Cotchford Farm Cotchford Lane, Hartfield, East Sussex TN7 4DN The childhood home of Christopher Robin savills.co.uk The childhood home of Christopher Robin Cotchford Lane, Hartfield, East Sussex TN7 4DN Coming to the market for the first time in over 40 years, Cotchford Farm is an enchanting Grade II Listed country house set amidst wonderful gardens & grounds Hartfield - 0.5 of a mile Forest Row - 4 miles Crowborough - 6.3 miles East Grinstead - 8.1 miles Tunbridge Wells - 9.1 miles Gatwick Airport - 19.2 miles Central London - 35 miles (All mileages are approximate) GROUND FLOOR GARDENS, GROUNDS & OUTBUILDINGS n entrance hall n beautiful landscaped gardens n drawing room n ornamental fish pond n dining room n field(s) & woodland n study n wooded stream n playroom n heated swimming pool n kitchen/breakfast room n summer house n utility room n pool room n shower room n covered well n cloakroom n mower and log store n central heating boiler and secure tool store FIRST FLOOR n master bedroom with en suite bathroom n Ashdown Forest Commoner’s Rights n 3 further bedrooms n en suite shower room In all about 9.5 acres n family bathroom SECOND FLOOR The majority of the photos in this brochure were taken n 2 bedrooms in 2010 and some of the trees and plantings around n shower room the house have altered since they were taken. Savills Tunbridge Wells 53 High Street, Tunbridge Wells, Kent TN1 1XU [email protected] 01892 507000 History Delightful Cotchford Farm enjoys a fascinating provenance with both literary and musical connections. In 1924, the house was bought by the renowned author, dramatist and poet A.A Milne as a country retreat for himself, his wife and son, Christopher Robin. It was here, amidst the beautiful Sussex countryside and surrounding woodland where the wonderful stories of Christopher Robin and Winnie-the-Pooh came to life, now world famous childhood classics. The local area is now commonly referred to as ‘Pooh Country’ and places in the books such as the 500 acre wood, Galleons Lap, Poohsticks bridge and Pooh Corner are all based on nearby locations, where Christopher Robin used to visit with his bear ‘Winnie The Pooh’. In later years, the house attracted another famous owner, the • The wonderful split-level drawing room enjoys an outlook to • A utility room offers additional space for a washing machine and hugely talented musician and founder of The Rolling Stones, Brian four aspects and features an impressive inglenook fireplace with tumble dryer. Three-phase electricity meter and domestic oil boiler. brick hearth and wood burning stove. The south elevation is Jones, who owned the house until his untimely death in 1969. • Situated on the first floor are four charming bedrooms, all of which predominantly glazed to maximise the enjoyment of the garden enjoy either an outlook over the landscaped gardens or the delightful outlook. A multi-paned door opens to an attractive brick paved Description brick paved courtyard approach to the front of the house. terrace. Cotchford Farm, which has been in the same ownership for over • The attractive dual aspect master bedroom benefits from a range 46 years, is a most enchanting Grade II listed country house and is • Of particular note is the beautiful oak panelled dining room of fitted wardrobe cupboards providing both hanging and shelving which provides the ideal area for formal entertaining. understood to date from the mid 16th Century with later additions. and a well proportioned en suite bathroom with airing cupboard The property nestles amidst beautifully maintained, south-facing • In addition, there is a study with brick fireplace and a versatile and additional cupboards. secluded gardens and grounds, with an area of coniferous and family/playroom with adjoining shower room. deciduous woodland to the eastern boundary and stream along • The three further bedrooms are served by an en suite shower room the southern boundary. Internally, the well proportioned family • The kitchen/breakfast room is fitted with a range of wall and and a family bathroom. accommodation is arranged over three floors. Points of note include: floor cupboards with beech wood work surfaces and tiled splash • The second floor has two bedrooms equipped with a variety of backs. Integrated dishwasher and space for a range cooker fitted cupboards and eaves storage cupboards, together with a • An abundance of exposed timbers and beams, some oak and 2 fridges or freezers. frame mullioned windows, painted / wooden drop latch doors, shower room. flagstone and polished brick flooring. Gardens, Grounds & Outbuildings • To the north-west of the house lies a substantial kitchen garden • An expanse of lawn with herbaceous borders and an impressive and apple orchard. weeping willow extends from the southern boundary to the area • Cotchford Farm is approached via an electric timber five bar of woodland, where access can be gained via a ‘lych’ style gate. gate, which leads to a driveway, edged with mature trees and • A rose clad pergola at the top of the formal garden area enjoys views established mixed hedging. over four beautifully manicured tiers of level lawn, each with centrally • In the garden is a stone statue of Christopher Robin and a located stone steps, culminating in a dividing stone staircase. sundial book with AAM initials and quill telling the time on a • The front elevations of the house are enhanced with virginia stand with Pooh and his friends carved into it. creeper and wisteria and there is a most attractive courtyard • The heated swimming pool is surrounded by terracing and area with rose beds and a raised border which incorporates a there is a timber arbour enhanced with mature climbers, which • Outbuildings comprise an octagonal summerhouse, pool plant small herb garden and various shrubs. provides an excellent area for ‘al fresco’ entertaining. room, a charming brick building with tiled roof which houses a well, mower store and open garden/log store. There is also an • Further brick paved and Sussex sandstone terraces adjoin the • The beautiful gardens and grounds are a superb feature of the external boiler room, housing the main central heating boiler, in a house and an ornamental fish pond surrounded by box hedging is property and whilst providing a lovely backdrop to the house large garden store and tool shed adjacent to the courtyard. they also offer privacy and seclusion. an attractive feature. • The remainder of land comprises a partially fenced field with a between the house and the B-road that runs between Hartfield and Mainline rail services: Cowden (4.5 miles) has services to London stream running along the southern wooded boundary. ‘Pooh Maresfield. Bridge from 46 minutes. Lingfield (10.5 miles) has services to Sticks Bridge’ is half a mile up stream. London Victoria from 43 minutes. The Ashdown Forest is about ¾ of a mile from the property with around 6500 acres of heath and woodland and there are some Sporting Facilities Walking and horse riding through the woods Situation particularly attractive foot and bridlepaths throughout the Forest. and heathland of Ashdown Forest. Racing at Lingfield Park, Plumpton and Brighton, Hickstead and Ardingly show grounds. Cotchford Farm is located in the heart of the High Weald Area of Crowborough (6.3 miles), East Comprehensive shopping: Golf at the two Royal Ashdown courses (Forest Row), Holtye and Outstanding Natural Beauty on the edge of Hartfield village. There Grinstead (8.1 miles), Tunbridge Wells (9.1 miles) and Uckfield East Sussex National (Uckfield). is a good range of local amenities including a general store, church, (10.3 miles). gift shop, tea rooms, medical centre and several public houses. Communications: The A22 provides access to the M25 and Hartfield has its own playschool and primary school and Schools: London, the south coast, Gatwick and Heathrow Airports and the Cotchford Lane is a private lane that runs between Cotchford Hill there are a number of other highly regarded schools in the area, Channel Tunnel Terminus. and Upper Hartfield. The property is not overlooked and there is both state and private including Brambletye in East Grinstead, an area of woodland, included in the sale, which acts as a buffer Cumnor House in Danehill and Ashdown House in Forest Row. Directions Viewing From our offices in Tunbridge Wells proceed out of town on the Strickly by appointment with Savills on 018920507000. If there is Langton Road (A264). Continue into Groombridge village and at any point which is of particular importance to you, we invite you to the roundabout take the second exit (B2110). Stay on this road discuss this with us, especially before you travel to view the property. until you reach Hartfield village. Continue through the village and then turn left onto the B2026 to Maresfield. After about half a mile IMPORTANT NOTICE: Savills, their clients and any joint agents give turn right into a private lane (Cotchford Lane). The entrance to notice that: They are not authorised to make or give any representations Cotchford Farm is the first on the left-hand side. 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 Services no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not Oil fired central heating. Bottled gas for cooking. Mains water and be relied upon as statements or representations of fact. 2.Any areas, electricity. Private drainage. measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should Outgoings not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, Wealden District Council: 01892 653311.