Covid-19 Update July 2021

Although Coronavirus restrictions have been lifted, RH & RW Clutton is following property industry’s guidance and we will be continuing with our strict Health and Safety guidelines keeping our staff, our clients and visitors safe using social distancing measures, wearing masks (and asking visitors to our offices and carrying out property viewings to continue to wear masks), as well as sanitising hands for meetings, property viewings and maintenance visits.

Our offices are operating as usual and you can contact us as normal and our helpful and friendly staff will be happy to help. Our contact details are as follows:

You will also be able to find contact details for each of our staff members on our website: here

Covid-19 Update July 2021 Hide

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01798 344554

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Steyning, West Sussex
Offers in excess of £1,350,000 | 4 bedrooms

Property features

• Enchanting water tower/folly
• Grade II listed
• Private rural location
• Small cottage
• Potential for enlargement
• Large garden and paddock
• Stunning far reaching views
• About 3.25 acres


The Water Tower is a unique, 'one-off' country property located in a peaceful and private, rural setting close to the South Downs. This very unusual and striking octagonal Grade II listed tower was designed by Maxwell Ayrton (the architect who designed the original Twin Towers at Wembley Stadium) as an ornamental water tower/folly, with sun room and with a striking polygonal copper roof. The tower was built in about 1930 for Sir Arthur Howard as part of the Wappingthorn Estate and is constructed of reinforced concrete with a gently rising, 'helter skelter' external staircase that wraps around the tower, giving stunning and far-reaching rural views as it rises up the building.

The accommodation in The Water Tower is very unusual with the hexagonal external walls creating circular walls internally. The ground floor is arranged as a kitchen/family room, with a fitted kitchen and includes a wood burning stove, with a shower room to one side. There is a charming bedroom on the first floor with bronze framed 'Juliet' balconies, on the second floor a void is where the water was stored (considered to have potential to create additional accommodation, subject to all the necessary consents) and on the third floor is a stunning octagonal observatory with large casement windows and the most spectacular, 360 degree, far reaching views over the surrounding countryside, to the North and South Downs and Chanctonbury Ring. A single story timber clad cottage provides additional living accommodation, including a sitting room, kitchen, 3 bedrooms and a bathroom.

The Water Tower is approached over a private lane that runs through the Wappingthorn Estate. Double gates open into the entrance drive with the timber clad cottage to one side. There is a good size garden which provides a lovely setting for the tower and which overlooks the paddock and with lovely rural views. The paddock gives a lovely feeling of space and rural living, with a small pond to one side. From the paddock there are lovely rural views to the adjoining woodland and farmland and far reach views of the South Downs in the distance. In all the extends to about 3.25 acres.

Planning consent was granted in 2002 for an extension to form substantial living accommodation, which has since lapsed. It is therefore considered there is the potential for extension to create a very unique country home, subject to all the necessary consents.

The Water Tower is situated in a peaceful, very private, rural location, a mile or so to the north of the South Downs and about 1.5 miles from the historic old market town of Steyning, which has a good range of shops for everyday needs, including many independent retailers. Shoreham-by-Sea with its small airport, harbour and railway station is about 6 miles to the south-east and there is easy access via the A283 to Shoreham, the A27, M23 and A24. The busy coastal town of Worthing is about 10 miles to the south-west, the thriving large town of Horsham is about 12 miles to the north. The cities of Brighton and Chichester are about 12 and 20 miles respectively. There is immediate access to a wide range of walking opportunities along local footpaths and bridleways and up onto the South Downs.

Mains electricity is connected. Private water and drainage. Electric heating and hot water. LPG gas boiler with radiators in the cottage.

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