Woolscott | Rugby | Warwickshire | CV23 8AH ROBIN BARN

Robin Barn Lodge Farm | Woolscott | Rugby | Warwickshire | CV23 8AH ROBIN BARN “Originally two separate brick barns, one dating back to 1820 and the other built in 1850, we have combined these historic buildings in a marriage of old and new” say the current owners of this gorgeous barn conversion, “in a transition from utility farm outhouses to a stunning family home. We wanted to create a home to suit our lifestyle, with a simple, classic design.” An idyllically situated barn conversion which sits within 1.2 acres of paddock and gardens. Robin Barn is tucked away off the beaten track on the outskirts of the hamlet of Woolscott just south of Dunchurch in leafy Warwickshire. The barn was converted by the present owners some 19 years ago and has been developed into a well appointed family home in a peaceful rural location. There are four double bedrooms, master with ensuite and a family bathroom, whilst on the ground floor there is a large sitting room, dining room, refitted Fraser James kitchen/breakfast room, utility room, cloakroom and snug. As expected with a rural barn conversion, there is a variety of features including exposed beams, A frames and attractive exposed brick work. Outside there is a large stable/workshop which previously has had planning permission to be converted into a one bedroom annexe and could provide excellent ancillary accommodation to the main house for a independent relative, subject to a new application being successful. There are gardens that approach approximately 0.26 of an acre and beyond the gardens is an attached 0.96 of an acre paddock providing an attractive lifestyle opportunity for a buyer, that enjoys peace and tranquillity, yet has the convenience of towns and villages within a few minutes’ drive. Ground Floor The property has a tiled porch and a UPVC double glazed door that leads to a large entrance hall with has flagstone floors, there is a double-glazed window to the rear, stairs rising to the first floor and the galleried landing. There is a Victorian style cast iron radiator and pine doors that lead to the kitchen/breakfast room, snug/study and cloakroom. The cloakroom has a low-level WC and a wash basin with tiled splashback. Neighbouring this is the independent snug/study which has a double-glazed window to the front aspect and offers a peaceful retreat for independent children or indeed potential office space for those who work from home. The kitchen/breakfast room has a ceramic tiled floor and a fitted Fraser James kitchen which has a variety of bespoke units with an adjoining granite work surface with upstands and splashback. There is a variety of quality built in Bosch appliances including a double oven, four ring hob with extractor hood above and a dishwasher. There is an enamel sink and drainer, a variety of LED spotlights and access to the utility room which houses the oil fired central heating boiler, there are some wall mounted units, space for a washing machine and condenser dryer and a matching tiled floor. From the kitchen there is then access to a large recently constructed porch with tiled floor, delightful views of the garden and an oak frame with a door leading to the rear terrace. An exposed brick built archway leads to the dining room which has an original stripped floor, delightful views of the gardens via the large window and in turn there are glazed double doors that lead to the large sitting room. This has a Yeoman log burner with raised hearth and exposed brick built surround, there is a large window overlooking the garden, a UPVC double glazed window to the front aspect, exposed central ceiling beam, original stripped floor and double doors that lead to the rear terrace. Seller Insight The grounds have enjoyed as much love and care as the house itself, the owners being passionate gardeners. “The formally landscaped gardens cover around a quarter of an acre,” they say, “and have been planted with shrubs and embellished with hanging baskets full of flowers. They are truly flourishing! In addition to this, we have an acre of paddock land, which has been left to grass.” The property itself provides plenty of space for everyday family life and entertaining alike. “There is so much space in both the house and garden,” say the owners, “while looking out of every window you see expansive vistas of countryside. Living here really feels like being Lord of the manor!” “The location of the property also has much to recommend it,” say the owners, “being peaceful and secluded yet easily accessible. The A45 leads to Dunchurch in just 3 minutes, with Rugby and Coventry both just 10 minutes’ drive away. Transport is easy from here in any direction, with easy access to the M1 and M6 motorways making for straightforward commuting. The Dunchurch area has a friendly sense of community, with plenty of friendly pubs. Dunchurch itself is an historic array of leafy lanes and timbered cottages with charming local shops, while Rugby has a wider range of amenities. The well regarded Bilton Grange School is also not far away in Harrogate.” “I shall miss this house greatly, having overseen the conversion of the barns myself. I know every single brick in the walls, and my wife every flower in the garden.” “I love the whole house – there is not a part of it that I don’t like – so it is impossible to choose just one favourite room!” “It is so secluded here, it really feels like being in the middle of the countryside, though within 5 minutes we can be back in the midst of civilisation!” “This is the ideal property for entertaining, with a spacious kitchen and fantastic dining area perfect for family gatherings, and extensive, exquisitely landscaped grounds providing a tranquil setting for garden parties.” First Floor The galleried landing has two conservation Velux roof windows providing plenty of natural light, there is a third window providing further light as the landing progresses towards the master bedroom, there is access to the family bathroom and the four double bedrooms, together with a large walk in airing cupboard with linen shelves and radiator. The master bedroom has a delightful vaulted ceiling with exposed timbers and A frame, built in double wardrobes, double glazed window to the front aspect and a double-glazed window affording views of the paddock, gardens and countryside beyond. There is a door that leads to the ensuite shower room which has a conservation Velux roof window, shower cubicle with glazed door and thermostatically controlled shower, there is an adjoining linen store, pedestal wash hand basin with tiled splashback, shaver point and low-level WC. Adjoining this room is bedroom four, again with double glazed windows providing views of the gardens. Bedroom three also has a vaulted ceiling and enjoys far reaching views of the paddock, gardens and fields. There is an engineered oak floor and two built in double wardrobes whilst the family bathroom has an exposed A frame, Velux roof window, pedestal wash hand basin with tiled splashback, low level WC, panelled bath with telephone style attachment and a large shower cubicle with sliding glazed door and thermostatically controlled shower. Along the landing is the large bedroom two, again with vaulted ceiling, exposed timbers, built in wardrobes, Velux roof window and a double-glazed window to the front aspect. Outside Parking & Driveway The barn is conveniently situated down a 400 metre driveway which also services Lodge Farm, there is a gravelled parking area providing hardstanding for a variety of vehicles and access is provided to the gardens via a pedestrian gate. Workshop/Stable To the right of Robin Barn is a large brick built stable with pitched tiled roof, providing an extremely useful as a workshop or additional storage. There was previous planning granted for the conversion of this unit into a one bedroom annexe to provide ancillary accommodation the Robin Barn. The prospective purchasers are advised to investigate with Rugby Borough Council as to whether this can be granted once more. Rear Garden There is a pedestrian gate and vehicular access into the rear garden which is laid mainly to lawn and has a variety of well planted flower borders and a variety of trees and shrubs. The gravelled driveway continues, to provide access to the paddock, via a five bar gate, to the left of the driveway there is a raised decking area and past this is a large summer house. There is a plum slate pathway that provides pedestrian access to the rear field across a small brook with bridge and from the far side of Robin Barn, there is a further fence and gated area that provides access to the wood store and oil storage tank. Paddock This measures approximately 0.96 of an acre and at present there is a covered store, a further covered feeding barn whilst in the centre of the paddock there is a willow tree and further fenced area which is convenient for additional livestock. There is a variety of post and rail fencing and post and wire which provides a secure environment and of course there are outstanding views across the neighbouring fields to the south and east. RUGBY Rugby is a market town in Warwickshire, on the River Avon. The town is the second largest town in the county; 13 miles (21 km) east of Coventry, on the eastern edge of Warwickshire, near the borders with Northamptonshire and Leicestershire. The town is credited with being the birthplace of rugby football.

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