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Boytons Farm, Boytons Lane, Hempstead

Main Description
A most attractive Grade II listed period family home set within delightful and quiet parkland gardens, enjoying views across open countryside. Includes paddocks, a detached pool house and planning permission for a large multi-use barn, situated on the edge of this popular village of Hempstead only 7 miles from Saffron Walden.

ACCOMMODATION Grade II listed being of architectural and historic interest, the property dates back to the 15th Century and was restored and renovated in the 20th Century. The original part of the property is constructed of a heavy oak timber frame with rendered elevations and leaded light windows under a clay tiled roof. There are exposed timbers to the walls and ceilings and open fireplaces in the high-ceiling sitting room, dining room, family room and drawing / media room.

On the ground floor
There is a large entrance hall with stone flooring and a beautiful staircase leading to the first floor. The cosy sitting room has windows to 3 elevations, a wood burning stove set within an attractive brick surround and the dining room has a door leading out to the garden.
The drawing / media room also has windows to 3 elevations, a beautiful brick fireplace with open grate and has been wired for 7.2 surround sound.

The kitchen/breakfast room benefits from handmade painted wooden cabinets with Caesar stone work surface over, new appliances including built in oven, ceramic hob, microwave and fridge/freezer. The large family room has a wood burning stove and connecting door to the inner hallway and bathroom. This area with 2 bedrooms above could be utilised as an annexe with its own staircase to the first floor and its own separate front and back door.

On the first floor
There are 3 wonderful timbered bedrooms (2 of which are multi-aspect) to the original part, the master bedroom and bedroom 2 with attractive brick fireplaces, and 2 bathrooms. 2 further bedrooms are accessed off the central landing and also have their own staircase down to the ground floor and internal garaging.




OUTSIDE To the front there is a wide area of shingle parking adjacent to a very quiet lane and to one side an alarmed double garage measuring 16'6" x 16'6" which has an electric up and over door and additional storage space above. The garden is well planted with a selection of mature trees. Along the north-eastern boundary there is an enclosed kitchen garden area with raised beds, and a secluded "secret garden" area surrounded by conifer hedging and with a nearby pond. To the south east there is a large paddock with separate gated access onto Boytons Lane (with planning permission for an electrically operated gate). The property is unique in its green credentials; within the paddock there is a 42KW photo-voltaic solar array (170 panels) creating a substantial income source (the equivalent of a rental property) which is tax free and index linked for the next 20 years. The array also offsets significantly the energy usage of both the pool and the main house and has created the unusual situation of making both buildings band D energy rated. The fields are registered, contain a movable stable and have an automatic water system together with post and rail fencing. In all the property comprises 4.5 acres and has no nearby pylons, mobile phone masts, major roads or nearby neighbours.

PLANNING PERMISSION GRANTED The property uniquely benefits from planning consent for a large 18m (L) x 10.4m (W) x 6.72m (H) barn to be used for home offices, feed stores, garaging / cart garage and storage of a large helicopter. The paddocks are used for grazing, landing of a helicopter and are outside Stansted's primary airspace.


POOL HOUSE Constructed of brick and block work elevations, weatherboard clad under a peg tiled roof, this substantial building sits well within its environment. Providing a generous 1,562 s2 ft, there is a large mosaic tile pool and indoor / outdoor spa areas. Electrically connected to the solar array (and with former planning for air-source heat pumps), within the building there is a plant room with an oil-fired boiler, filtration equipment and a Calorex heat exchanger. There is also a lounge area, shower room with cloakroom, plus to one side double doors open into a small kitchen area comprising stainless steel sink with hob and built in fridge. The pool house and main house are networked together for communications and home media.

LOCATION Boyton's is located on the outskirts of the village of Hempstead, on Boyton's Lane, surrounded by open countryside. Facilities in the village include St Andrews Church and the Bluebell Public House (which is under new management). The nearby village of Steeple Bumpstead has a petrol station and village store. Primary schooling is available in Radwinter and Great Sampford. Saffron Walden is within 7 miles, and is a thriving market town with a twice weekly market and a good range of shops, restaurants and coffee bars, along with excellent and private schooling. For the commuter Audley End Station is within 9 miles and provides a regular service to London's Liverpool Street and a journey time of approximately 55 minutes. The village is well placed for road links to London and Cambridge.

SERVICES Mains water and electricity are connected to the property. The drainage is to a private system and the central heating system is oil fired.


FIXTURES AND FITTINGS All items designated as tenant's fixture and fittings are expressly excluded from the sale unless mentioned in these particulars.


TENURE AND POSSESSION The property is for sale freehold with vacant possession on completion with no upward chain.


DIRECTIONS From Saffron Walden proceed in an easterly direction through Radwinter and after leaving the village of Hempstead turn right into Boyton's Lane and after half a mile Boyton's will be found on the left hand side.
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