Upper Hartfield, East Sussex

Entering sought after and tucked away Cotchford Lane, a small spur serves three homes and ends with the gated access to this marvellous house.

Through the gates you are welcomed by a substantial parking area, with the detached clock house styled triple garage in front of you, the glorious lawns and house to your left and to the right the tennis court.

A substantial doorway leads into a warm and welcoming entrance hall and onwards to a heart of the home kitchen/breakfast room. From here, there are doors leading to both the main lawn to the front and a terrace and woodland garden to the rear. Dogs and muddy children can be cleaned in the adjacent cloak/shower room and coats and boots sorted, washed and dried in the utility room. The kitchen itself is fitted in a classic country style with limestone tiled floor plus granite worktops and is centred around a substantial island and electric Aga. There are French Doors and plenty of space for a large breakfast table.

The fabulous dining room is but a few steps from the kitchen and just across the hall from the larder/wine store; twin French doors open out to the terrace and main lawn, bringing the outside in during the warmer months and affording glimpses of autumnal and winter gardens later in the year. Easily accommodating 10 or more, this beautiful room makes a superb entertaining space.

A cosy living room makes for a comfortable day-to-day space to retreat to with its warm red tones, bright windows and multi-fuel burning stove. A small and intimate library hall leads through to an elegant Drawing room. Flooded with light from a charming bay window, side window and lawn facing French doors this is another great room for entertaining.

Upstairs there are five double bedroom all with ensuite bath or shower rooms and a sixth that is currently used as the study/office. The large principal bedroom enjoys a dressing area as well as a superb ensuite bath and shower room. Up to five further bedrooms and four further ensuite bath and shower rooms make this a perfect home for large and extended families with space left over for guests.

The gardens and grounds measure 1.35 acres in total. French doors from the kitchen, dining and drawing rooms lead out onto the Southerly facing terrace and lawns. A rose, wisteria and vine clad pergola creates a chic outdoor dining space.

What the Owner says:

This has been a fantastic family home for the past 20 years but it is time to downsize. The connection to A.A. Milne, Winnie the Pooh and the Ashdown Forest has been something truly special for us but especially for the children and grandchildren. The Ashdown Forest can be accessed via a gate from the bottom of the garden and it offers extensive walks, trails, bike rides and horse riding and don't miss the opportunity to visit Pooh Sticks Bridge!

We are within walking distance of two country pubs and It is easy to dip into village life from this property. The quintessential village of Hartfield offers the well-known Pooh Corner tearoom, shop, butcher, GP surgery, pub, tennis courts, cricket club, church, village hall and primary school.
Trains from East Grinstead and Cowden are about 15 minutes away where journey times to London are under an hour and Gatwick is only half an hour away.

Village primary schools in Hartfield and Forest Row are both rated ‘good' by Ofsted, as is Sackville secondary school in East Grinstead. Beacon Academy in Crowborough is ‘outstanding'. Grammar schools in Royal Tunbridge Wells and Tonbridge are a popular choice for people in the area. The world-famous Michael Hall Steiner Waldorf School is nearbywhile other independent schools that can be easily accessed comprise Brambletye, Cumnor House, Great Walstead, Ardingly College, Tonbridge School and Mayfield School.

Room sizes:

• Entrance Hall
• Kitchen/Breakfast Room: 24'0 (7.32m) x 21'5 (6.53m) narrowing to 18'5 (5.62m)
• Utility Room
• Dining Room: 17'10 x 15'9 (5.44m x 4.80m)
• Larder: 9'10 x 8'2 (3.00m x 2.49m)
• Living Room: 15'9 x 13'0 (4.80m x 3.97m)
• Drawing room: 22'5 x 22'1 (6.84m x 6.74m) narrowing to 12'8 x 12'0 (3.86m x 3.66m)
• Downstairs Cloak/Shower Room
• First Floor Landing
• Bedroom 1: 16'8 (5.08m) x 16'7 (5.06m) narrowing to 13'7 (4.14m)
• Dressing Room 1: 9'6 x 6'7 (2.90m x 2.01m)
• En Suite 1: 13'8 x 9'9 (4.17m x 2.97m)
• Bedroom 2: 14'5 (4.40m) narrowing to 12'3 (3.74m) x 13'4 (4.07m)

• En Suite 2: 13'8 x 12'11 (4.17m x 3.94m)
• Bedroom 3: 16'2 x 13'7 (4.93m x 4.14m)
• En Suite 3: 10'1 x 6'7 (3.08m x 2.01m)
• Bedroom 4: 17'10 x 8'6 (5.44m x 2.59m)
• En suite 4: 9'1 x 4'9 (2.77m x 1.45m)
• Bedroom 5: 16'2 (4.93m) x 10'7 (3.23m) narrowing to 7'3 (2.21m)
• En Suite 5: 11'10 x 5'5 (3.61m x 1.65m)
• Bedroom 6/Study: 13'6 x 8'9 (4.12m x 2.67m)
• Gardens
• Tennis Court
• Ample Off Road Parking
• Triple Garage: 30'10 x 23'4 (9.40m x 7.12m)
• Summer House: 13'8 x 9'5 (4.17m x 2.87m)

 
The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.
 
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