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Westfield House 1 Rugby Road | Barby | Rugby | Warwickshire | CV23 8UA
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Barby, Warwickshire

Jul 22, 2016

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Page 1: Barby, Warwickshire

Westfield House 1 Rugby Road | Barby | Rugby | Warwickshire | CV23 8UA

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Page 2: Barby, Warwickshire

Westfield HouseA charming five bedroom Victorian house tucked away with a range of farm buildings, annexe potential, garage, gardens and orchards, set in over 5 acres.

Westfield House is a well balanced Victorian house constructed in 1870. It has been maintained, unspoilt and very much enjoyed by the current owners since 1973. It has been owned by only three families in almost 150 years. The benefits include Sempatap insulation to the inside of all external walls, operational shutters and over-hauled sash windows throughout, and an oil-fired Aga. The property would suit buyers wishing to combine the joys of keeping sheep or horses with the advantages of living in a vibrant village community. There are three large reception rooms, two useful cellar rooms and five bedrooms (four being double). Outside there is a private front garden, rear farmyard, kitchen gardens and orchards, together with a 4.5 acre paddock just beyond a flowing stream. There are several farm buildings, including brick loose boxes, a stable and two-storey barn that could with consent provide a residential annexe to the house. There is a possibility of further development.

Accommodation Summary

Ground Floor

The house is entered via an attractive arched storm porch into the tiled entrance hall. Stairs rise to the first floor. The front lounge has typically high ceilings with original coved cornices and a brass picture rail. There is an operational open fireplace with an impressive marble surround and gilded overmantel. There are exposed floorboards and two large windows, framed by period shutters, on the side and front elevations. Across the hall, the dining room also has exposed floorboards with a wide front window, again framed by period shutters. This impressive reception room also has an open fireplace with marble surround and a tiled hearth.

A further door leads to the rear hall which has fitted shelving and quarry tiled flooring and access via stairs to the two useful cellar rooms. The living room has a quarry tiled floor with original cupboards on either side of the operational fireplace which has a faked marble surround and tiled hearth. There are two windows on the side and rear elevation, again with operational shutters. A pine door and steps lead to a continuation of the rear hall which has a range of handmade oak cabinets and a rear window with shutters. Off the hall there is a spacious fully equipped pantry with base units, work surfaces, some sturdy shelving and quarry tiled flooring. This rear hall leads to the kitchen/breakfast room which features a four oven oil fired Aga, providing domestic hot water and cooking facilities.

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The kitchen has a range of bespoke handmade oak base units and slate work surfaces with built-in drainers and integrated ceramic sinks. The ceiling beam still has original meat hooks; there is brick flooring. There are windows to both front and back elevations with wide timber doors to both the courtyard and the front garden.

First Floor

The first landing provides access to the two bathrooms, and the secondary servants’ staircase with a door leading to the rear hall. It has a high ceiling with glazed hatch allowing natural light through. Two flights of stairs lead to the upper level, providing access to the bedrooms and separate WC.

The master bedroom has an ornamental fireplace with marble surround. There is fitted shelving above with modern wardrobes on both sides with bi-fold doors. There is a marble wash hand basin. There are both side and rear windows providing views over the stables and gardens. Between the master bedroom and bedroom four is a WC with tiled shelf and wash hand basin. The second bedroom has exposed floorboards and an ornamental fireplace with marble surround. This room has side and front windows and is currently used as a spacious home office.

The third bedroom also has exposed floorboards with an ornamental fireplace and a front window. In between these large double bedrooms is the smallest child’s bedroom/nursery which has a front facing window.

This room could easily be used as a dressing room or an en suite bathroom if wanted. The fourth double bedroom has some overhead storage and a rear window.

The main family bathroom has a white sunken bath with a mixer tap and showerhead attachment. This spacious room has a wall hung basin, houses the second WC and has a rear window. There is an adjacent wet room which has a generous fully tiled shower area with fitted curtain and bidet. There is an inset sink unit and a range of fitted cupboards housing two large hot water cylinders. There are wall and floor tiles and a front window.

Front Garden

To the front of the house there is a private lawned area with some well stocked flower borders full of shrubs and perennials. On both front and side of the house there are well trained climbers including an impressive wisteria. The garden is enclosed by brick walling with two metal gates along the frontage to Elkington Lane, and established trees and bushes on the front boundary with Rugby Road. Within the frontage there are some protected trees including a Copper Beech, Austrian Pines and a particularly impressive Wellingtonia. There are also yews, silver birches and a very productive mulberry.

Courtyard, Parking and Garaging

Directly to the west of the property there is a private courtyard which provides access to the rear of the house and parking for at least two standard vehicles.

Opening off the courtyard are the potting shed and outside laundry room which has a ceramic butler sink and plumbing facilities. Beside the potting shed there is a large garage with a pitched felt and slate roof, light and power connected, housing the oil tank and oil fired boiler, which provides full central heating and hot water in conjunction with the Aga. A short passage provides access to the farmyard and outbuildings. Off the passage is the original tack room and a useful third WC with instant hot water heater.

Two Storey Barn and Stables

Just behind the courtyard there is a range of brick and slate farm buildings, consisting of a two-storey barn, a two-storey stable with mangers and hay loft over, two loose boxes and the tack room. These buildings are currently used for hay storage, chickens, machinery and a dovecote. It should be possible (subject to the normal consents) to obtain residential planning permission to convert this range of buildings into a substantial annexe linked to the main house.

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Farmyard and Additional Animal Sheds

The brick outbuildings face a good sized stable yard with two lockable timber gates leading to plenty of parking space and a range of animal sheds, constructed around 100 years ago measuring 92ft x 15ft, still with the original uprights and roof trusses but now in need of re-roofing. There is a separate metered mains water feed to the farmyard.

Kitchen Gardens

Beyond the farmyard there is a large polytunnel and a range of plum and cherry trees. Further fencing and gates lead to the largest section of garden where there are productive vegetable beds, soft fruit bushes and a walnut tree. Beyond here there is a well stocked apple orchard which leads down to the stream.

Paddock Land

Beyond the stream there is a steep incline leading up to the 4.5 acre ridge and furrow paddock. This is enclosed to the south by trees, hedgerow and the lane which leads up to Hill Top Farm and neighbouring paddocks and fields. To the north and west there is double width laid fencing ensuring the paddock remains stock proof. The gardens and paddock in total extend to just over 5 acres or thereabouts.

Important Planning Information

There is currently outline planning permission to construct three or four detached dwellings on the far (south) side of Elkington Lane. These will replace the existing large agricultural outbuilding. More information can be obtained from the local planning department in Daventry once it is available.

Restrictive Covenant

The planning permission mentioned above opens the possibility of further development beyond the farmyard and there will be a 30 year restrictive covenant placed on all land to the west of the farmyard, retaining a 50% interest should planning permission be obtained.

Weblink Address

Barby Local History Group have compiled some useful information about the house that can be viewed on, and downloaded from, their website:http://www.barbylhg.org.uk/Westfield%20HouseFeb2015.pdf.

Services

Mains water, electricity, drainage, telephone (fibre optic cabling is now available in the village).

Local Authority

Daventry District Council.Telephone (01327) 871100.Council tax band ‘G’.

Viewing Arrangements

Strictly via the vendors sole agents Fine & Country on (01788) 820062.

Opening Hours

Monday to Friday 9.00 am - 5.30 pmSaturday 9.00 am - 4.30 pm

Website Address

For more information visit the property’s unique website address www.fineandcountry.com/50033083.

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Directions

From Rugby leave town on the A428 Hillmorton Road, turn sharp left at The Paddocks pub, then right soon afterwards into Barby Lane. Continue for 2 miles arriving in the village of Barby where you will see The Arnold Arms pub on the left hand side of Rugby Road and the Village Stores/Post Office on the right hand side. Westfield House can soon be easily found on your right hand side just after the village stores, with access from Elkington Lane.

Agents Notes

All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure.

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 07.05.2015

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Fine & Country Rugby 5 Regent Street, Rugby, Warwickshire CV21 2PE

Tel 01788 820062

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