The Old Rectory WESTWELL, OXFORDSHIRE

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1 The Old Rectory WESTWELL, OXFORDSHIRE

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3 The Old Rectory WESTWELL, OXFORDSHIRE A beautiful Cotswold stone Grade II* Listed former Queen Anne rectory. Burford 2.5 miles Cirencester 14 miles Oxford 19 miles Charlbury 12 miles (London Paddington from 80 mins) (Distances and times approximate) The Main House Hall Drawing room Garden room Sitting room Dining room Kitchen/breakfast room Utility room Boot Room 2 Cloakrooms Cellars 5 double bedrooms (3 ensuite) 3 single bedrooms 3 further bathrooms Self-contained cottage with sitting room, bedroom, bathroom and kitchenette Large entertainment barn Garaging Further outbuildings Swimming pool Tennis Court Total 11,204 sq. ft In all about 3.99 acres (1.6 hectares) Knight Frank LLP 274 Banbury Road, Summertown, Oxford, OX2 7DY Tel: damian.gray@knightfrank.com Knight Frank LLP Gloucester House, 60 Dyer Street Cirencester, GL7 2PT Tel: bruce.tolmie-thomson@knightfrank.com Knight Frank LLP 55 Baker Street, London W1U 8AN Tel: rupert.sweeting@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 The Old Rectory sits in an idyllic position at the top of the sought after village of Westwell and overlooks an enchanting valley as well as its own impeccable gardens and grounds. The house is approached by a gravel driveway leading from the small village green, passing between the village pond and church. The gravel drive sweeps past the house to a courtyard area bounded by garaging. S The Old Rectory lies about equidistant between Oxford and Cirencester with Cheltenham also convenient. The beautiful market town of Burford provides most daily facilities together with shops and restaurants. T London Paddington can be reached in 1 hour 20 minutes from Charlbury station, about 12 miles away, and the A40 provides fast access to the east and west, linking with both the M40 and M5 motorways. E There are a variety of private schools in the area for children of all ages including St. Hugh s, Hatherop Castle, Beaudesert, Chandlings, Cothill, Radley, Cheltenham College, and the Oxford schools including, Summerfields, St. Edward s and the Dragon School to name a few. G Ample sporting opportunities include golf courses at Burford, Witney, Lyneham, Frilford Heath and Naunton Downs. H National hunt racing is held at Cheltenham, Newbury and Stratfordupon-Avon; polo at Cirencester Park and hunting with the Heythrop Hunt.

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6 The property has been recently refurbished, remodelled and now presented to its current high standard. The Listed Grade II* main part of the house is late 17th Century; it was extended in around 1847 with further alterations in The Queen Anne façade is particularly attractive being of five bays with the adjoining wing being taller and with a hipped roof. The house benefits from large stone mullioned windows and an arched front door with panelled piers. Ground Floor Kitchen/Breakfast room, a charming family room with tiled floors, oil fired Aga, range of units incorporating Miele dishwasher and fridge, large sink set into oak worktop, area for breakfast table, central island with integrated wine chiller. Two hidden latched doors lead down to a naturally cooled cellar with space for fitted wine racks. (Please note the wine racks are not included in sale. In addition the drinks fridge and marble fireplace in kitchen are also not included in sale). Rear Hall/boot room, off which is a large WC, ample space for boot and coat storage. Back door to the garages and utility rooms and separate stable doors leading into the courtyard. TV room, has large bay windows overlooking the front garden, oak panelling and a marble fireplace. Morning room, a light and charming room facing east allowing ample sunlight into the room giving it an exceptionally bright and spacious feel. There is also access to the garden. Drawing room, an elegant reception room with high ceilings, large bay windows, ornate fireplace and door leading out to the garden. The views from the drawing room stretch out over both the formal garden as well as the water garden. From the drawing room the corridor leads down past a WC and back to the main hall by the stairs, front door and kitchen.

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11 First Floor The staircase rises from the main hall to the landing running the length of the house giving access to the main bedrooms. Master bedroom suite, a well proportioned bedroom with bay windows overlooking the entire landscaped garden with vistas over the formal garden and water garden, continuing as far as the tennis court. The ensuite bathroom has fitted cupboards, with his and hers hand basin set into a marble surround, WC bath and hand shower. Guest bedroom suite 1, a spacious room with high ceilings, free standing bath and large terrace overlooking the formal garden. Shower/steam room, is situated next to the first guest suite, with marble tiles, basin, WC and can be used both as a steam room and as a shower. Guest bedroom Suite 2, a double bedroom with an ensuite bathroom overlooking the herb lawn at the front of the house. There are 2 further double bedrooms which are served by a large family bathroom. Second Floor The top floor of the house has three further spacious bedrooms and a second family bathroom.

12 Reception Bathroom Kitchen/Utility Storage Terrace Recreation Old Rectory, Westwell, Burford, Oxfordshire, OX18 4JT 7.35 x '1 x 12' x '4 x 11'7 Approximate Gross Internal Area = sq m / 5246 sq ft Cellar = 27.1 sq Balcony m / 291 sq ft 4.74 x '7 x 14' x 4.40 Barn = sq m / 3318 sq ft (Excluding Void) 19'5 x 14'5 Annexe = 95.0 sq m / 1022 sq ft Outbuildings = sq m / 1325 sq ft Total = sq m / sq ft The Old Rectory Approximate Gross Internal Floor Area Main House = sq m / 5246 sq ft Total = sq m / sq ft 4.40 x '5 x 11'11 Landing 6.02 x '9 x 14'9 = Reduced headroom below 1.5m / 5' x '7 12'8 x 17'7 13'11 Second Floor 7.35 x '1 x 12' x '11 x 13' x '4 x 11'7 Void 4.44 x '7 x 14' x '5 x 11'11 Landing Cellar = Barn = sq m Annexe = Outbuildings T Total = 10 = Bedr 7.77 x 25'6 x Barn First Flo Second Floor Balcony 4.74 x '7 x 14' x '9 x 14' x '8 x 13' x '11 x 13'7 Landing 5.93 x '5 x 14'5 6d 4.44 x '7 x 14'6 Store T Barn First Floor Barn Ground Floor Wine Room 5.31 x '5 x 13'5 Balcony 4.74 x '7 x 14'0 Library 4.59 x '1 x 13' x '9 x 14'9 Family Room 5.92 x Drawing 5.35 Room 19'5 x 17' x '8 x 14' x '8 x 13'11 Sitting Room 5.06 x 4.24 First Floor 16'7 x 13'11 Inner Hall 4.24 x '11 x 13'7 Dining Room 4.93 x '2 x 13'11 Office Room 3.67 x '0 x 11'6 Party Room Landing x '1 x 16'9 Entrance Hall Entrance Hall 5.93 x '5 x 14'5 Boot Room 4.40 x '5 x 12'10 6d Kitchen / Breakfast Room 9.31 x '7 x 14' x '7 x 14'6 Kitchen 5.10 x '9 x 8'10 Store T T Kitchen / Sittin Dining Room 7.76 x '6 x 12'4 Barn Ground Pool Room 2.22 x '3 x 6'5 U U IN First Floor Terrace Ground Floor x '5 x 12'1 Library 4.59 x 4.13 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 15'1 & compass x 13'7bearings before making any decisions reliant upon them. = Reduced headroom below 1.5m / 5'0 Library 4.59 x '1 x 13'7 Boot Room Cellar Tank Room 3.69 x '1 x 8'6 Machinery store FLOORPLANZ x Boot Room 19'0 x 12'4 Oil Tank This plan is for layout guidance only. Drawn in accordance 4.40 x with RICS guidelines. N 14'5 8'6 x 8'2 12'10 Whilst every care is taken in the preparation of this plan, please check all dimensio

13 or 7.35 x '1 x 12'9 alcony 4 x 4.27 x 14'0 room st x 4.50 Floor x 14'9 om ' x '4 x 11'7 Library 4.59 x '1 x 13' x '2 x 11' x '11 x 13'7 Landing 25'6 25'6 x 13'8 x 13'8 Cellar = Outbuildings 27.1 sq m / = sq ft sq m / 1325 sq ft Barn = sq m / 3318 sq ft (Excluding Total = sq m / Void) sq ft 4.40 Annexe x 3.63 = 95.0 sq m / 1022 sq ft Approximate Outbuildings Gross = Internal sq m Area / 1325 = sq ft sq m / 5246 sq ft 14'5 x 11'11 = Reduced headroom below 1.5m / 5'0 Office Office Room Room x 3.51 x '0 12'0 x 11'6 x 11'6 Total Cellar sq = m 27.1 / sq m / sq 291 ft sq ft Landing Barn = sq m / 3318 sq ft (Excluding Void) Annexe = 95.0 sq 9.31 m x 5.35 / 1022 sq ft Void 30'7 x 17'7 Outbuildings = sq Kitchen m / Sitting / 1325 Sitting / / sq ft Dining Dining Room Room Total = sq m / sq ft 7.76 x 3.76 x 3.76 Old Rectory, Westwell, Burford, Oxfordshire, OX18 4JT Barn Barn First First Floor Floor ond Floor Balcony 4.74 x 4.27 Barn Barn 15'7 Ground x 14'0Floor Floor 6.02 x '9 x 14' x '8 x 13' x '1 x 12'9 Drawing Room 6.00 x '8 x 14'9 30'7 30'7 x 17'7 x 17'7 Approximate Gross Internal Floor Area Barn = sq m / 3318 sq ft (Excluding Void) Annexe = 95.0 sq m / 1022 sq ft 4.38 x 3.54 Outbuildings 14'4 x 11'7 = sq m / 1325 sq ft Family Family Room Room x 5.35 x '5 19'5 x 17'7 x 17'7 Terrace x 3.69 x '5 36'5 x 12'1 x 12'1 Garden Garden Store Store x 2.32 x '6 11'6 x 7'7x 7' x '11 x 13'7 Gardeners Shed Shed 5.23 x '2 x 11'11 The Barn Landing 4.40 x '5 x 11'11 Landing = Reduced = Reduced headroom headroom below below 1.5m 1.5m / 5'0 / 5' x '5 x 14'5 Attic Attic Room Room x 3.99 x x '1 17'1 x 13'1 x 13'1 14'7 x 14'6 Annex First First Floor Floor 6d Wash Wash Room Room x 3.93 x '2 17'2 x 12'11 x 12' x '7 x 14' x '5 x 14'5 Annex Ground Floor Floor (Not (Not Shown Shown In Actual In Actual Location Location / Orientation) / Inner Hall Ref: d Party Party Room Room x 5.10 x '1 40'1 x 16'9 x 16'9 Entrance Entrance Hall Hall Attic Attic Room Room 2 2 StoreT x 4.54 x '2 17'2 x 14'11 x 14'11 Store Store Room Room x 2.42 x '2 17'2 x 7'11 x 7'11 Boot Room 4.40 x '5 x 12'10 Kitchen / Breakfast Room 9.31 x 4.40 Store T Kitchen Kitchen x 2.68 x '6 25'6 x 12'4 x 12'4 Barn First Floor 16'9 16'9 x 8'10 x 8'10 = Reduced headroom below 1.5m / 5'0 Barn First Floor Tank Tank Room Room x 2.60 x '1 12'1 x 8'6x 8'6 Barn Ground Floor 9.31 x '7 x 17'7 Machinery store store x 3.77 x '0 19'0 x 12'4 x 12'4 Oil Oil Tank Tank Barn Ground Floor x 2.50 x '6 x 8'68'2x 8'2 Feed Feed Room Room Feed Room x 3.37 x 3.37 Family 4.73 Room x '6 15'6 x 11'1 x 11' '6 x 5.35 x 11'1 19'5 x Terrace 17' x '5 x 12'1 Utility Utility Boiler Boiler Room Room Utility Outbuildings Outbuildings Terrace x '5 x 12'1 B B BB Garage x 4.47 x '9 23'9 x 14'8 x 14'8 Family Room 5.92 x '5 x 17'7 Seating Seating Room Room x 2.15 x '3 x 7'37'1x 7'1 Boiler B B Room Garage 7.23 x '9 x 14'8 (Not (Not Shown Shown In Actual In Actual (Not Location Location Shown / Orientation) In / Actual Location / Orientation) B B Garden Store 3.50 x '6 x 7'7 B B Seating Room 2.20 x '3 x 7'1 B Pool Pool Room Room x 1.96 x '3 x 7'36'5x 6'5 = Reduced headroom below 1.5m / 5'0 Attic Room x '1 x 13'1 Annex First Floor = Reduced headroom below 1.5m / 5'0 Void Party Room x '1 x 16'9 Office Room 3.67 x '0 x 11'6 Party Room x '1 x 16'9 Office Room 3.67 x '0 x 11'6 Entrance Hall Tank Room 3.69 x '1 x 8'6 Entrance Hall Attic Room x '2 x 14'11 Oil Tank 2.60 x '6 x 8'2 Machinery store 5.80 x '0 x 12'4 Feed Room 4.73 x '6 x 11'1 Tank Room 3.69 x '1 x 8'6 Oil Tank Kitchen Tank 5.10 Room x '9 x '10 12'1 x 8'6 Oil Tank 2.60 x '6 x 8'2 Kitchen 5.10 x '9 x 8'10 Machinery store 5.80 Boiler B x 3.77 B Room 19'0 x 12' x '6 x 13'8 Kitchen / Sitting / Dining Room 7.76 x '6 x 12'4 Machinery store 5.80 x '0 x 12'4 Pool Room 2.22 x '3 x 6'5 B Pool Room 2.22 x '3 x 6'5 Seating Room 2.20 x '3 x 7'1 B 7.77 x '6 x 13'8 Kitchen / Sitting / Dining Room 7.76 x '6 x 12'4

14 The Barn The entertainment barn is an impressive building, entering into a hall way with cloakroom and WC, the barn is designed to have up to 36 people around the main table. At one end of the barn there is a separate kitchen with a large range cooker (not included in sale), large Miele fridge, 2 dishwashers (Zanussi and Bosch), larder and a separate caterer s entrance. The other end of the barn (which can be shut off to separate it from the main part) is an entertainment area with a log burner (not double sided). Beyond the entertaining area of the barn there is a second bathroom with a shower and WC. There is also an additional further bedroom upstairs within the barn with a separate a WC.

15 Outbuildings The main house also benefits from various outbuildings which include, a separate one bed cottage, large entertaining barn, storage barn (which would be perfect for converting into another one bedroom cottage, subject to the usual consents) and a double garage. The cottage, with underfloor heating, has two floors consisting of a sitting room and kitchen on the ground floor with a double bedroom and bathroom on the second floor.

16 Gardens and grounds The gardens lie predominantly to the south and west of the house with a partly walled garden providing more formal gardens with a delightful sheltered terrace to the west of the house. More informal and woodland gardens lie beyond the walled garden adjoining the tennis court. The present owners have greatly enhanced the garden whilst still retaining the many original Cotswold stone walls and small enclaves which gives it such charm. There are two wild flower meadows, one at rear of the Barn and one in the main garden. The south facing gardens and grounds are simply stunning and the manicured gardens complement the house allowing for a peaceful setting. The garden includes a hard tennis court, adjacent to an orchard and ball playing lawn. The gardens include a spring water garden with two small ponds, hoggin paths and steps fed by a small cascade through a tufa arch. Adjoining the house there is a double garage constructed of Cotswold stone under a tiled roof with a concrete floor and sliding doors. Part of the building has two small rooms, one as a utility room. The other contains the swimming pool s heating and filtration unit and heating system for the house. A brick and flint wall surrounds the heated and automatic covered pool. There is a small changing room adjacent to the pool and garden WC/store. The garden also includes a greenhouse, formal fenced kitchen garden with fruit cage and raised cutting beds. To the rear of the barn is a secure garden/machinery shed, log store and sleeper compost bins. There are a number of dining areas, including a paved sunken patio to the rear of the main house, a covered dining area with electricity adjacent to the barn with a further paved outdoor dining terrace.

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18 Rights of Way The property is sold subject to all rights of way whether mentioned specifically or not. There is a public bridle path which runs up drive on the east side of the house. Fixtures and Fittings Only those items mentioned in the particulars are included in the freehold sale. All other fixtures and fittings, curtains, fittings and furnishings together with garden statuary and equipment are expressly excluded. Certain such items may be available by separate negotiation. Further information should be obtained from the agents. 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 THE OLD RECTORY Services Mains water, mains electricity and mains drainage. Borehole, geothermal system installed, rainwater harvester, sewage system. Local Authority Oxfordshire County Council Tel: Directions (Postcode - OX18 4JT) From London, take the M40 and at Junction 8, take the A40 exit to Oxford/Cheltenham. Continue the Oxford bypass as far as Burford. A few miles after Burford turn left signed to Westwell and the Old Rectory is on your right as you drive into the village next to the church. 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: May Particulars: June Kingfisher Print and Design

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