Vale Farm AVENING, GLOUCESTERSHIRE

Vale Farm AVENING, GLOUCESTERSHIRE A beautifully presented, spectacular barn conversion, in a quiet and private location, with stunning rural views Minchinhampton 3 miles Tetbury 3.5 miles Kemble Station 9 miles (London Paddington 75 minutes) Cirencester 12 miles M4 (J17) 14 miles M5 (J13) 10.5 miles (Distances and times approximate) Reception hall Large open-plan kitchen/dining/family room Library Drawing room Sitting room Study Utility room Pantry Cloak/boot room Master bedroom suite with dressing room Guest bedroom suite 2 further double bedrooms Family bathroom Landscaped formal gardens Extensive outbuildings with potential to create further bedroom accommodation or ancillary guest or staff accommodation if required Further agricultural outbuildings and a separate barn Attractive undulating pasture land Stream In all about 40.4 acres For sale freehold Knight Frank LLP Gloucester House, 60 Dyer Street, Cirencester, Gloucestershire GL7 2PT Tel: +44 1285 659 771 atty.beor-roberts@knightfrank.com www.knightfrank.co.uk Knight Frank LLP 55 Baker Street, London W1U 8AN Tel: +44 20 7861 1707 peter.edwards@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.

Situation Avening is an historic village between the market towns of Minchinhampton and Tetbury with good access to the motorway system and Bristol. Vale Farm is set on the edge of the village which has two pubs, popular primary school and a Saxon Church. W Avening is surrounded by unspoilt countryside and great source of walks. E Beaudesert Park School and Westonbirt are within 15 minutes. Easy access to Cheltenham and Bath schools and two local grammar M schools. London about 2 hours by road. T Regular train services from nearby Kemble Station into Paddington scheduled from 75 minutes. S Bath and Cheltenham within easy reach. G Three challenging golf courses nearby. H Racing at Cheltenham, Bath and Chepstow. R Easy access to Badminton and Gatcombe horse trials.

Vale Farm Vale Farm is entered through double wooden electric gates off a quiet village road. The gravelled drive sweeps around to the parking area towards the rear of the main barn. Built of Cotswold stone under a slate and tiled roof, the barn is entered through a large wooden door into the two part reception hall. Through the reception space you enter into a large open-plan kitchen/dining/ family area with near Cathedral like proportions being triple height into the pitch. This room is beautifully light and forms the main living space as well as providing access off to the rest of the accommodation. There is a fully bespoke kitchen with a large preparation island and extensive appliances including a large four door electric Aga, fridge freezer, marble work tops, storage cupboards, a large walk-in pantry and a sitting room to one end. A striking feature is the opposing double wooden and glass panelled doors looking out onto the formal garden to one side and open countryside to the other.

The drawing room has full height glazed sliding doors leading out onto the entertaining terrace and formal garden with far reaching views beyond. There is an open fire with raised hearth and large glazed windows and a beautiful wooden floor. From the main living space there is an incredible round sitting room, again open into the rafters and beams, with doors to the outside and steps leading up to the guest bedroom suite.

The master bedroom suite is at the far end of the house which compromises a bedroom, dressing room and bathroom, all being of large proportions, light and bright, well laid out and beautifully presented. The guest bedroom suite is accessed from the sitting room and has an ensuite shower room. There are a further two double bedrooms, both with mezzanine floors and a family bathroom. There is a private walled garden that can be accessed off both bedrooms.

Outbuildings Mezzanine over Mezzanine over First Floor Reception Bedroom Bathroom Kitchen/Utility Approximate Gross Internal Floor Area House: 568 sq.m (6,115 sq.ft) Outbuildings: 733 sq.m (7,890 sq.ft) Total: 1,301 sq.m (14,005 sq.ft) Storage Terrace Recreation 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 & compass bearings before making any decisions reliant upon them. Ground Floor

Outbuildings The outbuildings are extensive and provide ample opportunity to extend the accommodation if required. Additional bedrooms or a separate cottage could be created with its own walled garden. The open sided stock barn could easily be converted into a garage or leisure complex, subject to planning. In the field to the rear of the house is a separate storage barn, again with the potential for multiple use (subject to planning).

Gardens and Grounds There is a delightful enclosed courtyard garden with broad mixed flower and shrub beds and a large stone terrace positioned around a central lawn with a water feature. There are a number of areas around the barn and outbuildings that could be developed into further garden rooms. Beyond the barn is an orchard and vegetable garden.

Rights of Way There are no public footpaths that cross the land. Services Renewable air-source heating, underfloor and hot water, mains electricity and water, private drainage. Land The land which is grazed by a local farmer is under an agreement and is divided into 6 fields and paddocks running down to the stream. Fixtures and Fittings All items known as fixtures and fittings are specifically excluded from the sale but may be made available by separate negotiation. Viewings All viewings to be arranged strictly by appointment via Knight Frank. Local Authority Gloucestershire County Council. Tel. 01452 425000 Directions (GL8 8NE) From Tetbury take the B4014 towards Avening. Follow the road through Tetbury Upton and after about 1 mile as you go down the hill turn left by the mast (no through road) after 0.2 miles at the T junction turn left signed West End and follow for 0.4 miles to the end along the valley, bearing right and you will see electric wooden gates signed Vale Farm on the right hand side. 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 OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: July 2017 Particulars: August 2017 Kingfisher Print and Design. 01803 867087.