Hartfield, East Sussex, TN7 4DN
The childhood home of Christopher Robin. Coming to the market for the first time in over 40 years, Cotchford Farm is an enchanting Grade II Listed country house set amidst wonderful gardens & grounds
Cotchford Farm is located in the heart of the High Weald Area of Outstanding Natural Beauty on the edge of Hartfield village. There is a good range of local amenities including a general store, church, gift shop, tea rooms, medical centre and several public houses.
Cotchford Lane is a private lane that runs between Cotchford Hill and Upper Hartfield. The property is not overlooked and there is an area of woodland, included in the sale, which acts as a buffer between the house and the B-road that runs between Hartfield and Maresfield.
The Ashdown Forest is about ¾ of a mile from the property with around 6500 acres of heath and woodland and there are some particularly attractive foot and bridlepaths throughout the Forest.
Comprehensive shopping: Crowborough (6.3 miles), East Grinstead (8.1 miles), Tunbridge Wells (9.1 miles) and Uckfield (10.3 miles).
Schools: Hartfield has its own playschool and primary school and there are a number of other highly regarded schools in the area, both state and private including Brambletye in East Grinstead, Cumnor House in Danehill and Ashdown House in Forest Row.
Mainline rail services: Cowden (4.5 miles) has services to London Bridge from 45 minutes. East Grinstead (8.4 miles) has services to London Victoria from 57 minutes.
Sporting Facilities Walking and horse riding through the woods and heathland of Ashdown Forest. Racing at Lingfield Park, Plumpton and Brighton, Hickstead and Ardingly show grounds. Golf at the two Royal Ashdown courses (Forest Row), Holtye and East Sussex National (Uckfield).
Communications: The A22 provides access to the M25 and London, the south coast, Gatwick and Heathrow Airports and the Channel Tunnel Terminus.
Delightful Cotchford Farm enjoys a fascinating provenance with both literary and musical connections. In 1925, the house was bought by the renowned author, dramatist and poet A.A Milne as a country retreat for himself, his wife and son, Christopher Robin. It was here, amidst the beautiful Sussex countryside and surrounding woodland where the wonderful stories of Christopher Robin and Winnie-the-Pooh came to life, now world famous childhood classics.
The local area is now commonly referred to as 'Pooh Country' and places in the books such as the 500 acre wood, Galleons Lap, Poohsticks bridge and Pooh Corner are all based on nearby locations, where Christopher Robin used to visit with his bear 'Winnie The Pooh'.
In later years, the house attracted another famous owner, the hugely talented musician and founder of The Rolling Stones, Brian Jones, who owned the house until his untimely death in 1969.
Cotchford Farm, now on the market for the first time in over 40 years, is a most enchanting Grade II Listed country house, which is understood to date from the mid 16th Century with later additions. Please note, the photos were taken in 2010 and some of the garden plantings have been altered.
The property nestles amidst beautifully maintained, south-facing secluded gardens and grounds, with an area of coniferous and deciduous woodland to the eastern boundary. Internally, the well proportioned family accommodation is arranged over three floors.
Points of note include:
An abundance of exposed timbers and beams, some oak frame mullioned windows, painted wooden drop latch doors, flagstone and polished brick flooring.
The wonderful split-level drawing room enjoys an outlook to four aspects and features an impressive inglenook fireplace with brick hearth and wood burning stove. The south elevation is predominantly glazed to maximise the enjoyment of the garden outlook. A multi-paned door opens to an attractive brick paved terrace.
Of particular note is the beautiful oak panelled dining room which provides the ideal area for formal entertaining.
In addition, there is a study with brick fireplace, fitted bookshelves and cupboards and a versatile family/playroom with adjoining shower room.
The kitchen/breakfast room is fitted with a range of wall and floor cupboards with beech wood work surfaces and tiled splash backs. Appliances comprise a Britannia range cooker with 5 ring gas hob and BBQ and a dishwasher. There is space for 2 fridges or freezers.
A utility room offers additional space for a washing machine and tumble dryer. A cupboard houses the three-phase electricity meter and domestic oil boiler.
Situated on the first floor are four charming bedrooms, all of which enjoy either an outlook over the landscaped gardens or the delightful brick paved courtyard approach to the front of the house.
The attractive dual aspect master bedroom benefits from a range of fitted wardrobe cupboards providing both hanging and shelving and a well proportioned en suite bathroom with airing cupboard and additional cupboards.
The three further bedrooms are served by an en suite shower room and a family bathroom.
The second floor has two bedrooms equipped with a variety of fitted cupboards and eaves storage cupboards, together with a shower room.
Gardens, Grounds & Outbuildings
Cotchford Farm is approached via an electric timber five bar gate, which leads to a driveway, edged with mature trees and established mixed hedging.
The front elevations of the house are enhanced with virginia creeper and wisteria and there is a most attractive courtyard area with rose beds and a raised border which incorporates a small herb garden and various shrubs.
The beautiful gardens and grounds are a superb feature of the property and whilst providing a lovely backdrop to the house they also offer privacy and seclusion.
To the north-west of the house a pathway with clipped yew trees leads to a substantial kitchen garden, planted with an array of seasonal vegetables, fruit bushes and apple orchard.
A rose clad pergola at the top of the formal garden area enjoys views over four beautifully manicured tiers of level lawn, each with centrally located stone steps, culminating in a dividing stone staircase.
The heated swimming pool is surrounded by terracing and there is a timber arbour enhanced with mature climbers, which provides an excellent area for 'al fresco' entertaining.
Further brick paved and Sussex sandstone terraces adjoin the house and an ornamental fish pond surrounded by box hedging is an attractive feature.
An expanse of lawn with herbaceous borders and an impressive weeping willow extends from the southern boundary to the area of woodland, where access can be gained via a 'lych' style gate.
Throughout the garden are a number of stone statues of 'Christopher Robin, Owl and an lovely sun dial where Pooh and all his friends are incorporated beneath.
Outbuildings comprise an octagonal summerhouse/pool room, pool plant room, a charming brick building with tiled roof which houses a well, mower store, open garden store and log store.
There is also an external boiler room in a large garden storage area adjacent to the courtyard.
The remainder of land comprises a partially fenced field with a stream running along the southern wooded boundary. 'Pooh Sticks Bridge' is half a mile up stream.
- listed house with literary connection
- room for imrpovement / updating
- 6 bedrooms, about 9.5 acres
- AONB near the Ashdown Forest
- 351.1 sq m (3779 sq ft)
- heated swimming pool
- Foresters Rights
- stream boundary
- EPC rating = E