Mill Lane, Poynings

Charles Wycherley Independent Estate Agents are delighted to present this completely unique property re-built by the current owner, to the open market. This property is in one of the best locations in the rarely available Poynings, a small village just over a range of the South Downs to the north of Brighton. The house itself has two enormous living spaces, the first floor triple aspect living room/kitchen is approximately 42` x 35` with a superb island to the fitted oak wood kitchen and an electric Aga, as well as fully opening doors to a west facing balcony. This floor also has the south and west facing master bedroom, open to an ensuite with roll-top bath and walk-in drench` shower, and there is a further bedroom and separate w.c. The ground floor has a 33` x 24` living/reception room with again, doors to the west facing garden, and there are two double bedrooms to each end with contemporary shower room to the north and a family shower/bathroom to the south, as well as a cloakroom with separate w.c. off the entrance hall. The property is approached via a long private driveway with parking circle. There is a large lawned garden to the east with surrounding and further lawns to the north with summerhouse/outbuilding, and to the south with hot tub, fruit trees, roses and beehives, as well as an attractive west facing patio with pergola. The property is approached by a bridge over the picturesque stream and cascade with resident ducks, and leading to an exceptional studio, 46` x 21`6 max., having superb light and an outside cloakroom.

Poynings is a very quiet village, easily approached from the A27 with an amazing backdrop of the South Downs to the north of Brighton (just 7 miles distant), and connecting to the village of Fulking and ultimately to Shoreham and Steyning to the west. The village has a public house, which is a popular stop-off` for walkers, and a fine church, cricket ground and village hall. There was originally a funicular railway in the village that climbed to Devils Dyke. Brighton city is approximately 15 minutes drive, although there is also a bus service. Pond Bey and the local area is surrounded by stunning rolling countryside and yet is so close to the cosmopolitan city of Brighton & Hove, and all that is has to offer.

ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

FIRST FLOOR

Superb OPEN-PLAN LIVING ROOM /KITCHEN
43`6 x 36`11 max. Magnificent double sloping vaulted ceiling with 2 exposed king post frames with exposed purlins and rafters. Triple aspect room with 4 sets of wood framed double glazed casement windows and to east aspect to garden, and 3 double oak framed windows to west to open countryside and the South Downs. Full-height windows and door to upper terrace with exquisite view to the South Downs and open countryside over Poynings countryside and fields. Exposed wood floorboards. Galleried stairs to ground floor. The room is currently allocated in use as a sitting area with tv and high level view to countryside and Downs, dining and study area, as well as the kitchen. Kitchen area with double butlers sink with mixer tap and solid oak worktop and painted solid wood drawers, cupboards and pan drawers under. Double oak wall cupboard with open shelves. Space and plumbing for washing machine and dishwasher. Central oak island with breakfast top and cupboards under. Further cupboards with open shelves, drawers and pull-out drawers. Electric Aga with 2 hot plates and triple oven. Oak top with drawers and pan drawers under. Terracotta tiled floor.

BALCONY
Approximately 24`3 x 8`2, with timber decking and handrail. Magnificent westerly view over countryside to the South Downs.

INNER HALLWAY

BEDROOM 1
10`2 x 8`6. Double aspect room with oak frame double glazed window to easterly aspect. Exposed rafters and wall beam. Oak floorboards. Oak door and ornate hand made wood handle.

CLOAKROOM
5`6 x 5`4. Low level w.c. Contemporary stone wash basin with mixer tap and oak plinth. Tumble edge Red Travertine stone tiled splashback. Oak wall beam. Oak wood floor. Oak latch door.

MASTER BEDROOM (2) & ENSUITE SHOWER/BATHROOM
27`8 x 15`. Double aspect with double glazed window and oak cill having magnificent view over paddocks to open countryside and the South Downs to the west, and 2 windows looking over the garden to the South Downs. Vaulted ceiling with 2 oak king post arches and exposed rafters and purlin and brackets. Open wardrobing with hanging rails. Walk-in double shower with mains drench` shower and hand shower attachment, tumble edge Red Travertine stone tiles and mosaic floor with drain. Modern roll-top bath with feet and free-standing pipes on raised tiled floor. Contemporary stone wash basin with ceramic disc taps. Low level w.c. Huge oak beam and vaulted ceiling.

GROUND FLOOR

ENTRANCE HALL
Oak entrance door. Vaulted ceiling to gallery to first floor. Brick style tiled floor. Oak door.

CLOAKROOM
8`4 x 4`4. Cloaks area. Tiled floor. Glass brickwork to:-

SEPARATE W.C.
Double glazed oak framed window. Contemporary wash basin. Terracotta tiled floor and half tiled walls. Low level w.c. Contemporary stone wash basin with ceramic disc taps and tiled splashback. Recessed spotlighting.

CENTRAL RECEPTION/LIVING ROOM
33`6 x 24`5. Oak framed glazed doors from west garden. Stone floor. Oak stairs to first floor. 2 Casement window and double glazed double doors to west facing patio. Oak ceiling and wall beams.

BEDROOM 3
15`9 x 15`3. Double aspect with double glazed window to studio/garden, and also west to the South Downs. Open wardrobe. Bed recess. Exposed beams. Recessed spotlighting. Oak floor. Oak door hand crafted individual door latch.

BEDROOM 4
15`1 x 13`7. Double aspect to east to stream and to the studio. Exposed beams. Oak floor. Oak latch door. Underfloor heating temperature adjustable for room.

SHOWER ROOM
12`2 x 7`6. Double glazed oak frame window. Walk-in shower with slate tiles and ceramic tile section, glazed panel, drench` shower and hand shower attachment. Low level w.c. Pedestal wash basin. Modern tiled floor and half tiled walls. Oak beam. Recessed spotlighting. Underfloor heating temperature adjustable for room.

BEDROOM 5
15`9 x 15`3. Double aspect room with double glazed window to south and west. Exposed wall and ceiling beams. Underfloor heating. Underfloor heating temperature adjustable for room.

BEDROOM 6
15`1 x 13`7. Double aspect room with 3 double glazed windows to east and south. Oak floor. Exposed beams. Recessed spotlighting. Oak latch door. Underfloor heating temperature adjustable for room.

LAUNDRY ROOM
11`2 x 8`1. Double glazed window. Daika electric boiler supply. Underfloor heating and hot water. Space and plumbing for washing machine. Oak cupboard. Decorative tiled floor. Underfloor heating temperature adjustable for room.

FAMILY SHOWER/BATHROOM
13`2 x 7`6. Oak frame double glazed window. Modern deep free-standing bath with mixer tap and shower attachment. Shower cubicle with `drench` shower and massage jets. Pedestal wash basin. Low level w.c. Tongue & groove panelled wall. Exposed beam. Tiled floor. Underfloor heating temperature adjustable for room.

OUTSIDE

GARDENS
The property is approached by a driveway off Mill Lane through a 5-bar gate to a long private driveway and parking circle providing parking for at least 6 cars. To the south-east of the drive is a large lawn with various tree borders to the south and east, connecting to the east lawn with a fruit cage. Timber deck to the Summerhouse, 12`6 x 10`8, with window and door to west. From the east there is a bridge to Pond Bey, then beyond to a brick path with a flint surround and timber handrail over the stream to east lawn. South-west garden with borders and climbing roses to the weatherboard. South elevation with Hot Tub and fruit trees to the lawn, with South Downs views. Hedge screen and currently beehives. Upper lawn with block walls to lower garden with fig tree. West pathway with pergola and barbeque for alfresco dining with fine South Down views. Outside water tap. North-west lawn bordered by patio and trees with border of stream and central oak tree. Daikin air source heat pump. Studio, 46` x 21`6 narrowing to 13`4 to west side with glazed roof light and further double aspect with picture window to west and window to stream with raised area, exposed purlin, part timber/part concrete floor, with triple aspect having picture window to the east, south and west with roof light. Wooden deck area to the west end and feature ceiling with silver birch trunk support as centre post. Outside Cloakroom with white suite of low level w.c. and wash basin.


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Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.