Location

Hook Farm House is located on the edge of the historic Ashdown Forest at the end of a private drive in Hartfield in an Area of Outstanding Natural Beauty. There is direct access to the Forest, and Pooh Sticks Bridge, made famous by A A Milne's Winnie the Pooh stories, is approximately 1 mile by foot.

The Forest is an ancient area of heathland and the highest sandy ridge within the High Weald Area of Outstanding Natural Beauty. Originally a deer hunting forest in Norman times, it is now one of the largest public spaces in the South East.

The popular village of Hartfield is approximately 0.3 miles and offers a general store, butchers/farm shop, the Bear pub, church, Pooh Bridge gift and tea shop, tennis, cricket and football clubs, a medical centre and the historic Hatch Inn, whilst Forest Row, (approx 4 miles) has many independent shops, cafés, galleries and services.

The nearest towns are Tunbridge Wells (approx 8.7 miles), East Grinstead (approx 7.6 miles) and Sevenoaks (approx 17.1 miles). Gatwick airport is approx 16.7 miles.

Private and State schools: There are primary schools in Hartfield, Forest Row, Withyham and Groombridge and preparatory schools nearby including Holmewood House, (Langton Green), Brambletye (East Grinstead) and Cumnor House (Danehill). At secondary level The Beacon Academy in Crowborough and Uckfield Community College. Privately, the Michael Hall Steiner school in Forest Row, Bedes in Upper Dicker, Eastbourne College, Mayfield School for Girls, Sevenoaks, Tonbridge, Ardingly, Worth and Hurstpierpoint Colleges.   

Mainline rail: Commuter services to London Bridge, Cannon Street, Charing Cross and London Victoria are available from Cowden (approximately 4.7 miles), Dormansland and East Grinstead (approximately 8 miles), Hildenborough (approximately 12.2 miles).

There are many public footpaths in the vicinity and sporting options include horse riding by permit on Ashdown Forest, racing at Lingfield Park, the Royal Ashdown Forest Golf Club, Holtye Golf Club and Crowborough Beacon Golf Club are amongst the many in the area.
All distances are approximate.

Description

This charming detached family house, built in the 1960s, offers a fine combination of character accommodation, along with an up-to-date design, which works well for today's family priorities. In particular, there is a large and central family kitchen/breakfast room, which has direct access to the rear terrace and garden. Also, there are two fine, formal reception rooms, along with a less formal family room too, as well as a spacious, traditional conservatory. In addition, upstairs there is a good overall ratio of bedrooms to bathrooms, with a generous principal bedroom suite, complete with a dressing room and a large en-suite bathroom.

The two formal reception rooms are accessed from a wide hallway, with oak flooring running throughout this area. The sitting room enjoys a double aspect and features painted book shelving, and has a fine Georgian style, open grate marble fireplace. The dining room is across the hall from here and enjoys a delightful bay window with outlook over the rear garden.

The kitchen is a well fitted family dining space, with painted traditional style country units by Neptune, with cupboards, shelving and drawers and a good size larder cupboard. This is all finished with granite worktops, tiled flooring and fitted ceiling downlighters. This room enjoys a front to back dual aspect, with French doors to the rear stone terrace, which is directly onto the garden. Appliances include a Rangemaster stove and wine fridge, a Neff dishwasher and space for a large, freestanding fridge/freezer.

The family room off from here has oak flooring and built-in shelving, with double doors through to the conservatory, with slate flooring and with again, access out to the rear terrace.

Upstairs has a generous landing with oak flooring, leading to all of the bedrooms.
The principal suite has a dressing room with wardrobes, a bedroom with further wardrobes, and a large en-suite bathroom with a separate shower.
The guest bedroom also has wardrobes and its own en-suite shower room, with the two further bedrooms served by a family bathroom.

Outside, the property enjoys a long approach drive, leading to parking and a garage at the front. The gardens and grounds are a key feature, with about 7.34 acres in all.
The front garden has mature lawn, hedging, planting and trees, with a summerhouse and an additional, large brick and timber shed.
The lawn rear garden features a raised stone terrace across the back of the house, accessed from the kitchen and the conservatory. There is also a second original summerhouse, with a fine country outlook.

Beyond the garden, a large field is accessed from a spur track on the drive, as well as over a wooden bridge crossing the ha-ha, running between the field and the garden, which works to stream excess water away at certain times of the year.
This field is currently used for grazing sheep and is planted with a variety of wildflowers, including orchids, which are a real picture in the springtime.
There is also a woodland shaw beyond the field with a public footpath across the depth of the land here, well away from the house, leading up to Ashdown Forest at Pooh Bridge.

Directions

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