Ham Hill Farm, Cheltenham, Gloucestershire

Set on the upper slopes of the Cotswold escarpment, a delightful 34 acre amenity farm with huge potential and beautiful views to the south.

6-9 4-7 3

Cheltenham town centre 4 miles, Cirencester 16 miles, Oxford F 36 miles, London 83 miles, M5 10 miles, M4 39 miles (distances approximate). Ham Hill Farm Set on the brow of the hill with the most amazing quintessential Cotswold aspect, Ham Hill Farm is a compact ring fenced farm within easy reach of the fashionable spa town of Cheltenham located at the foot of the hill.

Surrounded by gardens on three sides and enjoying the most amazing view to the south, the property occupies an enviable position. Set well back from what is a quiet country lane, the main house is approached via a long sweeping driveway.

Built in 1980 by the current owners, the house extends to around 3,934 square feet and has for a long time been used as a popular bed and breakfast. Whilst having been perfectly maintained, the property would now benefit from some updating.

The house briefly comprises a kitchen/breakfast room, three reception rooms, study, utility and cloakroom. In addition to 6 bedrooms and 4 bath/shower rooms in the main house, there are three additional bedroom suites in a linked annex. Farm Buildings Located some distance away from the house and accessed via a separate driveway from the lane, there are a range of versatile steel frame farm buildings which have obvious uses including agricultural, dry storage or equestrian as well as holding planning potential.

Totalling 8,266 square feet, the farm buildings have both an electricity connection and a water connection.

Bounded by the residential curtilage and the farm buildings to the north the farm comprises permanent pasture meadows which produce a good crop of grazing or conservation grass. The land falls away sharply from the garden and farmhouse giving views over the paddocks and down the valley towards Leckhampton Hill to the south.

The fields are fenced for horses or cattle bounded by mature hedging so suitable for livestock use.

Location Located just east of Cheltenham, not far from Stow-on-the-Wold and Cirencester, Ham Hill is a peaceful and unspoilt Cotswold location set within the heart of the Cotswold Hills Area of Outstanding Natural Beauty. The location has a selection of period houses and small farms all with excellent access to the Cotswold Way as well as a superb network of footpaths and bridleways.

The beautiful Spa town of Cheltenham is within easy reach. It has a large selection of amenities and plays host to various festivals throughout the course of the year that include Jazz, Food and Drink, Literature and Science www.cheltenhamfestivals.com as well as the renowned Cheltenham racecourse at Prestbury. Further facilities can be found in the market towns of Cirencester and Stow-on-the-Wold.

Transport links are excellent with access via the A40 to Oxford (M40 J8) to London, M5 (J11a) at Cheltenham to Bristol and Birmingham and the A419 to Swindon (M4 J15). Direct train services to London Paddington from Swindon (duration 1h10) and Kingham (duration 1h30) and to Bristol Parkway and Birmingham New Street from Cheltenham. Directions (GL54 4EZ) From OXFORD, heading towards Cheltenham along the A40, after the traffic lights at Andoversford, take the next right signposted towards Whittington. At the end of the lane, turn left and follow the lane for about 2 miles where the property can be found on the left hand side. Agents’ Notes For sale Freehold. The sale may be subject to an onward purchase in which case the Seller would like to discuss a long stop completion period that could be brought forward on a 30 day notice. Sporting, Mineral and Timber Rights All rights for the property are in hand.

Wayleaves, Easements and Rights of Way Whilst there are no public footpaths or bridle paths, there is a right of way for a neighbour to access along the western boundary from the secondary road access. Public rights of way can be seen on the Ordnance Survey Plans. The property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not. Well

Ham Hill Track Farm North

Well T Elysium rack Ham Hill Track Farm North

T Elysium rack

181.8m Ham Hill Farm

Boundaries 181.8m Any purchaser shall be deemed to have full knowledge of all Ham Hill Farm boundaries and neither the vendor nor the vendors’ agents will be Well 206.7m Ham Hill Track responsible for defining the boundaries or the ownership thereof. Farm North T Elysium rack HA M R OA 206.7m D Should any dispute arise as to the boundaries or any points on the Workings (dis)

T r particulars or plans, or the interpretation of them, the question should a c H k AM RO AD be referred to the vendors’ agents whose decision acting as experts 181.8mWorkings (dis) 224.7m Ham Hill Farm T r a c shall be final. k

224.7m

206.7m Plans Areas and schedules ) ath (um P Ham Hill South Cottage H AM RO These are based on the Ordnance Survey and are for reference only. AD Workings (dis)

T r a c m) k They have been checked and computed by the vendors’ agents and Path (u Ham Hill South Cottage 224.7m Ruin the purchaser shall be deemed to have satisfied himself as to the Ham Hill Farm description of the property. Any error or mis-statement will not annul ) ath (um Ham Hill South P Ham Hill South Cottage Ruin the sale nor entitle either party to compensation in respect thereof. Ham Hill Farm Hillside Ruin Tra Services Ham Hill South ck Ham Hill Farm Ham Hill South k ac Tr Private drainage, bulk gas LPG fired central heating and mains Hillside T Hillside ra Tra ck ck electricity are connected. Private spring water supply sourced on the k c ra k T ac Tr farm. A ‘ram’ serviced annually pumps water from the lower slopes of Total area = the hill to the house and outbuildings via a holding tank. 33.83 acres approx. Total area = 33.89 acres approx. Total area = Rural Payment Scheme: Entitlements to Basic Payment Scheme 33.89 acres approx. are available to the purchaser for an additional sum. The farm is not currently subject to any agri-environmental schemes.

Pond

Pond Lower Colgate Farm Pond

T r Pond a c k

Date: Drawn By: Scale: Plan Ref: Mapping Department N 02:10:20 MMcC 1:3100 @ A4 Knight Frank LLP Ramsbury House, 22 High Street Title Hungerford, Berkshire, RG17 0NF Ham Hill Farm W E (t) 01488 688508 (f) 01488 688505 (e) [email protected] This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, nor is it intended to form part of any contract. ©Crown copyright and database rights 2020. Licence No. 100021721 S Pond Lower Colgate Farm Pond

Lower Colgate Farm T Pond r a c k

T r a c k

Date: Drawn By: Scale: Plan Ref: Mapping Department N 22:10:20 MMcC 1:3100 @ A4 Knight Frank LLP Ramsbury House, 22 High Street Title Hungerford, Berkshire, RG17 0NF Ham Hill Farm W E Date: Drawn By: Scale: Plan Ref: N (t) 014M8a8p 6p8in8g50 D8e (pf)a 0rt1m48e8n t688505 02:10:20 MMcC 1:3100 @ A4 Knight Frank LLP (e) [email protected] This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, Ramsbury House, 22 High Street Title nor is it intended to form part of any contract. ©Crown copyright and database rights 2020. Licence No. 100021721 Hungerford, Berkshire, RG17 0NF S Pond Ham Hill Farm W E (t) 01488 688508 (f) 01488 688505 (e) [email protected] This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, nor is it intended to form part of any contract. ©Crown copyright and database rights 2020. Licence No. 100021721 S Pond Ham Hill Farm, Ham Road Cheltenham, GL54 4EZ

Approx. Gross Internal Area 2.10 x 1.81m 6'11" x 5'11" 3934 Sq Ft - 365 Sq M 5.03 x 3.10m 3.40 x 2.10m 16'6" x 10'2" 11'2" x 6'11"

Conservatory 5.60 x 2.50m Dining Room Sitting Room 18'5" x 8'2" 6.72 x 5.01m 6.70 x 5.90m Ham Hill Farm 22'1" x 16'5" 22'0" x 19'4" Ham Hill Farm, Ham Road Cheltenham, GL54 4EZ Approx. Gross Internal Area CheltenhamHam Hill Farm, Ham GL54 Road 2.10 x 1.81m 6'11" x 5'11" 3934 Sq Ft - 365 Sq M 5.03 x 3.10m 3.40 x 2.10m Cheltenham, GL54 4EZ 16'6" x 10'2" 11'2" x 6'11" Approximate Gross Internal Floor Area Utility Room Kitchen Approx. Gross Internal Area Conservatory 4.73 x 3.59m 2.10 x 1.81m 5.60 x 2.50m 5.56 x 4.50m 365 sq m/3,934 sq ft 6'11" x 5'11" Dining Room Sitting Room 18'5" x 8'2" 18'3" x 14'9" 15'6" x 11'9" 3934 Sq Ft - 365 Sq M 5.03 x 3.10m 3.40 x 2.10m 6.72 x 5.01m 6.70 x 5.90m 16'6" x 10'2" 11'2" x 6'11" 22'1" x 16'5" 22'0" x 19'4" Ham Hill Farm Conservatory 5.60 x 2.50m Dining Room Sitting Room 18'5" x 8'2" 6.72 x 5.01m 6.70 x 5.90m CheltenhamHam Hill Farm, Ham GL54 Road 22'1" x 16'5" 22'0" x 19'4" Cheltenham, GL54 4EZ Bedroom 2 Bedroom 6 Bedroom 5 4.27 x 3.28m 3.10 x 3.02m 3.90 x 3.10m 10'2" x 9'11" Approximate Gross InternalApprox. Floor Gross Area Internal Area Utility Room Kitchen 14'0" x 10'9" 12'10" x 10'2" 2.10 x 1.81m 5.56 x 4.50m 4.73 x 3.59m 365 sq m/3,9343934 sq Sq ft Ft - 365 Sq M 6'11" x 5'11" 18'3" x 14'9" 15'6" x 11'9" 5.03 x 3.10m 3.40 x 2.10m Chalet 1 16'6" x 10'2" 11'2" x 6'11" 6.05 x 2.96m Principal Bedroom 19'10" x 9'9" Conservatory 6.70 x 5.92m 5.60 x 2.50m 22'0" x 19'6" Dining Room Sitting Room 18'5" x 8'2" 6.72 x 5.01m 6.70 x 5.90m 22'1" x 16'5" Bedroom 3 Utility Room 22'0" x 19'4" Kitchen 4.17 x 3.29m 5.56 x 4.50m 4.73 x 3.59m 13'8" x 10'10" 15'6" x 11'9" Bedroom 2 Bedroom 6 Bedroom 5 18'3" x 14'9" 4.27 x 3.28m 3.10 x 3.02m 3.90 x 3.10m 10'2" x 9'11" 12'10" x 10'2" 14'0" x 10'9" Chalet 2 5.06 x 2.91m Chalet 1 16'7" x 9'7" 6.05 x 2.96m Principal Bedroom 19'10" x 9'9" 6.70 x 5.92m 22'0" x 19'6"

Bedroom 3 Utility Room Kitchen 4.17 x 3.29m 5.56 x 4.50m 4.73 x 3.59m 13'8" x 10'10" Bedroom 4 18'3" x 14'9" 15'6" x 11'9" Bedroom 2 Bedroom 6 Bedroom 5 Chalet 3 3.63 x 3.19m 3.10 x 3.02m 4.27 x 3.28m Chalet 2 3.90 x 3.10m 4.22 x 2.94m 11'11" x 10'6" 14'0" x 10'9" 10'2" x5.06 9'11" x 2.91m 12'10" x 10'2" 13'10" x 9'8" 16'7" x 9'7"

Chalet 1 6.05 x 2.96m Principal Bedroom 19'10" x 9'9" 6.70 x 5.92m Bedroom 4 Bedroom 2 Bedroom 6 Bedroom 5 Chalet 3 22'0" x 19'6" 3.63 x 3.19m 4.27 x 3.28m 3.10 x 3.02m 3.90 x 3.10m 4.22 x 2.94m 11'11" x 10'6" 14'0" x 10'9" 10'2" x 9'11" 12'10" x 10'2" Bedroom 3 13'10" x 9'8" Ground Floor First Floor 4.17 x 3.29m Chalet 1 13'8" x 10'10" 6.05 x 2.96m Principal Bedroom 19'10" x 9'9" Chalet 2 6.70 x 5.92m 22'0" x 19'6" Capture Property Marketing 2020. Drawn to RICS guidelines. 5.06 x 2.91m All Measurements are approximate and should not be relied on as a statement of fact. 16'7" x 9'7" Bedroom 3 Ground Floor First Floor Plan is for illustration purposes only. Not drawn to scale. 4.17 x 3.29m 13'8" x 10'10"

Chalet 2 Capture Property Marketing 2020. Drawn to RICS guidelines. 5.06 x 2.91m All Measurements are approximate and should not be relied on as a statement of fact. 16'7" x 9'7" Bedroom 4 Plan is for illustration purposes only. Not drawn to scale. Chalet 3 3.63 x 3.19m Living Area/Reception 4.22 x 2.94m 11'11" x 10'6" 13'10" x 9'8"

Kitchen/Utility Bedroom 4 Chalet 3 3.63 x 3.19m Living Area/Reception 4.22 x 2.94m 11'11" x 10'6" Bedroom/Dressing Room13'10" x 9'8" Kitchen/Utility Bathroom/WC Bedroom/Dressing Room Ground Floor First Floor 01242 246 959 Vaults/Storage 123 Promenade Bathroom/WC Ground FloorImportant Notice: This plan is not to scale (unless specified),First is Floorfor guidance only and must not be relied upon as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance01242 with the 246 current 959 edition of the RICS Code of Cheltenham GL50 1NW Vaults/Storage Terrace/Outside Space 123 Promenade Important Notice: This plan is not to scale (unlessMeasuring specified), Practice).is for guidance Please only and read must the not Important be relied upon Noticeas a statement on the oflast fact. page of text of the particulars. © Capture Property Marketing Capture Property 2020. Marketing 2020. Drawn to RICS guidelines. [email protected] All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Cheltenham GL50 1NW All Measurements are approximate and should not be relied on as a statement of fact. Terrace/Outside Space Plan is for illustration purposes only. Not drawn to scale. Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing Capture Property 2020. Marketing 2020. Drawn to RICS guidelines. [email protected] All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale. Knight Frank Tayler & Fletcher LLP We would be delighted to tell you more. Cheltenham London House 123 Promenade, High Street, Tom Banwell Charles Arkell FRICS FAAV Connecting people & property, perfectly. Cheltenham GL50 1NW Bourton-on-the-Water T: 01242 246959 T: 01451 820913 [email protected] Gloucestershire GL54 2AP [email protected] [email protected] knightfrank.co.uk taylerandfletcher.co.uk

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. 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, Videos etc: The photographs, property videos and virtual viewings etc. 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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www. knightfrank.com/legals/privacy-statement. Particulars dated October 2020. Photographs and videos dated September 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.