House For Sale

Greenhill Farm, Morton Bagot, Warwickshire

Guide price £1,425,000 Sold

A fine Grade II* Listed Tudor manor house in the most glorious unspoiled countryside in about 9.15 acres.

  • 5 bedroom manor house, 4 reception rooms (5,525 sq ft)
  • Valuable planning and listed building consent to improve and extend
  • Permission to convert attic floor to additional bedroom and shower
  • Range of Victorian outbuildings, current office consent (4,855 sq ft)
  • Permission for 3 holiday lets - potential income £60,000 - £80,000
  • Consent for biomass boiler and implement store
  • Private gardens and grounds, in all about 9.15 acres (3.70 ha)
  • Immediately available, no onward chain

Greenhill Farm is located in the small hamlet of Morton Bagot, approximately 4 miles to the south west of Henley in Arden, with a fine little 13th century church. Accessed along quiet leafy lanes, Greenhill Farm has the enviable benefit of a truly peaceful rural location, with countryside views over its own land, total privacy with the farmhouse tucked away from view behind its own range of outbuildings and no blight from roads, railway lines or aeroplanes. For this to be found in the heart of the West Midlands with all its well-known accessibility, makes Greenhill Farm a very attractive potential home. For day to day shopping requirements, Henley in Arden is a mere ten minutes away with a range of pubs, restaurants, bank, supermarket, a popular ice cream parlour, together with a post office, railway station and a medical centre.

Further afield, Stratford upon Avon is the cultural heart of the county and the home of the Royal Shakespeare Company. Other large towns include Warwick, Leamington Spa and Solihull, which, along with Birmingham City Centre, all provide excellent shopping and leisure facilities. Similarly, across the county, there is a wide selection of excellent schools, both primary and secondary, including Henley High School, Stratford Girls Grammar School, King Edward VI Grammar School in Stratford upon Avon, Solihull School, Kings High School for girls in Warwick, Warwick Prep and Warwick Junior schools as well as The Kingsely School, Bromsgrove School and the well-regarded Warwick School for boys.

For the commuter there is easy access to the motorway network with the M40 (J15) 12 miles away and M42 (J3) 8 miles to the north connecting to routes in all directions, including the south west. Birmingham City Centre is very commutable either by road or train, with stations located at either Wootton Wawen only 3.5 miles away, Henley in Arden (4 miles away) or Warwick Parkway (12 miles away) with fast connections to London and Birmingham. With the eventual arrival of HS2, the region will be served by a new station at Birmingham International which will be of benefit to Greenhill Farm. This, and Birmingham International Airport are 18 miles away.

Greenhill Farm is a fine example of a largely Tudor manor house, listed Grade II* with later Elizabethan extensions and further alterations right through to the 20th Century. It was clearly built for a significant local family, constructed over three floors with a wealth of substantial exposed timber-frame work and later red brick extensions. Throughout the property, there is an abundance of period features that you would expect in a building of this nature, including flagstone floors, chamfered beams, open fireplaces, wide oak and elm doors and floors and at the heart of the building, a fine reception hall which leads through to the three principal reception rooms.

The dining room is an impressive 18’ square with an offset inglenook fireplace and flagstone floor, large multi-lead paned windows overlooking the garden and a door to the enclosed 17th century staircase which has its own gabled tower. Beyond the dining room is the drawing room which has similar features, this time having a central fireplace, flanked by a pair of small windows and, at 26’ x 15’, this is an excellent entertaining room with direct access into the private, south facing garden. A door to one side leads down to the cosy sitting room, a square room with heavily beamed, close studded wall panels and a smaller fireplace. Below ground level is a large cellar, used as and air raid shelter for the locals during the war years.

On the first floor, the staircase opens out into an 18’ square central sitting room, with original fireplace, from which all the rooms radiate. Normally, first floor sitting rooms are associated with the Georgian era, but in this example of an important manor house, it is the elegant focal point of the first floor. All bedrooms are doubles, and the current owners are using bedrooms 2 and 3 as their master bedroom suite with dressing room and en-suite bathroom. There is a second hall/study area plus a further double bedroom on this floor with access to a family bathroom. On the far side of the central sitting room is a recently modernised bedroom suite having a dressing room/study, bedroom with a wall of bespoke fitted wardrobes and a modern, carrara marble tiled en-suite wet room.

On the top floor there are three connecting attic rooms which have previously been used as servants’ quarters and now have planning in place for restoration and conversion into further bedroom accommodation.

The present owners have secured a number of valuable planning consents allowing the incoming purchaser to progress with an immediate restoration of the farmhouse and conversion of the outbuildings.

Planning reference: 17/02200/FUL and 17/02201/LBC provides for both planning and listed building consent to restore the manor house, preserving its original features, yet incorporating some important extensions and alterations allowing the house to be adapted to more modern-day requirements. The principal rooms remain largely unchanged, but with the current kitchen breakfast room being changed to a large, dual aspect study. The main alterations are on the east elevation with an enlargement and enhancement of the entrance hall with new porch flanking the current front door, allowing a more appropriate first impression from the courtyard approach. A new set of doorways will lead through to a large boot room and on through to the new kitchen and utility arrangements adjacent to the current sitting room.

On the first floor the central sitting room is retained and there is already one modernised bedroom suite. Where we are showing bedrooms 1, 2 & 3 in the existing floorplan, this becomes a spacious and gracious master bedroom suite with a large, light filled dressing room and luxurious en-suite bathroom. The first floor will therefore provide 3 bedroom suites radiating around the central sitting room.

The second floor, currently a range of attic rooms, has consent to be converted to a further double bedroom and shower room with connecting doors through to a family room with new roof lights installed which could potentially be used as a further bedroom if required.

This planning permission also includes permission for external landscaping works to further enhance the setting of the manor house.

Planning permission reference: 16/04072/FUL & 16/04073/LBC provides for both planning permission and listed building consent to convert the range of outbuildings, (which have existing planning as commercial offices) into 3 holiday let units together with garaging for the farmhouse, a farm office and a new detached outbuilding which will become the boiler house for the biomass heating plus garden implement store.

In summary, the planning permission will provide for the following configuration in the outbuildings:

Unit 1: 3 bedrooms, 2 bathrooms (1 en-suite). Open plan kitchen/dining/sitting room. Utility room. Guest WC.

Unit 2: 2 bedrooms, 2 en-suite bathrooms. Kitchen/dining room. Sitting room.

Unit 3: 1 bedroom with en-suite bathroom, kitchen/dining/sitting room.

Units 2 and 3 can be combined into one larger letting unit if required.

The central range of the barn will provide three parking spaces for the farmhouse with, at the far end, the farm office which will incorporate a kitchen, store room and WC/shower room.

The central span of the Threshing barn is retained as the impressive arched entrance you see today with, on either side, two open storage areas

Gardens & Grounds

Greenhill Farm is privately located off the lane via an entrance through a pair of discreet gate piers with tarmac drive sweeping around to the central archway span of the main threshing barn leading through to the open courtyard adjacent to the manor house. The principal gardens lie to the south and west of the house with an area of formal garden leading off from the drawing room onto a paved terrace and beautifully maintained lawn, all enclosed by mature trees and hedgerows. A grass pathway leads around to the front of the house, on the western elevation, where a grass bank descends down to a lower lawn which is thought to have been an area of moat in previous years, and more recently a duck pond. Adjacent to the outbuildings is a pathway flanked by flower borders leading down to a lychgate with pedestrian access to the lane. Stunning views abound in all directions.

Surrounding Greenhill Farm are various areas of amenity land including, behind the range of barns, additional parking, turning-out paddocks and an area of ancient woodland. This leads through to the top paddock which, being newly railed and with services connected, descends down to the brook at the bottom of the hill. This in turn connects to the principal paddock descending from the west lawn of the house down to the newly refurbished ponds, which are connected by an impressive cascade.

In all, the land extends to approximately 9.15 acres, about 3.7ha.

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