Welford Grange Barn
Naseby Road, Welford, Northamptonshire, NN6 6HZ
- Detached barn conversion
- Three bedrooms, two en suite
- Guest bedroom suite
- Four reception rooms
- B1 commercial unit
- Training area and Manege
- Paddocks of 3.89 acres
A four bedroom barn conversion with a B1 commercial unit, stables, a manège, a training arena, and 3.89 acres of gardens and paddocks with countryside views.
The property was formerly a cattle farm and the vendor undertook a comprehensive restoration and extension programme on the old barns, piggeries and stables. The restoration was carried out with careful attention paid to details including using reclaimed bricks on the extensions so that they blend in well with the original brickwork. The high specification includes Oak windows and doors throughout, natural stone and Oak floors, and an Oak and glass staircase. The versatile property created includes over 3,200 sq. ft. of accommodation in the main barn conversion which has four en suite bedrooms, a kitchen/breakfast room and separate utility room, and four reception rooms all with access to a central courtyard garden. There is also a detached double garage, and a B1 commercial unit which is still being developed but which will have offices over two storeys and a conference room, and space to install bathrooms and a kitchen if desired.
About the Property cont
The excellent equestrian facilities include ten stables, feed and hay stores, a training arena, a manège and three paddocks. The property is in a peaceful rural location with far reaching countryside views but is within 10 minutes walk of amenities in Welford village which include a pub and a convenience store.The furniture, with the exception of certain items of sentimental value, is available to purchase by separate negotiation. The vendor also has supplies of building materials including the tiles used internally, reclaimed bricks, granite setts, and coping tiles which are also available to purchase.
The entrance hall has a natural stone floor, a beamed ceiling and a glass and Oak staircase to the first floor. The cloakroom has a two piece suite.
The sitting room and dining room both have a vaulted ceiling with exposed beams, and brick fireplaces with a log burning stove. The dining room has natural stone flooring while the sitting room has exposed Oak flooring. A door from the sitting room leads to the office which also has a high vaulted ceiling and exposed Oak flooring. The fourth reception room is accessed from the hall and is currently being used as a studio but could be used as a family room. The family room has French doors to the courtyard garden and the other three reception rooms all have feature arched doors and windows to the courtyard giving a free flow through the space for modern family life and entertaining.
The kitchen/breakfast room has exposed ceiling beams, dual aspect windows and a stable door to the courtyard. It is fitted in a bespoke range of Pippy Oak units with granite worksurfaces incorporating a double sink. The brick island has additional storage, an integrated bin unit and a breakfast bar. A brick chimney breast houses an electric two oven Aga. Other appliances include an integrated Bosch dishwasher, a Smeg five ring gas hob with an extractor over, and a Bosch microwave and oven. The natural stone flooring continues through a wide opening into the dining room.
The dual aspect utility room has a range of units including a full height storage cupboard, and a washing machine and tumble dryer. It also houses the Grant boiler and the Heatrae megaflow tank (which had a new pump installed last year).
Ground Floor Guest Suite
The guest bedroom on the ground floor has exposed Oak flooring and access to a loft storage area via a retractable ladder. The en suite bathroom has a free standing roll top bath, a vanity washbasin, a WC and a walk-in double shower cubicle with rainwater and standard showerheads.
First Floor Bedrooms and Bathrooms
The master bedroom has dual aspect windows with far reaching countryside views, a vaulted ceiling with exposed beams, and exposed Oak flooring. A door leads to a walk-through dressing room which has a Velux skylight and a towel radiator, and will have hanging rails installed. This leads to the en suite which has a rooflight and two Velux skylights. The en suite is a work in progress with tiling done to the floor and walls, and a walk-in shower and towel radiator already installed. Taps with a shower attachment are in place to install a freestanding bath and the plumbing is in place for the WC and twin washbasins.There are two further bedrooms on the first floor both with vaulted ceilings. The double bedroom has triple aspect windows and an alcove which could become a built-in wardrobe. The en suite has a shower cubicle, a WC and a washbasin. The other bedroom is a single room and has an en suite bathroom with a bath, double shower cubicle, a WC and a Porcelanosa washbasin.
The vendor has three sets of handmade wooden gates ready to be installed at the entrances to the barn and commercial unit once building work is completed. Both areas will have parking areas and the barn also has a detached double garage which has 3 phase electricity and two electrical roller doors with keypad entry. Stairs in one of the garages lead up to a dual aspect loft room which, when finished, could be used as a games room. The avenue from the garage to the barn has a range of fruit trees espaliered against the boundary wall. Varieties include white peach, damson, cherry, plum and apple.
The courtyard garden is sheltered by the property on two sides and has a high wall on the other boundaries creating a secure place for children and pets. There are extensive paved areas for outside dining and entertaining, with a central lawn area and a raised bed. There is an additional lawn area to one side which has been used as a play area with a trampoline but which could also be paved if preferred. There are several trees and shrubs in pots which are included in the sale.
B1 Commercial Unit
The unit is attached to the main barn but it has its own access from the road and the planning permission includes completing a wall around it to separate it from the main barn. The unit is currently being developed but it is intended that on the ground floor there will be an entrance hall with a cloakroom and an area for coats, an office, and a conference room or Directors office which has three arched windows and doors to a walled outside area which could be landscaped. Purchasers could also fit a kitchen in a triple aspect room on the ground floor with an adjoining room which could be used for a utility room if desired. The first floor will have four offices and there are two additional rooms where purchasers could install two bathrooms if wished, or use the rooms for storage or additional office space.
Commercial Unit cont
The unit is currently classified as B1 commercial use which allows use as offices, for light industrial purposes or for the research and development of products or processes. Subject to obtaining the necessary planning permission and change of use consent it might be possible to use the building as additional accommodation.
The property has a total of ten stables. Adjoining the house at the front there is an L-shaped range which has five stables and a feed store. There is also a room by the feed store which is being developed to include a shower room and a kitchen/utility area. These buildings have 3 phase electricity and lights and there are two loft storage areas accessed via pull down ladders. The stable block near the arena and manège has three stables, a hay store, a shoeing area and space and a water supply to install a wash bay if required. The other two stables, which have stone and rubber matted day yards, are on the other side of the manège near the paddocks.
Training Arena and Manège
The arena and manège are both lined with a 4.9mm heavy duty Geotec style membrane. The training arena measures 16 m. by 23 m. and has a silica sand and crumb rubber surface. The adjoining manège measures 26 m. by 47m. and has a newly installed carpet fibre surface. Both areas are surrounded by post and rail fencing.
The paddock land is divided into three fields and a laneway and there are five points of water supply. The paddocks are surrounded by post and rail fences and have space for up to five horses.
The village of Welford is approximately 16 miles north of Northampton and 7 miles south of Market Harborough. There are train services from Northampton to London Euston in 46 minutes and from Market Harborough in 58 minutes. The A14 (A1/M1 link road) is some 2 miles to the south of the village. Local sporting activities include golf at Cold Ashby and South Kilworth, water sports and fishing at Pitsford and gliding at Husbands Bosworth. The area has a good bridleway network. There are primary schools in Welford and Naseby. The property is in catchment for Guilsborough Academy for secondary schooling and the drive of the property is registered as a stop for the school bus. Private educational establishments are available at Rugby, Uppingham, Wellingborough, Oundle, Northampton Grammar School at Pitsford and Northampton High School for Girls for which there is a bus service.