Woodland House. Salford Oxfordshire

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1 Woodland House Salford Oxfordshire

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3 Woodland House Salford Oxfordshiree A stylish and beautifully converted barn complex with cottage and panoramic views Chipping Norton 2.5 miles, Moreton-in-Marsh 6 miles, Stow-on-the-Wold 7 miles, Oxford 22 miles (All distances approximate) Principal House Reception Hall Kitchen Breakfast Room with adjoining Boot Room Utility Room Dining Room Gym with Shower Room Cloakroom Drawing Room Sitting Room Garden Room Snug Study Cinema Room Master Bedroom Suite with a Free standing bath and open fire in a separate Dressing Area and En-Suite Shower Room Guest Bedroom with En-Suite Shower Room 2 further Double Bedrooms (both en-suite) The Cottage Entrance Hall Sitting Room Study Kitchen Dining Room Double Bedroom Bathroom Shepherds Hut available by separate negotiation. Private electric gated entrance Double Garage Landscaped gardens & grounds Paddock Private parking Secure Barn currently used as Garaging In All About 8.9 acres (3.7 ha)

4 Viewing Please telephone Butler Sherborn, Stow-on-the-Wold office T or The London Office T or Strutt & Parker, Morton-In-Marsh office T E stow@butlersherborn.co.uk or E moreton@struttandparker.com Directions From Stow-on-the-Wold proceed along the A426 towards Chipping Norton. At the T-junction opposite The Greedy Goose public inn, turn right on the A44 towards Oxford. Continue for approximately 3 miles and the entrance to the property will be found on the right hand side. Description Standing in an elevated position with commanding views over glorious Cotswold country, Woodland House is a superb example of a skilfully converted and fully renovated country property of impressive proportions comprising a principal house, detached cottage and newly constructed barn complimented by landscaped gardens and grounds. The current owners have undertaken an extensive renovation programme to produce a high quality Cotswold

5 stone conversion displaying the successful marriage of traditional and contemporary styles. The accommodation, which is arranged over two floors and benefits from good ceiling height with a notable feeling of light and space, is both generous and flexible with much of the living space taking advantage of the glorious views. The reception rooms in particular provide an extensive entertaining space and are complimented by luxurious bedroom suites. Equally, Woodland House has been designed to either accommodate a full house or be sectioned off for more intimate living. Period features, which include exposed beams and open fireplaces are complimented by modern day conveniences such as under floor heating to some rooms, LED lighting, an integrated Wi-Fi media system throughout the house including a bespoke Cinema Room and an attractive Limestone floor which continues through most of the ground floor. Finished to an equally high standard is a detached cottage can serve as additional guest accommodation or staff living quarters if required. A spacious gravelled forecourt fronts the property, which is set behind secure electric gates and with parking for several cars. With a separate access and within close proximity is a detached barn, which currently provides secure garaging for up to four vehicles but would also support other uses such as equestrian.

6 Outside, the principal house has been designed around an inner courtyard with bespoke hard landscaping which incorporates raised terraces, low maintenance planting and a water feature.to the southern end of the property the grounds have been left to flow seamlessly into the paddock land beyond. A substantial south facing sun terrace to provide an ideal vantage point from which to appreciate the outstanding far-reaching views. In all the property amounts to about 8.8acres (3.6ha). Woodland House would suit those wishing to have an large and impressive country property with equestrian potential and with excellent communications to both London and Birmingham via the M40 motorway (Junction 11). Birmingham International airport is 45 miles or railway from Moreton-in- Marsh to London Paddington (90 minutes). Principal House Accommodation Ground Floor The front door opens to the Reception Hall with Limestone floor, French doors to the garden and doors to Kitchen/ Breakfast Room with bespoke Kitchen units and a 4 oven Aga with separate halogen hob. Integrated NEFF appliances including wall mounted conventional oven, steam oven, combination microwave and coffee machine. Dishwasher and wine rack. Free standing Aga fridge freezer. Island unit. Double sinks and LED lighting. Limestone flooring. Opens to Dining Area, which can seat up to six. Boot Room with door to outside. Dining Room with French doors and door leading to Utility Room with units and oak work surfaces incorporating a wine fridge, Belfast sink, washing machine and tumble dryer. A rear hallway leads to the Gym which has French doors and an En-Suite Shower Room. To the other side of the Hall is accessed the main Reception Room which comprises an impressive split level Sitting Room and Drawing Room with large stone fireplace and steps down to a Garden Room with bi-fold glass doors to either side which can be folded back during the summer months.

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11 Located at the end of this wing are two Guest Double Bedrooms, which both have En-Suite Bathrooms. To the other side of the Drawing Room is the Snug with glass panels to both sides and stairs up to the Study, which leads to the Cinema Room. First Floor A large landing with seating area leads to the magnificent Master Bedroom Suite which has been designed with ultimate luxury in mind focusing around an open plan Bedroom with adjoining free standing pedestal bath in front of a wood burning stove and over looking the glorious view. In addition there is an En-Suite Shower Room with dressing area and twin washbasins. To the other side is a Double Bedroom with En-Suite Shower Room. The Cottage Finished to the same high standard as the main house and with accommodation comprising Entrance Hall with door to Sitting Room with Study off and steps up to a Kitchen / Dining Room with central island unit and induction electric hob and extractor fan. Units with oak work surfaces with integrated oven, fridge and dishwasher. First floor Double Bedroom with En-Suite Bathroom. Garden and Grounds Electronically operated wooden gates open to a gravelled forecourt surrounded by a Cotswold stone wall. To one side, steps rise up to the grounds, which continue, to the side and rear of the property which then continue seamlessly into the paddock land beyond. Adjacent to the rear of the house is a substantial south facing sun terrace. The central courtyard with terraced planting, shrubs and a water feature provides an idyllic focus to the house and makes an ideal venue for summer entertaining.

12 A secondary driveway leads to the cottage and barn. Located on the other side of the road directly opposite the property is an area of woodland amounting to roughly 1.25 acres. Paddock Land To the south east of the property lies paddock land, which could potentially be divided into separate paddocks for equestrian use if required. Situation & Amenities Woodland House is located in the picturesque West Oxfordshire Cotswolds in between the popular market towns of Chipping Norton and Moreton-in-Marsh. The neighbouring village of Salford has a public house and active parish church. Communications are excellent, with the A44 serving Oxford and London to the East and Moretonin-Marsh and Worcester to the West. The mainline station at Moreton-in-Marsh provides a regular service to Oxford and London as well as Worcester and Hereford. The Cottage Chipping Norton, Stow-on-the-Wold and Moreton-in-Marsh provide for everyday shopping requirements as well as a wealth of well-reputed restaurants and pubs also in the adjacent villages. The cultural centers of Oxford, Cheltenham and Stratford-upon-Avon provide further recreational and leisure facilities. There are excellent schools in the area, both private and state. Sporting amenities include National Hunt racecourses at Cheltenham, Stratford-upon-Avon and Warwick and golf courses at Lyenham and Chipping Norton. The Cottage The Cottage Services Mains electricity and private water and drainage. Zoned oil fired and under floor heating. Alarm system to house, cottage and barn. Wi-Fi and Satellite Media system. (No tests to the suitability of services have been carried out and intending purchasers should commission their own tests if required.)

13 Fixtures and Fittings Only those items mentioned in these particulars are included in the sale. All other fixtures and fittings are expressly excluded but are available to purchase by separate negotiation. Local Authority West Oxfordshire District Council, 26 Church Street, Witney, Oxfordshire. Telephone: Disclaimer Notice 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. Butler Sherborn, Strutt & Parker nor the seller accepts responsibility for any error that these particulars may contain however caused. Neither the partners nor any employees of Butler Sherborn or Strutt & Parker 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. ED 08/13 Contact Information Butler Sherborn Parklands House, Park Street, Stow-on-the-Wold, Gloucestershire, GL54 1AQ T F E elizabethd@butlersherborn.co.uk Strutt and Parker Fosse House, Moreton-in-Marsh, Gloucestershire GL56 0LH T E simon.merton@struttandparker.com

14 Woodland House Energy Efficiency Rating Bedroom 4.07 x '4 x 11'6 N S T Bedroom 4.21 x '10 x 13'2 Approximate Gross Internal Area = 456 sq m / 4908 sq ft Garage = 33 sq m / 355 sq ft Cottage = 84 sq m / 904 sq ft Barn = 56 sq m / 603 sq ft Total = 629 sq m / 6770 sq ft The Cottage Dn Dining Room 4.25 x '11 x 13'11 Energy Efficiency Rating Gym 6.42 x '1 x 13'1 = Reduced headroom below 1.5 m / 5'0 Utility Room 2.73 x '11 x 6'9 Drawing Room 9.26 x '5 x 18'1 Garden Room 6.44 x '2 x 13'5 B T Breakfast Room 3.27 x '9 x 10'6 Kitchen 4.25 x '11 x 12'0 Reception Hall 6.07 x '11 x 16'2 Dn Sittign Room 6.25 x '6 x 16' x '8 x 10'9 Dn Bedroom 4.85 x '11 x 15'10 Dn Master Bedroom 4.99 x '4 x 11'5 In Ground Floor Snug 4.16 x '8 x 13'2 First Floor B Study 5.49 x '0 x 9'9 Kitchen / Dinner 5.52 x '1 x 14'5 Cinema Room 5.49 x 3.03 Barn 18'0 x 9' x '5 x 17' x '3 x 5'9 Dn (Not Shown In Actual Location / Orientation) Barn Garage 6.07 x '11 x 18'2 In Sitting Room 4.20 x '9 x 12'11 Bedroom 4.20 x '9 x 13'9 Cottage - Ground Floor Cottage - First Floor

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