Welford Road, Spratton, Northamptonshire, NN6

A WELL PRESENTED BARN CONVERSION WITH ATTRACTIVE FORMER COACH HOUSE AND TRADITIONAL OUTBUILDINGS RIPE FOR CONVERSION IN MATURE GROUNDS AND PADDOCKS TOTALLING 14.20 ACRES THE PROPERTY Formally the traditional barns and stabling to Spratton Grange, they were divorced from The Grange in 1975 and the sale offers the first opportunity to purchase in over 64 years. Mahanaim and its attractive outbuildings, enjoy a private position to the northwest of Spratton Grange and are approached over a long tarmac drive. The main barn was converted in 1975 and offers light and airy accommodation over two floors with many of the rooms enjoying wonderful views over unspoilt rolling countryside to the west. The accommodation on the ground floor has an open plan feel to it with flexible rooms and at the far end, currently used as a workshop, are former hunting boxes with original divisions. The first floor provides a total of five bedrooms, two en suite, with the remaining three bedrooms served by family bathroom. The former traditional outbuildings form a courtyard in front of the main barn and the former brick built Coach House is a handsome building over three floors and whilst currently utilised for storage, could easily be converted into additional residential accommodation, subject to planning. The property sits in grounds totalling approximately 14.2 acres to include a small mixed woodland of about an acre with the remainder down to grass with stock proof fencing defining the external boundaries. It is a unique and individual property and requires viewing to fully appreciate the lifestyle opportunities on offer. MAHANAIM The glazed front door with glazed side lights opens into the reception hall with ground floor reception rooms radiating off and allowing access to the cloakroom. The barn has an open plan feel with all three principal reception rooms enjoying views over the landscaped front garden. Lying on the southern side of the reception hall are two split level reception rooms that are interconnected via sliding wooden doors. The end family room has a cosy feel with stone fireplace housing clear view wood burner. Sliding glazed doors offer access to the conservatory which enjoys an elevated rural outlook to the south and west. The dining room is well positioned adjoining the kitchen with its bespoke fitted units and matching island with four ring halogen hob. Fitted appliances include Creda oven and grill with recess for microwave above, NEFF fridge freezer and Bosch dishwasher. Double doors open to reveal the garden room that doubles up as a breakfast room with wonderful views across the garden to the Coach House. The utility room benefits from plumbing for a washing machine and dryer with fitted cupboard above and door leads through to what would have been two former hunter boxes that is currently used as a large workshop and houses the Grant oil fired boiler (one year old). FIRST FLOOR The wooden staircase in the heart of the barn rises to the landing with all five bedrooms radiating off. The principal bedroom lies on the northern end and enjoys a double aspect with en suite bathroom. The room benefits from external steps down to the courtyard. The guest suite with dressing room and en suite shower room lies at the other end and in between are two double bedrooms and a single bedroom, all served by tiled family bathroom with Mira wall mounted shower above the bath. FORMAL GARDEN Enclosed behind brick walling and lying on the front of the barn is an attractive landscaped garden with dedicated seating and dining areas edged by well stocked herbaceous borders with water feature. Steps lead down under a rose arbour to further sheltered seating area. THE COACH HOUSE Constructed of brick under a part concrete and clay tiled roof the former Coach House is accessed off the main drive. On the lower ground floor are the former stables with original internal wooden partitions and feed troughs. At ground floor level, two pairs of wooden doors open to reveal large open plan former coach store and to the side a wooden staircase leads up to the former hayloft above. TRADITIONAL OUTBUILDINGS Again, constructed of brick under a slate roof, they lie opposite the Coach House and currently provide garaging for up to four cars along with former hunter stables that are now used as a garden store/workshop. THE LAND The land sits within a ringed fence and currently provides approximately 12.76 acres of grazing. The main area is enclosed by stock proof fencing and a small belt of woodland runs along the frontage with Welford Road. Within the land is a post and railed paddock and the block of mixed woodland provides an attractive approach to Mahanaim and the courtyard range of outbuildings. LOCATION Spratton is a vibrant village to the northwest of the county town of Northampton and lies within a special landscaped area. The village has a well-regarded preparatory school in Spratton Hall, a state primary school and further facilities including church, hairdressers, gastro pub and general store. Northampton Grammer School is in the neighbouring village of Pitsford and Guilsborough Secondary School is nearby. In addition, the area is served by well-regarded public schools including Oundle, Uppingham, Oakham, Stowe and Rugby to name a few. Sporting facilities locally include golf at Church Brampton and Harlestone, sailing and trout fishing at both Pitsford and Hollowell reservoirs and flying from Sywell Aerodrome. The area is very well connected with main line station at Northampton providing a reliable service to London Euston from 55 minutes. The M1, A1 and A14 are easily accessible with Luton, East Midlands and Birmingham airports all within an hour's drive. PROPERTY INFORMATION Services: Mains water, 3 Phase electricity and septic tank drainage shared with two other properties, oil fired central heating to radiators (boiler one year old). Broadband: Gigaclear fibre broadband connected to the property Local Authority: West Northamptonshire Council Tel. 0300 126 700 Outgoings: Council Tax Band E £2,774.28 for the year 2024/2025 EPC Rating: "E" Tenure: Freehold Rights of Way: The adjoining property known as Five Chimneys has the benefit of a vehicular right of way over part of the drive to their boundary. Separately, a vehicular right of way will be retained to access the fenced Telecommunications tower shown edged blue on the boundary plan.