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Blackdown House SANDY LANE • BLACKDOWN • LEAMINGTON •

Blackdown House SANDY LANE • BLACKDOWN • WARWICKSHIRE

A new, individually designed and beautifully appointed detached property situated in an enviable position in the heart of Blackdown and within easy reach of Leamington Spa

Accommodation & Amenities Entrance hall • Drawing room • Kitchen breakfast room • Utility room • Guest cloakroom Dining room • Garden room/study • Master bedroom with dressing room and en suite Two further double bedrooms (one with en suite) • Family bathroom

Attached home office/work unit including a large games room • Plant room Guest suite/office • Two first floor offices • Store room

Outside double garage • Ample parking • Gardens and grounds

In all about 1 acre 0.405 hectares (0.405 hectare)

Leamington Spa 3 miles • 4 miles (trains to Marylebone from 69 minutes) M40 (J15) 7 miles • 5 miles (trains to London Euston from 59 minutes) Stratford upon Avon 13 miles • International Airport 14 miles (distances and time approximate)

Knight Frank LLP Bridgeway House, Bridgeway, Stratford upon Avon CV37 6YX Tel: +44 1789 297 735 [email protected] www.knightfrank.co.uk

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 brochure. Situation • Blackdown House is situated just 3 miles from Leamington Spa and and 4 miles from Warwick • Everyday needs can be found in Kenilworth, Warwick and Leamington Spa with a wider range at Coventry and Stratford upon Avon • There is an excellent range of state, private and grammar schools in the area including Crackley Hall School and Abbotsford in Kenilworth, Warwick Preparatory School and public schools and King’s High School in Warwick, Kingsley School for Girls and Arnold Lodge Preparatory School in Leamington Spa including King Henry VIII School and Bablake in Coventry • There is easy access to the motorway network with the M40 (J15) about 7 miles and the M69 leading to the M1 north about 7 miles • There are a number of sporting facilities in the area including golf courses, sailing and fishing at and racing at Warwick, Stratford upon Avon and Cheltenham • The property is excellently located for equestrian activities with racing at Warwick, Stratford and Cheltenham and polo at and Rugby

Description of property • Blackdown House is an individually designed Oak framed property sitting in an enclosed 1 acre plot, set behind electric gates in this highly regarded location • The property combines a handsome three bedroom house with an attached work unit measuring approximately 6,000 sq ft in total • The design of the property has been carefully considered to create excellent light and spacious entertaining spaces with views across the garden and a wealth of character features • From its gated entrance the driveway leads to the front of the property and the garage • An oak framed canopy porch and bespoke front door leading to the welcoming entrance hall which has a minstrel gallery above with vaulted ceiling, Travatine flooring and doors to the various reception rooms • Open plan kitchen breakfast room having a range of shaker style units with granite worktops, brush chrome fittings and high quality integrated appliances including a Smeg range and Quooker hot water tap. A generous central island with additional storage space below. This room is open plan to the adjoining oak framed conservatory which has bifold doors opening onto the rear terrace creating a light and spacious entertaining room. The utility room beyond offers further storage and preparation space whch also houses the water softener • Guest cloakroom with Geberit and Villeroy & Boch sanitaryware • Generous triple aspect to drawing room and space for log burner or open fire with oak beam and stone hearth. Large picture window and bifold doors opening to the garden • The dining room with exposed beams and window to the front and double doors to the garden room • Garden room/study with windows overlooking the al fresco dining area • An oak staircase leads up to the spacious gallery landing with generous linen cupboard. • The master bedroom having a large feature window, dressing room/study and luxurious en suite bathroom having a bath, separate shower, wc and wash basin • Bedroom 2 with triple aspect exposed beams and en suite shower room having a Villeroy & Boch suite, natural stone tiling and heated towel rail • Bedroom 3 having dual aspect and exposed beams • Family bathroom having a freestanding bath, separate shower, WC and wash basin • Attached to the property is the “work unit” which has its own separate entrance leading into an excellent reception area having a guest cloakroom, kitchen and office • There is a large games room to the rear with French doors leading to the inner courtyard • On the first floor there are two generous offices and a smaller storeroom.

OFFICE Outside • Double garage and ample off road parking • The gardens and grounds include two useful brick stores to the rear of the garden which can make an excellent workshop or home office and WC • The gardens have been landscaped so as to create a private walled entertaining space complete with generous south facing terrace with water feature and outdoor lighting. This is surrounded by lawn and to one side there is a bank of mature trees Services All main services are connected to the property. The house and workshop are heated by a ground source heat pump. Solar panels provide a further power supply and electricity to the house and hot water. Private drainage and own water suppy. The design of the ground source and solar array has been calculated to be approaching energy negative. Under floor heating. Fixtures and fittings Only those items mentioned in these sales particulars are included in the sale. All others are specifically excluded but may be made available by separate negotiation. Directions (CV32 6QS) From the M40 (J15) take the A46 towards Coventry. Take the third exit signposted Leamington Spa and Kenilworth and take the A452 towards Leamington Spa. At the roundabout by the Chesford Grange Hotel fork left and at the next roundabout turn right towards Leamington Spa. At the centre of Blackdown turn right into Sandy Lane and the property can be found on the left hand side. Terms Tenure: Freehold Local Authority Council - Telephone 01926 450000 Council Tax Band: H Viewing By prior appointment only with the agents Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Recreation

Ground Floor First Floor

Approximate Gross Internal Floor Area House: 539 sq m (5,802 sq ft) Outbuildings: 78 sq m (840 sq ft) Total: 617 sq m (6,642 sq ft)

Ground Floor Office Suites First Floor Office Suites Outbuildings

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photography dated: April 2015. Particulars dated: March 2015. Property number: SCH/35229. Kingfisher Print and Design. 01803 867087.