The FarmhouseLodge Farm | Heath Lane | Codicote | SG4 8WP

THE FARMHOUSEWhen the current owners were searching for a period, characterful home for their family, they finally found it in Lodge Farm in Codicote. Their large family required spacious bedrooms that provided them all with privacy and peace, plenty of outdoor space for both children and adults and copious amounts of parking for gatherings of family and friends. However “It was the picture of the house as a backdrop to future summer evening parties on the lawn which stayed in our minds and pulled at our hearts”.

Seller Insight When the current owners were searching for a period, characterful home for their family, they finally found it in Lodge

Farm in Codicote. Their large family required spacious bedrooms that provided them all with privacy and peace, plenty of outdoor space for both children and adults and copious amounts of parking for gatherings of family and friends. However “It was the picture of the house as a backdrop to future summer evening parties on the lawn which stayed in our minds and pulled at our hearts”.

The private garden is about 1/3 of an acre and is bordered by a 6 foot flint and brick wall on one side and mature 7 foot beech hedges on the other. There are 2 distinct areas of garden – the formal gardens to the front with lawns, a gravelled dining area, mature shrubs and abundantly planted borders with vines and wisteria against the house, and a further screened area to the side including a large deck for dining and barbecues, space for a children’s playframe and trampoline and a shed and treehouse. The house and garden are west facing and so benefit from the sun sweeping across from morning to evening. There is parking within the gravelled drive of The Farmhouse for numerous cars and a further 2 spaces in the shared car park of Lodge Farm.

The detached annexe, known as “The Studio”, was completely redesigned to incorporate a kitchen, shower room and sleeping platform to afford additional separate accommodation and has been rented out continuously for the last 15 years which has provided useful supplementary income.The owners have also made various improvements to the house itself since moving in. The shutters in all downstairs rooms and many bedrooms have been restored; all bathrooms, the boiler and some of the hot water system have been replaced; the kitchen has been updated; the original Georgian beams in the sitting room have been exposed and the garden, designed and landscaped.

The situation of The Farmhouse affords the utmost convenience for travel and amenities. The location is perfect for easy commuting into London (just 20 minutes by train to Kings Cross from Knebworth) and St Albans where many of the owners’ social and leisure activities take place. Stansted and Luton airports are within comfortable reach and Cambridge is 45 minutes’ drive or direct by train from Knebworth.

There are 6 Waitroses within reach but the closest is just 10 mins away in Welwyn Garden City where there is also a John Lewis. Importantly, regular public transport gave independence to the older children as they were

able to get the bus, door to door, to and from school in Harpenden. There is a wide range of excellent state and private schooling within the area, in Welwyn Garden City, Hitchin, St Albans, Harpenden and Letchworth, with Codicote primary school assessed as outstanding in all areas,

Locally Codicote offers thriving facilities such as a Post Office, very good village shop, pharmacy, newsagent, hairdresser, sports clubs, and 3 pubs. Lodge Farm is close to the centre of the village, yet within Codicote Park (of which it was the Home Farm between 1750 when The Farmhouse was built and 2001 when it was converted). There are many country walks along the Mimram river and through the fields to The Brocket Arms at Ayot St Lawrence, where the National Trust looks after Shaw’s Corner, the former home of George Bernard Shaw. In addition, Knebworth House, Hatfield House, St Albans Cathedral and the Roman ruins at Verulamium are close by and make fascinating places to visit.

The owners say that they have loved the sitting room with its open fire, painted oak beams, space for grand piano, huge sofa and giant footstool, which has always provided a cosy, warm haven. They have also appreciated the spaciousness of the main bedroom with its blend of contemporary and historic character and views of the garden which has seen endless cricket, rounders and badminton matches, games of hide and seek and rope ladder climbing competitions up to the treehouse. They have fond memories of walks around Codicote Park to say hello to the cows and to pick bags of wild plums to make plum jam and will miss the smell of wisteria and lavender on warm evenings and listening to the owls at night.

They comment that “The Farmhouse has been the focus of all family events since we moved here in 2001. The sitting room is especially lovely at Christmas with three generations of family unwrapping presents, an 8 foot Christmas tree in the window and the log fire burning. We are very keen cooks and the kitchen has worked well for producing feasts at Christmas for 15 guests, as well as numerous supper parties and barbecues on the deck for every summer birthday in the family. In 2003 we hosted our own wedding party, erecting a Bedouin tent over most of the garden and holding a Moroccan feast for 140 friends and family.”

The owners are moving to be closer to family but say that they will certainly take many memories with them and will particularly miss the ease of access to London and their neighbours in Lodge Farm who are, without exception, caring, thoughtful people who quietly look out for each other but never intrude.

‘The Farmhouse’ is a charming, Grade ll Listed five bedroom house with additional detached annexe, located within the private, converted ‘Lodge Farm’, perfectly situated only a short walk from the centre of Codicote village.

The front door, set within an arch in the chequerboard brickwork (which is mentioned in the listing and typical of Georgian buildings in the area), opens into an original parquet-floored hallway. This flooring continues through the dining and sitting rooms either side of the hall and a further doorway leads to a slate-floored cloakroom with cupboard space. Stairs lead to the first floor.

The sitting room boasts a wealth of character including three tall sash windows to the front and side with restored shutters, a working open fireplace with stone hearth and exposed original beams.

The dining room flows directly from the kitchen, providing ample space for dining and large gatherings of family and friends. A study area is incorporated into bespoke American Walnut library shelving and cupboards and there is an open fireplace with gas supply. Two tall sash windows, also with restored shutters, look out to the garden where the view is framed by fragrant lavender and wisteria.

The country-style kitchen features oak cupboards and work surfaces, slate floor and oven splash back, ceramic 1½ sink and drainer, integrated AEG dishwasher, extractor hood, two tall sash windows to front and side with restored shutters, door to a gravelled courtyard and space for a range cooker, washing machine, separate tall fridge and freezer and a cushioned storage bench seat set within the rose and clematis-framed window.

We love the sitting room with its open fire, painted oak beams, space for grand piano, huge sofa and giant footstool, always providing a cosy, comfortable, warm haven. We also

love our spacious main bedroom and bathroom with its blend of contemporary and historic character and views of the garden.”

The first floor landing leads to three double bedrooms with en suite to the master bedroom, the family bathroom and stairs to the second floor.

The spacious master bedroom has a pretty chimneypiece with slate hearth, two sash windows with views over the garden and an en suite with large original Georgian-glassed sash window, plantation shutters, a double walk in shower, a loo and a contemporary basin set upon an antique washstand.

The attractive second bedroom has two sash windows with original working shutters, an open fireplace with slate hearth and beautiful teardrop lights, included in the sale.

The third double bedroom which has also been used as a large study, benefits from built in wardrobes and two windows (one with original working shutters) to front and side with views across the former walled kitchen garden to Codicote House.

The second floor landing provides generous cupboard storage for linens and a further large cupboard with built in desk, which houses all computer and technology services.

The fourth bedroom is a charming room with exposed original beams, two heritage windows, an en suite shower room and a walk-in wardrobe.

The fifth bedroom is a very spacious bedroom with two heritage windows, ample built in wardrobes, drawers and cupboards and the perfect bed for a child of any age, just waiting to be decorated with fairy lights and curtains. There is also a full length drawer beneath the bed which is designed to contain a full size mattress and bedding that slides out for sleepovers. This room has also been used as a playroom.

The garden has seen endless cricket, rounders and badminton matches, games of hide and seek, and rope ladder climbing competitions up to the treehouse, involving the children and all of their cousins. Other fond

memories are of walks around Codicote Park to say hello to the cows and to pick bags of wild plums to make plum jam. We will all miss the smell of wisteria and lavender on warm evenings and listening to the owls at night.”

Externally, the self contained annexe is a wonderfully light and invaluable addition to the property and could provide accommodation for relatives, guests or home office space or useful income from tenants. The main living room has dual aspect windows, stable door to the gravelled courtyard and a vaulted ceiling with an inclined ladder to a double sleeping area with heritage window. The shower room has a wardrobe area, shelving, a window, loo, basin and shower with glass brick wall and the kitchen has Shaker style cupboards with oak work surfaces, oven, hob, extractor fan, dishwasher, fridge-freezer and space for a washing machine. A door opens on to the gravelled courtyard and both rooms have slate floors.

The 1½ sized garage includes light and power and houses the separate boiler for the annexe.

Above the garage, accessed via a loft ladder, is generous attic storage.

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The Farmhouse sits within superb landscaped grounds approaching a third of an acre, ideally laid out for entertaining and general family activities. There is plenty of parking on the gravelled driveway of the property with two additional spaces within the communal grounds of ‘Lodge Farm’.

The property benefits from gas central heating throughout and is connected to mains water and drainage.

Codicote is also connected to high speed fibre broadband.

This handsome family home is a real credit to the local area and a viewing comes highly recommended to fully appreciate all the wonders on offer.

Agents notes: All measurements are approximate 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. * 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. Printed 21.07.2017

EPC Exempt

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