WATERHALL FARM HOUSE KENNETT, NEWMARKET, CAMBRIDGESHIRE cheffins.co.uk 01223 213777
WATERHALL FARM HOUSE NORWICH ROAD, KENNETT, NEWMARKET, CAMBRIDGESHIRE CB8 7RQ A SUBSTANTIAL LISTED RESIDENCE IN 11.31 ACRES WITH DETACHED ANNEXE, STABLES AND PADDOCKS SITUATED WITHIN CLOSE PROXIMITY TO NEWMARKET. Introduction The sale of Waterhall Farm House presents an opportunity to acquire a spacious and characterful property set in 11.31 acres with equestrian facilities. Situated just north of the world famous home of horseracing, Newmarket, Waterhall Farm comprises a substantial and wellproportioned 7 bedroom Grade II listed detached property together with a detached 3 bedroom annexe, indoor swimming pool as well as 11 stables in a period stable block and surrounded by approximately 6.50 acres of fenced paddocks, making the property suitable for both private amenity uses or as a stud. Location Waterhall Farm House is situated in the Parish of Chippenham, between the villages of Chippenham and Kennett and with easy access to Newmarket 3 miles (5km), Bury St Edmunds 10.5 miles (17km) and Cambridge 14.5 miles (23km). The property is located close to the A11 and A14 and rail services are available from Kennett Station just over 1 mile away providing connections to Cambridge and London Kings Cross. Description Waterhall Farm House A substantial Grade II listed detached 18th Century farmhouse with modern single storey extension. The house is of considerable character retaining many of its period features, constructed of painted brick under peg tile and pantile roof and set in a prominent central position within the property. The property is accessed from a long private driveway and surrounded by mature gardens and paddocks. The accommodation extends to approx. 4,350 sqft (405sqm) and is set over three floors comprising: On The Ground Floor Entrance door to Reception Hall Reception Hall, with stairs to first floor and understairs open storage area Waterhall Lodge
Dining Room 15 10 x 14 3 (4.85m x 4.35m) with open fireplace with stone surround and stairs leading to full height cellar (5.00m x 6.07m) Sitting Room 20 5 x 16 8 (6.23m x 5.09m) with open fireplace, dado rail and wall lights Study 16 6 x 10 4 (5.04m x 3.15m) Kitchen/Breakfast Room 26 1 x 20 5 (7.97m x 6.23m) with fitted base and eye level units, worktop, oil fired Aga, built-in fridge and plumbing for dishwasher. Central island unit with additional builtin oven and hob. The kitchen opens onto a spacious open plan Living Area 7.27m x 4.82m with vaulted ceiling, feature large woodburner in Inglenook style brick surround, double French doors to outside decking area Utility Room 11 11 x 8 1 (3.65m x 2.47m) with fitted base and eye level units and worktop, plumbing for appliances and housing oil fired boiler Garden Room 20 10 x 13 7 (6.37m x 4.16m) oak framed with glazed elevations offering views across the front aspect of the house and paddocks and door to outside. Cloakroom with washbasin and w.c On The First Floor Spacious landing with stairs to second floor, understair cupboard and windows overlooking the stable yard Bedroom 1 20 5 x 13 1 (6.23m x 4m) with window to front aspect, built-in double and single wardrobe and en-suite shower room with shower cubicle, sink and w.c Bathroom with free standing roll-top bath, sink and w.c Rear Landing with large airing cupboard housing immersion hot water tank Bedroom 16 1 x 13 9 (4.91m x 4.21m) with built in double wardrobe. Bedroom 15 10 x 13 10 (4.83 m x 4.22m) with built-in wardrobe and en-suite shower room with shower cubicle, sink and w.c Bedroom 4 12 2 x 11 11 (3.72m x 3.65m) with window to front aspect Bedroom 5 12 2 x 10 4 (3.72m x 3.15m) On The Second Floor Bedroom 6 19 9 x 12 9 (6.04m x 3.91m) into sloping eaves with rooflight windows to front aspect Shower Room with cubicle shower, sink and w.c Bedroom 7 13 9 x 11 6 (4.21m x 3.53m) with rooflight windows to front and rear
Outside The house is surrounded by mature gardens mostly laid to lawn and ample car parking to the side and rear of the property. A weatherboarded lean to and further brick built store at the rear of the property provide good space for garden equipment and general storage. Swimming Pool House enclosing tiled swimming pool (4.80m x 9.7m), with retractable cover, four changing bays, separate w.c and shower and plant room. Double Garage/Workshop and log store of timber framed, weatherboard and tile construction. A mature tree belt surrounds the property on all four sides, providing a good degree of privacy and security. The property also benefits from an alarm system (untested) and connections for a CCTV security system. Equestrian Facilities Situated to the rear of the main house across a grass quadrant, an attractive traditional L-shaped stable block of timber frame, pantile roof, and weatherboard cladding on brick base with concrete floor comprises a total of 11 stables and veterinary/store room with stocks. Ten stables are similar size being approx. 15 x 14 and one foaling box 15 x 16 which is wired for CCTV. Mains electricity and outside water tap point are connected to the stables. Circular concrete base and electricity connection for horse walker The paddocks are arranged in five enclosures, easily accessible from the central tarmac driveway, and bordered with post and rail fencing. The land is free draining and identified as coarse loamy soil over chalk, ideal for minimising poaching. Field shelters and mains connected water troughs are situated in the Paddocks.
Waterhall Farm House Waterhall Lodge Waterhall Lodge A 3 bedroom detached annexe with a brick base, timber weatherboarding and a tiled roof. Ground Floor Glazed entrance porch leading to Living Room with exposed brickwork and windows to front and side aspects. Master Bedroom with built in wardrobe and en-suite shower room with large cubicle shower, wash basin and w.c, two further double bedrooms and bathroom with shower over bath, wash basin and w.c. First Floor Kitchen with base level units and worktop with tiled splash backs. Range oven with gas hobs, plumbing for appliances. Spacious open plan living/breakfast room with French doors opening on to balcony with views over the front paddocks. General Remarks Method of Sale The property is being offered for sale by private treaty. Services Oil fired heating to radiators, mains water and electricity. The Annexe is connected to LPG gas. Local Planning Authority East Cambridgeshire District Council, the Grange, Nutholt Lane, Ely, Cambridgeshire, CB7 4PL Outgoings The following rates are applicable on the property: Waterhall Farm house council tax band F = 2,311.05 rateable value = 1,300 Waterhall Lodge council tax band C = 1,422.19 Boundaries The Vendor and Vendor s agents will do their best to specify the ownership of boundary hedges, fences and ditches, but will not be bound to determine these. As the property is available for inspection the purchaser(s) will be deemed to have satisfied themselves as to the ownership of the boundaries.
VAT In the event that any sale of the property or any right attached to it becomes a chargeable supple for VAT the purchaser shall in addition to the consideration pay to the Vendors the full amount of such tax. Viewing and further information Viewing is strictly by appointment with the sole Agent(s). For further information regarding the sale of the property contact Giles Turton at the Cambridge Office giles.turton@cheffins.co.uk or (01223) 213777 Agents Notes Interested parties should be aware that the property adjoins the A11 trunk road and although a mature tree belt and embankment provides a degree of screening, the property is affected by traffic noise. For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statements of fact. All measurements are given as a guide and no liability can be accepted for errors arising therefrom. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. September 2015. Waterhall Farm House Energy Efficiency Rating 35 39 Waterhall Lodge Energy Efficiency Rating 47 48
cheffins.co.uk 01223 213777