House for sale in Cambridgeshire

Mileage

M11 (Junction 12) 11 miles, Royston 10 miles (London Kings Cross approximately 40 minutes), Cambridge 14 miles, London 55 miles

Description

At the heart of its own land and thought to date back to the 15th century but with an 18th century façade, the Manor is an elegant Grade II* listed moated property with Grade II listed bridge, surrounded by mature extensive gardens, paddocks and woodland.

Huon Mallalieu writing in the Sunday Telegraph August 1999 notes 'The house, with its avenue of lime trees on approach, is the most perfectly presented house and estate I have seen'.

The Manor House is situated at the centre of the Estate, enclosed on all sides by semi-natural ancient woodland, providing the house considerable privacy. The attractive post and rail fenced paddocks are predominantly situated either side of the tree lined driveway, all accessed via an internal track network.

The land is a mixture of Grade 2 and 3, as classified on the Land Classification Soil Series of England and Wales, all within a ring fence. The arable land is predominantly located to the north east of the house.

HISTORY OF THE ESTATE
Kingston Wood lies one and a half miles to the south-west of the village of Kingston with an access via a private drive off Ermine Street. The name Kingston, meaning the King's Manor, was a Vill of the Saxon crown, and the Domesday Book recalls a royal domesne of 1 hide and 3 virgates remaining in King William's hands in 1086. The wood surrounding Kingston Wood Manor is one of Cambridgeshire's largest ancient woodlands. By 1355 the wood increased to 100 acres and the outline of the wood in 1720 was much as it is today.

Parts of the house date from the late 15th or early 16th century. A paper indult was granted to Constantine Mortimer in 1317 to permit celebration of mass in a chapel he had built on the site because access to the parish church was difficult. From the Mortimers the Manor passed by marriage to the Chamberlains in the mid-15th Century. Sir Robert Chamberlain was executed in 1491, and it is believed his son Ralph built the house that exists today. The Kingston Wood Estate was considerably engrossed in the 16th Century. Fitzralph Chamberlain acquired the manor of Kingston St. George in 1569. The Chamberlain's lands were enclosed by the early 17th Century.

In 1625 the Chamberlains conveyed their lands in Kingston to the apothecary John Crane. The Manor passed through various hands to Edward Lord Harley (later the 2nd Earl of Oxford) in 1717 and so became part of the Wimpole Hall Estate. Philip Yorke, Earl of Hardwicke purchased Kingston Wood Estate with Wimpole in 1739 and by the mid-19th century Lord Hardwicke held more than half the parish acreage. In 1904 Sir Alexander Reid purchased Kingston Wood and proceeded to restore the house and enlarge the holding to more than 1,000 acres.

The Manor, moated on three sides, is one of three moated sites in the parish. The 1902 OS map shows the area within the moat is divided into two separate enclosures to the north and west of the house. The property is accessed over the listed bridge which remains today. To the south west of the moat is an outer enclosure which may represent a garden contemporary with the house. On Cory's 1720 map this is identified as an 'Orchard'. Four marshy ponds to the south east of the moat were probably medieval fish ponds.

After 900 years recorded existence as an estate, Kingston Wood was broken up by sale in 1992-93 but this has been largely reunited during the current owners' tenure.

WOODLAND
The Estate includes approximately 142.11 acres (57.51 hectares) of woodland, the majority of which is semi-natural ancient woodland, managed by the current owners and providing good sporting and amenity value. The dominant trees are ash, field maple and hazel, with standard pedunculate oaks scattered throughout. Some parts of the wood were planted with conifers or poplars in the 1940s and 1950s. There have also been plantings of native species and restocking after Dutch Elm disease. Many of the ancient woods are awash with bluebells and other varieties of wild flowers, especially visible in the spring months. In 2002 around 275 species of flowering plants were recorded in Kingston Woods, including six species of orchid.

SPORTING
Since the 19th Century the Estate has benefitted from a locally renowned, predominantly pheasant and partridge shoot, centered largely on the principal block of woodland and enhanced by a number of strategically located game covers. The shoot provides eight to ten days a year with high quality bags. The well placed woodlands, ponds and game covers provide testing birds to all standards. The shoot produces pheasants and partridges with occasional mallard and woodcock.

FARMLAND
The majority of farmland has been successfully farmed as part of a larger farming enterprise by the current owner.

The land extends to about 573.83 acres (232.23 hectares) of arable and pasture land and comprises a mixture of Grade 2 and 3. The soils are of the Evesham soil series, slowly permeable clayey soils with well draining subsoils.

The land has grown a varying rotation of crops in the past 10 years, largely based around combinable crops, including cereals, oil seed rape and beans.

Accommodation

KINGSTON WOOD MANOR
The Manor House is an attractive Grade II* Listed property set in mature, moated, heavily landscaped gardens. The House is approached along a lime tree lined driveway at the end of which the road splits into three spurs. The driveway to the house continues through a hedge and over the Grade II listed bridge to a graveled turning circle in front of the south elevation.

The well proportioned and presented accommodation extends to 7 bedrooms and has undergone alterations over the centuries but has retained a wealth of period charm and character.

Ground Floor
The front two reception rooms, radiating from the Entrance Hall are well proportioned and offer fantastic entertaining space.

The front door, thought to date from the early 16th Century, opens into the oak floored Entrance Hall situated at the centre of the house. Double doors lead to the substantial Drawing Room, the focal point of which is the 17th Century ornate stone open fireplace with centered arch and four bay over mantel.

The Dining Room, to the west of the Entrance Hall, features a timber floor, display alcove, cornicing and views over the gardens to the south and west.

From the Entrance Hall an archway leads into the inner Staircase Hall with its 17th century oak staircase, oak floor and exposed oak beam wall. This provides access to the Kitchen Breakfast Room located in a later extension of the house. The room incorporates a range of oak floor and wall units with granite work surfaces, 4 oven oil fired Aga with hot plate and two hobs, Butlers sink, down lights and door to the Dining Room. A door leads from the kitchen to the terrace area and garden beyond.

The Sitting Room is situated at the rear of the property and features an inglenook fireplace with wood burner, stone mullion window and oak beam ceiling.

The downstairs Washroom incorporates a corner shower cubicle, basin, built-in storage cupboards, tiled floor and door to the WC with stone mullion window, basin, wc and built-in storage cupboards.

To the east of the inner hall a corridor leads to the Laundry Room, Boiler Room and back door. The laundry Room features fitted cupboards, tiled floor, Butler's sink and double drainer and plumbing for a washing machine.

First Floor
The Landing is enclosed by the oak balustrade with turned bannisters, molded rail and shaped finial, continued as a gate at the head of the stairs.

The double aspect Principal Bedroom Suite is situated at the front of the property with views over the moated gardens and grounds. The Dressing Room includes a range of fitted cupboards and wardrobes and a door to the hallway. The En-suite Bathroom features a tiled floor, fitted units with granite tops and built-in basin, heated towel rail, double corner shower unit, tiled walls and wc.

Bedroom 2 has a feature fireplace, exposed oak beams, built in cupboards and door to the En-suite Bathroom with paneled Jacuzzi bath, vanity units with two basins, walk-in cupboard, heated towel rail and wc.

The double aspect Bedroom 3 incorporates a 17th Century feature fireplace, two stone mullion windows, exposed oak beams, basin and a door to the En-suite Bathroom with paneled bath, wc, exposed oak beam walls and built-in cupboard.

Accessed from the landing, Bedroom 4 has views over the land to the rear and east of the house and features a stone mullion window and basin.

The south facing Bedroom 5 is situated at the front of the property and includes a range of built-in cupboards and wardrobes.

Second Floor
Approached via a staircase from the landing, the floor incorporates a Sitting Area and access to Bedrooms 6 and 7. There is an additional En-suite Bathroom off Bedroom 7 with paneled bath, basin and wc.

GARDENS AND GROUNDS
The immaculate and beautifully landscaped gardens were designed by Sir Alexander and Lady Reid during the last Century and have been carefully maintained and enhanced since. The moated garden has four bridges, one early 18th Century and three that have been constructed to designs by architect Heather Hughes. Within the moat is a formal box-hedged herb garden around an old well; nearby is the circular rose garden with a yew hedge and central fountain. On the lawn are several topiary chess pieces in yew. To the north of the house is a tiled terrace and at either side of the causeway to the house is a bog garden planted with primula, hostas, rheums and other moisture loving plants.

Outside the moated enclosure are various shrubberies and to the south an herbaceous border backed by a yew hedge, planted with silver and grey foliage shrubs and perennials. The old pond is lined with York stone and contains a fountain and at its edge is an attractive summerhouse. Beyond this, screened by hedges, are a former swimming pool, former tennis court and orchards. The north western area outside the moat is a wild flowering garden with many early flowering bulbs followed by orchids, ox-eyed daisies, poppies and other wild flowers.

The gardens and grounds have been well maintained and improved by the current owners, including the large wild flower meadow to the west of the house where a number of millennium stones have been introduced along with a brick viewing shelter.

COURTYARD DEVELOPMENT
The courtyard of traditional buildings has been developed over the years and now comprises three cottages (two without planning permission), a games room and library, laundry room and scullery, 5 car portal, workshop and garden store.

COURTYARD COTTAGE NO. 1
The cottage has been converted into a one bedroom property. The cottage comprises a Reception Hall, Kitchenette with fitted units, Sitting Room, Bedroom and Bathroom with shower cubicle, basin and wc.

COURTYARD COTTAGE NO. 2
The property comprises a Hallway with built-in storage and airing cupboards, Sitting Room, Kitchen with fitted units, Two Bedrooms and a Bathroom with shower cubicle, basin and wc.

COURTYARD COTTAGE NO. 3
The property comprises a substantial open plan Kitchen and Sitting Room Area with exposed beams, fitted units and glazed door to the rear vegetable garden. Furthermore there is a Utility Room with fitted units, fitted cupboards and door to the rear, a double aspect Bedroom and Bathroom with shower cubicle, basin and wc.

KINGSTON WOOD MANOR LIBRARY AND GAMES ROOM/SHOOT ROOM
Located at the northern end of the courtyard, the buildings comprise:-

The Games Room/Shoot Room on the ground floor features a full height picture window overlooking the pond and provides flexible entertaining space for a number of uses. At the end of the room are a small Utility Area with storage cupboards, Kitchenette and WC. On the first floor and accessed directly from the courtyard is the split level Library featuring exposed beams and a number of other period features.

The Laundry Room and Scullery are each accessed from the courtyard and provide a range of cleaning and storage facilities, currently servicing the cottages and adjoining Games Room and Library.

GAMEKEEPERS COTTAGE
An attractive Grade II Listed brick cottage situated part-way down the drive to Kingston Wood Manor. The property is accessed through double front doors leading to an Entrance Porch and Hall area with downstairs WC. A door leads into the double aspect Sitting Room with open fireplace and a walk through to the Dining Room. The Kitchen Breakfast Room includes a range of fitted units, stainless steel sink and drainer, stairs to the first floor, door to the larder and rear porch with access to the rear courtyard area. Adjoining the property but accessed from the rear courtyard is the Office/Utility Room along with the Boiler Room and Coal and Wood Sheds.

The first floor includes a landing with built-in storage cupboards, Three Bedrooms and a Family Bathroom with panelled bath, basin and wc.

The gardens are predominantly laid to lawn and bordered by hedging and ancient woodland to the rear of the house, offering a good level of privacy.

To the rear of the cottage is a Garage, currently used for storage purposes.

COMMERCIAL UNITS
A range of modern farm buildings including a former Granary and a number of modern and traditional general purpose buildings have been converted for commercial use and are currently let under an oral tenancy agreement for the storage of theatrical equipment.

FARM BUILDINGS
The range of modern agricultural buildings are currently utilised for storage purposes and garages but could be adapted for further commercial uses or stabling, subject to the necessary planning consents being secured.

Furthermore the current owners have recently erected two general purpose steel portal frame clad buildings which could be utilised for grain storage purposes, subject to installing the necessary grain walling.

Situation

The Kingston Wood Manor Estate is conveniently located 3 miles north of Arrington near Cambridge and Royston. The property benefits from good access onto the national and regional road network as well as to the mainline railway stations at Cambridge, Royston, Huntingdon and St Neots. The property is well placed for a range of every day amenities including shopping, educational and recreational facilities.

Directions

From the M11 take the exit at Junction 12, signed A603 to Sandy. After about 6 miles, take the third exit at the roundabout, signed A1198 to Huntingdon. After a further 3 miles, the entrance to Kingston Wood Manor will be seen on the right hand side.

From the A1(M) exit onto the slip road at junction 9. At the roundabout take the exit towards Baldock and Royston and continue onto the A505. Proceed for approximately 10.5 miles and at the second roundabout take the first exit left onto the A1198 to Huntingdon. Proceed along the road for approximately 7 miles passing through the villages of Bassingbourn and Arrington. The drive to Kingston Wood will be seen on the right after the village of Arrington.