Kingsdown Lacey Warwicks Bench • • GU1 3TF Kingsdown Lacey 25 Warwicks Bench • Guildford • GU1 3TF

One of the finest private houses in Guildford, in the exclusive Warwicks Bench area, half a mile from the High Street; a magnificent Victorian house of over 8,500 square feet, impeccably presented throughout with great flair, in a commanding position with distant southerly views and a landscaped garden of 0.86 acre.

Accommodation

• Striking Victorian House • Impressive Octagon Reception Hall • Stunning Smallbone Kitchen/Breakfast/Family Room • Seven Bedrooms • Five Bathrooms • Dressing Room • Four Reception Rooms • Utility Room • Boot Room • Boiler Room • Cloakroom

• Games/Potential Cinema Room • Studio • Potential Top Floor Annexe – subject to usual consents • Lapsed Planning Permission for Lower Ground Indoor Pool (2008) - More recent plans have been drawn for an alternative scheme and are available in the office.

• Distant Views • Stunning South Facing Landscaped Gardens • Impressive Raised Terrace

• Extensive Garaging • Electric Gated Entrance with Significant Driveway Parking

• In all just under one acre (0.863)

• Total Accommodation approximately 8618 sq. ft.

Guildford Country Department 2-3 Eastgate Court, High Street, 55 Baker Street Guildford, GU1 3DE London W1U 8AN Tel: +44 1483 565171 Tel: +44 20 7861 1093 [email protected] KnightFrank.co.uk [email protected]

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 (All distances and times are approximate)

• Guildford High Street : 0.5 mile • Guildford Castle Grounds : 0.5 mile • Central London : 32.3 miles • Guildford Mainline Station: 1.1 miles (from 34 minutes to London Waterloo) • Guildford, London Road : 1.0 miles (from 47 minutes to London Waterloo) • A3 at Guildford : 1.8 miles • M25 : 9.2 miles • Heathrow : 22.2 miles • Gatwick : 33.9 miles • The Royal Grammar School, Guildford : 0.6 mile • , Guildford : 1.0 mile • Lanesborough Prep School, Guildford : 1.3 mile • , Guildford : 1.6 miles • Holy Trinity Junior School, Guildford : 1.2 miles • Pewley Down Infant School, Guildford : 0.7 mile • Cranmore Prep School, : 6.0 miles • St. Catherine’s School, Bramley : 1.3 miles • Charterhouse School, : 4.8 miles • Cranleigh School, Cranleigh : 8.6 miles • Yvonne Arnaud : 0.5 mile • : 0.8 mile • : 0.7 mile • Pit Farm Tennis Club : 1.6 miles • Surrey Sports Park : 2.6 miles • Spectrum Leisure Centre : 1.6 miles • Guildford Golf Club, Merrow : 2.2 miles • Bramley Golf Club, Bramley : 3.7 miles • West Surrey Golf Club, Godalming : 7.6 miles • Golf Course, Woking : 6.4 miles • Clandon Regis Golf Club, : 4.5 miles • Cranleigh Golf and Country Club : 8.8 miles • Sutton Green Golf Club, Sutton Green : 5.2 miles • Goodwood Racecourse, Chichester : 31 miles • Ascot Racecourse, Ascot : 16.8 miles • Cowdray Park Polo Club, Midhurst : 11.3 miles • Hurtwood Park Polo Club, Ewhurst : 11.2 miles

• Chichester Yacht Club, Chichester : 39.6 miles The Property Kingsdown Lacey stands in a commanding, elevated position in the exclusive Warwicks Bench area of Guildford, on the slopes of Pewley Down with lovely southerly views to Chantry Woods and beyond. An impressive electric gated entrance leads up to the house. Kingsdown Lacey is one of the original houses to be built on Warwicks Bench at the end of the nineteenth century and stands with its original plot of just under one acre. The impressive elevations are of fine brickwork with stone mullioned, double glazed windows under a tiled roof. The house has been redesigned to maximise its superb setting and provide exceptional family living with the emphasis on style and comfort. Rejuvenated in recent years by the current owners to an exceptionally high standard, the house retains many of its original architectural features, including an impressive octagonal reception hall, a magnificent staircase and fine fireplaces. The 34 ft. kitchen/breakfast/family room now features a stunning Smallbone kitchen, with wall-to-wall cabinetry, two large central islands both with breakfast bars and a substantial range of integrated appliances.

Typical of the period, the accommodation is arranged over three floors with well-proportioned rooms and high ceilings. In addition, there is a basement with a utility room and a large games/potential cinema room. Although now lapsed, detailed planning permission was granted in 2008 to a build lower ground indoor swimming pool with terrace above. In recent years the current owners had extensive plans drawn by renowned architects Mitchell Evans for the indoor pool with changing and gym facilities, expansive terrace and a detached garage. Plans are available via the Knight Frank office. SPECIFICATION • Underfloor heating • Lutron mood lighting system • Fibre-optic cabling • Bang and Olufsun wiring for sound • Electric Gates with intercom system • Garden irrigation system • Air-conditioning in certain rooms

Gardens and Grounds A raised terrace spans the width of the property and enjoys south facing views over the gardens and stunning countryside beyond. Accessed via three sets of floor-to-ceiling glazed bi-folding doors from the kitchen and studio makes this the perfect entertaining space in warm weather. From here steps lead down to the landscaped gardens which extend to just under one acre and provides a children’s play area bordered by high hedges, an attractive lavender walkway and many mature flower beds border expansive areas of lawn. The sweeping driveway provides ample parking and access to the 23'8 garage.

Location There can be few substantial houses within such close proximity to Guildford’s High Street - arguably one of the most beautiful town centres in the South East. Standing on the south- eastern edge of the town, Kingsdown Lacey provides the perfect blend of town and country living; just half a mile from the town yet within 250 yards of the protected open spaces of Pewley Down and 400 yards from Chantry Woods, both providing many unspoilt walks through to St. Martha’s, Albury Down and .

Guildford’s town centre offers an extensive range of department stores, boutique shops and restaurants, together with cultural and leisure amenities, including the Spectrum Leisure centre, Stoke Park, the Yvonne Arnaud and The Electric Theatres as well as the GLive entertainment centre. Guildford’s main line station offers a fast commuter service to London Waterloo in approximately 34 minutes. The A3 is quickly reached connecting with the M25 at (junction 10), which in turn gives fast access to central London, Heathrow and Gatwick airports. There is an excellent choice of schools in the immediate area including The Royal Grammar School and Lanesborough for boys, Tormead and The High School for girls. APPROX. GROSS INTERNAL FLOOR AREA 8618 SQ FT / 801 SQ M (INCLUDING GARAGE) Services We are advised by our clients that the property has mains water, electricity and drainage. Gas fired central heating. Sky satellite and broadband. T Fixtures and Fittings All items usually known as tenants' fixtures and fittings, BEDROOM 3 whether mentioned or not in these sales particulars 30'2'' x 14'6'' (9.1m x 4.4m) are excluded from the sale but may be available by BEDROOM 7 separate negotiation. Such items include all fitted 18'8'' x 15'11'' (5.6m x 4.8m) DRESSING carpets, curtains, light fittings, domestic electrical ROOM items, garden equipment and machinery.. 16'3'' x 9'4'' (4.9m x 2.8m)

Local Authority Guildford Borough Council 01483 505050 LANDING/ SITTING BEDROOM 4 BEDROOM 6 AREA BEDROOM 5 16'3'' x 12'1'' 19'4'' x 15'5'' 31'7'' x 15'9'' Tenure 18'5'' x 16'3'' (4.9m x 3.6m) (5.8m x 4.7m) (9.6m x 4.8m) Freehold For Sale (5.6m x 5.0m)

Council Tax Tax Band H GARAGE LANDING/ 23'8'' x 19'3'' (7.2m x 5.8m) SITTING SECOND FLOOR Viewings AREA Viewing is strictly by prior appointment through Knight 32'6'' x 14'5'' (9.9m x 4.3m) Frank, the sole selling agent. BEDROOM 1 23'3'' x 18'3'' Directions (GU1 3TF) (7.0m x 5.5m) BEDROOM 2 17'3'' x 16'3'' From the bottom of Guilford High Street by Debenhams (5.2m x 4.95) department store, head up the High Street bearing 1st KITCHEN/ right into Quarry Street and then 1st left into Castle BALCONY BREAKFAST/ BOILER FAMILY STUDIO Street. Continue on up the hill and after passing the BOOT ROOM ROOM 25' x 17'7'' (7.6m x 5.3m) Castle grounds turn 1st right into South Hill. Continue ROOM 34'4'' x 34'1'' (10.4m x 10.3m) up and along South Hill taking the right into Warwicks FIRST FLOOR Bench. Just before the sharp left hand turn Kingsdown Lacey (No. 25) can be found on your left hand side. .

UTILITY ROOM ORANGERY 17' x 8'6'' 20'5'' x 17'6'' STUDY (5.1m x 2.5m) (6.2m x 5.3m) 15'4'' x 13'8'' (4.6m x 4.1m)

Important notice RECEPTION 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP or Hamptons in the particulars or by word of mouth or in writing (“information”) HALL as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agents has any authority to make any representations about the property, and accordingly any CINEMA/ information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). GAMES DRAWING DINING ROOM ROOM ROOM 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. 21' x 18'6'' 23'1'' x 22' 23'3'' x 20'4'' (6.4m x 5.6m) (7.0m x 6.7m) 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 (7.0m x 6.2m) find out by inspection or in 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.

Particulars dated: September 2017. Photographs dated: JANUARY and july 2017. LOWER GROUND FLOOR

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’ GROUND FLOOR names.