Robertsbridge, East Sussex

Holly Tree CottageBrightling | Robertsbridge | East Sussex | TN32 5HU

Holly Tree Cottage.indd 1 30/03/2015 13:42

Holly Tree CottageThis charming thatched cottage, which is Grade II Listed and is believed to date from around 1570, is set in gardens of approximately two thirds of an acre along a country lane at Brightling in the High Weald Area of Outstanding Natural Beauty.

Sympathetically restored by the current owners, this four bedroom property is very peaceful and offers beautiful countryside views and incorporates a self-contained annexe and a garage.

“We’ve always liked character houses, and we immediately fell in love with Holly Tree Cottage; it exudes such a wonderful atmosphere, it is lovely to imagine all the Christmases that have been enjoyed by the many families that have lived here over the years” explains Chris. “It is unusually light for a house of its period, owing largely to the dual aspect rooms and its east west orientation. It did need extensive restoration work, including a damp proof course, lowering of the exterior ground level and a complete replacement of the first floor using oak timbers. In the master bedroom there is a wood burning stove that makes it very cosy during the winter months. The low level dual aspect windows enable us to lay in bed or in the bath and enjoy the views – there are three original mullioned windows at the front of the master bedroom and in the en suite”

“As well as having a Rayburn, the kitchen still has its old range, while the inglenook fireplace in the lounge retains its original bread oven,” continues Gaye. “The annexe with an en suite bedroom, a lounge and a kitchen makes it completely self-contained which lends itself to many uses. It also enjoys its own private terrace.”

“In the garden we removed huge Leylandii at the sides and reduced the rear hedge to let in more light and open up the views,” says Chris. “We then reinstated the pond and planted the willow on the far side. We replaced the concrete paths with brick, resurfaced the driveway, and put in terraces of reclaimed York stone adjacent to the garden room and the annexe. Alongside the two old pear trees, we’ve added traditional apples, plum and a flowering cherry. We’ve also planted more rhododendrons, so it’s very colourful in May.” “There’s a lovely view from the hill behind the cottage,” adds Gaye. “From there you can walk on into Brightling village and through Brightling Park to Dallington for lunch. There are many walks round and about, including those at Darwell Reservoir. Brightling village hall hosts a monthly market selling local produce and crafts. We use farm shops for much of our food shopping. However, there are local supermarkets in Robertsbridge and Battle, also a large Sainsbury’s at St Leonard’s. We’re also very conveniently placed for train services into Charing Cross from Robertsbridge and Battle, and there is a good choice of state and private schools in the area, including the nearby Robertsbridge Senior and Dallington Primary School.”

“We’re privileged to have been custodians of this delightful cottage for 10 years but we need to downsize now,” Gaye and Chris agree. “However, having enjoyed living in this area for more than 30 years, we don’t intend to move far.”*

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.



MAIN DESCRIPTIONThis cottage really does offer the perfect rural idle. Believed to date from circa 1570 still retaining many original feature it is situated off a country lane surrounded by it’s own established old English gardens and country walks over to Brightling Park. The cottage has been sympathetically restored by it’s current owners and now offers three bedrooms, three reception rooms, main residence and a self contained one bedroom annexe with its own kitchen and living room, ideal for a variety of uses and with garaging and ample parking.

Internally the property is charming retaining original floors, beams, inglenook fireplace and windows. Ceiling heights throughout although beamed are not low for a property of this period and the dual aspect windows to most rooms offer light.

This delightful period cottage is approached over a brief covered entrance which opens into the entrance hall with slate flooring and which continues through to the sitting room, light and double aspect with a wealth of exposed wall and ceiling timbers, flagstone floor, welcoming inglenook fireplace with canopy, raised brick hearth, bread oven and salt store. A squared archway opens through to the triple aspect dining room and overlooking the rear garden, again heavily timbered and with mullioned window to rear and built-in period corner cupboard.

From the entrance hall a stable door opens through into the kitchen, fitted with bespoke base units with wood block work surfaces, stainless steel sink unit, oil fired Rayburn Nouvelle range cooker for heating and cooking, two free standing dresser units, exposed brick former fireplace

now housing a Victorian range, under stairs storage cupboard and wine store, tiled floor and inner lobby. The utility room has plumbing and space for a washing machine and tumble dryer and the ground floor bathroom has a white suite of panel enclosed bath, wc, corner wash hand basin (all by Heritage), dado panelling, timbered ceiling and tiled floor.

The sun room is a very practical entertaining space with sealed unit double glazed windows, sliding door to garden, quarry tiled floor, exposed timbering and lobby with stable door to garden.

From the lobby an oak door opens through to the integral self-contained annexe comprising bedroom with oak flooring, double glazed window to rear, velux skylight, two overhead recessed cupboards, timbered ceiling and access hatch to loft. The en suite shower room has a tiled shower cubicle, wc and wash hand basin. The sitting room has a partially vaulted ceiling, exposed timbers, conservation roof light, gable end window, stable door to garden and oak flooring, the kitchenette is fitted with base and eye level units with oak work surfaces, butlers sink, halogen hob, built in oven and fridge, tiled floor.

From the kitchen an oak staircase leads to the first floor with heavily timbered landing and recessed book shelving. Bedroom, a lovely room with oak flooring and a wealth of timbering, casement windows to front, recessed wardrobe cupboard and eaves wardrobe cupboard. The master bedroom is a very impressive room, overall measuring triple aspect with vaulted timbered ceiling, partially sub divided and with solid oak flooring, fireplace with working wood burning stove on raised tiled hearth. The en suite bathroom has a slipper bath with chrome



accessories, free standing pedestal basin and bidet. A half turned staircase takes you to the second floor bedroom, vaulted timbered ceilings, gable end window, hanging rails and access to eaves storage cupboard.

Outside, the property is approached from the lane, over a five barred gated entrance onto a parking and turning area and garage with workshop, power and light points, double doors to front and with roof storage area. The front gardens are laid to gently sloping lawn with brick pathways, sunken herb garden, mature magnolia and specimen trees, established beds and borders and external lighting. A feature of the garden is the delightful pond with foot bridge and the remainder of the front garden is laid to lawn and with mature willow and apple trees and to the far boundary the oil storage tank and garden shed. A small stream runs along the rear boundary with further foot bridge and yorkstone paved sun terrace, barbeque area and decked terrace, garden shed and shaped yorkstone patio.

This property offers flexibilty for dual occupancy or the potential to earn extra income as a holiday let.

Situated on the edge of Brightling village forming part of the High Weald conservation area designated as an area of outstanding natural beauty, yet accessible to Robertsbridge village with a comprehensive range of High Street shops and facilities, which include primary and secondary schools and mainline station with regular services to London on the Charing Cross/Cannon Street line. This historic town of Battle is five miles distance, with more extensive shopping and main line station to London and Hastings.

SERVICESMains water and electricity. Oil fired central heating. Septic drainage.

LOCAL AUTHORITY Rother District Council – 01424 787000Council Tax Band: F


Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 31.03.2015

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EPC exempt*


Fine & Country Tenterden 37 High Street, Tenterden, Kent TN30 6BJ

Tel 01580 766 388


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Robertsbridge, East Sussex