Gayton Farm Phocle Green Ross On Wye Herefordshire HR9 7TS

GAYTON FARM This lovely property, which is set in five acres of grounds, is located in a rural but not isolated position at Phocle Green within easy reach of Ross-on-Wye and the M50.

Long Lime Tree Avenue Main House of Great Character Two Reception, Study, 23ft Kitchen Three Large Bedroom Suites Large Garage Block and Flat Over Pair of Two Bed Cottages

GAYTON FARM stands within some 5 acres, peaceful, yet easily accessible in a small valley, and approached over a long private avenue of superb mature Lime trees. This main house is a home of considerable character with a wealth of old oak beams and exposed stone, yet it offers every modern convenience. In addition there are a pair of 2 bed stone cottages, currently let on shorthold tenancies, and a large garage/ workshop block with a self contained flat over. There are pretty formal gardens, about 2 acres of lovely parkland with several mature trees and two large railed paddocks. Some may feel, at first glance, that a three bedroomed house is not large enough. However, with the option of a teenage or guest suite over the garage, or using one of the cottages there is ample scope to accommodate all! THE MAIN HOUSE, a former granary, was virtually rebuilt by the vendors in 2000. It is of stone and elm clad elevations with bespoke hardwood windows and doors. The design was carefully considered to create an old and characterful feel, whilst combining modern convenience. Many of the original oak beams have been salvaged and used throughout the house and appear in every room. There is oil fired central heating and a Lutron designer lighting system in many rooms. There is an impressive hall with flagged floor, fitted cloakroom, sitting room with corner fireplace, large dining room, 23ft family kitchen, utility and 3 large bedroom suites (one on the ground floor). The first floor bedrooms have mezzanines, including the outstanding master suite with a loft bathroom. Outside are very attractive cottage style gardens with patios to enjoy sun or shade. THE GARAGE BLOCK WITH FLAT OVER A short distance from the house is a large detached garage block comprising a 3 bay open fronted garage, 26ft workshop/mower store, utility with w.c., and, at first floor a 26ft self contained studio flat with its own oil fired central heating. It has a kitchenette and full size bathroom with separate shower. This would make an ideal home office or an excellent teenage pad! THE TWO COTTAGES In addition there are a pair of semi-detached stone cottages, the original farmhouse. Each has two bedrooms and both are currently let on shorthold tenancies, They were refurbished in 1989 but do now require some updating. There is also the possibility of obtaining consent for a single replacement dwelling. Offers would be considered for the cottages alone. THE PARKLAND AND PASTURE PADDOCKS - in all the property stands in 5.4 acres. About 2 acres of this is the tree lined entrance over a long avenue of mature Limes, planted by the vendors in 1989. The remainder is very attractive mown parkland and two railed paddocks, each with water troughs.

The sitting room and the interconnecting dining room both have French doors opening to the terrace, which creates an easy flow that is perfect for entertaining.

ROOMS RECESSED PORCH With downlights LARGE RECEPTION HALL A most welcoming entrance featuring flagged flooring, beamed ceiling and walls. Recessed Lutron downlights. Useful UNDERSTAIRS STORAGE CUPBOARD and CLOAKS CUPBOARD. Doors leading off to: FITTED CLOAKROOM Pedestal wash hand basin. Low level W.C. Flagged flooring. CHARACTER SITTING ROOM 17 5 x 16 9 (5.33m x 5.08m ) A very comfortable room with partially exposed stone walling, beamed ceiling and a feature corner fireplace with Jetmaster open grate. Recessed Lutron downlights. Double glazed doors opening on to the terrace and wide opening to : LARGE SOUTH DINING ROOM 23 3 x 12 4 (7.09m x 3.76m ) The wide opening to the sitting room and doors out to the garden create an easy flow and a perfect space for entertaining. Oak flooring and exposed ceiling beams. Recessed Lutron downlights. Double glazed doors with side panels to terrace and further double glazed window to the side. Two radiators, recessed downlights. FAMILY ROOM & KITCHEN 23 x 12 1 (7.01m x 3.68m ) Single storey and open to the full height exposing the original re-used old oak A frames and with recessed Lutron downlights. Fitted with a range of base and eye level units and worktops with tiled splashbacks. Built in pantry, integrated dishwasher. And fridge, one and a half bowl sink unit. Island unit with solid wood worktop. Tiled flooring. Brick housing for a Belling electric range with concealed extractor over. UTILITY ROOM 9 10 x 5 11 (2.97m x 1.80m ) Fitted with base and eye level units. Integrated freezer. Cupboard housing the hot water tank. Stable door to REAR PORCH.. Plumbing for washing machine. Single drainer sink unit. Tiled floor. Iona floor standing oil fired boiler. Double glazed window.

GROUND FLOOR BEDROOM SUITE comprising: BEDROOM THREE 14 x 12 4 (4.24m x 3.76m ) Lovely old exposed beam, fitted wardrobes to one wall with dressing table. Recessed downlights. EN-SUITE Vanity wash hand basin with shaver and light point over. Low level W.C. Double width shower cubicle. ON THE FIRST FLOOR Approached via stairs from the hall to a SMALL LANDING with built in cupboard. Open access to STUDY Fitted with a desk unit. Eaves storage. Two Velux roof windows. THE OUTSTANDING MASTER SUITE - ON TWO LEVELS comprising: BEDROOM ONE 16 11 x 14 11 (5.16m x 4.52m ) A most impressive principal bedroom with full height vaulted ceiling, with Velux roof light, exposed beams and a gallery over with the open plan bathroom. Engineered oak flooring. Window to side and a DRESSING AREA with His n Hers walk in wardrobes with saloon style doors. Two double glazed velux roof lights.

In winter, the sitting room can be separated from the dining room by curtains, which together with the Lutron lighting and Jetmaster fire create a warm and cosy ambience.

FITTED CLOAKROOM Low level W.C. Bidet. Vanity wash hand basin with shaver and light point over. Chrome heated towel rail. GALLERIED MEZZANINE BATHROOM Via a short staircase and galleried over the bedroom. Freestanding ball and claw roll top bath. Step up to very large separate shower cubicle. Vanity wash hand basin. Two double glazed Velux roof lights. Tiled floor. BEDROOM TWO 21 9 x 16 3 (6.76m x 4.24m ) Full height ceilings with exposed beams and Velux roof lights. Sitting area. Engineered oak flooring. Stairs off to mezzanine. LARGE WALK-IN WARDROBE With saloon style doors. FULL SIZE EN-SUITE BATHROOM Panelled bath with shower head attachment. Pedestal wash hand basin. Shaver and light point over. Low level W.C. Separate shower cubicle. Heated towel rail. MEZZANINE STUDY AREA Galleried over the bedroom and with Velux roof light. Ideal as a bedroom for young child and adored by visiting grandchildren!

The galleried mezzanine in the second bedroom is adored by the owners visiting grandchildren as a play area but could also be used as a study.

THE LARGE DETACHED GARAGE/WORKSHOP BLOCK WITH FLAT OVER A short distance from the house is a large detached garage/workshop block, built in 2000 of concrete block clad in Elm boarding, to match the main house. This includes a 3 BAY OPEN FRONTED GARAGE, with light and power; a UTILITY ROOM with sink, separate w.c, and oil fired boiler for the flat over and a large WORKSHOP/MOWER STORE 26 2 X 11 9 with two pairs of double doors. At first floor, via an external staircase, is a SELF CONTAINED FLAT/OFFICE 26 1 x 13 1. It has a kitchenette with sink unit, a sitting area and recess for a double bed with door to a full size bathroom with panelled bath, wash basin, low level w.c. And a separate shower cubicle. There is double glazing and oil fired central heating.

PLEASE NOTE offers would be considered for the main house, garage block and about 4 acres. Alternatively, for the cottages and the paddock in front about an acre. ESTATE AGENTS ACT We are required under the Estate Agents Act 1979 and the Provision of Information Regulations 1991 to point out that the client we are acting for in the sale of this property is a connected person as defined by the Act. UPTON BISHOP. The property is in Phocle Green, part of the scattered rural parish of Upton Bishop. It is just over a mile from the M50 and under 3 miles from the centre of the bustling market town of Ross-on-Wye, UPTON BISHOP has a gastropub, millennium village hall, two nearby golf courses and church. ROSS- ON- WYE, well known as the gateway to the Wye Valley overlooks the famous horseshoe bend in the River Wye. The town has a variety of most attractive period buildings with a good range of shopping, sporting and cultural amenities. There are three primary schools, a well-regarded comprehensive school and several private schools within travelling distance. Ross-on-Wye is conveniently positioned for commuting with excellent road links and being located midway between the cathedral cities of Hereford and Gloucester and within about an hours drive of Birmingham, Bristol, Cardiff and Cheltenham.

THE LIME AVENUE & FORMAL GARDENS The approach is through a gated entrance onto a long drive, some 200 yards in length, through parkland and an avenue of beautiful mature Lime trees, flanked on either side by the railed paddocks. The drive splits and continues separately to the main house and cottages. At the head of both drives is a parking area. The formal gardens wrap around three sides of the main house with interlinking terraces following the sun throughout the day. Off the terraces are attractive cottage gardens with a wide lawn and well stocked beds creating an abundance of seasonal colour. Seating areas are dotted throughout, one found tucked under a timer pergola. There is an ornamental pond with waterfall feature. DIRECTIONS The best approach is from the roundabout at the end of the M50 (junction 4). Off the roundabout take the B4221 towards Upton Bishop (with the Travellers Rest Beefeater to the left). Continue for one mile. At the bottom of a long hill enter the Z bend and, as the roads starts to rise, bear left onto an unmarked lane. Follow this lane for about 150 yards and the entrance to Gayton Farm is on the left, with estate railings and gated entrance set back in brick walls.

THE SEMI-DETACHED COTTAGES Dating from the Victorian period the original old stone cottage was refurbished by the vendors in the early 1990s. Each has a lounge with fireplace, fitted kitchen, two bedrooms and a bathroom. There is upvc replacement double glazing and electric heating. Each has its own garden and both share a parking area of their own drive. Both are currently let on Assured Shorthold Tenancies. The cottages would benefit from refurbishment and there is also potential, subject to consent, to demolish and build a new single replacement dwelling.

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed 30.08.2016

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