A beautifully presented converted barn offering a high specification throughout, with additional outbuildings, stabling, equestrian facilities and paddocks. In all circa 16 acres.


Situation
Littlefield Farm is situated in a rural location, with wonderful countryside views, yet close to the popular towns of Southam, Daventry and Rugby. Daventry has good shopping and leisure facilities. Leamington Spa, Banbury, Rugby and Northampton are also all within easy reach. Rail stations with links to London include Rugby - 10 miles (Euston from 55 minutes), and Banbury – 21 miles (Marylebone from 55 minutes). The location offers easy access to the M1 and M40.

There is a wide selection of schools in the area, including Staverton CE Primary School, Bilton Grange Prep School in Dunchurch, Winchester House in Brackley, Arnold Lodge and Kingsley High School for Girls in Leamington Spa, Rugby High School for Girls, Rugby School, Warwick Prep and Public School and Northampton High School.

Description
Littlefield Farm is a stunning family home, that was stylishly converted in 2020/2021, with a meticulous level of attention and detail throughout, incorporating high specification fixtures and fittings. It now provides a unique and rarely available package comprising a family home, a very good range of equestrian facilities, outbuildings and land in a rural location. It offers a new purchaser flexible open plan living accommodation and the potential for a separate self-contained annexe. It would suit a number of purchasers, with a particular focus on the equestrian, lifestyle or amenity buyer. There is also the exciting potential to further develop the barns and outbuildings potentially utilising the approved planning permission.

Dwelling
The oak framed entrance porch opens into a stunning double height open plan kitchen/sitting/dining area. The kitchen has been very well designed with high quality units and integrated appliances. The kitchen is focused around an impressive quartz island. The large dining spaced benefits from doors out to the gardens and entertaining terrace. The sitting room, with feature working fireplace, leads to the home office with stunning full height bookcase. This room would also be equally suited as a playroom.
There is also a spacious boot/utility room with pantry and a cloakroom. A bespoke oak and glass staircase leads to the mezzanine area, providing the perfect additional entertaining space, currently including a bar and seating area, and an adjacent playroom or additional bedroom.

The bedrooms are accessed via an inner hallway. The impressive master bedroom benefits from a large ensuite shower room and walk in dressing area. Located in this area is also a well appointed laundry room and the boiler room. There are then three further double bedrooms, all of which benefit from ensuite shower and bath facilities. At the western end of the property is a very useful studio annexe with kitchenette, sitting area, and ensuite bathroom.

All of the accommodation is presented to a very high standard throughout and benefits from modern conveniences of zoned under floor heating throughout powered by an air source heat pump together solar panels on the outbuilding and a very high level of insulation making it a very energy efficient low cost home to run.
The enclosed lawned garden is adjacent to the kitchen area and also has a very sizeable paved entertaining terrace.

The Buildings
There is a very good sized concreted yard containing a 4 bay pole storage barn adjoining a 4 bay steel portal framed building with integrated stabling and tack room. This building also benefits from planning permission to double the size of the existing covered space.

The vendor has also drawn up plans to replace the pole barn with a swimming pool.

Adjoining the main general purpose building is a good quality 40 x 20 sand and rubber flood lit manege.

There are some further ancillary buildings and a number of mobile field shelters which could be purchased separately.

The Land
The vendors have spent considerable time and resources in ensuring that the mature pastureland and paddocks are very well fenced, with water connections in all the paddocks. Around 300 trees have also been planted in recent years with new hedge lines to create a very enjoyable amenity walk around the perimeter of the property. There is also an attractive pond and small stream and further wooded area located on the northern boundary.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water and electricity are connected. Drainage is via a private Klargester system. Heating is via an air source heat pump. There are solar panels on the barn roof, providing an income from the established tariff (circa £3,000 - £4,000/annum).
We understand that the current broadband download speed at the property is around 1,000 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 04/07/2023). Actual service availability at the property or speeds received may be different.
None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

Tenure
The property is to be sold freehold with vacant posession.

Planning and Local Authority
Planning permission exists under application number R21/1172 from March 2022 to extend the existing stabling building.

Rugby Borough Council.
Council Tax Band G.

Public Rights of Way, Wayleaves and Easements
The property is not affected by any public or private rights of way but is well situated for access onto the extensive local bridleway and public footpath network. The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP and Howkins & Harrison.

Directions
From Southam head north on the A426 for approximately 3.5 miles then turn right onto the Flecknoe Road signposted Broadwell and Flecknoe. Follow the road for approximately 2.5 miles and the property will be located on the left hand side marked by a sale board and accessed through electric gate.
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