Withecroft House 11 Daventry Road Kilsby Rugby Northamptonshire CV23 8XF

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1 Fine & Country Tel: +44 (0) Regent Street, Rugby, Warwickshire CV21 2PE Withecroft House Cover.indd 1-3 Withecroft House 11 Daventry Road Kilsby Rugby Northamptonshire CV23 8XF 13/04/ :06

2 WITHECROFT HOUSE Beautifully positioned on the edge of the thriving semi-rural village of Kilsby is Withecroft House, a large and extremely elegant family home that originally dates back to the early 1800s.

3 Withecroft House is situated on the outskirts of the village of Kilsby occupying a plot of 0.89 acres where planning permission has been granted for a further dwelling, that could occupy 0.21 acres of the existing plot. Details can be found on the Daventry District Council website under the reference DA/2015/0981, the permission runs from 26th October 2015 for 3 years. The house has a delightful three storey, Georgian façade with attractive dormer windows, original entrance door and original stonework. The house was extended in previous years to create a large family home, with in excess of 4,000 square feet of accommodation. The property comprises a master bedroom with en suite, guest room with further en suite, four further bedrooms, a study, a family bathroom and shower room, whilst on the ground floor there is a drawing room, family room, conservatory, kitchen/breakfast room, dining room, utility and cloakroom. There is a further lobby and cellar and outside there are a range of outbuildings including a small stable and a tennis court where the building plot exists, together with double garage and ample off road parking. The house sits centrally within the existing plot with a well maintained garden sheltered by mature trees on the perimeter. Withecroft House could provide the perfect environment for 2 families to come together to create the additional dwelling or an excellent investment for someone to build their dream home on site.

4 Accommodation Summary Ground Floor The Georgian entrance door leads to the large entrance hall with parquet floor, original staircase that leads to the first floor, there is a door that leads down to the cellar, entrance to the lobby at the rear of the house and original doors that lead to the principal reception rooms which includes the drawing room and dining room. The drawing room has double glazed windows that overlook the side gardens and a double glazed window to the front with original shutters. There is a fireplace with log burner and cornicing to the ceiling. The formal dining room also faces the front with a double glazed window with original shutters, a Victorian style cast iron fireplace with raised hearth and mantle and a further glazed door that leads to the rear lobby. The lobby provides access to a rear porch, utility room, sitting room and in turn the conservatory plus the kitchen/breakfast room. The parquet floor continues with the sitting room which enjoys a Victorian feature fireplace with raised hearth and log burner and double glazed sliding doors that lead to the conservatory which is of a timber construction with brick built base. There is a quarry tiled floor, radiator heating and double glazed doors that lead to the rear garden. Adjacent to the sitting room is the utility room which has a double glazed door to the rear, Belfast sink, space for a washing machine, space for an upright American style fridge/freezer and a floor based oil fired central heating boiler. There is access to the roof void, LED downlighters and variety of wall and base mounted units. The kitchen/breakfast room sits at the rear of the house with a bespoke fitted kitchen with hand painted units and a variety of built in appliances to include a Miele oven, electric hob with extractor fan, Smeg dishwasher and a variety of granite work surfaces, a circular island unit with sink and beech worktop. There are double glazed windows to the side, rear and a double glazed door that leads to the rear terrace and also a door that opens up into a large pantry and a quality tiled floor. The cloakroom, which is just off the lobby, is fitted with an enclosed WC, wash basin with fitted cabinet, heated towel rail, tiled floor and window to the side aspect.

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8 Seller Insight Beautifully positioned on the edge of the thriving semi-rural village of Kilsby is Withecroft House, a large and extremely elegant family home that originally dates back to the early 1800s. We purchase the house fourteen year ago, says the owner, and I d say that it was definitely a combination of both the size and character of the house and the stunning location that attracted us to it. It sits on the edge of this very pretty village overlooking the fields beyond, but we re still within walking distance of the pub, the tennis club and the primary school, and the local transport links are very good, so everything is within easy reach. The house has typical Georgian proportions throughout. Each of the rooms is very spacious and most have high ceilings and huge sash windows that allow natural light to flood in. It was in superb condition when we moved here, so it wasn t in need of renovation as such, however we did decide to reinstate the rooms at the very top of the house. They would have been the servants quarters, but at some point the rooms and the staircase that lead to them were removed, so we put in a new staircase and new dormer windows and created two good size bedrooms and a bathroom. Apart from that, we haven t made any major changes, it s just been a case of keeping the whole house in a really good sate of repair. The house sits comfortably within just under an acre of grounds which wrap right the way around, continues the owner. We have a large driveway, a big open lawn, a tennis court and a courtyard around which are a number of outbuildings, including an open-fronted barn that we sometimes use as a summer kitchen. The whole garden is just lovely and really comes into its own in the summer months. I absolutely love the large family kitchen, says the owner. It s wonderfully light and bright and it has French windows that open onto the garden. It s a lovely big sociable space to which everyone seems to naturally gravitate. I d say that the location offers a little bit of everything, says the owner. The village is a thriving place with two good pubs one of which does fantastic food there s a very good primary school and there s always so much going on in the church hall. The motorway networks are very handy and Rugby station operates a quick service into London, so it s a superb base for commuters, and to top it all we re surrounded by all of this glorious countryside. What more could you want? We have planning permission in place to build a new 4-bedroom house on the site of the tennis court, says the owner. It could be a very exciting opportunity for the new owners. This has been a wonderful family home for the past fourteen years, but I suppose it will be the space that I ll miss most when we leave, says the owner. It s a big house, but we manage to use all the rooms, and I love the fact that we can all come together as a family, but equally we have space to retreat to for a bit of peace and quiet. Everything about it has been perfect for us. * * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

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10 I absolutely love the large family kitchen, says the owner. It s wonderfully light and bright and it has French windows that open onto the garden. It s a lovely big sociable space to which everyone seems to naturally gravitate.

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12 First Floor The landing has steps to both the front and rear of the house and a further staircase that leads to the second floor. To the front there are two large double bedrooms, bedrooms three and four; they both have views to the front and original fireplaces, one has built in bedroom furniture with a variety of wardrobes, bedside cabinets and dressing table. There is a smaller single bedroom between the two and is a perfect study with a large window providing ample natural light to the front. The master suite is situated at the rear of the property with double glazed windows providing views of the side gardens. The master bedroom is fitted with a range of built in Parkland furniture, with media storage facilities and a variety of wardrobes and drawers. A doorway leads to a large en suite bathroom with Victorian style roll top claw foot bath, his and hers pedestal wash hand basins, low level WC and obscured double glazed window to the rear. A ceramic tiled floor, heated towel rail and shower cubicle with electric shower and folding glazed doors. There is further double guest room at the rear, with stripped floor, Victorian style fireplace with cast iron surround mantle and raised tiled hearth. There is a double glazed window to the rear and a staircase that leads to the en suite bathroom which has been fitted with a variety of contemporary style fittings with a central slipper bath with mixer tap, wash basin with mixer tap and low level WC. There is a Velux roof window, steam resistant mirror, a chrome heated towel rail and rainforest style shower above the bath. Two further doors on the landing lead to the shower room and separate WC; the shower room has walk in shower cubicle with curved glazed door and a Huppe multi spray shower system, a contemporary wash basin with mixer tap, low level WC, double glazed window to the side aspect. Stairs from the landing then continue to the second floor.

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15 Second Floor There are double glazed windows that provide ample natural light, there are two further double bedrooms with dormer windows facing the front; these are served by a further bathroom with whirlpool style bath, electric shower, wash basin, low level WC, heated towel rail and tiled floor.

16 Outside Parking & Gardens The property has a gated tarmac driveway with ample off road parking that leads to the rear where there are further parking spaces and a detached double garage with electric up and over door. There is a pedestrian gate that leads to the raised front terrace that in turn leads to the entrance door. The gardens are predominantly to the rear and side of the property but are sheltered by a variety of mature and coniferous trees including a large Walnut. There is a lawned area to the front with parterre garden, a variety of raised borders and to the south of the plot the gardens continue to wrap around the house and conservatory and is laid mainly to lawn with a variety of raised borders and further mature trees. Just at the rear of the house there is a low maintenance garden with a variety of shrubs and borders and a gate that leads to the parking areas and garaging. Building Plot As previously stated, there is planning permission in place that was granted in October 2015 for a single 4 bedroom detached, dwelling, access would be shared with Withecroft House, details of which can be found on the Daventry District Council planning portal under the reference DA/2015/0981. At present there is a tennis court, a useful outbuilding and store and a wall that shelters what was is a large courtyard area which can be accessed from the parking areas. There is a variety of useful outbuildings and access to the garaging.

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18 LOCATION Kilsby is a medium-sized village situated approximately five miles from Rugby and Daventry just on the Warwickshire & Northamptonshire borders. The village itself has The Red Lion and The George public houses, a village shop, a village preschool and primary school, recreational field and many social activities to include a tennis club, horse riding, two book groups, village magazine and a very active village hall.. There are also grammar schools nearby in Rugby namely Lawrence Sheriff and Rugby High. There are also good independent schools at Bilton Grange, Princethorpe College and of course the famous Rugby School within a few minutes drive. The village has a typical mix of post-war properties as well as many attractive period houses, day-to-day shopping needs can be found in the neighbouring market towns of Rugby and Daventry where there is a wide range of shopping. Milton Keynes, Coventry, Birmingham and Leicester are all less than an hour away by car. The excellent road networks surrounding Kilsby give immediate access to the A5, A14, A361 as well as the extensive motorway network. There are train services from Long Buckby and Rugby where Virgin Trains provide a high-speed service into Euston in well under an hour.

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20 Services Mains gas, mains water, electricity and broadband are connected Local Authority Daventry District Council Council Tax Band G. Viewing Arrangements Strictly via the vendors sole agents Fine & Country on (01788) Opening Hours Monday to Friday 9.00 am pm Saturday 9.00 am pm Registered in England and Wales. Company Reg. No VAT Reg No Head Office Address 1 Regent Street Rugby CV21 2PE copyright 2018 Fine & Country Ltd.

21 Agents notes: All measurements are approximate 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

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23 FINE & COUNTRY Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Australia, Egypt, France, Hungary, Italy, Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West Africa we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible. THE FINE & COUNTRY FOUNDATION The production of these particulars has generated a 10 donation to the Fine & Country Foundation, charity no , striving to relieve homelessness. Visit fineandcountry.com/uk/foundation 6

24 Fine & Country Tel: +44 (0) Regent Street, Rugby, Warwickshire CV21 2PE Withecroft House Cover.indd 1-3 Withecroft House 11 Daventry Road Kilsby Rugby Northamptonshire CV23 8XF 13/04/ :06