Old Farmhouse Old Westmill Farmhouse Westmill Lane • • SG5 3RP

An impressive Grade II Listed country house with significant local provenance set in grounds of over 2.044 acres

Reception hallway  Dining room  Drawing room Kitchen  Breakfast area  Family area Utility room  Shower room  Cloakroom Master bedroom with en-suite shower room 4 further first floor bedrooms  Family bathroom (‘Jack & Jill’ with bedroom 2)  Study 2 second floor bedrooms and separate bathroom

Cellar  Timber framed summer house with front terrace 2 Brick summer houses  Wonderful formal and informal gardens part separated by old stock brick wall abutting the river Oughton

Hitchin station 2.4 miles (London St Pancras from 33 minutes) town centre 2.5 miles  A1M (junction 9) 5.2 miles London Luton Airport 11.4 miles  6.2 miles Bedford 16 miles  Central London 38 miles Description Old Westmill Farmhouse is believed to date back as far as the 14th Century and is steeped in local history as it once housed one of the region’s productive working mills. Over the centuries, the house was extended and as of today, now represents a wonderful family home, which has been carefully restored and decorated to ensure its continued Listed accolade.

This beautifully presented house boasts some wonderful bright and spacious rooms, classic in design to their relevant period. The sitting room and dining room are particularly lovely rooms, whilst the kitchen/ breakfast/ family area undoubtedly represent the ‘hub’ of the house.

Features of note to the accommodation include:  Original doors and hand crafted joinery  Open fireplaces  Sash windows  Stunning stone and brick flooring to Kitchen/breakfast/ family area  Bespoke kitchen with traditional Aga  Modern bath and shower rooms in period design  First floor study, extensively fitted with bespoke shelving and cabinets  Exposed timbers

Old Westmill Farmhouse is approached down its own lane leading to the house and provides access to 4 smaller character houses, all once part of the working Mill.

The gardens to Old Westmill Farmhouse are an absolute delight and comprise 2 principal areas that enjoy great privacy and seclusion due to the period brick wall which surrounds the garden. The formal garden is presented in a manicured fashion with a large level lawn, 2 paved sun terraces and 2 rather special brick summerhouses that provide lovely seating areas to relax and shelter from those hot summer days. On reaching the far end of this area of garden, one enters the next area of garden, via a door in the brick wall, which certainly conjures up the feeling of entering the ‘secret garden’. This area is laid to lawn too but is considered more informal and where children can play till their hearts content! There is a pretty wooden framed summerhouse with its own little front seating area, numerous specimen trees and running along the southern boundary is a mature hedge, which runs parallel with the river. Set within the hedge is a small entrance which leads down to the river bank and to a private seating area where one can really enjoy an abundance of wildlife.

As you approach the house from the long driveway, the first entrance, via solid double wooden gates, leads to the rear of the house and to the double garage. There is also private parking to the front for 3-4 cars.

Situation The property is situated less than a mile to the south west of the village of Ickleford, which has 3 pubs and a local shop for daily needs. However, the vibrant historic market town of Hitchin is just 2.5 miles away with more comprehensive shopping and recreational facilities. The local area enjoys access to excellent independent and state schooling. In Hitchin, the Boys and Girls Grammar Schools prove very popular along with Kingshott Preparatory School. In the neighbouring village of Preston, Princes Helena school can be found. The local village primary school is also very popular and Garden City to the East offers good independent schools in both St Francis College and St Christophers School. Floor Plans The house is also well placed for the commuter. Main House gross internal area = 3,966 sq ft / 368 sq m Hitchin Station provides a direct line via Garage gross internal area = 347 sq ft / 32 sq m Thameslink to London St Pancras with fast Summer House gross internal area = 181 sq ft / 17 sq m trains taking approximately 33 minutes. The For identification purpose only. Not to scale. © ehouse. Drawing ref. dig/8383205/MMC A1(M) and M1 are both within easy reach and provide access to London and the wider road networks, whilst London Luton Airport is just under 11 miles to the south west. There is Utility Study/Bedroom 8 3.66 x 2.27 7.55 x 2.22 12'0" x 7'5" 24'9" x 7'3" lots to do in the area with easy access to many country walks, cycle paths and a riding school with livery facilities. There is also a cricket club Kitchen Breakfast Bedroom 2 Area Dining Room Sitting Room 4.70 x 4.34 Master Bedroom Utility 5.35 x 4.38 Study/Bedroom 8 5.34 x 4.57 15'5" x 14'3" 5.37 x 4.60 in the village which adds to the very traditional 3.66 x 2.27 10.06 x 4.40 17'7" x 14'4" 7.55 x 2.22 17'6" x 15'0" Bedroom 4 12'0" x 7'5" 17'7" x 15'1" 33'0" x 14'5" 24'9" x 7'3" Bedroom 5 4.06 x 2.74 Bedroom 3 Family Area 3.28 x 3.20 13'4" x 9'0" 5.43 x 3.23 English feel of the area. 10'9" x 10'6" 17'10" x 10'7"

Kitchen Breakfast Bedroom 2 Area Dining Room Sitting Room 4.70 x 4.34 Master Bedroom Wayleaves, Easements, 5.35 x 4.38 5.34 x 4.57 15'5" x 14'3" 5.37 x 4.60 10.06 x 4.40 17'7" x 14'4" 17'6" x 15'0" Bedroom 4 17'7" x 15'1" 33'0" x 14'5" Ground Floor Bedroom 5 4.06 x 2.74 Bedroom 3 Family Area 3.28 x 3.20 13'4" x 9'0" 5.43 x 3.23 First Floor Covenants and Rights Of Way 10'9" x 10'6" 17'10" x 10'7" The property is being sold subject to, and with

Ground Floor First Floor the benefit of all rights including: rights of way, Summer House 2.18 x 2.18 whether public or private, light, drainage, water and 7'2" x 7'2"

Summer House electricity supplies and other rights and obligations, 2.18 x 2.18 Seat 7'2" x 7'2" Summer House Eaves Eaves easements and quasi-easements and mast, SeatWine Cellar 3.02 x 2.50 9'11" x 8'2" Summer House Eaves Eaves pylons, stays, cables, whether referred to in these Wine Cellar Garage 3.02 x 2.50 5.70 x 5.66 9'11" x 8'2" particulars or not. Garage 18'8" x 18'7" Bedroom 6 Bedroom 7 5.70 x 5.66 5.74 x 3.75 Terrace 5.58 x 4.00 4.00 x 3.40 18'8" x 18'7" 18'10" x 12'4" Bedroom 6 Bedroom 7 Eaves 5.74 x 3.75 Terrace 5.58 x 4.00 4.00 x 3.40 18'4" x 13'1" 13'1" x 11'2" 18'10" x 12'4" Eaves 18'4" x 13'1" 13'1" x 11'2" Local Authority Eaves Eaves North Herts District Council. Summer House Summer House Cellar 2.25 x 2.25 Second Floor 2.25 x 2.25 7'5" x 7'5" Cellar Second Floor To Garden 7'5" x 7'5" To Garden

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features areFOR approximate ILLUSTRATIVE only. PURPOSES ONLY - NOT TO SCALE Denotes restrictedThe head position height & size of doors, windows, appliances and other features are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8383205/MMC Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8383205/MMC

Savills Hugh Maconohie Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give 2 Station Rd, Harpenden AL5 4SD Savills Country Department, 33 Margaret Street, London, W1G 0JD any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement [email protected] [email protected] that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or 01582 465000 020 7016 3713 distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers savills.co.uk savills.co.uk must satisfy themselves by inspection or otherwise. Ref: 190515NI