no. 1 The Lawn BALCARRAS ROAD CHARLTON KINGS CHELTENHAM

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1 no. 1 The Lawn BALCARRAS ROAD CHARLTON KINGS CHELTENHAM

home of over 6000 sq ft set in landscaped

perfect blend of contemporary design and

3 no. 1 The Lawn BALCARRAS ROAD CHARLTON KINGS CHELTENHAM An exquisite newly built home of over 6000 sq ft set in landscaped gardens of around ¾ acre and offering the perfect blend of contemporary design and traditional materials Double height reception hall Drawing room Dining room Kitchen/breakfast/family room Cinema room Utility Cloakroom Guest suite Gym with shower room Galleried landing Master suite 3 further bedroom suites Study Laundry/ironing room Triple garage Electric gated gravelled drive Landscaped gardens

Set in a very generous plot and on an impressive tree lined street scene, the house has been built

Externally, stone, slate and glass combine to provide extremely attractive elevations under a

without compromising the look and traditional feel from the outside.

4 The Lawn No. 1 The Lawn is the first of just two detached, bespoke, architect designed newly built homes. Set in a very generous plot and on an impressive tree lined street scene, the house has been built to exacting standards providing the ultimate in luxury living. Externally, stone, slate and glass combine to provide extremely attractive elevations under a conventional pitched slate roof, thus creating a home with a feeling of great light and space without compromising the look and traditional feel from the outside. Inside the quality of materials and workmanship is immediately evident, where the large double height reception hall provides a fitting entrance and access to the ground floor living space and accommodates the stunning bespoke staircase rising to the first floor.

To the southern end of the house there is a beautiful kitchen/breakfast/ family room, a fabulous space to entertain or congregate as a family.

State of the art technology is present throughout; this is particularly evident in the luxurious cinema room with sound and picture to rival a trip

Towards the northern end of the house there is more formal reception space with a smart dining room and spectacular drawing room with a modern

A ground floor guest suite with private patio provides a thoughtful design addition to the house, particularly for anyone who may struggle with

5 To the southern end of the house there is a beautiful kitchen/breakfast/ family room, a fabulous space to entertain or congregate as a family. There are multiple sliding picture glass doors giving access onto the large south facing stone terrace with covered eating area and water feature. State of the art technology is present throughout; this is particularly evident in the luxurious cinema room with sound and picture to rival a trip to the cinema and a Sonos system piping sound throughout the entire house (controlled via any one of 3 Apple ipads included in the sale). Towards the northern end of the house there is more formal reception space with a smart dining room and spectacular drawing room with a modern Stovax log burning stove as a focal point. A ground floor guest suite with private patio provides a thoughtful design addition to the house, particularly for anyone who may struggle with stairs. The fitted utility room has a laundry shoot from the upstairs laundry/ironing room. A covered external walkway leads to the home gym (which could easily be adapted to become an annex/secondary accommodation) with shower room and fully glazed doors opening onto the rear terrace.

Upstairs the outstanding galleried landing

bathroom, fully fitted dressing room and

Three further very individual bedroom suites

6 Upstairs the outstanding galleried landing continues the theme of light and space with double doors opening to the magnificent master suite with gas fire, opulent bathroom, fully fitted dressing room and wrap around balcony. Three further very individual bedroom suites add to the character of this wonderful home. A study and ironing/laundry room complete the

Specifications Floorplan Kitchen Beautifully crafted sleek Effeti Italian kitchen with Gaggenau appliances.

Integrated wine fridge with red and white wine zones Vario 200 series built in refrigerator, offering three climate zones including an extra large fresh cooling zone Vario 200 series built in freezer

Bathroom and en-suites Luxury Italian Karol bathroom furniture Porcelain fl oor and wall tiles Gessi taps Gym Fully tiled shower room Internal finishes Bespoke Italian fi tted wardrobes in bedrooms

Remote controlled gas fires in both kitchen and master bedroom Stovex log burner in formal reception room Light and electrical Integrated audio and lighting system Full alarm security system Creston

7 Specifications Floorplan Kitchen Beautifully crafted sleek Effeti Italian kitchen with Gaggenau appliances. Gaqqenau has been the pioneering brand for home appliances for more than 300 years and the leading innovator in technology and design, all their products are characterised by flawless functionality and ease of operation. The 200 series combines sculptural design and professional technology Combination microwave Oven Steam oven Warming drawer Automatic espresso coffee machine Induction hob Fully integrated dishwasher Integrated wine fridge with red and white wine zones Vario 200 series built in refrigerator, offering three climate zones including an extra large fresh cooling zone Vario 200 series built in freezer Quooker tap Marble and silestone worktops Feature lighting Staircase Handcrafted bespoke staircase Internal doors Bespoke luxury wooden doors Utility Mielle washing machine Mielle tumble dryer Bathroom and en-suites Luxury Italian Karol bathroom furniture Porcelain fl oor and wall tiles Gessi taps Gym Fully tiled shower room Internal finishes Bespoke Italian fi tted wardrobes in bedrooms Floor finishes Porcelain fl oor titles; sense the warmth of the underfl oor heating Carpet to bedroom area Engineered white oiled, oak parquet flooring Heating Wet under fl oor heating throughout Remote controlled gas fires in both kitchen and master bedroom Stovex log burner in formal reception room Light and electrical Integrated audio and lighting system Full alarm security system Creston lighting Sonas sound system throughout the house Pre-wired in formal reception rooms and kitchen for remote control curtains External finishes Fully landscaped gardens designed by multi award winning Chelsea Flower show gold medalist Video entry security system Large south facing patio and feature pond Undercover eating area Garages Triple garage with handset electronically operated up and over doors Lighting and power sockets Warranty Premier Guarantee have independently surveyed the property during the course of construction to issue their 10 year built warranty. s, Cheltenham The Lawn, Balcarras Road, Charlton Kings, Cheltenham, GL53 8QQ Gym 6.78 x 5.11m 22'3'' x 16'9'' Triple Garage Courtyard Ground Floor Utility Dining 5.03 x 4.06m 16'6'' x 13'4'' Kitchen/ Family 8.31 x 8.28m 27'3'' x 27'2'' Entrance Hall Drawing 7.95 x 5.08m 26'1'' x 16'8'' En- Suite GROUND FLOOR Cinema 5.94 x 5.94m 19'6'' x 19'6'' Guest Bedroom 4.95 x 3.66m 16'3'' x 12' Bedroom x 4.19m 14'3'' x 13'9'' Bedroom x 4.19m 14'3'' x 13'9'' Bedroom x 3.56m 18'4'' x 11'8'' First Floor Void Linen Bedroom x 5.08m 26'1'' x 16'8'' Study 4.72 x 3.56m 15'6'' x 11'8'' Void Dressing 5.03 x 3.12m 16'6'' x 10'3'' FIRST FLOOR Capture Property Marketing Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale. 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 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. 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. Particulars dated Jan 2016 Photographs dated Jan 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.

Outside The house is set well back from the road behind a beautiful oak tree and is accessed via a graveled drive with video

To the rear of the house the beautiful garden has been expertly designed and landscaped by a Chelsea Award winner.

There are open views from the rear of the house and garden towards both Timbercombe and Leckhampton Hills. Location No.

Once a village but now incorporated into Cheltenham, Charlton Kings is a highly regarded and desirable residential location

Charlton Kings offers a range of independent local shops, cafes, doctors surgeries, excellent public houses, 2 golf courses

Cheltenham is also recognised for its selection of excellent independent schools such as Dean Close School, Cheltenham

8 Outside The house is set well back from the road behind a beautiful oak tree and is accessed via a graveled drive with video entry, electrically operated gates. The drive leads to a triple bay garage with independent motorised doors. To the rear of the house the beautiful garden has been expertly designed and landscaped by a Chelsea Award winner. The previously mentioned private terrace has steps up to the lawns surrounded by well-planned planted beds. There are open views from the rear of the house and garden towards both Timbercombe and Leckhampton Hills. Location No. 1 The Lawn sits approximately half way down Balcarras Road in the heart of popular Charlton Kings. Once a village but now incorporated into Cheltenham, Charlton Kings is a highly regarded and desirable residential location less than 3 miles from the centre of Cheltenham and on the edge of rolling Cotswold countryside. Charlton Kings offers a range of independent local shops, cafes, doctors surgeries, excellent public houses, 2 golf courses and 2 very sought after schools - St. Edwards School and Balcarras School. Cheltenham is also recognised for its selection of excellent independent schools such as Dean Close School, Cheltenham Ladies College and Cheltenham College. The property is conveniently located with easy access to the A40 leading to Oxford and London and the M5 giving access to Birmingham and Bristol. The mainline railway station at Cheltenham Spa offers regular services to London Paddington.

9 Promenade, Cheltenham, Gloucestershire GL50 1NW KnightFrank.co.uk

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