About this property
Kittyhawk House, an architect designed dwelling of approximately 4,540 sq.ft. (421.8 sq. m.) set within a one acre residential curtilage, was completed in 2020. It is positioned in a most dramatic setting with uninterrupted views of the heritage Sussex Downs and National Park, and the view from the large floor to ceiling windows of the drawing room resemble a painting by Constable that changes with the seasons. The house is approached along a private drive which is about half a mile (0.75 km) from the public highway. This offers unique privacy to the Estate, over which there are no public rights of way.
The construction of the house is predominantly of engineered timber and glass, sitting on an elevated platform of steel and reinforced concrete. This contemporary structural design of engineered timber utilises CLT technology (Cross Laminated Timber), for the main structure of the walls and roof. CLT is an extremely strong and stable building material, eco-friendly and sustainable with excellent thermal insulation properties and fire-resistant even when subjected to high temperatures. The house has been designed as a sealed unit incorporating a mechanical air-circulation system. It is super-insulated on all external walls, ceilings and floors and is externally clad with Siberian Larch. All the internal walls are lined with dense fire-resistant plaster-board, then skimmed with wet plaster. The house is designed in an open-plan arrangement.
Reception Hall / Atrium
You enter the house from a paved forecourt and carport through a gently rising bridge into the entrance hall, an atrium rising to the first floor which accommodates the drawing room and library. This space is dominated by a purpose-designed cantilevered staircase anchored on two walls in an L-shape and is supported by structural glass which rises to the first floor and wraps around the edges of the atrium. A guest WC with basin and mirror is also situated on the ground floor.
Principal Bedroom Suite
The principal bedroom Suite contains the sleeping quarters, the dressing room with full-sized mirrored wardrobes and the wet room, containing a double-size shower, a separate bidet toilet, two basins with two large bespoke mirrors and a large designer bath (Philip Stark).
On the opposite side to the principal bedroom, the guest suite comprises two large bedrooms each with an en-suite bathroom, both accessed through a private corridor that essentially separates this section of the house and provides privacy both for the guests and also for the main occupants of the house.
Kitchen / Dining Area
The high-tech kitchen and open dining area is glazed on 2 sides with access to elevated balconies and external stairs, both leading to the garden. An island containing a Miele electric induction hob is positioned directly underneath an efficient extractor and light source. The bespoke fitted kitchen units containing a Miele double-oven/microwave, fridge/freezer and food preparation area, incorporate a sink and Quooker instant hot/cold/sparkling water system. This completes the ergonomic cooking station. A smaller secondary kitchen/scullery is tucked behind the main kitchen with a duplicate sink, additional freezer and utility cupboards. The East side of the kitchen/dining area is entirely glazed with large sliding double doors opening directly into the garden.
The fully equipped bespoke cinema room with high-tech 4K projector, electronics and speaker system, can also be used as a supplementary bedroom with a double bed folding into the wall. The room is designed for optimum acoustics and is surrounded on two sides by velour floor to ceiling curtains and the other two sides with sound-absorbing material.
Additional Ground Floor Study
A useful private office/study is situated on the ground floor and is accessed from the reception hall.
The utility room with fully tiled walls is equipped with washing machine, drier, sink and various utility cupboards. It also accommodates an access point to the mechanical air circulation system.
Boiler / Plant Room
The ergonomically designed nerve-centre of the house, the boiler room accommodates all the critical plumbing components and complex network of pipes. This includes the heat pump that drives the geo-thermal under-floor heating system, as well as the various tanks that supply drinking and central heating water. In addition, all the major electrical boxes and IT cabinet are situated within the boiler room.
The upper floor contains the drawing room which is fully glazed on the East side. It features two large glass doors opening directly onto the balcony. A large floor to ceiling window offers incomparable uninterrupted views of the South Downs National Park. The combination of the topography and the positioning of the house is such that no other man-made structures are in view, creating the feeling of total privacy and seclusion which is rare given the built-up nature of the South East of England. The only distant view of farm buildings is from the Eastern balcony which offers a natural countryside vista.
Library / Study
On the North-East side of the upper floor and connected to the drawing room by a bridge behind a fully glazed façade, is the study/library. Volumetrically and aesthetically, both the study and the library complement each other and are visually interchangeable. For instance, when the library is used as such, one benefits from the view of the entire upper floor, and vice-versa. The library contains a bespoke bookcase surrounding a period cabinet. A sound system is integrated within the bookcase.
A brick-paved drive leads to the front of the house opening up into a parking area for several cars. The garden has been left as a blank canvas although the current owners’ have commissioned the well-respected garden designer Alex Bell to design the garden. His plans and designs are available at no cost upon request. Alternatively, enthusiastic gardeners may wish to create their own outdoor space of their own design.
Beyond the garden are two paddocks, which the house over look, beyond which are some of the finest Downland views in Sussex.
Kittyhawk Aerodrome was conceived in 1990 as a private airstrip for the proprietor’s aircraft. At the time, the strip was operated on the so-called ’28-day rule’, whereby movements were limited to 28 days per annum. Due to its stunning location a number of friends and acquaintances started using the airstrip which began to grow organically.
In time, two grass runways were constructed as well as a hangar and concrete apron. As the use intensified into what was by now a proper’ aerodrome, a number of unsuccessful applications were made to the local planning authorities in order to establish in planning terms, a lawful aerodrome. Finally, after great efforts and expense and 30 years of persistent endeavour, in March 2020, the planning authorities granted Kittyhawk the status of a lawful unlicensed airfield to be developed commercially.
The current status of Kittyhawk Aerodrome (https://kittyhawk.farm), is a commercially operated airfield welcoming GA aircraft, helicopters, giros and flex-wings as well as accepting international flights (CoA in place with UK Border Force).
The 48.5 acres (19.63 hectares) that constitute Kittyhawk Aerodrome contain three grass runways, 10-28, 510 metres, 16R-34L, 568 metres, 16L-34R, 845 metres. All approaches to the runways are clear of obstacles in all directions. In addition, a hangar of approximately 5,979 sq.ft (555.6 sq.m.), a farmhouse of 1,826 sq.ft. (169.7 sq.m.) comprising 3/4 bedrooms, bathroom, ground floor Estate/Airfield office, plus a number of other structures associated with the Aerodrome.
- Kittyhawk Aerodrone is a hidden gem of an airfield located on the South Coast of England by the stunningly picturesque South Downs National Park, close to Glyndebourne, East of Lewes, Northwest of Eastbourne and 15 miles from Brighton and 2.5 miles from the A27.
- GENERAL REMARKS
- AERODROME OPERATIONS
- Kittyhawk Aerodrome is currently operated by Kittyhawk Un Limited. KUL has developed a unique website which has created a new standard in airfield information accessed online, providing real-time pilot information, runway status, barometric information, weather, auto-PPR, online landing fees and much more, designed to enhance pilot awareness and ultimately to increase safety. For reviews please scroll down the home page (You Tube and Google reviews).
- Website – https://kittyhawk.farm
- METHOD OF SALE
- The property is available for sale by private treaty. The freehold is offered as a whole with either vacant possession or subject to the licences granted to the owners of the aircraft on site.
- EASEMENTS, WAYLEAVES & RIGHTS OF WAY
- The property is sold subject to and with the benefit of all rights of way either public or private, all easements, wayleaves and other rights of way whether they are specifically referred to or not.
- There are no public rights of way over the property.
- Kittyhawk House – Mains water, electricity, private drainage and ground source heat exchange.
- Kittyhawk Farmhouse Mains water, electricity, private drainage, oil fired central heating.
- FIXTURES & FITTINGS
- The contents of Kittyhawk House and fixtures
- and fittings generally are available to purchase by
- separate negotiation. All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale, including carpets, curtains, light fittings, free standing domestic and electric items, garden machinery and agricultural machinery.
- EPC RATING
- Kittyhawk Farmhouse – E
- PLANS, AREAS & SCHEDULES
- The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.
- STATUTORY DESIGNATIONS
- Kittyhawk lies outside the High Weald AONB and South Downs National Park
- LOCAL AUTHORITY
- Wealden District Council https://www.wealden.gov.uk
- East Sussex County Council https://www.eastsussex.gov.uk
- COUNCIL TAX
- Kittyhawk House Band G
- Kittyhawk Farmhouse RV from 1/4/23 £19,500. Small Business Multiplier applies.
- There are no employees to be transferred under TUPE regulations.
- HEALTH & SAFETY
- Given the potential hazards of a working airfield, we would ask you to be as vigilant as possible when
- visiting for your own safety.
- ANTI MONEY LAUNDERING
- In accordance with the most recent Anti Money Laundering legislation the purchaser(s) will be required to provide proof of identity and an address to the selling agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.
- Any guide price quoted or discussed is exclusive of VAT. In the event that the sale of the property or any part of it or any right attached to it becomes chargeable supply for the purposes of VAT such tax will be payable in addition.
- Directions: Ripe 1 mile. Lewes 8 miles. Brighton 15 miles. Central London 50 miles. Berwick Station 3 miles (Victoria and London Bridge from 86 minutes). Gatwick Airport 31 miles. (All distances and times are approximate) POSTCODE & WHAT3WORDS (FOR DIRECTIONS) BN8 6BB ///trying.skis.corrosive
- EPC Exempt
- Tenure: Freehold
- Council Tax Band: G