1. Ockley 3 miles (London Victoria from 60 minutes)
Cranleigh 6 miles,Horsham 6 miles (London Victoria from 57 minutes)
Dorking 9 miles (London Victoria 57 minutes,London Waterloo 52 minutes)
Gatwick Airport 14 miles (London Victoria 30 minutes)
Guildford 14 miles,Central London 37 miles
A rare and immaculately presented residential estate close to London
Grade II Listed Country House,the enlargement of a 17th century farmhouse by Sir Edwin Lutyens,
with entrance hall,4 reception rooms,8 bedrooms,7 bathrooms
Wonderful formal and informal gardens by Gertrude Jekyll
Dower House,Farmhouse and 6 Estate Cottages
Traditional barns with potential for residential conversion
(subject to planning)
Barns converted to commercial uses compatible with farming/producing rental income
In hand farm with excellent farm buildings,productive and attractive farmland and woodlands
506 acres (205 hectares)
Tommy de Mallet Morgan 8 Quarry Street Guildford GU1 3UY 01483 796 821 tdemalletmorgan@savills.com
Alex Lawson 20 Grosvenor Hill London W1K 3HQ 020 7499 8644 alawson@savills.com
These particulars are included only as a guide and must not be relied upon as a statement of fact.
Your attention is drawn to the important notice on the last page of the text.
RU C K M A N S
Surrey/West Sussex border

3. An attractive cluster of estate cottages is passed
and the house at Ruckmans is found at the end
of the gravelled drive
The Ruckmans Estate is situated a few miles south of
Ockley with the small hamlet of Oakwoodhill nearby.
The estate today is largely made up of two former
holdings known from ancient times as Ruckmans
and Dawes Farm. Lying within the triangle formed
by the regional centres of Dorking, Horsham and
Guildford, small scale, pretty villages are a feature
of this beautiful Wealden countryside. Pevsner (The
Buildings of England, Surrey) states of these village
greens: “The best of all is Ockley, a big green with
the whole of one side a blend of buildings and
open fields”.
Ruckmans is approached by turning from Ruckmans
Lane into a long, straight drive. Poplar and lime trees
form an impressive avenue with fields and woods to
either side. An attractive cluster of estate cottages
is passed and the house at Ruckmans is found at
the end of the gravelled drive. The house is located
centrally within the northern part of the estate
in an elevated position affording far reaching views
over the rolling farmland and wooded slopes
of the Weald.
There is also a private entrance to Ruckmans from
the northwest. The farming and commercial elements
of the estate are served by a third approach well to
the south of Ruckmans Lane.
There is polo at Hurtwood Park in Ewhurst (3 miles),
Cowdray Park, Knepp Castle, and Windsor. Race
meetings take place at Ascot, Goodwood, Lingfield,
Epsom and Sandown; all within an hour.
Golf is found at Fernfell, Gatton Manor, The West
Surrey, Hurtwood, Puttenham, Guildford and Wisley
golf clubs.
Cranleigh has a full complement of local shops,
supermarkets, post office, public houses and churches.
Dorking is a well known centre for antiques shops
and both it and Horsham are readily accessible
and offer extensive recreational, educational and
shopping facilities. In addition to very comprehensive
shopping, Guildford has the cathedral, castle and
theatre. Further afield, Glyndebourne and Brighton
and the coast are all within a 45 minute drive. Chichester
offers a base for sailing as well as theatre.
There is a wide variety of very well regarded schools
in the area including Cranleigh Prep and Public
Schools, and Charterhouse and King Edward’s School
both in Godalming. Guildford boasts The Royal
Grammar School, Priors Field, Saint Catherines’s
and Tormead as well as Guildford High for Girls.
Christ’s Hospital, Farlington School and Pennethorpe
School are found in Horsham and Box Hill, Belmont
School and Hurtwood House are found in Dorking.
Location

4. The house at Ruckmans is one of the first to characterise
the early style of Sir Edwin Lutyens, one of the greatest
names in British architecture. He and Gertrude Jekyll
were employed by a Miss Lyell in 1894 to remodel
and rebuild the house and gardens. The Lyell family
had owned Ruckmans for one hundred years and
their farmhouse had evolved from a line of Surrey
cottages. Lutyens enlarged this with a large
extension to the garden front that amounted to a
new house. The older house became the entrance
hall and the staircase.
In 1902 Lutyens was asked to add a music room.
The addition, a completely new building linked to the
main house by a wide passage, affords an elegant,
light room with a high ceiling. Viewed from the south,
the Neo-Georgian structure with its tall sash windows
seems an elevated 18th century orangery. Viewed
from the house’s entrance, the music room walls
made of local stone and tile work create an entrance
court for the main house. The house is featured in most
of the literature on Lutyens’ domestic architecture,
often with an emphasis on his masterly handling of
the addition of the music room.
Ruckmans
The house is entered through the original oak door
into a heightened entrance hall. A wide staircase,
detailed in a Lutyens manner, gives a 20th century
feel. There is a fireplace, magnificent beams and
polished granite and fine oak flooring. A broad passage
leads to the music room and a garden lobby with
a Dutch-door to the York stone terrace which runs
along the south side of the house.
The drawing room, dining room and kitchen also
enjoy access through French windows to the terrace
and are linked by a gallery style corridor with polished
granite flooring and stone faced arches. The drawing
room and dining room have raised plaster panelling
to the walls while the study is oak panelled with built-
in shelving and cupboards. All of the four reception
rooms have stone fireplaces, fine oak flooring and
heating through floor or wall grills.
The kitchen, breakfast room, flower room, utility
room and boot room areas are floored in quarry tile
inset with glazed tiles. There is a built in window seat
near the northeast entry door and the halls feature
extensive cupboards.
Four large and individually beautiful bedroom suites,
all with wonderful views, make up the first floor.
On the second floor, in addition to the bedroom
accommodation, there is a sitting/play area with a
Lutyens fireplace. All bedrooms have good walk-in
wardrobe or hanging cupboard space and there is
additional storage space on the second floor. The
flooring throughout is oak and heating is provided
through wall grills.
History
The house is featured in most of the literature
on Lutyens’ domestic architecture, often with an
emphasis on his masterly handling of the addition
of the music room

6. 5.06 x 4.95
16'7'' x 16'3''
6.58 x 3.54
21'7'' x 11'7''3.64 x 3.59
Bedroom 7
Bedroom 5
Bedroom 8
Bedroom 6
11'11'' x 11 9''
4.92 x 4.69
16'2'' x 15'4''
Storage
Play /
Sitting
Room
Open
'
6.77 x 6.73
Drawing Room
22'2'' x 22'1''
5.78 x 5.75
Dining Room
18'11'' x 18'10''
Gallery
'
Breakfast
Room
9.44 x 7.03
Music Room
30'11'' x 23'0''
8.06 x 6.05
Study
26'5'' x 19'10''
7.64 x 5.22
Garage
25'1'' x 17'1''
8.34 x 6.59
Entrance
Hall
27'4'' x 21'7''
Utility
room
Garden
Lobby Flower Room
Boot
Room
4.71 x 4.50
Kitchen
11'6'' x 8'0'
7.61 x 6.14
24'11'' x 20'1''
4.29 x 3.89
14'1'' x 12'9''
5.33 x 5.00
Bedroom 4
Suite
Bedroom 3 Suite
Bedroom 2
Master Bedroom
17'5'' x 16'5''
Open over Entance Hall
6.16 x 5.40
20'2'' x 17'8''
4.29 x 4.08
14'1'' x 13'5''
4.70 x 3.83
15'5'' x 12'6''
7.61 x 4.70
Cellar
24'11'' x 15'5''
Oil
tank
Cold Room
Store
Room
Ruckmans
Gross internal area (approx) 989.8 sq m (10654 sq ft)
For identification purposes only,not to scale.
Ground Floor
First Floor
Second Floor
Basement Floor

7. The formal gardens at Ruckmans lie predominantly to
the south and west and are understood to have been
significantly influenced by Gertrude Jekyll. There is
a stone terrace adjacent to the house which can be
accessed from the drawing room, dining room and
kitchen, offering perfect space for al fresco dining.
Beyond the terrace the gardens are laid to lawn
interspersed with mature specimen trees and shrubs.
To the south there is a series of terraced lawns with
stone steps, flanked by flower beds, leading down
to the focal point of a sundial on a stone plinth.
A sunken water garden is found to the southwest of the
garden, including a pond with water lilies and irises.
Viewed directly from the reception rooms are impressive
lawns with rose and flower gardens beyond, outlined
by oak post and beam ‘walls’. The view continues
with rows of hedges, with wrought iron gates, and on
to a pine and broad leaf wooded border.
The vegetable garden is well sheltered by a Surrey
style stone and brick wall with trellising. The beds
are bordered by ornamental box hedging and
lavender with York stone paths and steps leading
between them. Adjacent to the vegetable garden is
a greenhouse and timber potting shed.
To the northwest is a heated outdoor swimming pool
with a stone surround bordered by mature shrubs
creating a sheltered and private setting. A shower
and changing room on the kitchen garden side of the
house is nearby. There is a raised seating area under
an oak tree which overlooks the pool.
The kitchen garden, a small knot garden, lies off
the kitchen and flower room and affords a lovely
approach to those rooms. The beds are bordered by
low box hedging and planted with herbs.
The gardens are enclosed in discreet deer proof
fencing and are surrounded by fields, an old orchard
and a wildflower meadow.
To the south there is a series of terraced lawns with
stone steps, flanked by flower beds, leading down to
the focal point of a sundial on a stone plinth
Gardens and grounds

8. The estate comprises about 506 acres (204.80 hectares)
of which approximately 385 acres (155.80 hectares)
are farmland and 89 acres (35.84 hectares) are
woodland. The remainder is made up of ponds,
gardens, tracks and buildings.
The Ruckmans Estate includes a working farm and
therefore beautiful farming countryside views are
to be had from the house and cottages. The farmland
has been well maintained with stock proof fencing
and water troughs to all fields. There is an excellent
tarmac road that provides an internal route through
the middle of the estate. The farmed acres are laid
mostly to grass; some forage crops for the farm’s own
animals are also grown.
The impressive woodland includes young plantations
strategically placed to complement the mature trees
and network of hedges, enhancing the sporting
opportunities and amenity appeal of the estate. The
estate has a Site of Nature Conservation Importance
which is an area of ancient semi-natural gill woodland
and two bluebell woods.
The Ruckmans Estate includes a working
farm and therefore beautiful farming
countryside views are to be had from
the house and cottages
The Dower House and Nos. 3 & 4 Ruckmans Cottages
are located off the entrance drive to Ruckmans towards
the east.
The Dower House today is comprised of an original
cottage designed by Lutyens and an extension that
dates from the 1980s. It sits in an elevated position
with far reaching views. The property was extensively
refurbished two years ago and there was a brick and
timber, double garage built at that time. The spacious
accommodation is well laid out and offers perfect
space for entertaining. On the ground floor are the
sitting room, drawing room, kitchen, dining room
with French doors to the garden, study/library, shower
room and cloakroom. Four good sized bedrooms and
two bathrooms are found on the first floor. There is a
substantial garden which is mainly laid to lawn and is
enclosed by hedging. A small timber barn is used as a
workshop and store.
No 3 and No 4 Ruckmans Cottage are a pair of timber
cottages found to the east of the Dower House.
Both have far reaching views across estate fields.
The ground floor of each cottage includes a double
aspect sitting room, fully fitted kitchen, conservatory
and utility room. The first floors have two bedrooms,
a family bathroom and a separate WC. Garage space
is provided by a timber garage and the cottages
enjoy individual gardens.
The land The Dower House and
Ruckmans Cottages
Dower House
Ruckmans Cottages

9. An attractive courtyard of buildings, also on the
entrance drive, is formed by Ruckmans Barn, Barn
Cottage, The Bungalow, Laundry Cottage and The
Flat. Nearby are The Stables and The Granary, both
very attractive oak clad buildings with slate roofs
used for general estate purposes.
Ruckmans Barn is an ancient oak timber barn. It has
been renovated with a beautiful flagstone floor and
an impressive spot-lighted, high oak beamed ceiling.
It is now used as an amenity barn.
Barn Cottage is a pretty brick cottage, the core of
which was designed by Lutyens. A newer addition
affords a fantastic double height sitting room with
stunning views over the countryside. The remainder
of the ground floor has a kitchen, dining room/stair
case hall, library/office and bathroom. There are two
en-suite bedrooms on the first floor.
Ruckmans Barn and Barn Cottage are listed as Grade
II, included for group value.
Laundry Cottage is a rendered brick cottage, most
typical of Lutyens’ style although there seems to be
no documentation that it is in fact his work. The ground
floor includes a kitchen, dining room/staircase hall
and sitting room that leads through to an office
sun/room. There are two Lutyens’ fireplaces. An oak
staircase leads up to two bedrooms and a family
bathroom. The cottage has a secluded garden found
to the side and rear of the property.
The Bungalow is a single-storey rendered brick
property which comprises a fully fitted kitchen,
dining room with brick open fireplace, sitting room
with French door to garden, bathroom with bath,
WC and wash basin and 2 double bedrooms. There
is a large garden mainly laid to lawn and bordered
by a mature hedge.
The accommodation of The Flat was originally found
on the first storey of this rendered brick building. Its
renovation reworked the building so that The Flat
now incorporates part of the ground floor. The light
and spacious accommodation includes an eat-in
kitchen, sitting room with balcony, four bedrooms
and two bathrooms.
Dawes Farmhouse is a detached, brick and tile hung
farmhouse found to the south of the estate. The house
was formerly two cottages and has been remodelled
to provide spacious family accommodation. On the
ground floor there is a sitting room with a wood
burning stove, a dining room, an office, kitchen and
utility room. Two staircases lead to the first floor
which has four bedrooms and two bathrooms. There
is a good sized, well stocked, sheltered garden and a
small barn used as a workshop and store.
It has been renovated with a beautiful flagstone
floor and an impressive spot-lighted, high oak
beamed ceiling
Laundry Cottage The Bungalow
Dawes FarmhouseThe courtyard
The Courtyard The Flat
Barn Cottage

10. In addition to Ruckmans Barn, there are three further
traditional barns on the estate. Dawes Barn has been
converted to offices.
Whitelands Barn is a timber and stone building in an
elevated, yet secluded, position with outstanding
far reaching views. Extensive tree planting has been
carried out around the barn and there is a lovely
pond nearby. Planning permission was granted for
the conversion of Whitelands Barn to a four bedroom
residence in 1988. This permission was allowed to
lapse. However, Whitelands Barn could provide
an absolutely stunning barn conversion, subject to
planning consent.
Scotts Barn is a timber and stone barn found at the
southern boundary of the estate. Planning permission
for its conversion to a four bedroom house was granted
in 1988. This permission has now lapsed, but with
planning consent, Scotts Barn could provide an
impressive barn conversion.
The farming enterprise at Ruckmans has always been
conducted with a view to the enhancement of the
estate as a whole. A range of modern barns and
auxiliary buildings are found at the southern part of
the estate, accessed by a dedicated farm entrance.
The traditional timber and stone Dawes Barn has
been converted to offices. The main portion forms
an impressive office development with under floor
heating. A spacious galleried reception area gives
access to various stores, offices, WCs, a laboratory and
kitchen. Stairs lead up to the large open plan office
on the first floor with a separate conference room
and two additional offices. This part of the property
is let to a farm animal veterinary practice.
The farm office is located in the west wing of Dawes
Barn. It is the primary estate office and is comprised
of an office, meeting room with kitchenette and a
bathroom with shower, WC and basin. The other
wing of Dawes Barn is also office space with a lobby/
reception area and two interconnected offices let to
an equine veterinary practice.
The impressive modern farm buildings were built
during 1989. They are steel framed barns on brick
footings and are distinguished by Yorkshire boarding
curving in great shallow arches from the eaves. The farm
buildings are surrounded by extensive hardstanding.
Building A is part occupied by the two veterinary
practices. Work to convert the undeveloped part of
the building is proceeding and when finished will
provide further separate premises for the practices.
The ground floor is devoted to extensive storage,
an equine handling unit with stables, an operating
theatre, prep room with storage, sink and kitchen
units, WCs and an office with built-in shelving
and cupboards.
Building B houses the grain store and feed mill unit
and holds a large silage clamp. Cattle pens along
each side complete the interior of this large building.
Building C is a large cattle barn while Building D houses
sheep during lambing and is used for auxiliary grain
storage or machinery cover
Building E covers the sheep ranks while Building F
holds the cattle crush. Building G houses the bull
pens with extra space for machinery garaging.
Area H provides an outdoor school with rubber and
sand flooring and is let to the equine veterinary practice.
Farm buildingsTraditional barns
Cattle Grid
N
Dawes Barn
Dawes Farmhouse
Building A
Building B
Building F
Building C
Building E
Building D
Building G
Area H
Pond
The farming enterprise at Ruckmans has always
been conducted with a view to the enhancement
of the estate as a whole
Modern farm buildings
Dawes Barn Whitelands Barn

11. London
Crawley
Brighton
Guildford Reigate
Southampton
Edinburgh
Cardiff
Birmingham
Norwich
Newcastle
Exeter
Liverpool
Manchester
M25
M25
M23
A23
A23
A23
A24
A24
A24
A245
A264
A264
A29
A29
A281
A281
A3
A3
A324
A25
A25
Guildford
Godalming
Leatherhead
Redhill
Epsom
Reigate
Horley
Gatwick
Crawley
Horsham
Cranleigh
Oakwoodhill
Ockley
Woking
Dorking
A25
A25
A217
A217
A283
Directions- Leave the M25 at junction 9 onto the A24
to Dorking/ Horsham. At Beare Green roundabout
take the A29 to Ockley. Continue through the village
of Ockley and take the 2nd right onto Ruckmans Lane
signposted to Oakwoodhill. Continue for 0.3 miles
and the drive to Ruckmans can be found on the left.
Further information on all aspects referred to below
is available from the selling agents.
Viewing
Strictly by appointment with Savills. If there are any
points which are of particular importance to you we
invite you to discuss them with us especially before
you travel to view the property.
Single Farm Payments
For the avoidance of doubt it should be noted that
the vendor reserves the right to receive the Single
Payment for the current year. It is the intention that
the vendor will transfer the entitlements (including
set aside entitlement), in respect of future years, to
the purchaser.
Ingoing
The purchaser will be required to take on growing
crops, if any, at completion subject to an ingoing
valuation to be agreed between the vendor’s and
purchaser’s agents.
Mineral Rights, Sporting Rights and Timber
All mineral rights, sporting rights and standing timber
so far as they are owned are included in the freehold.
Tenure
The property is being sold freehold with vacant
possession subject to the existing residential and
building occupancies.
Planning
The property falls within both the Mole Valley and the
Hosham District Council. A planning history can
be requested from the agents. Ruckmans House,
Ruckmans Barn and Barn Cottage are listed Grade II
of being of historical or architectural importance.
There is an area of Ancient semi-natural gill woodland
(Portland Hanger, Oakwoodhill) that is designated
as a Site of Nature Conservation Importance (ENV12)
which is similar to a Site of Special Scientific Interest.
Directions
Local Authority
Mole Valley
Pippbrook, Dorking, Surrey, RH4 1SJ
01306 885001
Horsham District Council
Park North, North Street, Horsham,
West Sussex, RH12 1RL
01403 215100
Employees
Where appropriate the purchaser will be responsible
for complying with the statutory provisions of the
Transfers of Undertaking provisions (TUPE). Further
details can be obtained from the Vendors agents. A list
of the employees can be obtained from the agents.
Fixtures and Fittings
Certain fixtures and fittings, such as the fitted carpets,
curtains, light fittings and garden ornaments are
specifically excluded from the sale but may be available
by separate negotiation.
Easements, Wayleaves and Rights of Way
The property is sold subject to and with the benefit
of all existing rights of way, supply, drainage, water,
electricity supplies and other rights, covenants,
restrictions and obligations and all wayleaves whether
referred to or not. There are public footpaths and
bridleways crossing the property, please refer to the
sales plan.
Postcode
Ruckmans – RH5 5ND Dawes Farm – RH12 3SH
Value Added Tax
Any guide prices quoted or discussed are exclusive of
VAT. In the event of a sale of the property or any part
of it becoming a chargeable supply for the purposes of
VAT, such tax will be payable in addition to the purchase.
Important Notice
Savills and their clients give notice that:
1. They are not authorised to make or give any
representations or warranties in relation to the
property either here or elsewhere, either on their own
behalf or on behalf of their clients or otherwise. They
assume no responsibility for any statement that may
be made in these particulars. These particulars do not
form part of any offer or contract and must not be
relied upon as statements or representations of fact.
2.Anyareas,measurementsordistancesareapproximate.
The text, photographs and plans are for guidance
only and are not necessarily comprehensive. It should
not be assumed that the property has all necessary
planning, building regulation or other consents
and Savills have not tested any services, equipment
or facilities. Purchasers must satisfy themselves by
inspection or otherwise.
Photographs taken and particulars prepared 2007.
Designed and produced by Adventis Group Plc
020 7034 4770 (S35702) September 2007.
General remarks and stipulations