A505 Braintree Luton A120 A40 A418 Colchester A34 A1M A41 A5 Luton Bishop’s Stanstead A465 A44 M40 Airport Stortford Airport Gloucester A40 A41 A34 A48 M1 A12 M5 A5 Aylesbury Monmouth A44 Welwyn A429 A40 Garden City Clacton-on-Sea A40 A40 A40 Witney Hertford A417 A40 A41 A12 A48 M40 A4010 Hemel Hempstead A1M Harlow Thame St Albans A40 Stroud Oxford M1 A413 Chelmsford M5 Cirencester A414 A41 A420 M11 M40 M25 A34 A4042 A449 A48 A413 M1 M25 A433 Amersham M25 A420 M25 A130 A4010 Abingdon A12 Enfield Faringdon High Wycombe Watford Chepstow A404 M25 Tetbury Brentwood A419 A34 M40 Edgeware A413 M25 M48 A429 M5 A433 Didcot A404 M40 M4 A420 A127 M4 M48 Pinner Basildon Wantage Newport M4 Swindon Romford Southend-on-Sea Ruislip Wembley A329 A46 A429 Henley-on-Thames M4 M4 M49 A40 A13 A40 M4 A404 Maidenhead M25 London M25 A34 Mayfair A13 M4 Bristol Airport M4 M4 Cardiff M32 A350 Chelsea A346 A308 M4 A4 London City Grays A4 Chippenham A361 A4 Heathrow Airport Bristol Windsor Richmond M5 M4 Airport M4 A308 A316 A205 Reading A30 Dartford Calne M4 A329M A4 A4 A332 A3 Marlborough Hampton Gravesend M5 A46 M25 A308 Hungerford M4 M4 Ascot A2 A4 Newbury A329 A308 A4 Wokingham A38 Kingston-upon-Thames Bath A361 A33 A321 M3 M3 A37 A346 A322Bagshot Melksham A345 A3095 M25 Weybridge EsherA3 A240 Devizes A339 Highclere A361 M3 A243 Weston Super-Mare Trowbridge Kingsclere A33 A322 A36 A30 A3 A360 Epsom A38 Location A350 A338 A34 A339 Woking M25 M5 A361 A342 Farnborough Fleet Farnborough Leatherhead M25 A217 Airport A37 A331 Upper Froyle is conveniently located between Alton and Farnham M3 A3 A38 A342 Guildford Westbury A345 A24 Frome Basingstoke A360 A287 close to the Hampshire/Surrey border, part of an unspoilt rural A350 Andover Aldershot A31 Dorking Illfracombe A36 Warminster M3 Farnham Reigate A361 landscape that has remained largely unaltered over many centuries. A339 St Pauls House A217 M5 Amesbury A303 A303 A31 A24 Shepton Mallet A36 Godalming St Paul’s House is well positioned in the heart of the village A303 Alton A3 Gatwick Exmoor A361 A350 A287 A343 A325 Airport National Park A39 A338 A34 Bridgewater A37 A36 A30 A283 opposite the church, yet with open farmland to the rear providing Glastonbury A31 A303 M3 A30 Stockbridge A286 a wonderful open landscape. The villages of Upper and Lower Barnstaple Alresford A3 A32 A303 Haslemere M5 Salisbury A31 Froyle interact together as communities and share amenities, such A361 Winchester A350 A3057 Horsham A37 A272 A286 A283 as a village hall and the Church. The property lies behind a double A39 Taunton A3 A377 Shaftesbury A272 A354 A3090 M3 A272 beech and yew hedge providing all year screening from the lane Romsey A36 A32 Petersfield A272 A386 A361 A303 A338 M5 Midhurst A39 A37 and a lovely outlook from the house. A358 A283 Southampton A3 Pulborough Great Torrington Yeovil A36 M27 Airport A285 M5 Bishops Waltham A350 M27 A286 Southampton A354 The A31 is within a mile with good regional transport links to A361 A303 Ilminster Totton M27 A32 Tiverton New Forest A39 A377 A35 NOTE EXTRA C ROADS A386 Guildford and Winchester. There is a local station at Bentley as A31 A3M A338 Lyndhurst M5 A326 A37 M27 A3 Havant Blandford Forum A27 A27 A27 Arundel well as a village shop. More shopping and amenities can be found A35 M27 Chichester A30 Fareham Brighton A337 A27 A31 Ringwood at either Farnham or Alton and the M3 is easily reached at Bude Wimborne Worthing Beaulieu A32 M275 Holsworthy A377 A354 Minster A326 Bournemouth Brockenhurst Crediton A31 Airport Odiham to the north. A386 Honiton A35 M5 A31 Portsmouth A35 A350 Lymington Cowes A377 Exeter Airport The extensive network of local lanes, footpaths and bridleways A35 A30 A35 A35 Exeter A37 Bournemouth Ryde A39 A30 A35 Dorchester A3020 A3054 provide many walks and cycling routes, ideal for any outdoor A30 A35 Poole A30 M5 A3054 Newport Wareham enthusiasts. There is a good selection of independent schools

A376 A386 Dartmoor A3056 within easy reach as well as local primary and secondary schools. A395 Launceston National Park A3020 A39 Weymouth Shanklin A38 Exmouth A3055 A380 A30 Swanage

A388

A39 Tavistock Padstow A30 Newton Abbot Rock

A30 Wadebridge A38 A380

Bodmin A39 Torquay A38 A388 Newquay Airport Liskeard A38 Paignton A386 Newquay A30 A38 Totnes A390 A385 A392 Plymouth A391 A38 A38

A30 St Austell

A390

A30 Truro A390

Redruth Salcombe

Camborne St Ives

Penzance Falmouth

Portheleven

Sennen

Lizard

Knight Frank LLP Knight Frank LLP 27 London Street 55 Baker Street Basingstoke London Services: All mains services. Heating served by a Directions: (Postcode GU34 4LB) Hampshire RG21 7PG W1U 8AN triple system of ground source heat pump, biomass From Alton: Follow the A31 dual carriageway towards Tel: +44 (0)1256 350600 Tel: +44 (0)20 7861 1549 log burning boiler and back up mains gas fired boiler. Farnham/Guildford, after 1.1 miles the road narrows mark.potter clare.guy @knightfrank.com @knightfrank.com Solar also connected. The coach house has two log to single carriageway. Take the first left turning (Upper KnightFrank.com burning stoves and the gardener’s room in the small Froyle/Hen & Chicken) go up the slip road and turn tithe barn also has a log burner. There is a diesel left just beyond the Hen & Chicken pub (signposted generator with a diesel tank. Upper Froyle). * Follow this lane into the village and St Paul’s is on the left opposite the church. Fixtures and Fittings: All fixtures and fittings, and any carpets, curtains, light fittings, garden statuary, From Farnham: Head along the A31 dual carriageway etc are excluded from the sale. Some contents heading towards Alton/Winchester. After 4.5 miles the Wilson Hill 4 Lavant Street can be made available to a purchaser by road narrows to a single carriageway, indicate right Petersfield separate negotiation. and take the next right hand turning (Upper Froyle/ Hampshire GU32 3EW Local Authority: East Hampshire District Council, Hen & Chicken) and follow as * above. Tel: +44 (0)1730 262600 www.easthants.gov.uk, Tel: 01730 266551 Viewings: Strictly by private appointment only with info@ wilsonhill.co.uk Council Tax: Band: H the joint agents. wilsonhill.co.uk

Important notice

1. Particulars: These particulars are not an offer or contract, nor part of 3. Regulations etc: Any reference to alterations to, or use of, any part Particulars dated: March 2016. Photographs dated: March 2016 one. You should not rely on statements by Knight Frank LLP or Wilson of the property does not mean that any necessary planning, building Knight Frank LLP is a limited liability partnership registered in Hill in the particulars or by word of mouth or in writing (“information”) regulations or other consent has been obtained. A buyer or lessee England with registered number OC305934. Our registered office as being factually accurate about the property, its condition or its must find out by inspection or in other ways that these matters have is 55 Baker Street, London, W1U 8AN, where you may look at a list value. Neither Knight Frank LLP, Wilson Hill nor any joint agent has been properly dealt with and that all information is correct. of members’ names. any authority to make any representations about the property, and 4. VAT: The VAT position relating to the property may change Designed by The Sign Design Partnership Ltd accordingly any information given is entirely without responsibility on without notice. Telephone: +44 (0)20 3286 1633 the part of the agents, seller(s) or lessor(s). 5. Grammar School catchment areas: Any reference to a property www.signdesignlimited.com 2. Photos etc: The photographs show only certain parts of the property being in a specific catchment area should not be relied upon as a as they appeared at the time they were taken. Areas, measurements statement of fact and should be verified with the appropriate and distances given are approximate only. Local Education Authority.