Lodge Farm YATTON HEREFORDSHIRE

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1 Lodge Farm YATTON HEREFORDSHIRE

2 Lodge Farm YATTON HEREFORDSHIRE A delightful and beautifully refurbished house in a lovely peaceful rural setting, with the opportunity to acquire more land as well as a group of traditional and modern buildings already partly converted, and with a further residential planning consent. Available as a whole or in lots Lot 1: House with four bedrooms Three reception rooms kitchen Garaging and pretty garden In all about 4.17 acres Lot 2: A further acres of grassland, either side of the front drive Lot 3: A courtyard of traditional buildings, one of which has already been converted, and the large barn with planning to create a new home, as well as a number of other buildings including a large modern building In all about 2.5 acres. In total about acres Hereford 12 miles Ross-on-Wye 5 miles M50 (Jct 1) 4 miles (All distances are approximate) 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 text.

3 Situation Lodge Farm is peacefully located in a hidden valley, and in an Area of Outstanding Natural Beauty in southern Herefordshire. It is within a few miles of the M50, with its fast links to the Midlands, M5 and South Wales. The market town of Ross-on-Wye, overlooking the river, is nearby. The area is renowned for excellent schools. Rail stations are at Newport (London Paddington), Gloucester, Hereford and Ledbury. Lot 1 Lodge Farm Lodge Farm is hidden from view until driving over the rise down the front drive. As it meanders down the hill, the drive passes the pond and arrives to the side of the house, where there is ample parking and the entrance to the back drive and the new timber framed open sided double garage, with its wood store and dog kennel. The house has been sensitively and beautifully refurbished, with certain areas retaining their historical past, in particular the parlour, with its old grate and oven. The house has been reroofed, rewired and replumbed. The basement, now tanked, could be a nursery. The Kitchen is fully fitted, with a four oven oil fired Aga and with glimpses of the front garden and pond when the front door is open. The Drawing Room is bright, with French doors to the garden. There are four bedrooms on the first floor, with the main bedroom having an ensuite bathroom, and a family bathroom at the top of the stairs. The garden surrounds the house, with the pond below the house constructed at the same time the house was refurbished. The house and its grounds, including the pond and front drive, amount to about 4.27 acres. Lot 2 The Additional Land Either side of the drive, there are two grass paddocks that are available as a separate Lot. These two fields have a westerly sloping aspect, the larger field having road frontage. The total area of grassland amounts to about acres.

4 Lot 3 The Courtyard and other buildings To the north of Lodge Farm, and accessed along the back drive, is a courtyard of traditional buildings as well as a modern and other traditional farm buildings. Forming one side of the courtyard, is the old estate office, which has been converted into a self-contained one bedroomed cottage. The remaining part of the square is formed by a large brick barn, which has planning to be converted into a single dwelling (ref: SE2000/1990/F), which incorporates the lean-to building on the west side. Along the back drive, there are a number of traditional buildings, including a Bothy, sheds, pigsties and store rooms, as well as a modern steel portal framed building of two bays, measuring approximately 12m x 12m. The land incorporates a small orchard and paddock. This area amounts to about 2.4 acres. Lot 3 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). 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.

5 Services Mains water and electricity. Private drainage. Oil fired central heating. House: Band D. Annex: Band A Fixtures and Fittings The fitted carpets and contents are included in the sale. Viewing Strictly by appointment through the Joint Agents Knight Frank tel: Balfours tel: Directions (HR9 7QZ) From Junction 1 of the M50, take the A449 at The Travellers Rest, towards Ledbury. After about 5.5 miles, turn left, towards Hereford. Go straight over the crossroads, towards Perrystone Hill, and after about 1.5 miles, the front drive is on the left hand side. Lot 3 Lot 2 Lot 1 Lot 2 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). 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.

6 Approximate Gross Internal Floor Area Lodge Farm: 186 sq.m/2003 sq.ft. Approximate Gross Internal Floor Area Selection of Outbuildings: 289 sq.m/3111sq.ft. This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Ground Floor The Lodge - EPC The Walnut Cottage - EPC First Floor Cellar College Street, Worcester WR1 2LU worcs@knightfrank.com KnightFrank.co.uk Balfours PROPERTY PROFESSIONALS Broad Street Ludlow, SY8 1NH sales@balfours.co.uk balfours.co.uk 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. Viewing by appointment only. Particulars dated September Photographs dated September 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.