Barnjet Cottage, Barming, Kent

Barnjet CottageTonbridge Road | Barming | Maidstone | Kent | ME16 9NJ

Barnjet Cottage.indd 1 26/10/2015 15:09

Barnjet CottageBarnjet Cottage, which is enveloped by around 1.6 acres of glorious grounds, is a beautiful family home that sits in an idyllic setting in the heart of the Kent countryside. It began life in the 1800s, when it served as the gatehouse to nearby Barnjet Manor, and then in the early 1900s, the property was converted into a workers cottage. However, it is in recent years, that it has undergone its most radical change having been redeveloped into a spectacular country residence.

“When we purchased the property back in 2001, we had originally intended to make only cosmetic changes,” recalls Angie, “but the entire house turned out to be in a dilapidated state, so we decided to demolish the majority of the building and almost start from scratch. It’s very traditional in terms of its look and the layout as we specifically retained all of the character features and was able to considerably enlarge the original building. We’ve used a lot of oak throughout the property, which we sourced from an old farmhouse in France, and we brought in local craftsmen to make elements such as the floors, the beams and the ledge and brace doors, so there’s great attention to detail throughout.”

“Five years ago we added a large conservatory to the back of the property,” continues Angie, “which takes in the gorgeous views. It leads straight from the kitchen and the lounge, and we’ve added bi-fold doors to give a more spacious feel.”

“The grounds are absolutely stunning and have been completely landscaped. The entire space is enclosed, so is totally safe and secure for the children. We have a large play area by a beautiful willow tree, and another part that our daughters call ‘the secret garden’, which is reached through a small archway in a one hundred year old beech hedge. This leads onto a level area which was formerly a lawn tennis court.” Favourite room: “We tend to spend the majority of our family time in the conservatory, with the most spectacular views right the way across the River Medway and the Medway valley, although the children prefer the lower ground floor games room!” says Angie.

Favourite aspect of the grounds or surrounding area: “The reason I love living here is the feeling of being in the countryside, yet we are conveniently situated for the motorway and rail links, shopping and grammar schools that the area has to offer,” says Angie.

Memorable event (if not another favourite room or unique feature): “The raised terracotta tiles were all imported from Italy and surround our home making it perfect for sun lounging and entertaining outside in the summer. From there, you can, again, take in the magnificent views and make full use of the sun from morning to early evening. There is so much to enjoy with the seasons in this home as, once the winter takes hold, if the snow arrives, we have great fun in the whole of the garden with the children,” says Angie.

What they’ll miss most/why they are leaving: “This was intended to be our forever home, but our circumstances have changed, as they so often do,” says Angie. We have an opportunity to live and work in California which we feel will never be able to live up to being at Barnjet but, with their wonderful weather, may come a close second! It has been the perfect family home and has given us some truly wonderful memories to take away with us.”*

* 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 DESCRIPTIONA quite wonderful home set within a generous and beautifully presented plot with far reaching views across the local valley and the River Medway.

The property itself has been comprehensively remodelled by the current owner to exacting standards and now offers very spacious family accommodation with five primary bedrooms, large reception areas, plus study, kitchen, utility room, a sun lounge and superb conservatory. In addition a lower ground floor room has been created as a family area that could easily be converted into a guest suite or small internal annexe.

The cottage enjoys an overall plot of approximately 1.6 acres that is approached via the private parkland driveway of the adjacent manor. Powered security gates open onto a block paved driveway that extends beyond the large garage block and terminates at a parking area and elegant turning circle. The property has been cleverly positioned to enjoy southerly views across the grounds with the river and valley beyond. The gardens have been beautifully designed with mature trees and well stocked borders. There are sumptuous lawns to all sides and a lower lawn area that was formerly a tennis court.

This area although rural is superbly accessible, with excellent road and rail links. The nearby railway line can be accessed at East Farleigh or Wateringbury which connect to mainline commuter routes at Paddock Wood or Maidstone. Alternatively, Barming station is found just 2.8

miles away. Equally convenient is the ease of access to the motorway network with the nearest junction being 3.7 miles away. For families that may require educational facilities there are several state schools that provide for primary and secondary age children. Additionally, Maidstone also offers four grammar schools. Private schools are also accessible – notably The Sutton Valence School and associated preparatory school are approximately 9 miles distant and Kings Rochester Cathedral School at 12 miles. Alternative private schools are available towards Tonbridge and Tunbridge Wells.

ENTRANCE Wooden entrance door opening into:

HALLWAY Beamed ceiling. Corner fireplace. Built-in storage cupboards. Travertine flooring with underfloor heating.

SHOWER ROOM/WC Double glazed window to side. Wall hung WC with concealed cistern. Corner shower enclosure. Wall hung wash hand basin. Heated towel rail/radiator. Travertine tiled walls. Travertine tiled floor with underfloor heating.

STUDY Double glazed windows to front and side. Beamed ceiling. Fitted carpet with underfloor heating.

LOUNGE/DINER Double glazed windows to front. Working fireplace with ornate limestone surround. Beamed ceiling. Oak floor with underfloor heating.

KITCHEN/BREAKFAST ROOM Double glazed windows to rear. Ceramic butler sink. Black granite work surfaces. Range of cupboard and drawer base units. Integrated dishwasher. Range cooker. Fitted boiling tap. Upright units incorporating American style fridge freezer with plumbed water/ice dispenser. Range of eye level wall cabinets. Steel extractor hood. Local wall tiling. Breakfast bar seating area with granite work surface and cupboards below. Travertine floor with underfloor heating.

UTILITY ROOM Double glazed doors to garden. Ceramic butler sink. Solid wooden work surfaces. Range of cupboard and drawer base units. Plumbing for washing machine. Upright units housing gas fired boiler and space for tumble dryer. Range of eye level wall cabinets. Local wall tiling. Built-in cupboard housing pressurised water cylinder. Travertine flooring with underfloor heating.

SUN LOUNGE Double glazed windows to front and side. Double glazed sliding doors to terrace. Travertine flooring with underfloor heating.



CONSERVATORY Double glazed windows to front, rear and side. Double glazed double doors to front, rear and side. Double glazed tinted roof panels. Range of remotely controlled reflective blinds to windows and roof. Travertine flooring with underfloor heating.

STAIRS TO LOWER GROUND FLOOR Fitted carpet.

FAMILY ROOM Double glazed doors and windows to side. Under stairs storage cupboard. Fitted wardrobes. Fitted carpet with underfloor heating.

STAIRCASE TO FIRST FLOOR Fitted carpet. Oak hand rail and balustrade.

LANDING Vaulted ceiling with exposed structural beams. Oak hand rail and balustrade. Underfloor heating manifold with decorative radiator cover. Fitted carpet.

MASTER BEDROOM Double glazed windows to rear and side. Vaulted ceiling with exposed structural beams. Fitted carpet with underfloor heating.

DRESSING ROOM AREA Built-in his and her wardrobes. Fitted carpet with underfloor heating.

EN SUITE Double glazed windows to side and rear. Inset bath with mixer taps and hand shower. Wall hung WC twin wash hand basins. Corner shower enclosure. Travertine tiled walls. Travertine flooring with underfloor heating.

BEDROOM Double glazed windows to side. Vaulted ceiling with exposed structural beams. Fitted carpet with underfloor heating.

BEDROOM Double glazed windows to front and side. Vaulted ceiling with exposed structural beams. Fitted carpet with underfloor heating.

BEDROOM Double glazed window to side. Access to loft. Range of mirrored fronted wardrobes. Fitted carpet with underfloor heating.

BEDROOM Double glazed windows to front and side. Fitted carpet with underfloor heating.

FAMILY BATHROOM Double glazed Velux window plus double glazed window to front. Inset bath with mixer taps and hand shower. Corner shower enclosure. Wall hung WC. Twin wash hand basins. Full wall tiling. Tiled floor with underfloor heating.

GROUNDS Totalling approximately 1.6 acres. The main grounds comprise of several lawn areas, including a former tennis court, separated by paved and gravelled pathways interspersed with mature shrubs and flower beds plus a numerous variety of trees. A 60 feet oak pergola walkway has been installed with several vines and fruits now providing cover. Paved terraces primarily envelop the sun lounge, conservatory and the rear of the property. These terraces all afford far reaching views across the valley. An external staircase leads to the lower ground floor family room and covered passage. There is a large barked play area and two storage sheds. Boundaries are formed of fencing plus a combination of ragstone and conventional brick walls.

OUTBUILDING A detached outbuilding has been improved and is currently used as a gym and previously used as a home office.

DRIVEWAY AND PARKING Accessed via powered and remotely controlled entrance gates. Block paved driveway extending to a generous parking area and turning circle.

GARAGE Large garage with powered up and over door. Partitioned area to the rear providing a kitchenette and store.


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 27.10.2015Fine & Country West Malling is a Partnership copyright © 2015 Fine & Country Ltd.

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Fine & Country West Malling 28 High Street, West Malling, Kent, ME19 6QR

Tel 01732 222272


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Barnjet Cottage, Barming, Kent