Unique opportunity to purchase an equestrian property in just under 4 acres, with full planning permission for a new contemporary dwelling with open plan living.

Perfect opportunity for totally independent multi generational living.

The Paddocks is set in a truly sublime setting abutting open fields and woodlands, with fantastic views and no rights of way. The location is situated on a no-through private road, with direct access to bridleway. Easy access to the wider road network and 20 minute rail link into central London. The property has the most incredible aspect and nestled on the edge of a valley and easy access to Welwyn.

Equestrian facilities include 4 stables, barn and studio/garage, arena, three post and rail paddocks and lorry parking. In total 4 acres.


The Main House
Four bedrooms, kitchen/dining room/family room, sitting room, utility, two bathrooms.

Planning in perpetuity to extend the house with views over the fields to the rear. The current vendors have refurbished much of the property over recent years, the accommodation is arranged over two floors, to the ground floor the living accommodation includes a generous living room, a superb kitchen/dining room, this in turn opens up to the day room with double doors onto the garden. Two of the bedrooms are on the ground floor along with their own bathroom. The master and second bedrooms are both double aspect with beautiful views across the property on the first floor and a refurbished family bathroom.

Images 1 & 10 are CGI of the house with completed works.

Prospective New Dwelling
Situated adjacent to the equestrian facilities, Full planning in place for a two-bedroom barn conversion property with open plan living/dining/kitchen, utility room, and bathroom. Approximate floor area 1400 sq ft.

Alternative planning in place New Build Annexe with ensuite bedroom and open plan living. Approximate floor area 600sq ft.

NB Image 1 & 11 are CGI

Equestrian Facilities
The equestrian facilities are exceptionally well laid out with the main driveway of the property leading to the stable yard which is in an L-Shape and comprises: Four stables each measuring 12` x 10`, Tack room, Store/day room, Feed and rug room, 40m x 20m Manege with LED Floodlights and well situated with screening from the elements, and Lorry Parking. 3 well laid out, free-draining, sheltered paddocks enclosed by hedging and post & rail.

Planning to replace and enlarge the stables including a separate rug room. Fantastic outriding.

Insulated Detached Studio/Garage
Currently used as a gym.

Planning Permissions
Full planning on the new dwelling - 6/2022/1462/FULL
OR
Planning permission granted for an annexe - 6/2023/1173/FULL

Planning permission granted for extending the main residence - Planning number: 6/2021/0187/VAR. The commencement of works has taken place and has been logged with the local authority.

Planning permission has also been granted to replace and enlarge the stable block, adding a foaling box, tack room, feed and rug room. Planning number 6/2021/0538/Full


Proceedable buyers only.

Situation
Welwyn Village 1 mile, Welwyn Garden City 4 miles, St. Albans 10 miles.

Nearest Train Station: Welwyn North 2.8 miles 20 minutes to London Kings Cross.

International airports; Luton 11 miles, Stanstead 25 miles, Heathrow 32 miles.


Education
There are many schooling choices in the area including Ofted Outstanding Welwyn St. Mary`s Primary School 1.6 miles away, Ofsted Good Monk`s Walk Secondary School is 3 miles away. Local Independent schools include Sherrardswood School, St. Albans School, Aldwickbury School. More information can be found at https://www.hertfordshire.gov.uk/services/schools-and-education/school-admissions/research-a-school/find-a-school.aspx

Local, Sporting and Recreational Activities
Welwyn has a Sports and Social Club, Tennis Club, with the highly regarded Brocket Hall Golf Club a short drive away. Gosling Sports Park has a wide range of sporting activities for all ages, including Gym, Tennis courts, Soft play, Trampoline park, Spa, Ski centre, Football pitches, Squash court, Golf driving range, Cycling Velodrome, Athletics track and field. For shopping and entertainment Welwyn Garden City has plenty on offer, with good local walks and pubs surrounding the property. Silverstone Circuit is 50 miles away and Horse Racing can be found at Chelmsford City Racecourse and Newmarket Racecourses. More extensive entertainment can be found a short train link into London.

Agents Notes
Fox Grant and their clients give notice that:
1. They have no authority to make or give any representations or warranties in relation to the property.
2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning , building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Plans, Areas and Schedules Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only. They have been carefully checked and calculated by the vendor`s agents, however the purchaser(s) shall be deemed to have satisfied themselves as to the description of the property. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.
Town and Country Planning The property is sold subject to any development plans, tree preservation orders, ancient monument orders, town planning schedules and resolutions, which may or may not come into force. Purchasers will be deemed to have full
knowledge and have satisfied themselves as to the provisions of any
such matters affecting the estate.
Rights of Way: There are no known public rights of way across the property.
Local Authority: Welwyn Hatfield Borough Council
Services: Mains Water, Electricity, Gas and Drainage.
Council Tax Band: G
EPC: tbc
Tenure: Freehold
Fixtures & Fittings: Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale.
Stables Planning permission Documents:
https://planning.welhat.gov.uk/Planning/Display/6/2023/2461/FULL
Annexe Planning Permission Doucuments:
https://planning.welhat.gov.uk/Planning/Display/6/2023/1173/FULL
New Dwelling Permission Documents:
https://planning.welhat.gov.uk/Planning/Display/6/2022/1462/FULL
House Extension Planning Permission:
https://planning.welhat.gov.uk/Planning/Display/6/2021/0187/VAR
https://planning.welhat.gov.uk/Planning/Display/6/2017/2216/HOUSE

Particulars Prepared in March 2024
Viewings by appointment only.

Property Code CV,TL,EQ, FL, SH



Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.