Woodhall Barns is located in an accessible rural location close to the popular villages of Ripley and Send. The property lies to the south-east of Woking (about 5 miles) and mid-way between Guildford (about 4 miles) and Junction 10 of the M25 motorway (3.5 miles) with access to the A3 trunk road (1 mile) via the A247 Clandon/Send road. Rail services are available from nearby Clandon (about 2 miles) providing connections to Guildford and London Waterloo (about 50 minutes). Ripley Village provides a range of local facilities including a Post Office, pharmacy, Farm Shop, bakery, 3 public houses and an award winning Michelin starred restaurant. The magnificent Wisley garden of the Royal Horticultural Society is 2 miles to the north. Central London is about 30 miles, Gatwick Airport is about 30 miles and Heathrow Airport is about 17 miles.
Woodhall Barns is an exceptional and unique mixed-use property that could be described as the ultimate ‘live/ work’ unit. It provides an opportunity to acquire a complex of four unique, bespoke timber barns built by Christopher Hall, ’The Gentleman Joiner’, who is renowned for his uncompromising, traditional craftsmanship and eye for detail. The Barns are in approximately 0.85 acres providing a home and/or workplace as well as offering scope to generate income or even to purchase as a long term investment.
Access from Hungry Hill Lane is via a short gravel drive and electric double wooden gates which open onto the main drive of the property.
Woodhall Barn - 3,391 sq ft (315.1 sq m) An exceptional timber framed barn which replaced a former horticultural building. The Barn provides very comfortable accommodation arranged over two floors which is part residential and part business. On the ground floor is a workshop, an Oak fitted study/office, a cloakroom, a fully fitted utility room and a bespoke limed Oak study or bedroom 3. The double garage, with electric door, contains the boiler, a fitted laundry area and numerous floor and wall mounted storage cupboards. The Barn is set within a private area including a drive with ample parking and is surrounded by professionally landscaped gardens. The striking property has been built to the highest specification throughout with the structure made of Canadian Pine and clad with Western Red Cedar under a Cambrian slate roof. All the windows and external doors have been individually made with Canadian Douglas Fir and the internal joinery and vaulted ceiling is made from American White Ash. All the internal doors are solid Oak.
The open plan accommodation is very light and airy with a double height solar bronze glass atrium leading into the entrance hall and the galleried staircase rising to the first floor. The spacious living area is open plan with sitting area, dining area and fully fitted kitchen with breakfast bar. The master bedroom has 4.5 metres of fitted, Oak wardrobes plus an en suite bathroom with shower all overlooking uninterrupted views of the surrounding countryside. The second bedroom is currently fitted as a dressing room with en suite shower room and walk-in airing cupboard.
Outside, Woodhall Barns is approached through a five bar gate from the main gravel drive and is separated from the other Barns by well established shrubs and privacy fencing. Block paving leads to the front door and encircles the building providing a hard standing apron leading to the integral garage. Beyond the drive is a lovely garden with areas of lawn, shrubs, climbers and herbaceous borders divided by brick paths with a stunning thatched Gazebo to one side. This provides a perfect garden room for entertaining or business meetings. To one side of the drive is a pergola with covered glass roof which provides a lovely outside seating area. To the rear of the Barn is an established kitchen garden with raised beds, greenhouse with power and water and a central ornamental fountain.
The Lodge - 543 sq ft (50.5 sq m) Built to the same exacting standard as the Woodhall Barn, clad with Red Cedar and completed to a very high standard it provides a large single office/room with fully fitted kitchen, WC with hand basin and cloaks/storage cupboard. The Lodge could provide an income and has previously been marketed at £12,500 per annum.
Woodhall Workshop – 1,304 sq ft (121.20 sq m) The former stables and groom’s accommodation has been completely rebuilt in Canadian Red Cedar to the same residential standard as Woodhall Barn. The ground floor is a double height workshop accessed via a pair of loading doors with a mezzanine storage floor plus plumbing for a kitchenette and WC. Outside there is a separate entrance to The Loft (formally the groom’s accommodation) which occupies the remainder of the top half of the building. The Woodhall Workshop could provide additional income estimated to be £10,000 per annum.
Cedar Barn - 3,227 sq ft (299.8 sq m) A light production or storage unit arranged on two floors which was substantially re-built by the owner following its conversion from a steel-framed Atcost barn. The unit has been occupied by a classic car restoration company producing an income of £30,000 per annum. Vacant possession will be provided on completion.
The Loft - The Loft is accessed via a dedicated front door into a hallway leading to a galleried staircase up to the open plan studio accommodation. There is a separate en-suite shower room and a fully fitted kitchen with ample storage. Currently this is used as an Airbnb yielding approximately £5,000 per annum.
(Not tested & therefore not warrantied)
Mains water and electricity are connected to the property. Drainage is to two private Klargester systems. Heating for Woodhall Barn is via an lpg gas fired boiler with radiators and supplied via an underground gas tank. There is a water softener connected to Woodhall Barn. Heating to Cedar Barn is via an lpg gas fired boiler with radiators and supplied by free standing lpg tanks. Electric heating is supplied to Woodhall Workshop and The Lodge. CCTV entry phone system. Wired for Sky.
The property is being offered freehold with vacant possession of the whole on completion. It should be noted that the property is currently held under two separate registered titles: SY728751 and SY851674. A short section of driveway outside Woodhall Barns’ fence line, is subject to a right of way to the neighbouring property.
Council tax/business rates
Woodhall Barn Band E - £2,336.42 (19/20)
Workshop Rateable value - £11,500
Cedar Barn Rateable value - £15,250
Woodhall WorkshopRateable value - £5,000
The Lodge Rateable value - £5,200
The property (notwithstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the vendor or his agents to specify them.
The development and use of Woodhall Barns were consented by Guildford Borough Council under application reference 03/P/02417. The consent allowed for the replacement, refurbishment and conversion of the buildings existing on the site at the time of the application. Linked to the consent was a Section 106 agreement requiring 155 sqm of the building, known as Woodhall Barn, to be used as living accommodation in connection with the ground floor use as a workshop. Further information from the selling agent.
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale.
Strictly by appointment with the sole agent rh & rw Clutton
15 New Street, Petworth, West Sussex GU28 0AS
208 High Street, Guildford, Surrey GU1 3JB