Property description

We're lucky enough to market many gorgeous country homes but sometimes you do come across one that just steals your own heart! There'll be a pang of jealousy when the keys are handed over to the new owner, that's for sure! As is often said in the housing market, what sets a house apart is LOCATION LOCATION LOCATION... add POTENTIAL POTENTIAL POTENTIAL and this comes close to describing the opportunity at Rook Hall Farm. This is because you don’t get one house...not two houses, but possibly three! This Briefly comprises: 1) Three bedroom farmhouse with large garden and planning permission to extend further. 2) Huge barn with permission to convert into a large dwelling. 3) Converted cottage with many potential uses. 4) All set within 12 acres with a woodland backdrop, set back from road. The vendors would consider selling these as separate entities if required. The house interior has been refurbished to an excellent standard and has features such as a quality fitted kitchen with integrated Miele appliances and a white coloured Aga; the kitchen opening to the glass constructed garden room. A dual aspect lounge, study, open plan hall/snug, cloakroom, pantry, utility room and guest WC complete the spacious ground floor accommodation. Upstairs are three bedrooms and family bathroom with a separate WC however... to bring the upstairs in line with the space downstairs, the property is for sale with detailed planning permission for an extension to create an imposing family home with additional bedrooms and bathrooms. Already impressive and beautiful, yet with potential to improve even further, this is an exciting addition to the James Du Pavey family!

Ground Floor

Entrance Hall and Snug - 25' 8'' (max) x 11' 5'' (max) (7.82m (max) x 3.48m (max))
A UPVC entrance door opens into the entrance hall which is open plan to the snug. As you enter the property there is an area with travertine tiled flooring, inset spotlights to the ceiling, access to an understair storage cupboard and a door to a cloakroom (6'10\" x 3'7\") with a small window to the side aspect. In the entrance area is a large radiator and an open staircase which rises to the first floor. The snug area has a bay window which looks out to the rear garden, two fitted ceiling lights, large radiator, a neutral fitted carpet and television aerial connection. Doors open through to the kitchen and lounge.

Lounge - 15' 9'' x 11' 5'' (4.80m x 3.48m)
This is a dual aspect reception room with a large picture window to the front of the property giving views across open fields and a further window to the side aspect. A feature fireplace has an open fire and a decorative pewter surround upon a granite tiled hearth. The room features a neutral fitted carpet and an alcove for a wall mounted flat screen television which can be mounted with concealed wiring. There is a television aerial connection, telephone socket, radiator and decorative coving to the ceiling.

Kitchen - 17' 8'' x 12' 6'' (max)(5.38m x 3.81m (max))
Fitted with a luxurious country style kitchen with matching painted units (in a traditional French grey colour) and having a wood worksurface with an inset one and a half bowl ceramic sink unit with a chrome mixer tap. The units incorporate spinning base storage cupboard with a granite chopping board above, built-in electric Miele oven and grill with an inset Miele four burner induction hob. There is an integrated dishwasher and units which feature space for an American style fridge freezer. The kitchen also features an electric double oven Aga fitted into a French dresser style unit, having inset spotlights above. The room is finished with contemporary brick style wall tiling to the splash areas, travertine tiled flooring, inset spotlights to the ceiling and high level television aerial connection and power socket. The room is dual aspect with a large window to the front giving views across open fields and a further window to the side which also gives countryside views. There is an opening that leads through to a pantry which has a range of shelving and power connections and also houses the oil fired central heating boiler and has a small window which looks out to the rear of the property and has a fitted ceiling light. The kitchen opens up to the garden room.

Garden Room - 15' 3'' x 8' 2'' (4.64m x 2.49m)
The travertine flooring continues through and there is glazing to all sides with a perspex roof and fitted contemporary hanging ceiling light and French doors out onto the decked area of the rear garden. There features a designer radiator and power sockets.

Inner Hallway - 9' 10'' x 2' 9'' and 7'11\" x 2'10\"(2.99m x 0.84m and 2.41m x 0.86m )
An L-shaped split level area. A step down leads to an area with wood effect laminate flooring and there is a fitted ceiling light and an additional UPVC entrance door. There are doors through to the guest WC and study and a patio door also leads out onto the rear garden.

Guest WC - 5' 7'' x 2' 9'' (1.70m x 0.84m)
Having a modern matching white suite comprising low level flush WC and space saving wall mounted wash hand basin with chrome taps and mosaic tiling to the splash area. There is wood effect laminate flooring, fitted ceiling light and a high level window to the front of the property giving far reaching views.

Study - 11' 9'' x 9' 3'' (3.58m x 2.82m) + door recess (5'7\" x 4'7\")
Having a full height window to the front of the property and an additional window to the side aspect. Fitted carpet, inset spotlights to the ceiling, fitted wall lights and a radiator.

First Floor

Landing
Stairs rise from the hall area to the first floor galleried landing which has two large windows, one to the front aspect and one to the side, both giving countryside views across open fields. Presented in a neutral colour scheme with fitted carpet and a contemporary hanging ceiling light above the staircase. There is a built-in double wardrobe with hanging rail and high level storage above, additional cupboard with slatted shelving and high level storage above and there is also access to the airing cupboard with hot water cylinder and high level storage above. The landing gives access to all first floor rooms.

Master Bedroom - 15' 10'' x 11' 5'' (4.82m x 3.48m)
This is a triple aspect room with two large picture windows to the front and rear of the property and a further window to the side; together giving panoramic views of the gardens and countryside beyond. There is a neutral fitted carpet, two radiators and a central pendant ceiling light.

Bedroom Two - 12' 0'' x 11' 5'' (3.65m x 3.48m)
Having a built-in double wardrobe with hanging rail and high level storage above. There is a large window to the rear aspect giving veiws out to the garden and it is fitted with a neutral carpet, radiator, television aerial connection and central fitted ceiling light with a dimmer switch.

Bedroom Three - 10' 4'' x 9' 3'' (3.15m x 2.82m)
Having a large window to the rear aspect with views of the gardens. Fitted carpet, radiator, pendant ceiling light and television aerial connection.

Family Bathroom - 7' 11'' x 6' 0'' (2.41m x 1.83m)
Having a modern matching white suite comprising a pedestal wash hand basin with chrome mixer tap and a panelled bath with a centrally fitted chrome mixer tap and chrome power shower with drencher head and having concealed pipework. There is mosaic tiling to the walls, wood effect laminate flooring, chrome heated towel radiator, fitted ceiling lights and a large window looking out to the side of the property.

WC - 5' 8'' x 2' 8'' (1.73m x 0.81m)
With a low level flush WC and corner wash hand basin with chrome taps having mosaic tiling to the splash area. Wood effect laminate flooring, fitted ceiling light and a window to the side aspect.

The Old Milking Parlour - unconverted barn - 74' 10'' x 54' 8'' (22.79m x 16.65m)
The barn is split up with partition walls into storage and office space.

Main Barn Storage Area - 54' 8'' x 38' 4'' (16.65m x 11.68m)
Having four windows on each side aspect and an exterior door out to the side.

Storage Room - 26' 7'' x 18' 11'' (8.10m x 5.76m)
Having sliding doors into the the main storage area and also sliding doors out to the front of the building. Window to the side aspect and doors through to the second storage room and also to an office. There is electric light and power.

Small Storage Room - 11' 6'' x 6' 8'' (3.50m x 2.03m)
Having electric light and power.

Office - 11' 10'' x 11' 3'' (3.60m x 3.43m)
Having a window to the side aspect. Featuring an electric ceiling light, power and telephone socket. There is wooden flooring.

Barn Two
This is a two storey barn that has been converted to provide two separate apartments.

Ground Floor Apartment
Having a side entrance door which opens into the kitchen.

Kitchen Diner - 15' 4'' x 12' 6'' (4.67m x 3.81m)
A stunning kitchen diner has a range of country style fitted base units with a wooden worktop having a Belfast sink with a chrome chef's tap above and a built-in electric oven, built-in combination microwave oven and an inset four ring electric induction hob with a contemporary extractor hood above as well as an integrated fridge. There is mosaic tiling to the splash area, character exposed brickwork and Travertine tiled flooring with underfloor heating and inset spotlights to the ceiling. The security alarm keypad is located on the wall and doors give access to both the lounge and to the bedroom.

Lounge - 15' 4'' x 13' 8'' (4.67m x 4.16m)
Having full height windows to the front aspect which give views to fields at the front. There is also a window to the side, a chimneybreast with alcove and having connections above for a wall mounted flat screen television. There is an electric wood burner style stove, inset spotlights to the ceiling, fitted wall lights, telephone socket, neutral fitted carpet and under floor heating.

Bedroom - 15' 5'' (max.) x 14' 7'' (max.) (4.70m x 4.44m)
An L-shaped room of 15'5\" x 4'7\" and 14'7\" x 9'11\". Having a half glazed exterior door to the side aspect and a large window also to the side. Featuring a neutral fitted carpet and Travertine tiled flooring continued through from the kitchen and on through to the en-suite wet room. There are inset spotlights to the ceiling, underfloor heating and an opening through to the wet room.

Wet Room - 9' 8'' x 5' 1'' (2.94m x 1.55m)
Having a full height window to the side aspect giving fantastic views across open fields. A modern white suite comprises low level flush WC and pedestal wash hand basin with chrome mixer tap. There is a fitted thermostatic mixer shower with drencher head and additional contemporary showerhead attachment and concealed pipework behind Travertine tiled walls with matching Travertine tiled flooring. Having inset spotlights to the ceiling, extractor fan and underfloor heating.

First Floor Apartment
A set of metal steps to the exterior lead up to the half glazed hardwood entrance door which opens into the lounge.

Lounge - 15' 4'' x 13' 8'' (4.67m x 4.16m)
Featuring Velux skylights to the two side aspects, exposed beams to the ceiling, inset spotlights, a neutral fitted carpet, television aerial connection, radiator and an opening with exposed brick detailing opens into the kitchen.

Kitchen - 13' 0'' x 10' 3'' (3.96m x 3.12m)
Fitted with modern base units with gloss cabinets and a granite effect worktop with an inset stainless steel sink unit with a chrome mixer tap. Having a built-in electric oven with inset four burner electric hob, space and plumbing for a fridge freezer and there is also a contemporary stainless steel coated breakfast bar with contemporary bar stools below. There is tiling to the splash areas, wood effect laminate flooring, Velux skylight to the side aspect, characterful exposed brickwork to two walls, beams to the ceiling and inset spotlights. A door leads through to the bedroom and bathroom area.

Bedroom and Shower Area - 15' 5'' x 14' 8'' (4.70m x 4.47m)
The bedroom area is separated by a centrally positioned partition wall behind which is the shower area.

Bedroom Area - 15' 5'' x 9' 6'' (4.70m x 2.89m)
Having two skylights, one to each side aspect and a low level window to the side. With neutral fitted carpet, exposed beams to the ceiling with inset spotlights and a radiator.

Shower Area - 15' 5'' x 4' 7'' (4.70m x 1.40m)
Having a contemporary white suite comprising low level flush WC set into a unit with concealed pipework and having a push button flush, vanity wash hand basin with a contemporary circular basin mounted upon a dark wood effect vanity counter with a chrome mixer tap above and drawers below. A double walk-in shower enclosure has a fitted glass screen and wall mounted chrome thermostatic mixer shower with concealed pipework. There is brick style tiling to the splash areas, dark wood effect laminate flooring, exposed beams to the ceiling, inset spotlights, extractor fan and a low level window to the side aspect.

Exterior
Outside, the plot measures approximately 6 acres and consists of a beautiful, large rear garden which has woodland adjoining the rear boundary and features paved and decked patio areas, a summerhouse with electric light and power and wood effect laminate flooring! The remaining grounds include multiple paddocks fenced with a combination of fencing including post and rail for grazing areas and purpose-made chicken wire fencing to prevent foxes intruding. There are a range of shelters; including chicken houses in the relevant area. The property is approached via a long driveway off the main road onto a large parking area to the front of the property. This is a fantastic smallholding set up that would suit anyone wanting a piece of the country!

Directions
From Eccleshall head out on the A519 towards Newcastle, driving through Slindon and Cotes Heath. Once at the roundabout take the second exit to continue on the A519 and continue along this road through the village of Beech. At the traffic light controlled crossroads, turn left onto the A5182 Trentham Road, driving past the Eddie Stobart depot on your right. After approximately one mile, the entrance to the property can be found on the right hand side, clearly marked with a house sign and our For Sale board.

NOTE
The Architect's drawings for the conversion of the Milking Parlour and the extension of the main house are available to view online or copies are available from our office.

Services
The property benefits from its own private borehole that supplies lovely spring water. There are two septic tanks; one to the main house and one for the barns. There are two separate electricity supplies for the house and barns.