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Welland House Tixover, Rutland

Possibly with one of Rutland’s most awe inspiring views over an arcadia of river, valley and sky, this immaculate stone property is positioned on a gentle escarpment which rejoices in a changing vista of classic English countryside throughout all four seasons. Stamford 6 miles, Uppingham 8 miles, Oakham 12.6 miles, Corby 12.6 miles, Oundle 13.6 miles, Leicester 32.1 miles, Peterborough 5.2 miles & London 102 miles.

Welland House Grade II Listed Property, Reception Room, Family Room, Study / Games Room, Dining Room, Kitchen, Pantry, Utility Room, WC, Four Double Bedrooms, Two En Suites, Family Bathroom, Garage Block with Workshop and Bin Store, Green House and Potting Shed, Extensive Lawns,Vegetable and Herb Beds, Flagstone Terraces, Gardens & Grounds Extend to Just Under an Acre, Approximately 250 Feet of River Frontage with Jetty, Mooring and Fishing Riparian Rights Included.

The Forge (Guest House) Offered in Builder’s Finish: Self-Contained Guest Accommodation Ground Floor: Hallway, Kitchen, Store Room, Wine Store and Cloakroom First Floor: Bedroom with French Doors to Glass Balcony, Mezzanine Store Room Architect: Thomas Wilson, Oakham, Rutland

Builder: Fordson Developments, Stamford

Fine & Country Rutland Seaton Grange Barn Offices Grange Lane, Seaton, Uppingham, Rutland, LE15 9HT

Interior Design: Elizabeth Stanhope, Oakham, Rutland

Fine & Country Rutland Telephone Number: 01780 750 200 Email Address: stamford@fineandcountry.com

WELLAND HOUSE

Specification Specification

• Bespoke handmade Elizabeth Stanhope curtains and blinds • Fired Earth bathroom fittings • Fired Earth wall tiles

• Beech lined cupboards and drawers • Solid stone granite worktops • Mercury range cooker

• Honed limestone bathroom floors

• Miele appliances (fridge and freezer cabinets and two dishwashers)

• Self-cleaning shower enclosures

• Local limestone flooring

• Osborne & Little wallpapers

• Chesney stone fireplaces

• Farrow & Ball and Little Greene paints

• Clearview wood-burning stoves

• Underfloor heating in extension

• Bespoke timber joinery including bifold doors with traditional peg fixings

• Bespoke handmade fitted storage • Fully wired service alarm • Wi-Fi,TV and phone connections throughout • York stone steps to terraces • Stone walling and oak timber faced terracing • Allitex greenhouse and brick-built tool and potting shed • Bespoke handmade circular stone water feature

• Collyweston slate and antiqued slate rooves • Authentic bespoke hardwood windows • Bespoke stone mullioned window with bronze casement frames • Bespoke handmade oak doors • Handmade Jim Lawrence latches • Handmade bespoke oak staircase and gallery • Au courant LED lighting throughout • Jacaranda pure New Zealand wool carpets

• Package sewage treatment plant

• New plumbing and wiring throughout

• Bespoke timber hand-painted Alexander Lewis kitchen

• New Valliant Gas central heating boiler

In an idyllic rural setting, a superb, extensive, mellow yellow, Stamford limestone house from the eighteenth century, benefits a unique position below a quiet little road that leads to a cluster of old houses culminating at a farm, part of the Rutland village of Tixover. The glorious views across the bucolic landscape with the River Welland flowing by at the foot of the garden, sheep grazing in green pastures beyond, are undeniably heavenly.

In recent years Welland House has undergone an exacting restoration project of the highest calibre, with attention to detail second to none. A specialist local architect created a design that perfectly blends a traditional style with modern living whilst local heritage stone specialists and period property restorers were employed to execute the building work, with local craftsmen producing authentic timber work with superlative skill.

The splendid building was originally three adjoining cottages, the oldest part dating back to 1750, with the old Collyweston slate rooves being refurbished, stone chimney stacks rebuilt, and every window – many of which were completely inappropriate - replaced with bespoke handmade hardwood sash windows. Local limestone was laid for the floors, and the entire property was rewired, replumbed and replastered, and brickwork repointed with lime mortar.

provides full benefit from the sun but also the outstanding view. A vast expanse of limestone slabs forms an impressive terrace outside, bordered with a series of steps down to the front lawn, that leads up to the arched, solid oak front door, in a newly created porch into the original part. “The house was completely opened up with the new layout so there is a new hall, staircase and porch,” informs the owner.

A stunning extension with vaulted ceiling was added, which contains a commodious dining area that links seamlessly with a magnificent bespoke Alexander Lewis kitchen with concealed integrated Miele appliances, a walk-in pantry and spacious utility area, sympathetic to the original build but with an antiqued slate roof. Extensive glazing incorporating oak bifold doors along the southeast facing front not only

The gentle, muted tones of the interior, a large part painted in Farrow & Ball’s French Grey providing a neutral, chalky background, complement the natural, honeyed hues of the building. Much of the house is decorated with Osborne & Little wallpaper, and bespoke curtains and blinds are handmade and fully interlined by Elizabeth Stanhope, whilst a top-ofthe-range, pure New Zealand wool carpet by Jacaranda gives comfort and luxury underfoot.

Two Chesney stone fireplaces are fitted with Clearview logburners, and a third is left as an open fire. “The setting is what makes it so very special, the seclusion of the house and the tranquility,” remarks the owner. “Also, the combination of the old architecture with the high tech, high spec interiors. The extension, as well as the bespoke oak modern bifolding doors made with traditional pegs, not screws, sits next to a full height, stone mullioned window with bronze casement frames; it’s all very stylish and elegant but homely at the same time.”

A second terrace and further entrance doors are to the southwest of the house in a particularly sheltered area beneath stone walling and illuminated steps beside the landscaped terracing. “Sunday lunches in the dining room, with the bifold doors open in Summer, are perfect, after which we retire outside to the very sheltered southern terrace where old fashioned roses climb up the walls.This area with its lovely views, captures the sun all day long and is so secluded and warm it is ideal for eating outside or just relaxing in the sun.”

WELLAND HOUSE

“The peace and quiet is exceptional here: any guests are knocked out by the views and the location, everyone wants to sit by the river watching the dragonflies and kingfishers. We are situated on the Jurassic Way which is an Area of Outstanding Natural Beauty, tucked away below the road on a limestone shelf, the house has never flooded at any stage in its history – any flood water lies on the flood plain over the fields below. Of an evening you can walk down to the water’s edge and sit and fish – my son and I have caught some sizeable chub, perch and roach. We’ve also seen otters swimming about, and if you’re very lucky you might see some pups.” Birds of prey are frequently seen too, especially red kites, and sometimes even peregrine falcons. The property’s grounds equal the house in quality and stature. The land has been sculpted and contained by pale yellow stone walling and concrete terraces faced with silvered oak creating functional levels whether for parking, planting or perambulating. An Allitex greenhouse and brick and slate potting shed await horticultural pursuits, along with a series of loam rich beds. At the entrance to the drive, a new brick built double garage adjoins a fully fitted workshop, bin store and log store, and opposite, also with fabulous views over the river and fields, an old outbuilding is currently undergoing conversion to a generous annex. It is rare to find such a tranquil location that is so commutable, and by no means remote. “The location is incredible,” attests the owner. “Just a twenty minute drive from Peterborough, where trains to and from King’s Cross take forty-five minutes, you descend into this idyllic little rural space where you can see for miles with constantly changing views punctuated by our large ash tree in front of the meandering river, immediately making you feel completely relaxed.” Historically, Tixover village has migrated from its original location where the little Norman church still stands, alone in the fields, open for worship. The owner concludes, “It’s a very friendly community here; the church’s candlelit carol service is a very popular local event, and neighbours were particularly supportive during the work on Welland House. Wonderful walks are on the doorstep, as well as fishing, and canoeing on the river. It’s only five miles to Stamford where there are excellent schools, and Rutland Water, for sailing and other activities, is just a ten minute drive.”

WELLAND HOUSE

Computer Generated Images Demonstrating Potential Riverside Lifestyle, Subject To Planning

Location Location

Normanton Church, Rutland Water

Welland Valley Viaduct, Rutland

Burghley House, Stamford, Lincolnshire

Hambleton Hall Hotel, Rutland Peninsula

Stamford, Lincolnshire

Floorplan Floorplan

Agents notes: The floor plans are for illustration purposes only. All measurements: walls, doors, window fittings and appliances and their sizes and locations are shown conventionally and are approximate only and cannot be regarded as being a representation either by the seller or his agent. © Unauthorised reproduction prohibited.

Agent’s Notes Agent’s Notes

LOCAL AUTHORITY: Rutland County Council SERVICES: Mains Electricity and Water, Treatment Plant and Gas Central Heating EPC: The property is a listed building and therefore no EPC is required TENURE: Freehold Additional Note: The seller’s solicitor will provide full information of the sewage treatment plant shared with 4 cottages and the access arrangement to the well. DISCLAIMER:

These particulars, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Fine & Country or Rutland Country Properties has the authority to make or give any representation or warranty in respect of the property. We would also point out that we have not tested any of the appliances and purchasers should make their own enquiries to the relevant authorities regarding the connection of any services.

If you have been thinking of selling and getting nowhere fast then the first move you should make is to contact an agent who can deliver outstanding results. Here at Fine & Country we know that our unique approach to selling houses works. For more information on any of the services Fine & Country can offer, please call 01780 750 200 and speak to Jan von Draczek at our Rutland, Stamford & South Lincolnshire office. © All rights reserved by Rutland Country Properties Ltd for the World outside the UK. Any unauthorised copying orpublishing of either the words or photographs contained in this brochure will constitute an infringement of the copyright. Rutland Country Properties. Registered in England and Wales No. 11897195, Registered Office - 27-29 Old Market, Wisbech, Cambridgeshire, PE13 1NE, Copyright © 2020 Fine & Country Ltd.

Fine & Country Rutland Office Seaton Grange Barn Offices, Grange Lane, Seaton, Uppingham, Rutland, LE15 9HT T: 01780 750 200 E: stamford@fineandcountry.com

Fine & Country Head Office 121 Park Lane, Mayfair London,W1K 7AG T: 020 7079 1523 E: parklane@fineandcountry.com

Acknowledgement Acknowledgement

JH Art Design James Hardy

fsg Design Consultants Marc Cram

Suzy Thomas Freelance Property Journalist

Dean’s Areal Photography Dean Fisher

Fordson Developments (Sheffield & Ford Ltd) Mick Ford

Thomas Wilson Architects Martin Wilson

Elizabeth Stanhope Interiors Elizabeth Stanhope

Langham Press Limited