Highbrook Hall

An exceptional Grade II listed country house with extensive equestrian facilities set within attractive ring fenced farmland

Highbrook Hall, Hawkley, Hampshire, GU33 6JP

Petersfield 6 miles, Midhurst 10.5 miles, Haslemere 10.5 miles, Central London 54 miles, Southampton airport 37 miles, Gatwick airport 55 miles Features:

Grade II listed country house with entrance hall, drawing room, sitting room, dining room, study, kitchen/breakfast room, billiard room, domestic offices and wine cellar

Master bedroom suite, two further bedroom suites, two further bedrooms, one further bathroom. There are three further bedrooms and bathrooms. These can either form part of the main accommodation or with sitting room and kitchen provide a separate annexe/self contained flat

One 1-bedroom cottage, two 2-bedroom cottages

Swimming pool, tennis court, kitchen garden, extensive outbuildings and stabling, manège and paddocks, indoor arena

Mature garden, grounds and lake

About 202 acres (81 ha) in total

For sale as a whole

Situation Highbrook Hall is in an enviable position situated in the heart of rural Hampshire, less than 20 miles from the South coast, easily commutable from central London and within the South Downs National Park. The charming village of Hawkley is one mile to the north and lies at the foot of the beautiful Hawkley Hangars.

Sporting and Recreation The sought after village of Hawkley has a church, village hall and the popular Hawkley Inn. A couple of miles to the west is Liss with a selection of shops, a doctor’s surgery and mainline station with services to London Waterloo (about 70 minutes). Petersfield (7 miles) is a quintessential old market town and offers a more comprehensive range of shopping, sporting and leisure facilities. Slightly further away is the cathedral city of Winchester with a wide range of cultural and commercial facilities and Chichester with its highly regarded festival theatre is within reach.

Sporting facilities in the area include racing at Goodwood and Polo at Cowdray Park. There are a number of golf courses in the area including one at Blackmoor, one at Petersfield and two in Liphook. The South coast is fantastically accessible and provides ample opportunity for sailing and other water based activities.

Schools The area is particularly well known for its excellent schools, notably Highfield School at Liphook, St. Edmunds at Hindhead, the Royal Senior and Junior Schools, Churches College and Bedales, Petersfield, as well as Winchester College and Charterhouse at Godalming. There is a Montessori school in Hawkley.

Highbrook Hall Highbrook Hall is an exceptional Grade II listed house dating back to two different periods. The original part dates to the 14th Century and is constructed of marlstone, sandstone and brick elevations exhibiting features such as Dutch flat arches, stone cills and stone stepped buttresses at the South end under a tile roof. The latter part of the house dates back to the early 19th Century and is constructed of brick elevations under a slate tile roof. Particular features of the house include sash windows and the open porch with coupled doric columns with a decorative plinth over.

A long gravelled driveway splits with the left hand side leading to a large gravelled turning area in front of the house.

The entrance hall is positioned centrally with high ceilings and original oak flooring. The principal reception rooms all lead off the hallway creating fantastic and practical entertaining space. The current owners have carried out a complete refurbishment program to an extremely high standard including renovation and replacement of floor boards, reclamation and installation of beams and panelling of dining room and installation of wood burners in most reception rooms.

Beyond the family room is the kitchen/breakfast room with oil fired Aga and doors onto the patio. Beyond the kitchen is a boot room area which then leads on past a back stair case, to a games room with door out to herb garden and to pool area beyond.

A curving stair case rises from the hallway lit by a large sash window with doors off to the principal bedrooms. There is a main bedroom suite, two further suites and two bedrooms and a bathroom. A doorway leads through to a further two bedrooms and bathrooms with kitchen and sitting room which provide further accommodation to the main house but could be used as a separate annexe independent of the main house. This area can also be accessed by a secondary staircase leading from the rear of the downstairs kitchen.

Highbrook Hall

House - Gross Internal Area : 867.5 sq.m (9337 sq.ft.) (Excluding Log Store) Wine Store (Including Gym, Boiler Room And Pool House) Store 6.35m x 2.55m Room 20'9'' x 8'3''

Boiler Room

CellarCellar Gym

6.32m x 4.94m 20'9'' x 16'3''

Access To Pool House Cellar Log Store

Games Room

7.00m x 5.98m 23'0'' x 19'6'' Family Room Kitchen / Breakfast Room 6.98m x 5.69m 18'9'' 7.32m x 4.25m 22'9'' x Study 24'0'' x 14'0'' 5.64m x 4.13m 18'6'' x 13'6''

GroundGround Floor Floor

Drawing Room Dining Room 7.12m x 5.64m 7.01m x 5.56m 23'3'' x 18'6'' 23'0'' x 18'3''

Approximate Gross InternalHigh Area*:bro ok Hall 9,337 sq ft / 867.5 sq m (excluding log store) (including gym, boiler room and pool house)

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice.

Bedroom Kitchen 4.72m x 3.33m Bedroom Sitting Room 15'6'' x 11'0'' Bedroom 4.30m x 2.19m 8.13m x 4.24m 14'0'' x 7'3'' 6.05m x 3.13m 26'9'' x 14'0'' 19'9'' x 10'3''

Bedroom Bedroom 6.80m x 2.61m Bedroom 22'3'' x 8'6'' 4.90m x 2.65m 16'0'' x 8'9'' 6.05m x 4.31m 19'9'' x 14'0''

FirstFirst Floor Floor

Master Bedroom Bedroom

7.26m x 6.08m 6.58m x 6.05m 23'9'' x 20'0'' 21'6'' x 19'9'' A second spur off the main drive leads to the courtyard area with cottages, stables and further outbuildings. These are also reached by a separate drive off Hawkley Road. An all-weather tennis court lies to one side of this driveway.

The stable yard To the North West of the house is a large courtyard laid with ironstone cobbles with central flowerbed enclosed by a range of single and double storey Victorian and earlier farm buildings constructed of brick and stone elevations under slate and tile roofs.

Grooms Cottage One-bedroom mezzanine with kitchen sitting room and bathroom.

Stable Cottage Two-bedroom, two-bathroom with kitchen living room and cloakroom.

Gardeners Cottage Two bedrooms with shower room sitting room and kitchen and opening onto the kitchen garden.

Outbuildings Fully insulated garages, party barn and further store rooms all renovated to a high standard.

Four individual stables with tack room, wash room and feed room with kennels to the rear. Bedroom Kitchen / Barn 5.49m x 3.33m Sitting Room Bedroom 18'0'' x 11'0'' 15.27m x 5.41m 53 x 3.37m Kitchen / Bedroom 8. m 50'0'' x 17'9'' Barn 28'0'' x 5 1.14'90m'' K ixt c h3.e3n3 m/ Sitting Room Barn 5.49m x 3.33m 18S'0i't' t ixn g 1 R1'o0o''m 15.27m x 5.41m 8.53m x 3.37m 18'0'' x 11'0'' 15.27m x 5.41m 50'0'' x 17'9'' 53 x 3.37m 28'0'' x 11'0'' 8. m 50'0'' x 17'9'' 28'0'' x 11'0'' Hay Store

8.32m x 4.20m First Floor 27'3'' x 13'9'' Hay Store Hay Store FirstFirst FloorFloor 8.32m x 4.20m GroomFsirst Floor 8.32m x 4.20m 27'3'' x 13'9'' Garage Cottage 27'3'' x 13'9'' 11.09m x 5.27m GrounGroomsGdr oFolomosr 36'3'' x 17'3'' Garage Grooms Garage CottageCottage 11.09m x 5.27m Cottage GroundGround FloorFloor 11.09m x 5.27m 36'3'' x 17'3'' Ground Floor 36'3'' x 17'3'' Sitting Room Bedroom

4.94m x 3.19m 3.97m x 3.18m 16'3'' x 10'6'' 13'0'' S xit t 1in0g'6 R'' oom Bedroom Sitting Room Bedroom 4.94m x 3.19m 3.97m x 3.18m 4.94m x 3.19m 16'3''3 .x9 7 1m0 '6 x'' 3.18m 13'0'' x 10'6'' 16'3'' x 10'6'' 13'0'' x 10'6''

Kitchen Bedroom 4.89m x 3.07m Dining / 16'0'' x 10'0'' Kitchen Bedroom Sitting Room Bedroom Kitchen m 4.89m xB 3e.d0r7omo Di5n.i3n0gm / x 4.09m Kitchen 5.24m x 3.99m 4.89m x 3.07m 16'0'' x 10'0'' Dining / Sitting1 7R'3o'o' mx 13'6'' Bedroom 17'3'' x 13'0'' 16'0'' x 10'0'' Sitting Room Bedroom Floorplans for Cottages Stable First Floor Kitchen 5.24m x 3.99m 5.30m x 4.09m Kitchen 5.24m x 3.99m 17'3'' x 13'0'' 5.30m x 4.09m 17'3'' x 13'6'' 4.93m x 3.92m First Floor 17'3'' x 13'0'' 17'3'' x 13'6'' 16'3'' x 12'9'' Stable Stable StableFirst FCiorstt a FloorFgleoor Bedroom First Floor Approximate Gross Internal Area*: 4.93m x 3.92m First Floor 4.93m x 3.92m 16'3'' x 12'9'' Gardeners 5.15m x 2.28m Gardeners Gardeners Cottage and garages: 2,272 sq ft / 211.1 sq m 16'3'' x 12'9'' Stable Cottage 16'9'' x 7'6'' Bedroom CottageCottage Bedroom First Floor Grooms Cottage and store rooms: 2,463 sq ft / 228.9 sq m Stable StableStable CottageCottage Gardeners 5.15m x F 2.i2r8smt Floor ener x 2.28m 16'9'' x 7'6'' Stable Cottage and stables: 2,078 sq ft / 193.1 sq m 4.93m x 3.66m Gard s 5.15m Stable Cott1a6'9g'' e x 7'6'' 16'3'' x 12'0'' Cottage Stable Illustration for identification purposes only. 4.93m x 3.66m 4.93m x 3.66m 16'3'' x 12'0'' Gardeners Cottage Not to scale. 16'3'' x 12'0'' Garage And Garages - Gross Internal Area : 211.1 sq.m (2272 sq.ft.) Gardeners*As C definedottag eby RICS – Code of Measuring Practice. 11.18m x 5.19m GroomGs aCrodtetnaegres Cottage Tack Room Feed Room 36'9'' x 17'0'' Garage And Garages - Gross Internal Area : 211.1 sq.m (2272 sq.ft.) Garage And Garages - Gross Internal Area : 211.1 sq.m (2272 sq.ft.) 5.72m x 3.27m And Store Rooms - Gross Internal Area : 228.9 sq.m (2463 sq.ft.) Tack Room 11.18m x 5.19m Grooms Cottage 18'9'' x 10'9'' Feed Room 11.18m x 5.19m 36'9'' x 17'0'G' rooms Cottage Wash Room Tack Room Feed Room 36'9'' x 17'0'' Stable Cottage And Store Rooms - Gross Internal Area : 228.9 sq.m (2463 sq.ft.) 5.72m x 3.27m And StAabnlde sS t-o Grero Rsoso Inmtse r-n Galr oAsrse aIn :t e 1rn9a3l. 1A sreqa.m : 2(2087.98 ssqq..mft. ) (2463 sq.ft.) 5.02m x 2.63m 5.72m x 3.27m 18'9'' x 10'9'' Stable Cottage 16'6'' x 8'6'' 18'W9''a xs h 1 R0'o9o''m Stable Cottage Wash Room And Stables - Gross Internal Area : 193.1 sq.m (2078 sq.ft.) 5.02m x 2.63m And Stables - Gross Internal Area : 193.1 sq.m (2078 sq.ft.) Stable5.02m x 2.63m 16'6'' x 8'6'' 16'6'' x 8'6S'' table 4.76m x 2.61m 15'6'' x 8'6'' Stable Stable Stable Sta4b.7le6m x 2.61m GroundGround FloorFloor 4.76m x 2.61m 15'6'' x 8'6'' Ground Flo1o5'6r'' x 8'6'' Ground Floor Ground Floor Ground Floor GroundGround FloorFloor Gardens and grounds To the front of the house are adjacent to the herb garden house abundant herbaceous borders with a gym and pump house. Wrought a network of streams culminating iron gates lead to the swimming in a large well stocked lake with pool area set off by carefully planted fountains and jetties. There is an cool blue and white borders with orchard with a wide array of species. shaded pagoda and Pool House The grounds are interspersed with with well-equipped kitchen and magnificent mature trees including changing rooms with, shower Cedar of Lebanon and three and WC. A gravel path leads London Plane trees which are at past an ornamental carp pond least 300 years’ old. A Lime avenue through wrought iron gates into lead from the drawing room the immaculate Kitchen garden providing a wonderful vista. with greenhouse and cold frames, fruit cages and self-serving well. Immediately to the rear the kitchen This extremely well-tended garden is a paved area incorporating a herb provides a bountiful supply of garden with raised beds surrounding vegetables and cutting flowers to a Mulberry tree. Further outbuildings the house.

Farm buildings Highbrook Stables are accessed from a separate drive off Hawkely Road. This access is suitable for HGVs and leads to a large parking area adjacent to the indoor arena. The equestrian set up is let as set out in the details below.

Indoor arena (40m x 20m) – new build brick, timber clad under slate effect roof with viewing gallery and judging area, kitchen, sitting room and office and disabled WC.

American Barn (30.07m x 16.71m) – brick with tile roof with 12 stables, feed rooms and tack room. Built to an exceptionally high standard and designed for classic car storage but currently with rubber matting.

Further stable block – brick with tile roof and original iron stones. 6 stables, tack room and feed room.

Olympic sized outdoor arena (80m x 50m) with premium gel and wax track surface

Outdoor arena (40m x 20m) with sand and rubber track

Solarium, horse-walker, steeple chase and x-country course

There is hard standing throughout the facility and ample space for parking.

The farmland The fields nearest the house are part of the equestrian agreement and are grazed by horses. The land beyond is largely down to grass interspersed with mature woodland and streams. Much of the woodland has been planted by the current owners. All fields have water troughs and there is a network of good tracks. There is no formal farming agreement.

The land is interspersed with trees and a network of good tracks. The current owners have planted an array of broad leaved trees which complement the land. General Reproduced from the Ordnance Survey Method of sale: Highbrook Hall is Designations: The Farm is set in within Local authority: East Hampshire Mapping with the permission of the Controller offered for sale as a whole by private the South Downs National Park. District Council, Penns Place, of Her Majesty’s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE treaty. Subject to the leases, licenses Petersfield, Hampshire GU31 4EX and agreements outlined below. Sporting, timber and mineral rights: www.easthants.gov.uk Further details are available from All sporting timber and mineral the vendor’s agent. rights are included in the freehold VAT: Any guide price quoted or sale, in so far as they are owned. discussed is exclusive of VAT. In the Services: Highbrook Hall has mains event that a sale of the property, or water and electricity to all of the Planning: There are no outstanding any part of it, or any right attached to residential property. planning applications. All decisions it, becomes a chargeable supply for on planning applications can be the purposes of VAT, such tax will be There is private drainage to found on the East Hampshire payable in addition. three Klargester units which District Council website. are regularly serviced. All of the Health and safety: Given the residential properties have oil fired Fixtures and fittings: All items potential hazards of a working central heating. usually regarded as tenant’s fixtures estate we ask you to be as vigilant and fittings and equipment, as possible when making your Wayleaves, easements and rights including fitted carpets and curtains, inspection for your own personal of way: The property is being sold together with garden ornaments safety, particularly around the farm subject to and with the benefit and statuary, are specifically buildings and machinery. of all rights including; rights of excluded from the sale. These may way, whether public or private, be available to the purchaser by Solicitors: GBH Law Limited, light, support, drainage, water and separate negotiation. 7/8 Innovation Place, Douglas Drive, Highbrook Hall electricity supplies and other rights Godalming, Surrey GU7 1JX. and obligations, easements and Employees: There are no estate Tel: 01483 421 234 quasi-easements and restrictive employees. Further details are covenants and all existing and available from the vendor’s agent. Postcode: GU33 6JP proposed wayleaves for masts, pylons, stays, cables, drains, water Tenure: The stables including both Directions and gas and other pipes whether arenas and solarium are currently From the A3, at the Liss roundabout referred to in these particulars or not. let. Further details available from the take the first exit signed Liss. vendor’s agent. After approximately half a mile, There are no public footpaths over turn right by the Spread Eagle Pub, the land. signed Hawkley. Cross over the road bridge and follow the road EPCs and Council Tax: towards Hawkley. The entrance to Highbrook Hall will be found on Property EPC rating Council Tax Band 2016/17 payment your left hand side. Grooms Cottage E Business rated - Viewing Stable Cottage D A £1,044.22 Strictly by confirmed appointment Gardeners Cottage E - - with the vendor’s agents, Strutt & Highbrook Hall - H £3,132.64 Parker in London 020 7629 7282.

IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. If you require this publication in an alternative format, please contact this office on 020 7629 7282. Photographs taken: June and August 2016. Particulars prepared: August 2017. 5332 0.13 ha 3330 0.32 0.21 ha 0.52 9730 2.83 ha 5130 6.99 0.62 ha 1.54 3925 6526 3028 1.14 ha 2.43 ha 0.45 ha 2.83 6.00 1.10 1124 3.74 ha 9.23 5624 3117 0.27 ha 1.06 ha 0.67 2.62 2816 0.15 ha 2713 0.36 0.03 ha 4419 4614 3415 0.08 0.50 ha 0.48 ha 6214 0.41 ha 2.82 ha 2213 1.24 1.20 1.00 6.96 0.36 ha 5013 7515 0613 0.89 3811 0.68 ha 0.96 ha 2.43 ha 0.18 ha 1.67 2.37 6.01 0.46

2108 0.96 ha 8205 2.37 7.16 ha 17.69 6102 5602 1.53 ha 0.36 ha 3.78 0.90 6598 0.02 ha 0.04

5896 9595 7894 0.06 ha 0.03 ha 0.98 ha 0.14 0.07 2.43

0991 7290 7590 10.82 ha 8291 0.50 ha 2.61 ha 26.74 0.27 ha 1.22 6.45 0.68

8784 5187 0.02 ha 14.52 ha 0.05 35.88

7882 0.04 ha 0.09

5573 1972 0.66 ha 3.48 ha 1.63 7772 8.61 12.63 ha 31.22

6363 5568 0.28 ha 0.10 ha 0.70 0.24

1558 0.01 ha 0.03

0749 3.36 ha 8.31 Highbrook Hall

This plan is published for the convenience of the purchaser Key only. Its accuracy is not guaranteed and it is expressly Buildings Water excluded from any contract. Garden Woodland Based on Ordnance Survey VectorMap mapping with the Grass Yard permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Roads Not to Scale. Drawing No. Q8327-03 | Date 20.07.17 Strutt & Parker London 35 Cadogan Street, London SW3 2PR

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