The Paddocks and The Paddocks Equestrian Centre • Idyllically Positioned Country Honiley Road, , CV35 7NX Residence • Equestrian Centre with approx. 20 Offers In Excess Of £1,950,000 acres

Freehold • 5 Bedrooms, 4 Bathrooms • Main house with 2.5 acre gardens T: 01564 783 866 E: [email protected] W: www.johnshepherd.com Beausale is situated conveniently between Hatton and lead into a dual aspect, generous living room and a and nestles amongst undulating central open fire in a recessed brick fireplace is pride countryside and provides a village feel yet is within of place. There are wonderful views from every easy access of (4 miles) and Royal window and double French doors open onto the south (6 miles). In addition Stratford-upon- westerly facing paved terrace. Avon, and are easily accessible via the A46 Warwick Bypass and the market town of A truly genuine family room is the open plan split level Henley-in-Arden is also within easy reach. Further kitchen, breakfast area and a combined snug. The afield, Solihull, Birmingham and London can all be snug/family area is made cosy by exposed beams and reached via the M40 and M42 motorway network a wood burner set within a charming brick fireplace which in turn leads to the M1, M6 and M5. The and two sets of French doors provide views directly National Exhibition Centre, Birmingham International overlooking the gardens. There is ample space for Airport and Railway Station are within approx. 20 dining and the kitchen has a bespoke range of oak minutes drive. Also close at hand is Warwick Parkway fitted units designed by Cuchina, which sit beneath providing rail service to London, Marylebone and from mink coloured Corian work surfaces. A number of Coventry to London Euston. integrated appliances consist of a wine cooler, Villeroy & Boch double sink, dishwasher, BOSCH microwave, The Paddocks is a most attractive and idyllically Fisher and Paykal fridge/freezer, Britannia cooker and positioned country residence, delightfully situated a hot water tap. amidst an unspoilt pocket of countryside, approached by country lanes and enjoying fine southerly views In addition there is an excellent fully fitted study, which across open farmland as far as the eye can see. The could be utilised as a formal dining room if preferred property was originally constructed in 1970, with and a separate laundry room/boot room provides carefully planned additions in 2008 by the present supplementary storage, kitchen appliances, an owners to provide additional living and bedroom additional cloakroom and access to the gardens – a space. The property offers well planned and room best suited for muddy paws! proportioned accommodation with the principal living spaces benefitting from gorgeous rural views across Off the hallway, a ground floor bedroom with an the grounds and beyond to offer complete privacy and ensuite bathroom and fitted storage could be utilised seclusion. as an additional reception room.

The property occupies a sheltered position with open An oak staircase rises to the first floor and the fields to the front and is set back behind a mature generous principal bedroom has been extended by the hedgerow and approached through remote controlled present owners to include a walk in dressing area with gates leading to a wide turning circle with inset flower an extensive range of fitted wardrobes, a luxurious beds and a detached timber framed open bay garage ensuite bathroom with Villeroy and Boch sanitary ware for three cars is situated to the side of the house. to include a freestanding bath, double width shower and his and hers vanity basins. The most attractive The accommodation is extremely versatile and has a feature of the master bedroom are two private welcoming ambience and combines the use of English balconies, situated to the front and rear to boast long oak hardwood windows and internal doors with a reaching views that take the breath away. professionally designed interior and appointment, which ultimately creates a lovely and most welcoming There are three further double bedrooms radiating family home. The appeal commences in the hallway from an open landing, with an ensuite to bedroom four with an attractive flagstone flooring and double doors and a jack and jill shower room to bedroom two and

three. In addition, both of these bedrooms also benefit from access to private timber decked balconies.

The established gardens and grounds are an outstanding feature to this country residence; a York paved stone terrace is bounded with clipped box and yew and lavender and an area of formal lawned garden is interspersed with well stocked herbaceous beds and there are some magnificent mature trees including Acer, Silver birch and Conifer. There is an enclosed children's play area within the gardens and an adjoining pony paddock with a timber stable and field shelter.

A mature Beech hedgerow divides the formal garden from the adjoining paddock enclosure to interest an equestrian owner, which in all approaches 2.5 acres.

In addition, to the side of the property a timber framed stable is currently being used as a gym.

FLOOR AREA 3,870.9 sq.ft. (359.6 sq.ft.)

GROUND FLOOR * Reception Hall with Guest Cloakroom * Lounge 4.90m (16'1") x 7.42m (24'4") * Dining Area 3.16m (10'4") x 3.83m (12'7") * Family Room 5.02m (16'6") x 3.76m (12'4") * Kitchen 6.40m (21'0") x 3.26m (10'8") * Utility Room 5.51m (18'1") x 4.30m (14'1") with Cloakroom Off * Plant Room 3.73m (12'3") x 3.12m (10'3") * Boot Room * Bedroom 4.76m (15'7") x 2.94m (9'8") with Fitted Wardrobe & En Suite

FIRST FLOOR * Landing * Master Bedroom 4.94m (18'2") x 7.42m (24'4") with Balcony and Dressing Area 3.75m (12'4") x 2.24m (7'4") and En Suite Bathroom * Bedroom Two 3.17m (10'5") x 4.63m (15'2") with Jack n Jill Shower Room with Bedroom Three * Bedroom Three 5.49m (18'0") x 3.61m (11'10") with Balcony * Bedroom Four 4.14m (13'7") x 2.98m (9'9") with En Suite Shower Room

OUTSIDE * Car Port 5.0m (16'5") x 7.78m (25'6")

THE EQUESTRIAN CENTRE

The Paddocks Equestrian Centre is situated in delightful countryside enjoying far reaching views over open countryside. The Centre is approached through electronically controlled entrance gates with intercom system and leads in to a large hardstanding courtyard area with ample space for the parking of several vehicles/horse boxes. The stables and barns have the benefit of partial CCTV security system and have a combined floor area of approximately 14,756 sq.ft. (1371 sq.m.).

The centre benefits from various stables, loose boxes, barns and associated buildings together with a small staff flat with bedroom, shower room and kitchen. There is also a Monarch stable barn and a flood lit menage with a silica rubber surface measuring 20' x 40'.

The level and well drained paddock land extends to some 20 acres and is split into various sized parcels and is well fenced and also benefits from self watering troughs.

Total Floor Area 14,756.2 sq.ft. (1370.9 sq.m.)

* Open Barn 8.91m (29'3") max. x 28.16m (92'4") including Two Loose Boxes * Second Barn 11.0m (36'1") x 14.25m (46'9") with Store Area 8.14m (26'8") x 4.25m (13'11") * Tack Room 6.22m (20'5") x 7.80m (25'7") * Workshop 6.09m (20'0") x 3.50m (11'6") * Store 2.95m (9'8") x 3.45m (11'4") * 4 Stables measuring 2.95m (9'8") x 3.45m (11'4")

Staff Accommodation with * Shower Room * Kitchen 5.81m (19'1") x 3.28m (10'9") * Bedroom 2.95m (9'8") x 3.45m (11'4")

* Various Stores – 12.06m (39'7") x 5.66m (18'7"), 5.55m (18'3") x 6.53m (21'5"), 5.55m (18'3") x 3.73m (12'3"), 6.78m (22'3") x 4.40m (14'5"), 7.0m (22'11") x 4.72m (15'6"), 5.63m (18'5") x 7.09m (23'3") * Sty 5.56m (18'3") x 3.29m (10'10") * Barn 10.0m (32'10") max. x 9.03m (29'8")

* Monarch Stables 15.05m (49'5") x 8.27m (27'2") overall

* Further Barn 10.27m (33'8") x 27.23m (89'4") * 4 Stalls – 7.35m (24'1") x 6.74m (22'1"), 7.35m (24'1") x 4.42m (14'6"), 7.35m (24'1") x 4.42m (14'6"), 7.35m (24'1") x 6.70m (22'0")

Menage 6.09m (20'0") x 12.19m (40'0")

Paddock Land Extending to Approximately 20 Acres benefiting from self-watering troughs

Subjective comments in these details imply the opinion of the selling Agent at the time these details were prep ared. Naturally, the opinions of purchasers may differ.

Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspicion to the National Crime Agency.

Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales particulars are approximate.

Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by t he purchaser at the point of offer.

Tenure: The property is Freehold with vacant possession upon completion of the purchase.

Services: Mains electricity and water are connected. Drainage is to a septic tank and central heating is by way of an oil fired system.

Local Authority: Council.

Postal Address: The correct postal address of the property is understood to be The Paddocks, Honiley Road, Beausale, Warwick CV35 7NX.

Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.

Directions: From the centre of Knowle proceed out along the A4141 in the direction of Chadwick End. Continue through Chadwick End and on reaching the Five Ways Island turn left onto Honiley Road. Proceed for approximately 1 ½ miles at turn right opposite the Honiley Boot. Follow the road ro und to the T junction and bear left where The Paddocks will be found a short distance along on the right hand side.

John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.

Collection 2360 Stratford Road Hockley Heath Solihull

West Midlands B94 6QT

Tel: 01564 783 866 Fax: 01564 783819 [email protected]