Cowpasture Farm. Hook Norton Oxfordshire

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1 Cowpasture Farm Hook Norton Oxfordshire

2 Cowpasture Farm Traitors Ford Lane Hook Norton Oxfordshire A rare, perfectly situated, country idyll Approximate distances and times: Chipping Norton 5 miles Banbury 8 miles (London/Marylebone 52 mins) Charlbury 12 miles (London/Paddington 75 mins) M40 (J11) 11 miles Oxford 25 miles Main house: Entrance hall Reception/Garden Room Sitting room Study Drawing room Dining room Kitchen/breakfast room Utility room Butlers pantry Two Cloakrooms Master bedroom with dressing room and ensuite bathroom Four further bedrooms Family bathroom Two Shower rooms (4,368 sq ft GIA) Cottage: Kitchen/dining room Open plan Sitting room three bedrooms three bath/shower rooms Landing/study area Integral workshop and store/gym (1,851 sq ft GIA) Equestrian Facilities American barn with nine Loddon loose boxes Kitchen/Tackroom Blanket room Feed room Wash box Cloakroom Hay Store 60m x 30m Manège Cross country jumps Extensive post and rail Paddocks Permanent pasture Outbuildings Steel portal frame general purpose barn Double garage with workshop Boiler house and wood store Extensive gardens and grounds Pond Orchard and vegetable garden Woodland Lakes Slinket In all about 42 acres For Sale Freehold savills.co.uk Savills Banbury South Bar Banbury Oxfordshire OX16 9AE Contact: Nick Rudge nrudge@savills.com Savills Cheltenham The Quadrangle Imperial Square Cheltenham GL50 1PZ Contact: Will Chanter wchanter@savills.com YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT

3 Description Located off a quiet country lane on the border of the Cotswolds Area of Outstanding Natural Beauty and ideally placed within its land, Cowpasture Farm offers buyers an increasingly rare and unique opportunity to acquire an exceptional property in an arguably perfect location. A private sanctuary within an easy commute to London situated in an emerging and exciting part of the Cotswolds. Constructed of Cotswold Stone under a pitch slate and tiled roof, this beautifully renovated property provides substantial family accommodation. With plenty of character and period features, the well proportioned, bright and airy rooms take advantage of endless southerly views across the rolling countryside. Main House The main house comprises an entrance hall, reception/garden room, sitting room, study, drawing room, dining room, kitchen/breakfast room, utility/laundry, butlers pantry and five bedrooms. Accessed through a timber-framed door, the entrance hall leads to the large reception and garden room with sweeping views over the garden, across a haha and to the fields with woods and lakes beyond. Hand finished cherry wood floors and a wood burning stove complete this warm and inviting room. To the left of the entrance hall, the cherry floor continues into a guest cloakroom with fitted cabinet and basin. Continuing on, the dining room features built in display cabinets and french doors opening onto the patio and gardens.

4 The kitchen/breakfast room benefits from dual aspect views, fitted with bespoke units, Corian work surface, butcher block center island, AGA oven and fitted Miele dishwasher and refrigerator. Through the utility room, there is a range of cabinets with built in refrigerator and freezer. Further cloakroom and access to garden. To the right of the entrance hall is the sitting room, with an open fire, fitted cabinets and bookshelves, this room enjoys dual aspect light from its four generous windows. Steps lead up to the study, which also has its own external entrance, hand finished Elm wood floors extending on through to the butlers pantry. This pantry includes built in cabinets, fridge and warming oven. Shower room and w/c with mullion window feature. Leading through to the drawing room, a grand and substantial room which includes an ornate carved stone chimney piece and mullion leaded light windows. French doors lead to the garden below, while underfloor heating provides the ultimate in elegant entertaining comfort.

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6 Tucked above the study is a generous guest bedroom, with wood beams, hand crafted wood doors and original brick and stone features. Upstairs off a full landing there are four generous sized bedrooms, all with expansive southerly views. The master suite includes a dressing area with built in cupboards and en-suite bathroom. The largest of the other bedrooms also has built in cupboards. There is a family bathroom and additional shower room. All bedrooms have fitted carpets while the bathrooms have stone tiled floors. COWPASTURE FARM Approximate Gross Internal Floor Area Mains House: 406 sq m (4,368 sq ft) The Cottage: 172 sq m (1,851 sq ft) Outbuildings inc. Barn, Stables & Garage: 516 sq m (5,554 sq ft) Total: 1,094 sq m (11,774 sq ft) Not to scale. For identification purposes only. House: First Floor House: Ground Floor House: Floor Above Study

7 Gardens and Grounds Surrounding the house are country lawns with mature trees and planted flower beds. To the south east is a terrace overlooking a pond with waterfall feature. A generous stone patio on the south of the house takes advantage of exceptional views and creates a fantastic suntrap. The garden area offers stone walls, colourful plantings and beds, a small orchard and kitchen garden. There is a wood store to the rear of the house. To the side of the house is a gravel parking area adjacent to which is a slate roofed timber oak framed double garage and workshop. Entirely ringed by pastures, the garden area overlooks the fields to the lakes and countryside beyond.

8 Equestrian Facilities and Farm Yard Top quality American Barn, the facility has been designed to offer both the best in equine comfort and ease of use for the equestrian enthusiast. Purpose built to a high standard, the steel framed barn has an insulated roof and skylights, excellent cross ventilation and a light and airy atmosphere. Fitted with nine Loddon loose boxes, each 14 x 14 box has external windows, rotating feeders, rubber matting and automated water troughs. There is a spacious heated tackroom with kitchen area, rug room, feed room, wash box with hot and cold water, open forage store and cloakroom. Adjacent to the stables is a professional sized all weather manège, measuring 60 x 30 meters with Environtrac footing. A delightful stone patio over looks the manège with views to the surrounding open countryside. Surrounding the barn, five fields provide a mixture of old clover pasture and grass for grazing and taking hay, each with water troughs and four with large field shelters. There are two smaller paddocks adjacent to the barn, also with water. A sixth field is currently used for haymaking. Fields and paddocks have post and rail fencing or mature hedging surround them. Professionally constructed cross country jumps connect the fields, making for a nice schooling loop around the property. Within the farm yard is a large steel framed general purpose barn, measuring 12m x 9m, equipped with both electricity and water, three overhead doors (one electric). This building is useful for storing agricultural machinery, forage or could be fitted with additional stabling. This yard area is laid to hardcore with good parking for horse boxes and trailers.

9 Cottage Adjacent to the house and across the garden is the three bedroom cottage. Kitchen/dining area with built in electric hob, cooker, dishwasher, refrigerator and freezer, open floor plan living room, down stairs bedroom, family bath and upstairs two en-suite bedrooms with large study area. Workshop with built in cupboards and gym/storage area are also part of this building. Land The land is principally down to permanent pasture with several shelter belts of woodland on the boundaries. A pathway running through a coppice of varied trees leads to a pair of scenic lakes. To the east of the property there is a slinket of land forming a small gorge, with a rich variety of wild life, flowers and which has sporting potential. The property has a wonderful tranquil feeling with wildlife abound in the lakes and woodland. Cottage: First Floor Cottage: Ground Floor

10 Situation and Location Cowpasture Farm is situated in a superb elevated position in open countryside between the Oxfordshire villages of Hook Norton, the Sibfords and the South Warwickshire villages of Brailes and Whichford. Hook Norton is an active, sought after village which is well served with a large village shop, butchers, post office, several pubs, famous local brewery, doctor and dental surgeries, library, vets and primary school. Whichford has a famed local pottery, cafe and pub. The popular market town of Chipping Norton is nearby and offers more extensive shopping and entertainment with an active local theatre and many fine restaurants and pubs. Comprehensive facilities can also be found in Banbury, Oxford and Stratford-upon-Avon as well as Cheltenham (1 hour) and Birmingham (1 hour). Leisure and sporting activities in the area include a village sports and tennis club at Hook Norton (3 miles); Soho Farmhouse at Great Tew (11 miles); Daylesford Organic Farmshop and Spa at Daylesford (9 miles); golf at Tadmarton Heath, Chipping Norton and Lyneham; theatre at Oxford and Stratford-upon-Avon; Horse racing at Cheltenham, Warwick and Towcester; Hunting with the Heythrop and Warwickshire Hunts, Polo at Kirtlington. There are many good local shoots. The surrounding area includes the Cotswolds Area of Outstanding Natural Beauty and hosts many footpaths and bridleways for walking and riding. There are excellent educational facilities in the area including primary school at Hook Norton and public schools at Bloxham School, Tudor Hall, Kitebrook, with the Oxford and Cheltenham Schools within easy reach. Transport connections are good with the M40 motorway at either junction 10 (Ardley) for the south or junction 11 (Banbury) for the north. Train service to London/Paddington from Charlbury (fast service from 75 minutes) and to London/Marylebone from Banbury (fast service from 52 minutes). Property Information Postcode OX15 5DL Local Authority Cherwell District Council Tel: Council Tax Band D Accommodation Please see floor plans Services Mains water and electricity, private drainage, BT connected, Broadband available. Oil fired central heating, hot water radiators and underfloor. Fixtures and Fittings Those items mentioned in the these sales particulars are included in the freehold sale. All other fixtures, fittings, furnishings i.e. carpets, curtain and light fittings, are expressly excluded. Certain such items may be available by separate negotiation. Further information should be obtained from the selling agents. Basic Farm Entitlements The land is registered for payments under the Basic Payment Scheme and, if required, all the Entitlements relevant to the land will be transferred to the Purchaser on the completion of the sale. For the avoidance of doubt, the Vendor will retain the 2017 payment. Tenure Freehold Main House EPC Note The property is not listed. There is a footpath on this property. Viewings By appointment with Savills. If there are any points which are of particular importance you are invited to discuss them with the agents before you travel to view the property. Directions From Oxford Take A44 north towards Woodstock and Evesham. At Chipping Norton roundabout, carry on north on the A3400 towards Stratford-upon-Avon. Take the first right towards Great Rollright. Pass through Great Rollright, over the cross roads towards Whichford. After approximately 1.5 miles, as the road bears right towards Hook Norton, carry on straight to single track signposted Traitors Ford and Brailes. Cowpasture Farm will be found one mile down the hill and is the second drive on the right hand side. From M40 and Banbury Take the B4035 towards Shipston on Stour. Turn left at Lower Tadmarton towards Tadmarton Heath. At the T junction, turn right and continue along this road for about four miles. At the top of Whichford Hill, take the right hand turning single track signposted Traitors Ford and Brailes. Cowpasture Farm will be found one mile down the hill and is the second drive on the right hand side. Please note if using Satellite Navigation, Traitors Ford Lane is at the top of Whichford Hill. Important Notice Savills and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Details prepared and Photography taken: June /07/12 NR The Cottage EPC

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