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Barrowfield Lane, Kenilworth

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THE HIGHFIELD The Highfield is an impressive substantial property originally dating from the1920s being a stylish detached house on a large garden plot of originally about 2 acres. The gardens have been reduced with the construction of Highfield Close on part of the former gardens and the house has been significantly enlarged with the construction of additional accommodation including the large master bedroom, dressing room, ensuite bathroom, double integral garage and two self contained one bedroom apartments. The property now offers the opportunity for multi generational living with the advantage of being able to provide significant income generation from the two separate self contained apartments, together with the possibility of conversion of the existing garden building to a sizable home office or a further residential unit ( subject to planning ). The property has been improved with new central heating throughout with a dual zoned system to the main house with separate heating systems to the two individual apartments, the house and apartments have been rewired and electrical services upgraded. New PVCu double glazed windows have been installed at second floor level and to other areas as necessary.

APPROACH The property is approached from Abbey End in a secluded sylvan setting discreetly recessed from the road and approached over its own driveway yet within walking distance of all the town's amenities and facilities, The Abbey Fields, Kenilworth Castle and grounds together with lovely walks and ease of access to the railway station, Birmingham International airport and the excellent road and motorway networks.

PORCH 8' 11" x 5' 7" (2.72m x 1.71m) Twin glazed and oak framed arched entrance doors to entrance foyer with terrazzo tiled floor, arched side window and further oak and glazed front door leading into

PANELLED ENTRANCE HALL 19' 4" x 10' 4" (5.89m x 3.15m) Oak panelled walls, beamed ceiling with inset lighting, original oak staircase rising to the first floor with barley twist oak spindles and newel posts, under stairs storage cupboard, matching oak doors.

CLOAKS AND CLOAKROOM 4'10"x 6'4" and 5'2"x3'1" Washroom fitted with vanity cupboards with recessed wash hand basin, mirror with surrounding cupboards and shelves, downlighting and door to separate WC having recessed low level WC with concealed cistern, double door shelved cupboard and window to front.

LOUNGE 22' 0" x 17' 6" (6.71m x 5.34m) A large and impressive room with feature inglenook style recessed marble fireplace with open grate having a living flame coal gas fire, display shelved glazed cupboards, up lighting, pelmet lighting above and within, TV point, door to study and twin sliding glazed doors open to the dining room.

DINING ROOM 18' 10" x 10' 11" (5.75m x 3.35m) Large rear picture window overlooking the rear garden with south facing aspect, door to outside rear, further door connects to family room.

STUDY/OFFICE 11' 10" x 9' 5" (3.63m x 2.88m) Window overlooking the rear garden with south facing aspect.

FAMILY/SITTING ROOM 19' 6" x 15' 11" (5.96m x 4.87m) Fireplace setting with inset marble surround and wooded mantel, inset grate with coal effect gas fire installed (disconnected), range of fitted shelving and storage housing TV position, patio doors to rear garden terrace with rear south facing bay window, serving hatch to kitchen, built in oak and glazed corner display cabinet with cupboards beneath.

BREAKFAST KITCHEN 10' 9" x 12' 5" (3.30m x 3.80m) Furnished in oak faced base and wall units with rounded edged work surfaces with tiled splash backs, double drainer stainless steel sink unit, four ring gas hob with cooker hood above, double electric eye level oven and grill, recess for microwave oven, space for recessed refrigerator, recess for dishwasher, rear south facing bay window with fitted base units with work top over and view over the garden, central space for breakfast table and chairs.

WALK IN PANTRY 9' 0" x 4' 0" (2.74m x 1.22m) Extensive range of shelving, cupboards, tiled cool thrall, window, light and power.

UTILITY ROOM 11' 9" x 13' 6" (3.60m x 4.14m) Fitted double drainer stainless steel sink unit with drawers and cupboards beneath, matching base and wall cupboards, space for food centre, oriel side bay window, connecting door to the ground floor self contained apartment.

GALLERIED LANDING 23' 8" x 10' 6" (7.21m x 3.2m) Full height front landing window, feature galleried banisters with oak handrail, barley twist spindles and newel posts, doors leading off and access to second floor via a further door and stairs. Built in linen cupboard with radiator and range of slatted airing shelves.

LARGE MASTER SUITE A large master suite comprising extensive fitted double bedroom together with inner landing with dressing room/sitting room having access to eaves storage and a large fully fitted bathroom with Laufen fitted sanitary ware with large walk in shower, recessed semi sunken bath, extensive fittings and being fully tiled.

BEDROOM 22' 9" x 17' 6" (6.94m x 5.34m) Extensive fittings with wardrobes with mirrored fronts and further fitted wardrobes, double bed space with side corner shelving with fitted lighting and cupboards above, dressing table with drawers, mirror and pelmet with concealed lighting, further storage and shelved cupboards, south facing bay window overlooking the rear garden and beyond, door to inner landing and to

DRESSING ROOM/SITTING ROOM 12' 11" x 7' 6" (3.94m x 2.31m) To the front of the property, ideal as a dressing room or private sitting room with sliding doors to extensive side eaves storage with shelved storage areas and fitted built in cupboards, pressurized hot water cylinder and reducing head height into the eaves. 21'9"x 6'7"(6.63mx2.01m)

LARGE EN SUITE BATHROOM 15' 11" x 10' 11" (4.86m x 3.33m) Fitted with Laufen white sanitary ware having a recessed semi sunken bath within a tiled surround, vanity cupboards, drawers and glazed cabinets with inset lighting, vanity unit with double wash hand basins with storage beneath, low level WC, matching bidet, large separate shower area with drying area and shower cubicle with massage jets and overhead shower, fully tiled to all wall surfaces up to picture rail level.

BEDROOM SUITE 2

BEDROOM 2 14' 0" x 9' 6" (4.27m x 2.90m) Front aspect with door to

EN SUITE SHOWER ROOM 7' 11" x 3' 0" (2.41m x 0.91m) Fully tiled to walls and flooring with white suite, pedestal wash hand basin with mirror and light above, low level WC, separate shower cubicle with mains fed shower and glazed shower door, window to front.

LARGE BEDROOM 3 19' 2" x 16' 0" (5.86m x 4.89m) Including door entry area with under stairs storage cupboard housing modern trip electric fuse boxes and shelving, extensive fitted furniture with wardrobes, dressing table, drawers, shelving, double bed space with matching headboard, bedside cabinets, large south facing window overlooking the garden and further east facing side window.

BEDROOM 4 11' 1" x 12' 11" (3.38m x 3.94m) Built in two double door wardrobes and fitted arched shelving over the chimney breast, south facing window overlooking the garden.

FAMILY BATHROOM 6' 0" x 6' 10" (1.83m x 2.08m) Fully tiled with matching tiled floor, large vanity wash hand basin with cupboards beneath and three mirrored door bathroom cabinet above, low level WC, bath within tiled surround having mixer taps, direct shower fitment over the bath with folding glazed shower screen, window to front elevation, radiator towel/rail.

LAUNDRY ROOM 7' 8" x 8' 10" (2.36m x 2.71m) Twin porcelain sink unit with mixer tap set beneath the side window having storage cupboards beneath. Further work surface to the side wall with space and plumbing for washing machines and tumble dryers. Two separate Viessman condensing gas fired boilers on a zoned system for ground and upper floors.

ACCESS TO SECOND FLOOR From the first floor landing a door leads up enclosed stairs to the second floor landing.

LANDING Doors lead off.

BEDROOM 5 12' 11" x 9' 2" (3.96m x 2.81m) Reduced head height with front dormer window, built in cupboards and leaded glazed window giving light to the landing.

RECREATION AREA 12' 6" x 16' 10" (3.83m x 5.15m) Ideal as a workroom/recreation area with front dormer window, double built in cupboards and is a walk through to bedroom six.

BEDROOM 6 10' 1" x 13' 7" (3.09m x 4.16m) Gable window overlooking the western elevation, 3 door built in wardrobe cupboards.

STORAGE ROOM 16' 0" x 10' 0" (4.90m x 3.06m) Limited access on entry with painted trimber lined ceiling and walls with exposed purlin beams, gable window with south facing aspect and no heating source in this area.

GROUND FLOOR APARTMENT

REAR SEPARATE ACCESS From the gated access from Barrowfield Lane a path leads to the rear entrance door.

ENTRANCE HALL 8' 7" x 3' 9" (2.62m x 1.14m) Door to living room and door to bathroom.

BATHROOM 8' 3" x 5' 4" (2.51m x 1.63m) White suite with panelled bath with electric shower over with shower rail and curtain, pedestal wash hand basin, low level WC, tiling to walls, extractor fan, louvered door cupboard housing the Vaillant gas fired combination condensing gas fired boiler heating the domestic hot water and central heating for the ground floor apartment.

LIVING ROOM 10' 10" x 16' 7" (3.31m x 5.08m) Window to front and rear.

KITCHEN 13' 1" x 6' 6" (3.99m x 2.00m) Basic fitments with fitted units, sink unit, work tops, tiling and space for cooker, fridge and washing machine.

DOUBLE BEDROOM 9' 4" x 13' 0" (2.87m x 3.98m) Window to rear. Currently a door connects to the utility room within the main house.

FIRST FLOOR APARTMENT The first floor apartment is accessed by a separate door from the rear access by a gated pathway from Barrowfield Lane to its own ground floor entrance door.

ENTRANCE 5' 10" x 6' 4" (1.80m x 1.94m) Door to entrance area housing meters and fuse boxes for the two apartments and a further door to entrance with stairs leading to the first floor.

FIRST FLOOR LANDING 12' 8" x 9' 0" (3.86m x 2.74m) A large light and spacious area with a built in cupboard housing the Viessman condensing combination gas fired boiler and storage, space housing the automatic washing machine over the stairwell with associated plumbing. Doors lead off.

BEDROOM 11' 3" x 13' 0" (3.43m x 3.97m) Built in sliding door wardrobes, dressing table, drawers, shelves and window overlooking the front driveway with a westerly aspect.

BATHROOM 8' 0" x 5' 9" (2.44m x 1.75m) White suite with panelled bath with mains fed shower over with shower rail and curtain, pedestal wash hand basin, low level WC, ceramic tiled walls, towel rail radiator.

LIVING ROOM 11' 11" x 13' 0" (3.64m x 3.97m) Window overlooking the front drive with westerly aspect and further window to the easterly direction and door to dining kitchen.

DINING KITCHEN 8' 4" x 13' 0" (2.55m x 3.97m) Well fitted with wood effect base and wall units with fitted drawers, rounded work surfaces, integrated four ring ceramic hob with illuminated cooker hood above, single electric oven and grill beneath, single drainer stainless steel sink unit, window overlooking the side easterly elevation, space for refrigerator and for dining table and chairs.

OUTSIDE The house is entered by a driveway from Barrowfield Lane with stone walls to a large tarmacadam foercourt with extensive parking for numerous cars. There is direct access to the

INTEGRAL DOUBLE GARAGE 21' 5" x 21' 10" (6.55m x 6.66m) Electric up and over door, side personal door, rear window, power and light connected.

CELLAR Accessed from the east side of the property via an external access is a cellar housing a redundant boiler.

FRONT GARDENS The gardens to the front and side of the property are mainly low maintenance shrubbery with mature trees and pathways with stone retaining walls. To the sides there is access to the rear south westerly facing rear garden.

REAR GARDEN The south westerly facing rear garden is private and not overlooked as it is elevated to the neighbours. The gardens are mainly lawn with mature shrubberies with mature trees and with the property having a rear stone terrace with steps leading down to the main lawn from the rear of the house.
There is a large garden building with extensive terrace, outside bar and facilities. Further garden extends behind the garden building.

THE GARDEN BUILDING Formerly the swimming pool house. The swimming pool was infilled approximately 20 years ago under structural engineer supervision. The garden building could provide a superb home office or additional living accommodation as a separate unit (subject to planning permission and building regulation approval).

STORAGE AREA 16' 6" x 10' 7" (5.03m x 3.23m) Double rear entrance doors open to an entrance area which leads to a large storage room housing the redundant filtration system for the pool.

BAR 10' 3" x 5' 9" (3.12m x 1.75m) Fitted shelving and bar having a roller shutter to front opening to the terrace area.

CHANGING ROOM 1 10' 10 " x 9' 6" (3.3m x 2.9m) Incorporating a separate toilet.

CHANGING ROOM 2 10' 10" x 8' 10" (3.3m x 2.69m) Incorporating a separate toilet.

TREE PRESERVATION ORDER Five trees within the property are subject to a tree preservation order. These include three cedars to the front of the property (one of which has died and is subject to removal) a side eastern elevation copper beech and a western elevation mature holly tree.

PLANNING PERMISSION Planning permission has been obtained and approved for the demolition of the property and construction of 7 luxurious highly contemporary apartments on the site as an alternative to retention of the current property. Warwick District Council Planning Application: W/19/2064 for the erection of seven 2-3 bed apartments following the demolition of the existing building and associated access.

FIXTURES AND FITTINGS All fixtures and fittings as mentioned in our sales particulars are included; all others are expressly excluded.