Brook Farm Spencers Wood

Home , Hungerford, Spencers Wood, Wokingham

Brook Farm Spencers Wood An extensive equestrian property including indoor school, farmhouse, two cottages and a flat set in approximately 43 acres.

Mortimer 4 miles, Reading 6 miles, Basingstoke 11 miles, M4 (Junction 11) 3 miles, M3 (Junction 5) 10 miles, London Paddington via Reading station from 25 minutes, London Waterloo via Basingstoke station from 44 minutes, Branch line station at Mortimer to Basingstoke and Reading stations from 14 and 13 minutes, Central London 42 miles (All distances and times are approximate)

Basingstoke Matrix House, Basing View, Basingstoke, RG21 4FF Tel: 01256 350600 [email protected] knightfrank.co.uk Situation Located in a rural setting surrounded by countryside between the villages of Beech Hill and Spencers Wood. Despite its lovely rural setting, is it conveniently located, with first class communication links via road using the M4 or M3, or by rail to the mainline stations of Paddington and Waterloo. There are local facilities in the villages of Mortimer and Spencers Wood. The major nearby centres of Basingstoke and Reading provide a full range of shopping and recreational amenities. Educational needs are well served, with local state schools in the neighbouring villages. There are a good range of independent schools nearby, including Crossfields, Ludgrove, St Neots, Daneshill, Bradfield, Elstree and the excellent state and independent schools in Reading.

Brook Farm Brook Farm has been within the same ownership for the last 26 years. During this time the property has been run as a private equestrian centre which has hosted numerous unaffiliated dressage shows and clinics. The house has been modernised over recent years and has a beautifully fitted Smallbone kitchen and utility room, this in turn opens into the conservatory/garden room which has doors out to the garden. There is a good size drawing room, as well as a study/dining room. To the first floor is the main bedroom with adjoining bathroom. There is a further bedroom which in the past has been two rooms and could easily be converted back, and adjacent is the shower room. To the second floor is a bedroom, beyond which is an attic room which could provide a possible bathroom if required. The house stands in its own private garden which is mainly laid to lawn with a terrace adjacent to the conservatory.

Grooms Lodge Log cabin style construction which was originally built as an indoor swimming pool and converted by the current owners to provide grooms accommodation. There is a large open plan kitchen/living room, together with 2/3 bedrooms. The large meeting room is ideal for briefings.

Guest Lodge Log cabin construction which is to be used by visitors to the equestrian property and comprise a comfortable bedroom and reception room.

Stable Flat Situated within the heart of the stable yard is the first floor stable flat which comprise an open plan kitchen/living room, bedroom and bathroom. Approximate Gross Internal Floor Area House: 242sq.m. or 2,605sq.ft. Garden Store: 13sq.m. or 140sq.ft. Stable Flat:50sq.m. or 538sq.ft. Guest Lodge: 43sq.m. or 463sq.ft. Covered Store Grooms Lodge:186sq.m. or 2,002sq.ft. Equestrian Facilities Stables & Stores: 403sq.m. or 4,338sq.ft. Barns & Stores: 384sq.m. 4,133sq.ft. Indoor School: 1,228sq.m. or 13,218sq.ft. This plan is for guidance only and must not be relied upon as a statement of fact. Machine Store Attention is drawn to the Important Notice on the last page of the text of the Particulars 8.85 x 8.80 29'0" x 29'0"

Stable Hay Barn 4.33 x 4.31 14'3" x 14'3" 18.23 x 10.32 60'0" x 34'0"

Up Stable 4.46 x 4.31 14'9" x 14'3" Dressing Room 3.50 x 3.40 11'6" x 11'3" Bedroom Garage 6.39 x 4.48 9.15 x 4.47 21'0" x 14'9" 30'0" x 14'9" Stable Dn 4.33 x 4.31 Bedroom 14'3" x 14'3" Dn Indoor Riding School Attic Room 3.40 x 2.68 Bedroom 44.78 x 23.20 4.22 x 4.14 11'3" x 8'9" 147'0" x 76'3" 4.37 x 2.66 13'9" x 13'6" 14'3" x 8'9"

Therapy Room Feed Store 3.78 x 3.77 3.78 x 3.77 N First Floor Second Floor W 12'6" x 12'3" 12'6" x 12'3"

Meeting Room 7.31 x 5.09 S E Stable Flat 24'0" x 16'9" Guest Lodge Stable Conservatory 7.07 x 3.48 4.54 x 3.96 23'3" x 11'6" 15'0" x 13'0" Bedroom Stable 4.50 x 3.65 Bedroom 5.95 x 3.45 14'9" x 12'0" 3.65 x 2.41 19'6" x 11'3" 12'0" x 8'0" Conservatory Plant Room 5.06 x 2.68 Viewing Gallery 26.68 x 6.83 16'6" x 8'9" 87'9" x 22'6" Kitchen/ Tack Room Store Room Utility 6.99 x 3.09 Breakfast Room Grooms Lodge 3.41 x 3.37 Garden Store Room Utility Boiler Stable 23'0" x 10'0" 11'3" x 11'0" 3.75 x 3.46 4.95 x 4.43 Kitchen 4.10 x 3.45 Room Room 13'6" x 11'3" 12'3" x 11'3" 16'3" x 14'6" Sitting Room Stable Bedroom Kitchen 7.32 x 3.60 4.50 x 3.60 2.75 x 2.41 2.75 x 1.50 24'0" x 11'9" 14'9" x 11'9" Workshop Stable/Store Stable/Store Stable/Store 9'0" x 8'0" 9'0" x 5'0" 4.31 x 3.71 4.31 x 3.71 4.31 x 3.71 Garage 3.71 x 3.32 14'0" x 12'3" 14'0" x 12'3" 14'0" x 12'3" Stable 6.67 x 5.05 12'3" x 10'0" 4.10 x 3.45 Store Room 22'0" x 16'6" Bedroom Bedroom 13'6" x 11'3" 6.55 x 2.96 5.45 x 4.50 5.45 x 4.40 21'6" x 9'9" 18'0" x 14'9" 18'0" x 14'6" Sitting Room Drawing Room Kitchen 8.75 x 4.51 6.25 x 4.30 3.50 x 2.80 20'6" x 14'0" 28'9" x 14'9" Stable Study/ 11'6" x 9'3" Sitting Room 4.10 x 3.45 Stable Dining Room 13'6" x 11'3" 7.28 x 3.60 4.15 x 3.97 24'0" x 11'9" 4.42 x 3.78 13'6" x 13'0" 14'6" x 12'6" Bedroom 3.60 x 3.10 11'9" x 10'3"

Dn Up Ground Floor Covered Store

Covered Store Machine Store 8.85 x 8.80 29'0" x 29'0"

Stable Hay Barn 4.33 x 4.31 14'3" x 14'3" 18.23 x 10.32 60'0" x 34'0" Machine Store 8.85 x 8.80 Up 29'0" x 29'0" Stable 4.46 x 4.31 14'9" x 14'3" Dressing Room 3.50 x 3.40 11'6" x 11'3" Bedroom Garage 6.39 x 4.48 9.15 x 4.47 Stable 21'0" x 14'9" Hay Barn 4.33 x 4.31 Dn 30'0" x 14'9" 14'3" x 14'3"Stable 18.23 x 10.32 4.33 x 4.31 Bedroom 14'3" x 14'3" Dn 60'0" x 34'0" Indoor Riding School Attic Room 3.40 x 2.68 Bedroom 44.78 x 23.20 4.22 x 4.14 11'3" x 8'9" 147'0" x 76'3" 4.37 x 2.66 Up 13'9" x 13'6" Stable 14'3" x 8'9" 4.46 x 4.31 14'9" x 14'3" Dressing Room 3.50 x 3.40 11'6" x 11'3" Bedroom Garage 6.39 x 4.48 9.15 x 4.47 Therapy Room Feed Store 3.78 x 3.77 3.78 x 3.77 N 21'0" x 14'9" Stable 30'0" x 14'9" 12'6" x 12'3" 12'6" x 12'3" W Dn 4.33 x 4.31 Bedroom 14'3" x 14'3" Dn Indoor Riding School Attic Room 3.40 x 2.68 Bedroom 44.78 x 23.20 4.22 x 4.14 11'3" x 8'9" 147'0" x 76'3" 4.37 x 2.66 Meeting Room 13'9" x 13'6" 14'3" x 8'9" 7.31 x 5.09 S E 24'0" x 16'9" Stable Conservatory 7.07 x 3.48 23'3" x 11'6" 4.54 x 3.96 Therapy Room Feed Store 3.78 x 3.77 3.78 x 3.77 N 15'0" x 13'0" 12'6" x 12'3" 12'6" x 12'3" W Bedroom Stable 4.50 x 3.65 Bedroom 5.95 x 3.45 14'9" x 12'0" 3.65 x 2.41 Meeting Room 19'6" x 11'3" 12'0" x 8'0" 7.31 x 5.09 S E Conservatory 24'0" x 16'9" Plant Room 5.06 x 2.68 Viewing Gallery Stable 26.68 x 6.83 16'6"Conservatory x 8'9" 7.07 x 3.48 87'9" x 22'6" 23'3" x 11'6" Kitchen/ 4.54 x 3.96 Tack Room Store Room Utility 15'0" x 13'0" 6.99 x 3.09 Breakfast Room 3.41 x 3.37 Garden Store Room Bedroom Utility Boiler Stable 23'0" x 10'0" 11'3" x 11'0" 4.95 x 4.43 Kitchen Stable4.10 x 3.45 3.75 x 3.46 4.50 x 3.65 16'3" x 14'6" Bedroom Room Room 5.95 x 3.413'6"5 x 11'3" 12'3" x 11'3" Sitting Room 14'9" x 12'0" 3.65 x 2.41 19'6" x 11'3" Stable Bedroom Kitchen 7.32 x 3.60 4.50 x 3.60 12'0" x 8'0" Conservatory 2.75 x 2.41 2.75 x 1.50 Plant Room 24'0" x 11'9" 14'9" x 11'9" Viewing Gallery Workshop Stable/Store Stable/Store Stable/Store 5.06 x 2.68 9'0" x 8'0" 9'0" x 5'0" 4.31 x 3.71 4.31 x 3.71 4.31 x 3.71 Garage 26.68 x 6.83 3.71 x 3.32 16'6" x 8'9" 87'9" x 22'6" 14'0" x 12'3" 14'0" x 12'3" 14'0" x 12'3" 6.67 x 5.05 12'3" x 10'0" Stable Tack Room Kitchen/ Store Room Store Room 22'0" x 16'6" Utility 4.10 x 3.45 6.99 x 3.09 Breakfast Room Bedroom Bedroom 13'6" x 11'3" 6.55 x 2.96 3.41 x 3.37 Garden Store Room Utility Boiler Stable 23'0" x 10'0" 11'3" x 11'0" 3.75 x 3.46 4.95 x 4.43 5.45 x 4.50 5.45 x 4.40 Kitchen 4.10 x 3.45 21'6" x 9'9" Reception 16'3" x 14'6" Room Room 13'6" x 11'3" 12'3" x 11'3" Sitting Room Bedroom Kitchen 18'0" x 14'9" 18'0" x 14'6" Sitting Room Stable Drawing Room 7.32 x 3.60 Kitchen 4.50 x 3.60 2.75 x 2.41 2.75 x 1.50 8.75 x 4.51 24'0" x 11'9" 6.25 x 4.30 14'9" x 11'9" Workshop Stable/Store Stable/Store Stable/Store Bedroom 3.50 x 2.80 9'0" x 8'0" 9'0" x 5'0" 4.31 x 3.71 4.31 x 3.71 4.31 x 3.71 28'9" x 14'9" Stable Garage 3.71 x 3.32 20'6" x 14'0" 11'6" x 9'3" Stable 14'0" x 12'3" 14'0" x 12'3" 14'0" x 12'3" Study/ Sitting Room Stable4.10 x 3.45 6.67 x 5.05 12'3" x 10'0" 7.28 x 3.60 Dining Room 4.15 x 3.97 4.10 x 3.413'6"5 x 11'3" Store Room 22'0" x 16'6" Bathroom Bedroom Bedroom 13'6" x 11'3" 24'0" x6.55 11'9 x" 2.96 4.42 x 3.78 13'6" x 13'0" 21'6" x 9'9" 14'6" x 12'6" 5.45 x 4.50 5.45 x 4.40 Bedroom 18'0" x 14'9" 18'0" x 14'6" Sitting Room 3.60 x 3.10 Kitchen/Utility Drawing Room Kitchen 8.75 x 4.51 6.25 x 4.30 3.50 x 2.80 11'9" x 10'3" 20'6" x 14'0" 28'9" x 14'9" Stable Study/ 11'6" x 9'3" Sitting Room 4.10 x 3.45 Stable Storage Dining Room 13'6" x 11'3" 7.28 x 3.60 Dn 4.15 x 3.97 24'0" x 11'9" Up 4.42 x 3.78 13'6" x 13'0" 14'6" x 12'6" Bedroom Outside 3.60 x 3.10 11'9" x 10'3" Equestrian Facilities Dn Up Equestrian facilities These are centred around the indoor school with its viewing gallery. In addition there is an outdoor school with Martins Collins surface, measuring 20 x 60. Within the main yard, which is mainly concrete, there are 13 loose boxes, tack and rug store, as well as ladies and gents toilets. There is a feed room with adjacent therapy box. Adjacent to the main yard is the hay barn with lorry park, cattle/machinery store, together with a lean-to implement store adjoining the rear. All weather surface as well as a grass stallion/youngster turnout arena. The pastureland surrounds the property and is divided into 17 individual paddocks, all of which have water. The drive runs through the centre of the property over which is a public footpath. (Please see site plan)

Services Mains water, electricity, private drainage. Oil heating to the house, lodge, flat and guest lodge.

Agents note There is a public footpath that runs along the drive of the property, as shown on the site plan.

Local Authority West Berkshire Council and Wokingham Council

Council Tax Brook Farm – F Grooms Cottage – B

EPC Brook Farm – E Grooms Cottage – E

Directions (RG7 1HX) From M4 (Junction 11) proceed south on the A33 towards Basingstoke. Take the first left onto the B3349 and follow this road through the village of Three Mile Cross and into Spencers Wood. Turn right just after the Murco petrol station into Beech Hill Road. Continue out of the village, crossing over the A33. Take the next right into a small single track lane signposted Brook Farm, and the house will be found on the right.

Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on 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 make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 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 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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated November 2020. Photographs dated October 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com. BrookFarm

D Cattle Grid rain

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7383 2.75 Acres 1.11 Ha

0175 in a 2.52 Acres r 1.02 Ha D 8272 2.44 Acres 0.99 Ha 1071 1.46 Acres Totalarea= 0.59 Ha 42.92acres approx. 9369 8278 1.23 Acres k 0.73 Acres o 0.50 Ha o 0.30 Ha r B y 9967 r d

1.42 Acres u ) o m F u 0.57 Ha (

h Grooms Lodge t a 0764 P

e 1.38 Acres 1863 n a L 0.56 Ha 3.25 Acres k c 0162 o 1.32 Ha c 9262 d 0.58 Acres o o 0.48 Acres 0.23 Ha W 0.19 Ha BrookB Farm GuestLodge roo k F arm Farm House y r 9957 d 8756 u 1.76 Acres o 2.84 Acres 1456 2555 F BrookB Farm 0.71 Ha 2.54 Acres roo 1.15 Ha 2.22 Acres Stables k F 1.03 Ha 0.90 Ha arm Stable &Flat 9452 0752 IndoorSchool 1.18 Acres 1.63 Acres 2850 2652 0.48 Ha 0.66 Ha 1352 1.53Acres Stables 0.17 Acres 0.34 Acres 0.62 Ha 9849 0.14 Ha 2147 0.07 Ha 0.66 Acres 0.11 Acres Norman's Shaw 0.27 Ha 0.05 Ha 0347 1946 Feed Therapy 0.92 Acres 0.17 Acres 0.37 Ha 0.07 Ha Stables Reid's Bridge 1144 Stables 2.36 Acres 9343 Well 6.25 Acres 0.96 Ha 2.53 Ha 2 1

Woodcock Cottages

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Date: DrawnBy: Scale: Plan Ref: MappingDepartment N Land Use: CW 1:2500 @A3 Pasture Orchard 03:11:20 Knight Frank LLP Arable Heathland RamsburyHouse, 22 High Street Game Cover Rocks /Boulders Title Hungerford, Berkshire, RG17 0NF W E Woodland Building (Residential) Brook Farm Parkland Building /Structure (Agricultural) (t) 01488 688508 Verge/Misc Gardens (e)[email protected] Water Road /Track This Plan is published forguidance only,and although it is believed to be correctits accuracy is not guaranteed, norisitintended to form part of anycontract. ©Crown copyright and database rights 2020. LicenceNo. 100021721 S NB:Iffield &buildingtypeare unknown-assumedpasture &residential