Walnut Tree HouseNether Westcote • Gloucestershire

Walnut Tree HouseNether Westcote • Gloucestershire

A Grade II Listed Cotswold stone house with pretty landscaped gardens, a lodge, Cotswold stone barn, further outbuildings and paddock set on the edge of this desirable village in 2.5 Acres.

Main HouseEntrance Hall • Reception Hall • Drawing room • Dining room • Kitchen/breakfast room

Garden room • Cloakroom • Master bedroom with adjoining bath/shower room and walk in wardrobe

Guest bedroom with adjoining bathroom and dressing room • 2 further bedrooms

Family bathroom • On the second floor 2 further bedrooms • 2 cellar rooms

The LodgeEntrance Hall • Sitting room • Kitchen • 2 bedrooms • Bathroom

OutsideLarge Cotswold stone barn with utility room • Gym • Range of outbuildings, stores and carports

3 bay steel Dutch barn • Post and railed pony paddock

In all extending to about 2.5 acres (1.01 hectares)

Burford 5 miles, Stow on the Wold 5 miles, Kingham Station 4 miles (London to Paddington 80 minutes) Cirencester 23 miles, Oxford 25 miles (All mileages approximate)

Butler Sherborn, Vine House, 2 High Street,

Burford, Oxfordshire, OX18 4RR

T 01993 822325 F 01993 823742

E sophie@butlersherborn.co.uk

www.butlersherborn.co.uk

Butler Sherborn, Parklands House, Park Street,

Stow-on-the-Wold, Gloucestershire, GL54 1AQ

T 01451 830731 F 01451 831533

E elizabethd@butlersherborn.co.uk

www.butlersherborn.co.uk

The London Office, 87 St James’s Street

London SW1A 1PL

T 0207 839 0888 F 0207 839 0444

E enquiries@thelondonoffice.co.uk

www.thelondonoffice.co.uk

Description Walnut Tree House is a super family home and benefits from

some attractive period features, which include Cotswold stone

mullioned windows, exposed beams, an attractive fireplace

in the inner hall and the stone spiral staircase to the second

floor. This house requires updating such as a new kitchen,

bathrooms and redecoration. The attractive gardens provide

areas of lawn with pretty well stocked flower and shrub

borders. The property also has a beautiful and very useful

Cotswold stone barn, which could be used for storage of cars

or for parties. The 1.6 Acre paddock is next to the house and

has excellent far reaching views over the surrounding area.

Further accommodation is available in The Lodge, which is

subject to planning permission could be used as a holiday

let or a short term let to generate income but also could be

useful for a family member or a nanny.

The detached gym has flexible use and previously was used as

a study. Additionally the outbuildings, carports and the Dutch

barn add to the overall attraction with the paddock providing

both amenity and protection in addition to grazing for ponies

and other livestock. The unconverted outbuildings provide

potential for alternative use subject to obtaining planning

permission and listed building consent.

Walnut Tree House is Listed Grade II of architectural

and historical interest, English Heritage date this house

back to the late 16th Century/early 17th Century

extended in the 20th Century. Limestone rubble with

dressed stone quoins, red tiled roof with ashlar stacks.

2 storeys, attic and cellar. Symmetrical two windowed

garden front with two original mid 17th Century

hollow-champhered stone-mullioned casements with

stooped hoods and two 20th Century stone mullioned

casements with stooped hoods.

SituationWalnut Tree House sits on the edge of the village of Nether

Westcote and has a wonderful outlook with fine views from

the paddocks across to the hills beyond. Nether Westcote is

a popular North Cotswold village situated in a Conservation

Area and an Area of Outstanding Natural Beauty. The village

benefits from a chapel and a public house with restaurant and

has far reaching views over the rolling countryside and to the

Evenlode Valley. It is very well located for communications

with the A40 providing access to Cheltenham and Oxford.

The rail networks include Kingham Station with London to

Paddington taking about 80 minutes.

AmenitiesThe nearest shopping facilities are at Burford, Bourton-on-

the-Water and Stow-on-the-Wold. There are many good

schools in the area including a nursery and primary school in

Northleach, Kitebrook at Moreton-in-Marsh. Other private

and state schools in the area include Rendcomb College,

St Edward’s School, Hatherop Castle, Farmor’s Secondary

School, Burford Secondary School and Cheltenham Boys

and Ladies colleges at Cheltenham as well as Cothill House,

Summerfields, The Dragon, Radley College and St. Hughs

near Oxford.

The surrounding countryside provides a useful network of

bridleways and footpaths and is particularly good for walking

and riding.

Local sporting facilities in the area are excellent. There

is a Leisure Centre in Bourton-on-the-Water; Racing at

Cheltenham, Newbury and Stratford-upon-Avon. Polo at

Cirencester Park. Golf courses in the area include Wychwood,

Naunton Down, Burford and Cirencester. Theatres and

cultural activities in Cheltenham, Chipping Norton and

Oxford.

Accommodation From the gravelled courtyard the solid oak front door leads

into the

GROUND FLOOR

Entrance Hall which opens into the Reception Hall.

Cloakroom with WC and wash hand basin.

Reception Hall with attractive inglenook stone fireplace,

exposed stonework, parquet flooring, staircase to first floor

and door which leads to the cellars. The Drawing room has

a stone fireplace and a window seat and overlooks the front

drive and the rear garden. The Kitchen/Breakfast room has

a built in oak kitchen, which is need of updating, integrated

white goods and ovens. There is space for a large breakfast

table and views over the rear garden. Garden room, this

room has a window bench seat, which overlooks the garden,

a quarry tiled floor and a door which leads to the rear terrace.

The Dining room has an attractive stone inglenook fireplace

with a wood burner and a decorative bread oven door.

On the first floor there is a split level landing with an airing

cupboard which houses the hot water cylinder. The Master

Bedroom offers an adjoining bathroom with a bath, shower

cubicle, 2 hand basins set in white marble with cupboards

below, bidet and WC. There is a walk in clothes cupboard with

a range of shelves and hanging rails. One attractive feature is

the balcony, which offers views over the gardens. The Family

Bathroom has a corner bath, WC, bidet and a wash hand basin

set into a vanity unit and shower cubicle. Bedroom 2 has a

range of built in wardrobes. Bedroom 3 Guest Bedroom has

a dressing room and a new shower room with an attractive

Cotswold stone feature fireplace.

On the second floor there are 2 further attic bedrooms with

a range of exposed ceiling timbers and windows overlooking

the rear garden.

The lodge and barnThe Lodge is a useful cottage constructed from part of the

Cotswold stone barn, which is currently used for garaging

and storage and includes a Utility room. The Lodge itself

offers an Entrance hall, which has a staircase to the first floor,

a ground floor Bedroom and Bathroom, which is useful for

an elderly member of the family. On the first floor there is a

Sitting room/Kitchen with a galley style kitchen and stone

fireplace. Bedroom 2.

The adjoining Barn is a superb space, which is open to the

eaves. There is scope to create more living accommodation

subject to planning permission or develop this area for

housing antique cars or to make a fabulous children’s

playroom. The Utility offers a Belfast sink, a boiler for The

Lodge and plumbing for a washing machine.

Outbuildings and the gymThere is a range of very useful outbuildings providing an oil

store and a garden tool shed. There are two open fronted car

ports. In addition there is a 3 bay steel Dutch barn under a

corrugated roof. The Gym is a detached stone building with a

range of built in cupboards and was previously used as a study.

Gardens and groundsThere is an attractive approach to the house through the

Cotswold stone pillars and the wooden gates. The drive leads

down to the gravelled courtyard area where there is plenty of

parking for a number of cars and possibly a horse lorry. The

paddock can be approached directly from the garden and

from the village lane by 5 bar gates and from the pedestrian

gate on the drive. It is enclosed by stone walls and a post and

rail fence. The pasture has been well looked after and there is

a maturing copse planted in the centre.

Ground Floor

roolF dnoceSroolF tsriF

Basement

Approximate Gross Internal Area :- 438 sq m / 4715 sq ftThe Lodge :- 95 sq m / 1022 sq ft

The Barn :- 81 sq m / 872 sq ftOutbuilding :- 21 sq m / 226 sq ft

In

N

S

= Reduced headroom below 1.5 m / 5'0

Dining Room4.9 x 4.7

16'1 x 15'5

Up

Up

Up

UpGarden Room

4.3 x 2.914'1 x 9'6

Reception Hall5.0 x 4.3

16'5 x 14'1

Dn

Entrance Hall

Master Bedroom5.0 x 4.0

16'5 x 13'2

Dressing Room

Up

DnUp

Bedroom 25.8 x 3.0

19'0 x 9'10Bedroom 34.4 x 3.7

14'5 x 12'2

Up

UpBedroom 45.1 x 3.2516'9 x 10'8

Bedroom 55.5 x 3.8

18'1 x 12'6

Bedroom 66.4 x 3.8

21'0 x 12'6

Cellar4.3 x 2.1

14'1 x 6'11Up

6.5 x 3.321'4 x 10'10

T

Store Room

B

Up

Up

Up

Dn

Up

Kitchen / Breakfast Room7.78 x 5.0025'6 x 16'5

Balcony4.23 x 2.9613'11 x 9'9

Barn11.4 x 5.937'6 x 19'4

Bedroom 15.1 x 3.4

16'9 x 11'2

Dn Up

Up

Utility Room

EntranceHall

Dn

Dn

B

T

Eaves Storage

Eaves StorageBath

room

Drawing Room9.11 x 4.9329'11 x 16'2

Cellar4.30 x 2.0714'1 x 6'9

Sitting Room5.88 x 5.2719'3 x 17'3

Bedroom 25.88 x 3.2719'3 x 10'9

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care istaken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

FLOORPLANZ © 2011 0845 6344080 Ref 85557

Outbuilding

The Lodge - Ground Floor

The Lodge - First Floor

The Barn

Carport4.36 x 2.9714'4 x 9'9

Store Room4.27 x 3.0114'0 x 9'11

Workshop5.97 x 4.1819'7 x 13'9

Tool Store4.33 x 2.9214'2 x 9'7

Store4.33 x 2.9714'2 x 9'9

Garage4.33 x 2.4114'2 x 7'11

Approximate Gross Internal Area :-Barn 88 sq mt / 947 sq ft

Main House

The Lodge

Outbuildings

MAIN HOUSE THE LODGE

SERVICES Mains water and electricity. 2 oil tanks, 2 septic tanks. Oil fired central heating.

Telephone (subject to BT regulations) Broadband available in Nether Westcote. (No tests to

the suitability of services have been carried out and intending purchasers should commission

their own tests if required).

FIXTURES AND FITTINGS Only those items mentioned in these particulars are included in

the sale. All other fixtures and fittings including curtains, garden ornaments and statues are

excluded. Some may be available by separate negotiation if required.

LOCAL AUTHORITY Cotswold District Council, Trinity Road, Cirencester, Gloucestershire

GL7 1PX

TAX BAND Walnut Tree House is Band ‘H’ and The Lodge is Band ‘C’.

POSTCODE OX7 6SD

Viewing Please telephone Butler Sherborn, Burford Office T 01993 822325, Stow Office

T 01451 830731 or The London Office T 0207 839 0888. E sophie@butlersherborn.co.uk or

elizabethd@butlersherborn.co.uk

DirectionsFrom the A40 in Burford proceed down the hill, through the High Street and over the River

Windrush. Fork left onto the A424 signposted to Stow on the Wold. Continue along the

A424 for about 5 miles and take the turning on the right signposted Nether Westcote. On

entering the village turn right at the junction, after approximately 50 metres the driveway to

Walnut Tree House will be found on the left hand side marked by the wooden gates and the

stone pillars with the stone acorns.

DISCLAIMER These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. All descriptions, including photographs, dimensions and other details are given in good faith but do not amount to a representation or warranty. They should not be relied upon as statements of fact and anyone interested must satisfy themselves as to their correctness by inspection or otherwise. Neither Butler Sherborn nor the seller accepts responsibility for any error that these particulars may contain however caused. Neither the partners nor any employees of Butler Sherborn have any authority to make any representation or warranty whatsoever in relation to this property. Any plan is for layout guidance only and is not drawn to scale. All dimensions, shapes and compass bearings are approximate and you should not rely upon them without checking them first. Please discuss with us any aspects, which are particularly important to you before travelling to view this property. Photographs taken: June 2011 Particulars written: September 2011

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES744697). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.