Ford Farm BRADFORD-ON-AVON WILTSHIRE

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1 Ford Farm BRADFORD-ON-AVON WILTSHIRE

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3 Ford Farm BRADFORD-ON-AVON WILTSHIRE BA15 2RP Bradford-on-Avon 2 miles, Bath 8 miles (London Paddington 85 minutes) Chippenham 10 miles (London Paddington 73 minutes), Bristol Airport 27 miles A handsome Grade II Listed country house standing in the centre of its land with extensive secondary accommodation, outbuildings and far reaching views. Ford Farm Entrance hall Dining room Drawing room Kitchen / breakfast room Study Utility room Sitting room 2 Cloakrooms Cellar with wine store and games room Master bedroom with en-suite bathroom Guest bedroom with en-suite bathroom 3 further bedrooms 2 further bathrooms The Barn House Kitchen Living room Study Cloak room Master bedroom with en-suite bathroom 2 further bedrooms Bathroom The Barn Reception room Home office Back office Kitchenette Cloakroom The Barn Flat Kitchen / living room 2 bedrooms Bathroom WC Double garage Car port for 2 vehicles Workshop Stores Former cow sheds Large open barn Modern agricultural barn Additional storage barns Gardens Heated swimming pool Hard tennis court Farmland Woodland In all about 30.8 acres (12.46 hectares) Bath 4 Wood Street, Queen Square Bath BA1 2JQ Tel: charlie.taylor@knightfrank.com Country Department 55 Baker Street London W1U 8AN Tel: james.mckillop@knightfrank.com These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

4 Situation and Amenities Situated between Lower South Wraxall and Bradford Leigh, Ford Farm stands at the end of a long private drive in the centre of its land with superb views over the surrounding countryside. The private and secluded setting, along with the extensive outbuildings and ancillary accommodation provide the perfect opportunity for multigenerational occupation and/or income generation, whilst being within easy reach of Bath, Bristol and London. The house is Grade II Listed and is situated about 2 miles north of the historic town of Bradford-on- Avon which meets all day to day needs, whilst the Georgian City of Bath and regional centre of Bristol provide the highest quality cultural and shopping facilities. There are mainline stations at Bath Spa and Chippenham with regular services to London Paddington. The M4 (Junction 17) is 13 miles away and Bristol Airport is easily accessible, about 27 miles to the South West of Ford Farm. The area is well known for the quality of its schools. Boys, girls and mixed schools include Prior Park, Stonar, Monkton Combe, King Edwards, The Royal High School for Girls and Kingswood in Bath. Further afield but within easy reach are Millfield, St Mary s Calne, Marlborough and Sherborne. Bath and Bristol both have renowned universities. Bath has numerous sporting clubs with premier division rugby and first class cricket can be enjoyed at Bristol. There are various local golf courses (Cumberwell Park Golf Club adjoins the property) and racecourses at Bath, Chepstow, Newbury, Cheltenham and Wincanton as well as Lansdown and Salisbury. High quality chalk stream fishing is possible on the river Wylye, Frome and Avon.

5 Ford Farm Ford Farm is approached via a long private drive which sweeps around the large area of lawn in front of the house and leads to a large gravelled parking area. Sitting centrally within its land, the original part of the house dates from the early-19th Century and is of English bond brick. Later, a handsome extension of limestone ashlar was added, facing south over the grounds. The original part of the house is laid out in a classic L-shape with the principal reception rooms on the south facing end, which flank a central entrance hall. To one side is a pretty drawing room with excellent proportions whilst the dining room lies opposite. There is a WC and stairs lead down to the large cellar with store/wine cellar and a games room. The large kitchen/breakfast room lies at the heart of the house and is fitted with a bespoke Mark Wilkinson kitchen and Aga. There is a small study and pantry with double doors opening onto the pretty rear garden. A corridor provides access to the laundry/utility room and a further WC and links through to the sitting room, with French windows opening to the swimming pool terrace and courtyard. Beyond the sitting room is a guest bedroom with attached bathroom. Upstairs, there are two principal bedroom suites with two further bedrooms and a family bathroom. All bedrooms are of a good size with lovely views over the gardens and grounds.

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9 Reception Bedroom Bathroom Kitchen/Utility Storage Terrace Recreation Ground Floor Cellar Approximate Gross Internal Floor Area Main House: 426 sq.m (4,594 sq.ft) Garaging and Stores: 148 sq.m (1,598 sq.ft) The Barn - Home Office Suite: 115 sq.m (1,248 sq.ft) The Barn - Flat: 104 sq.m (1,122 sq.ft) The Barn - House: 181 sq.m (1,952 sq.ft) First Floor The Barn - Flat First Floor The Barn House First Floor The Barn House Ground Floor The Barn - Home Office Suite Ground Floor This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

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11 Gardens and Grounds The gardens and grounds lie primarily to the east and south of the house, including a sheltered terrace with heated swimming pool, vegetable garden, mature floral borders and a wide swathe of lawn running down to a duck pond. The hard tennis court stands alongside the driveway. There are expansive areas of gravelled parking around the house and cobbled courtyard. Courtyard Enclosed by the main house and barn, the cobbled courtyard centres on a turning circle built around a pretty fountain with a mature rose bed around. Box hedging edges abundant floral and perennial borders, creating wonderfully ambient surrounds. There are various covered seating areas to enjoy the sun throughout the day. Adjoining a secure double garage is an oil store with gardeners WC, a double car port, large workshop and various stores.

12 The Barn House The Barn House The Barn House The Barn The Barn was rebuilt and converted by the current owners in the late 1990s to provide a large home office suite, two bedroom flat and adjoining three bedroom cottage. Each unit has independent access and parking, separate from the main house. By design, the home office suite and flat could easily be integrated into one larger dwelling, subject to planning consent. At present all three units are let out please see the tenancy schedule for further information and floor plans for configuration. Barn Flat Barn Office

13 Approximate Gross Internal Floor Area Outbuildings: 926 sq.m (9,968 sq.ft) Farm Buildings A range of modern and traditional farm buildings lie to the rear of the main house and courtyard and is accessed off a spur from the main driveway. Standing around a large yard with a wide concrete apron, the yard comprises various old cow sheds, open barns, a large secure steel-framed portal span modern barn (84 x 43 ), open vehicle barns and brick-built stores. The buildings are in varying states of repair and offer significant scope and opportunity for a variety of uses and income generation, subject to the usual consents. At present, most buildings are purely used for ancillary stores.

14 Land The house and gardens are enclosed by about 25 acres of farmland, currently farmed under a Farm Business Tenancy on an arable rotation. The land is registered within the Basic Payment Scheme. To the north of the property is a band of mixed woodland, running along the southern edge of a brook which eventually feeds into the River Avon. Not to scale. For identification purposes only.

15 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. ES FORD FARM GENERAL REMARKS & STIPULATIONS Method of Sale The freehold of Ford Farm is available for sale by private treaty subject to the following tenancies: The Barn House Assured Shorthold Tenancy 19,800pa The Barn Flat Assured Shorthold Tenancy 11,700pa The Barn Office 1 Licence 6,900pa The Barn Office 2 Personal occupation 4,000pa Trailer Shed Licence 2,400pa Land Farm Business Tenancy 2,492pa Important Notice: 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). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 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. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: July Particulars: July Kingfisher Print and Design Services Mains water and electricity. Private drainage (septic tanks). Broadband. Oil-fired central heating and Agas. 75kW back-up generator. Rights of Way There are no public rights of way across the property. A footpath runs along the outside of part of the western farmland boundary. Local Authority Wiltshire Council: Planning Ford Farm is Grade II Listed. Fixtures & Fittings All fitted carpets, curtains, blinds, light fittings, garden ornaments and equipment are specifically excluded from the sale but may be available by separate negotiation. The tennis hut is also specifically excluded but available by negotiation. The mobile generator, gazebo and greenhouse are included in the sale. Directions (BA15 2RP) From London, leave the M4 at Junction 17 and head south on the A350 towards Chippenham. At the first roundabout follow the ring road on the A350 around Chippenham passing through three roundabouts. At the next roundabout, take the 3rd exit towards Bath (A4). As you pass through Corsham, take a slight left towards Bradford-on-Avon (B3109) and follow this road until you reach the junction with the A365. Cross straight over and follow this road for about 2.5 miles. You will pass a fishing lake on your right hand side and after the bend in the road the entrance to Ford Farm will be on your right hand side. Viewing Strictly by appointment with the sole selling agents Knight Frank LLP.

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