Brooklands Farm Pepperbox Lane, Bramley, Guildford, Surrey GU5 0LW

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1 Brooklands Farm

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3 Brooklands Farm Pepperbox Lane, Bramley, Guildford, Surrey GU5 0LW An imaginatively converted period barn together with substantial 9,131 sq ft of ancillary accommodation with an additional 12,000 sq ft of outbuildings set within 32.8 acres. Gated entrance with long sweeping drive. Main house of circa 5500 sq ft with stylish accommodation consisting of 5 reception rooms, 6 bedrooms and 4 bathrooms. Mega barn of 9131 sq ft providing substantial ancillary accommodation currently incorporating a vast gym / games area and garaging together with the annexe. Annexe of 3735 sq ft comprising 4 further bedroom suites and a combined kitchen / dining / sitting room of circa 80ft. Additional modern barns, covered storage and stabling comprising a further 12,102 sq ft. All set within 32.8 acres of grounds, pasture, light woodland and a beautiful lake. Guildford 7 miles, Bramley 3.5 miles, Godalming 8 miles, Cranleigh 3.5 miles, Central London 37 miles, Chichester Harbour 45 miles

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5 The location Brooklands Farm is beautifully positioned betwixt the bustling villages of Bramley and Cranleigh an area surrounded by lovely countryside providing miles of wonderful walking. The former offers an excellent range of day to day shops, as well as two pubs and a church whilst Cranleigh has a much greater selection of stores including supermarkets, an M&S Simply Food Store, restaurants and coffee shops. For truly comprehensive shopping facilities, the County Town of Guildford offers excellent shopping, restaurants and recreational facilities with its famous cobbled high street, covered shopping precincts, and many leading stores. The modern Spectrum Leisure Centre caters for numerous sporting facilities, whilst the Odeon 10 screen cinema, Yvonne Arnaud and Electric Theatres provide great entertainment. For the commuter by rail, Guildford mainline station has a fast service to London Waterloo whilst the A3 provides excellent road links to the M25 thus putting the south coast, Heathrow and Gatwick International airports and central London within easy reach. The main house An imaginatively converted period barn of 5500 sq ft which was commissioned by the current owners 10 years ago to create a truly unique home. From the moment of entry, one is immediately struck by the quality of materials and craftsmanship which flows throughout. The triple height atrium reception hall sets the scene with huge expanses of glass affording beautiful light whilst the exposed oak joinery is superbly highlighted by a specialist wet Venetian plaster finish. The ground floor accommodation flows particularly well comprising 3 principal reception areas together with fitted study, sun room and vast part vaulted kitchen breakfast / dining room with glazed wall opening directly onto the courtyard making it ideally suited to entertaining on a large scale. From the reception hall a stunning contemporary open tread staircase rises to an impressive glass galleried landing with part glazed floor accessing the main suite together with 4 further double bedrooms, 2 of which benefit from mezzanine levels, all of which are served by 2 family bathrooms.

6 Mega barn / annexe Attached to the main house via an oak and glazed link, the Mega Barn totals 9131 sq ft and currently incorporates the annexe of some 3735 sq ft comprising 4 further double bedroom suites together with a 30 ft kitchen / dining room, a vast 48ft sitting room and a separate snooker room. The remainder of the Mega Barn is currently defined by a huge indoor gym and games area together with secure parking for numerous vehicles. The entire building benefits from a Certificate of Lawfulness permitting ancillary residential use and thus offers tremendous scope for an incoming purchaser to reconfigure the property to suit their own needs.

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9 0.9 1m 0.91m f De Lake PE PP ER CS BO X LA NE Bdy 0.91m d War Brooklands Lock Tra ck Weir ED & Ward Bdy 0.91m Pepperbox Cottage 0.91m Water 0.91m Arun and d) Wey isuse l (d Cana Brooklands Farm Def Def 0.91m Def Tinkers Hall Co Co &W ard Area : acres ( ha) Brooklands Farm Cottages Bd y 0.9 1m nst Ponds Issues 0.91m FB Co Cons t, ED &W ard Bd y n Aru sed) nd u y a (dis We l na Ca Tra De 0.9 1m d Grounds & outbuildings Un f ck Path (um) 0m 50m 100m 150m Ordnance Survey Crown Copyright All rights reserved. Licence number Plotted Scale - 1:3414 Def Brooklands Farm benefits from a high degree of privacy and tranquillity being surrounded by about 30 acres of well managed pastureland, light woodland and a sizable lake from where a multitude of wildlife can be enjoyed. The main house profits from a particularly large south facing entertaining courtyard incorporating a golf putting green and full sized commercial pizza oven. All the boundaries are well defined and fenced with mains water supply to each of the fields offering plentiful equestrian potential. Brooklands Farm also profits from three further modern agricultural barns together with stabling totalling an additional 12,102 sq ft which subject to the usual permissions, could create the perfect opportunity for the equestrian enthusiast or private car collector. Schools & recreation There are several excellent schools in the vicinity including Cranleigh School, St. Catherine s, Longacre, Guildford High, Priors Field and Tormead for girls, Aldro, Lanesborough, Royal Grammar School and Charterhouse for boys to name but a few. For the golfing enthusiast there are numerous courses in the area including Cranleigh golf & leisure club, Wildwood golf club, West Surrey golf club and Bramley golf club whilst polo is enjoyed at Hurtwood Park and racing at Goodwood.

10 Ground Floor Boot Room Store Mezzanine to Bed 1 Vaulted Sun Room 5.45 x '11 x 10'9 Dressing Area 3.35 x '0 x 9'10 Guest / Bedroom x '8 x 12'6 Bedroom x '3 x 15'3 Dn First Floor Dn Void Sewing Room (Over Guest Bedroom) 4.90 x ' 1 x 14' 9 Void Bedroom x '10 x 10'9 Dn Bedroom x '5 x 10'8 Dn Mezzanine to Bed 5 Dressing Room = Reduced headroom below 1.5 m / 5'0 Dressing Room Bedroom x '4 x 10'8 Brooklands Farm Approximate Gross Internal Area: Main House = sq m / 5552 sq ft Ground Floor = sq m / 3155 sq ft Mezzanine N to Bed 4 First Floor (Excluding Void) = sq m / 1949 sq ft Mezzanines = 21.3 sq m / 229 sq ft Glazed Link = 20.3 sq m / 219 sq ft Mega Barn = sq m / 9131 sq ft Store 3.58 x '9 x 8'1 Bedroom x 2.26 (Incorporating 16'9 x 7'5 Annexe = sq m / 3735 sq ft) Bedroom 5.02 x '6 x 13'11 Overall Residential Total: 1364 sq m / sq ft Utility / Workshop 5.10 x '9 x 6'7 Bedroom 7.34 x '1 x 13'7 Gym / Games Area T B B Mega Barn This plan is for representation purposes only as defined by the RICS Code of Measuring Practice. Not drawn to scale unless stated. Please check all dimensions before making any decisions reliant upon them. No guarantee is given on square footage if quoted. Any figures if quoted should not be used as a basis for valuation. IN First Floor Annexe Sitting Room x '11 x 23'9 Bedroom 5.03 x '6 x 13'11 Study 5.96 x '7 x 10'10 Utility Pantry Gun Room Reception Hall Sitting Room 6.18 x '3 x 16'8 Bedroom 4.37 x '4 x 13'11 Garaging Kitchen / Breakfast Room Dining Room 9.51 x '2 x 29'2 Family Room 9.30 x '6 x 14'10 Ground Floor Annexe Kitchen / Dining Room 9.05 x '8 x 21'5 Snooker Room 6.71 x '0 x 16'3 Boot Room = Reduced headroom below 1.5 m / 5'0 Bedroom 7.34 x '1 x 13'7 T B Main House x '1 x 54'6 B Store Vaulted Sun Room 5.45 x '11 x 10'9 First Floor Approximate Gross Internal Area: Main House = sq m / 5552 sq ft Ground Floor = sq m / 3155 sq ft First Floor (Excluding Void) = sq m / 1949 sq ft Mezzanines = 21.3 sq m / 229 sq ft Glazed Link = 20.3 sq m / 219 sq ft Utility / Workshop 5.10 x '9 x 6'7 Mega Barn Main House Annexe Guest / Bedroom x '8 x 12'6 Dn Sewing Room (Over Guest Bedroom) 4.90 x ' 1 x 14' 9 Mega Barn = sq m / 9131 sq ft (Incorporating Annexe = sq m / 3735 sq ft) Overall Residential Total: 1364 sq m / sq ft

11 Information Services: Mains water, electricity, private Bio digester drainage, Oil fired central heating. Broadband & Satellite television. Additional features: Under floor heating, centralised vacuum system, air conditioning to annexe, integrated audio system and separate intercom system. Fixtures & fittings: Curtains, light fittings and garden statuary are excluded from the sale, but some items may be made available by separate negotiation. Local Authority: Waverley Borough Council Tel: Planning Information: Brooklands Farm benefits from a Certificate of Lawful Use or Development WA/2016/0253 permitting ancillary residential use of the Mega Barn known as the Barn Flat. Directions: Heading south out of Guildford on the A281 head towards Shalford before following signs to Bramley. From Bramley continue to follow the A281 for about 3.5 miles passing through Graftham and Palmers Cross. Pepperbox Lane will appear on your left. Once you ve turned into the Lane, continue for about 0.4 miles passing Brooklands on your left and when the lane splits into three, take the left fork to Brooklands Farm. Date particulars prepared July 2016 Barn x ' 6 x 58' 0 Covered Storage x ' 3 x 30' 5 Barn x ' 6 x 58' 0 Covered Storage x ' 3 x 30' 5 Barn 1 Barn x x ' 0 x 38' 11 79' 0 x 38' 11 Brooklands Farm Brooklands Farm Outbuildings Outbuildings Approximate Gross Internal Area Approximate Gross Internal Area Stabling = sq sq m m / 1770 / 1770 sq sq ft ft Barn 1 = sq sq m m / 3010 / 3010 sq sq ft ft Barn 2 = sq sq m m / 4558 / 4558 sq sq ft ft Covered Storage = sq sq m m / 2723 / 2723 sq ftsq ft Outbuildings Total: sq m / sq ft Outbuildings Total: sq m / sq ft Stable 3.50 x 3.00 Stable 11'6 x 9' x '6 x 9'10 Stable x 3.41 Stable 34'9 x 11' x '9 x 11'2 Covered Feed Store x '2 x 19'4 Covered Feed Store x '2 x 19'4 This plan is for representation purposes only as defined by the RICS Code of Measuring Practice. Not drawn to scale unless stated. Please check all dimensions before making any decisions reliant upon them. No guarantee is given on square footage if quoted. Any figures if quoted should not be used as a basis for valuation. Tack Room 3.95 x '0 Tack x 13'2Room 3.95 x '0 x 13'2 This plan is for representation purposes only as defined by the RICS Code of Measuring Practice. Not drawn to scale unless stated. Please check all dimensions before making any decisions reliant upon them. No guarantee is given on square footage if quoted. Any figures if quoted should not be used as a basis for valuation. Knight Frank Guildford 2-3 Eastgate Court, High Street Guildford, Surrey, GU1 3DE nigel.mitchell@knightfrank.com Knight Frank Country Department 55 Baker Street London, W1U 8AN oliver.rodbourne@knightfrank.com Grantley Guildford Poyle House, 24 Epsom Road Guildford, Surrey, GU1 3LE enquiries@grantley.net Important notice For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a detailed survey nor tested the services, appliances or fittings. Room sizes are approximate and rounded; they are taken between internal walls and therefore include cupboards/shelves, etc. Accordingly, they should not be relied upon for carpets and furnishings. Formal notice is given also that all fixtures and fittings, carpeting, curtains/blinds and kitchen equipment, whether fitted or not, are deemed to be removable by the Vendor unless specially itemised within these particulars. Plans are for illustrative purposes only - not to scale. The position & size of doors, windows, appliances and other features are approximate only.

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