Calcutt Farm BROADWELL • WARWICKSHIRE

A period farmhouse in a rural setting with views, outbuildings, stables, paddocks and cattery

Reception hall • Inner hall • Drawing room • Dining room Kitchen/family room with breakfast room • Utility room • Cloakroom

Vaulted cellars

5 Double bedrooms • 3 Bathrooms (1 en suite) • Office (37’ x 17’ 9”) • Boiler room

4 Car open fronted garage

Gardens with pond and summer house

Successful thriving licenced cattery with 31 heated pens with runs, reception and laundry/stores • Planning for a further 29 pens

Secure Workshop • American barn • 5 Stables and tack room • Paddock • Dutch barn with lean-tos (82’ x 60’) incorporating field shelter (with scope for development, subject to planning permission)

In all 3.6 hectares (8.9 acres)

Rugby 7 miles (Intercity trains to London Euston from 55 mins) • M40 (J12) 11 miles Leamington Spa 12.5 miles (Intercity trains to London Marylebone from 69 mins) Banbury 18.5 miles (Intercity trains to London Marylebone from 54 mins) Birmingham International Airport 24 miles (All distances and times are approximate)

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. Situation • Calcutt Farm is in a very secluded location on a long no- through lane, pleasantly situated in traditional Warwickshire countryside with views to all sides • The property is about 4 miles from Southam which has schools, shops and services for day-to-day requirements • The property is well located for access to the motorway network including Birmingham, Coventry, Leicester, Northampton, Milton Keynes and Oxford which are all within easy daily reach • There is an excellent range of state, private and grammar schools in the area including Rugby High School for Girls, Lawrence Sheriff Grammar School, Bilton Grange Prep School, Rugby Public School in Rugby, Princethorpe College Public School; Arnold Lodge School and Kingsley School for Girls in Leamington Spa and Warwick Prep and Public School and Kings High School for Girls in Warwick. Southam High School was rated Outstanding in its recent Ofsted Report (March 2014) • There are a number of golf courses in the area including Whitefields at Thurlaston and Leamington Spa, sailing and fishing at Draycote Water nearby, and racing at Warwick, Stratford upon Avon and Towceter • The surrounding area is excellent for riding and walking • There is polo at Southam and Rugby • The property lies in the Warwickshire Hunt and is well situated for access to a wide range of equestrian activities Description of property • Calcutt Farm is a fine Warwickshire farmhouse believed to date in part from 1784 with a Victorian extension • The property is of brick and ironstone with a breathable pigmented render • The house has the benefit of extensive outbuildings currently providing stables, barns, garaging, large office, workshop and cattery and is surrounded by post and rail or hedged paddocks • The office might be suitable for conversion to ancillary single storey accommodation and there was planning consent (now lapsed) to create a glazed link to the house • The accommodation is well laid out, with a large kitchen/ • A solid painted staircase has attractive newel finials and rises family room with oak fronted units, granite tops including an to the first and second floors island unit, oil fired Aga, integrated appliances, tiled floor and • There are three large first floor dual aspect double bedrooms; wood burning stove, with a breakfast room, large utility room two with a range of wardrobes on one wall and one with large with electric cooker and hob and cloakroom off tiled en suite bathroom with separate shower • The drawing room and dining room both have windows to • Tiled family bathroom with twin basins two sides, some with shutters • To the second floor are two further double bedrooms with • Brick vaulted cellar extensive views and a third tiled bathroom Approximate Gross Internal Floor Area House: 338 sq m (3,638 sq ft) Office: 57 sq m (614 sq ft) Outbuildings: 1,104 sq m (11,884 sq ft) Total: 1,499 sq m (16,136 sq ft)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

First Floor

Second Floor

Ground Floor

Outbuildings Outbuildings Gardens and grounds • There is a tarmac parking leading to 4 open fronted garages • Large centrally heated office with two picture window to one end, wooded boarded floor and exposed stonework • The house has large lawned gardens with a wide decked sitting area, picket fencing, fish pond and rockery, summer house, flowering cherry, birch and holly trees, shrub bed and border • Secure workshop with up and over door • Cattery with a well presented reception, laundry/store and 31 heated pens (single and family units) with runs with secure passageway, looking onto a stone base bamboo garden. Concrete foundations have been laid for a further 29 pens. With a licence for up to 136 cats, the current capacity is for around 80. Trading accounts can be made available. • Equestrian complex with American barn (43’ x 32’) 5 stables, tack room/feed store and wide central passageway • There is a large area of hard standing and large steel frame 4 bay Dutch barn and lean-tos. This building might have scope for conversion to a dwelling, subject to necessary planning permission Cattery • The property is accessed by a private drive which passes through the property to Calcutt Elms Farm and Granborough House beyond • The paddocks surround the house and buildings, with water, post and rail fencing and hedges and include a former dismantled railway line Services Mains water and electricity are connected to the property. Private drainage system. Zoned oil fired central heating to the farmhouse and LP gas central heating to the office.

Cattery Reception Office Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets and most light fittings are included in the sale. However, certain items may be available by separate negotiation.

Dutch Barn Directions (CV23 8HY) Terms Wayleaves, Easements and Rights of Way Exit the M40 at Junction 12 (Gaydon) and take the B4451 to Tenure: Freehold with vacant possession on completion. The property will be sold subject to and with the benefit of all Southam, passing through the villages of Bishops Itchington and wayleaves, easements and rights of way whether mentioned in Local Authority: Warwickshire Country Council. Deppers Bridge. At Southam, take the ring road around the town these particulars or not. Telephone: 01926 410410. www.warwickshire.gov.uk and at the 4th roundabout take the A426 Rugby Road. Continue Viewing on this road for about 1.7 miles and once over the bridge, turn Rugby Borough Council. right into Calias Lane. Continue along this lane for about 0.5 and Telephone: 01788 533533 www.rugby.gov.uk Strictly by prior appointment only with the agents. then turn right at the T junction. Continue along the road for about Council Tax Band: Calcutt Farmhouse Band TBC 0.5 mile and at the fork in the road take the left hand turn signed Calcutt Lane. Continue along this road and you will reach the property.

89.5m

Calcutt Farm

94.3m y d Railwa Dismantle

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating 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 01789 297735 make any representations about the property, and accordingly any information given is entirely without responsibility on Bridgeway House, Bridgeway the part of the agents, seller(s) or lessor(s). 2. 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. Stratford upon Avon CV37 6YX 3. 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 [email protected] other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated March 2017. KnightFrank.co.uk Photographs dated Summer 2016 and January 2017. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.