Elmleaze FarmWestonbirt, Gloucestershire

Elmleaze FarmWestonbirt, Gloucestershire

Westonbirt 1 mile, Tetbury 4 miles, Malmsbury 4 miles, M4 (J17) 8 miles, Kemble station 10 miles (London Paddington from 75 mins), Cirencester 13 miles

(All mileages and time are approximate)

A delightful country house in a very special parkland setting with the ability to extend if required.

Accommodation

Reception hall | Drawing room | Dining room | Sitting room | Study | Music room | Kitchen/breakfast room

Utility/boot room | Office/studio | Cellar

Principal bedroom suite | 3 further bedrooms and study | 2 further bathrooms

Adjoining Listed Tithe barn

One bedroom annexe | Garaging | Stabling

Grass tennis court | Formal landscaped gardens | Parkland | Pasture and woodland

(Pre App planning advice for neo classical house, outbuildings, pool and drive - further details from the agent)

In all about 37.83 acres (15.309 hectares)

For sale freehold

knightfrank.co.uk

Country Department55 Baker Street

London, W1U 8AN

Tel: +44 20 7629 8171peter.edwards@knightfrank.com

CirencesterOne Market Place

Cirencester, Gloucestershire, GL7 2PE

Tel: +44 1285 882 001rupert.sturgis@knightfrank.com

GloucestershireElmleaze Farm is situated in an extremely quiet and private location on the southern edge of the formal park belonging to Westonbirt School. Westonbirt Village is a small Cotswold village and home to the renowned National Arboretum.

Tetbury (4 miles) and Malmesbury (4 miles), both cater for day to day needs with a good range of shops and services. The bigger centres of Cirencester, Nailsworth and Bath are all within striking distance and provide more comprehensive shopping facilities including a large Waitrose in Cirencester (13 miles).

The property is well connected with a good train service running from Kemble and Chippenham into London Paddington, taking from 75 minutes. Bristol Parkway for services to the Midlands is approximately 16 miles away. Junction 17 of the M4 is also within easy reach, providing quick access to the motorway network leading to the east and westward, linking into the M5.

The surrounding area is well known for equestrian activities with the Beaufort Polo Club being within 2 miles of the property. Hunting is with the Duke of Beaufort’s hunt, horse trials at Badminton and Gatcombe and prestigious National Hunt racing at Cheltenham, Newbury and Bath. There are also numerous golf courses nearby.

Elmleaze FarmElmleaze Farm is an extremely attractive country house built of Cotswold stone under a Cotswold stone tile roof. The house was probably originally a farmhouse and has been extended over the last 30 years and now makes an extremely comfortable and cosy country house.

The house is approached over a gravel drive to a courtyard on the eastern side, with the house and the barn forming the southern and western sides of the courtyard.

All the reception rooms and the kitchen/breakfast room look out over the delightful gardens and many of them have French windows opening directly out into the garden.

Forming the other side of the courtyard there is a range of buildings, again of Cotswold stone under a Cotswold stone tile roof, providing a small annexe/flat with sitting room, bedroom, bathroom and small kitchen. Adjoining is garaging and a large garden store. Opposite this there are three stables and a tack room.

Whilst the current accommodation is well laid out, a purchaser may require a larger party room/drawing room and also more bedrooms. Planning permission was previous granted to incorporate the barn into the residential accommodation, so providing a large drawing room or party room on the ground floor with an entrance hall off the courtyard. Stairs would rise up to give access to further two bedrooms and bathroom. Under the planning permission the layout of the main house would be altered to provide a larger reception hall and a larger kitchen/breakfast room together with larger bedrooms on the first floor. The planning permission has lapsed although the current owner has sought pre planning advice for a significant larger project that was deemed an acceptable scheme (with some minor amendments).

Details of the current accommodation and the proposed accommodation are shown on the floor plans within the brochure.

If a purchaser does not want to incorporate the barn into the house, it provides a fantastic space either for an art studio, large games room or garaging for vintage cars. The barn is constructed of Cotswold stone under a Cotswold stone tile roof and is Listed Grade II.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Recreation

Approximate Gross Internal Floor AreaMain House: 407 sq m / 4,381 sq ft

Annexe: 50 sq m / 538 sq ft Outbuildings: 355 sq m / 3,821 sq ft

Total: 812 sq m / 8,740 sq ft This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars.

Ground Floor

Outbuildings

Outbuildings

Annexe

OutbuildingFirst Floor

First Floor

Gardens and groundsThe gardens and grounds are an outstanding feature of Elmleaze Farm, with much of the land having been part of the formal parkland belonging to Westonbirt House. There are many fine specimen trees both individually and in clumps, within the parkland. The main drive is bounded by an avenue of trees under planted with spring bulbs and a wild flower meadow.

On the southern side of the house is a formal garden, which is principally walled, with herbaceous borders, shrubs and climbing roses on the house. Beyond is a grass tennis court with views over the parkland.

A paved terrace runs along the southern and western sides of the house with a delightful private eating area between the house and the barn, with views across the parkland.

Within the parkland there are several formal clumps of young specimen trees including Malus Toringoides, Salix Argentea, Pyrus Sorbus, enclosed by metal estate fencing.

In addition to the parkland there are two fields, both of which are to grass, which have been grazed by a neighbouring farmer or mown for hay. There are also two blocks of woodland which principally comprise of native broadleaf trees.

In all about 37.83 acres (15.309 hectares)

ServicesMains electricity. Private drainage. Private water supplied via a borehole situated to the south of the house, which also serves the adjoining farm. There is an oil fired Aga in the house.

Local AuthorityCotswold District Council. Tel: 01285 623000.

ListingThe Barn is listed Grade II

Rights of WayThere are no public rights of way through the property.

Directions (GL8 8QE)From Tetbury take the A433 for Bath. After approximately 2.5 miles turn left by the Hare & Hounds Hotel, signposted to Eastern Grey and Sherston. Follow this road which goes into a dip and up a slight hill, after which there is a wood on the right hand side. After about 1.25 miles at the end of the wood, turn right down an unmarked tarmac lane. The entrance gates to Elmleaze Farm will be found after about 300 yards on the right hand side, with gates set in stone pillars.

ViewingStrictly by prior appointment through the vendors’ agent, Knight Frank LLP

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated October 2020. Photographs and videos dated September 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.

Connecting people & property, perfectly.

Elmleaze Farm

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”