Heathermead Farm Woodford • Nr Berkeley •

Heathermead Farm Woodford • Nr Berkeley • Gloucestershire

M5 (Junction 14) 2 miles • Berkeley 3 miles • Bristol city centre 18 miles • Bristol Parkway 13 miles (80 mins to London Paddington) M4/M5 interchange 10 miles • 28 miles • 30 miles (Distances and time approximate)

A delightful country house on the edge of the Little Avon with two cottages, home office and land

Accommodation and Amenities Main House Entrance hall • Reception hall • Drawing room • Dining room • Sitting room • Garden room • Kitchen • Breakfast room • Utility room

Master bedroom with en-suite bathroom, dressing area and storage • Five further bedrooms • Three further bathrooms • Play room

The Coach House Sitting room • Kitchen/dining area • Utility room • Three bedrooms • Two bathrooms

Grove Hill Barn Kitchen/dining/sitting room • Two bedrooms with en-suite bath/shower rooms • Utility room and WC

Office Reception hall • WC • Kitchen • Board room • Office

Grounds Garaging • Outbuildings • Swimming pool • Tennis court • Gardens and lawns • River frontage • Pasture land

In all about 15 acres (6 hectares)

Bristol Office Cirencester Office Regent House, 27a Regent Street House, Dyer Street Clifton, Bristol BS8 4HR Cirencester GL7 2PT Tel: +44 (0)117 3171999 Tel: +44 (0)1285 659 771 [email protected] [email protected] KnightFrank.co.uk

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. Gloucestershire • Heathermead Farm is on the edge of the village of • The nearby centres of Berkeley, Wotton-under-Edge College, Badminton, Clifton High, QEH, Colston’s and Woodford, a short distance from the historic town of and Thornbury offer services and amenities for everyday Bristol Grammar School as well as Wycliffe College, Berkeley in the heart of the Berkeley Vale. The property needs whilst the larger centres of Cheltenham, Bristol Westonbirt and the Cheltenham Colleges. is surrounded by private gardens and grounds on the and Cirencester are within easy daily commute. banks of the Little Avon River. • There are plenty of sporting opportunities including golf • The Cribbs Causeway regional shopping centre offers a • Heathermead is very well positioned for national comprehensive range of shopping and entertainment at Cotswold Edge, Stinchcombe Hill and Thornbury connections being a short drive to the A38 and M5 facilities and is about 13 miles away. golf clubs, racing at Bath and Cheltenham, rugby at motorway. Junction 14 of the M5 (5 mins) and the M4/ Gloucester and Bath, hunting with the Berkeley and M5 interchange at Bristol is one junction south (about • Education in the area is first class with a local primary 10 miles). London Paddington can be reached within school in nearby Stone and secondary school education Wick and district Hounds, as well as many walks and 80 minutes from Bristol Parkway (13 miles) and Bristol at Berkeley, , Thornbury and Wotton under rides on the nearby Cotswold Escarpment and fishing International Airport is about 26 miles away. Edge. Private education in the area includes Clifton on the Little Avon River. Heathermead House

Heathermead House • Heathermead House is an impressive period country house located away from the edge of the village reached by a private gated drive situated on the banks of the Little Avon River. The original house is believed to date back to 1731. • The accommodation is laid out around a central reception hall with all the main, well proportioned, reception rooms flowing together. The drawing room has a wonderful loggia overlooking the river. • The bedrooms are laid out over two floors with the master bedroom suite and three spacious bedrooms on the first floor and three further rooms on the second floor, ideal for family living. • Throughout the property are many features such as open fireplaces, exposed timbers, stone and wooden floors giving the house a great feel. All rooms overlook the private grounds and country that surround the property.

Heathermead House Heathermead House The Coach House and Grove Hill Barn

The Office • A short walk from the main house is a recently converted barn which provides a spacious office offering fabulous work spaces ideal for permanent or part time business use. This traditional building is converted to a modern work environment standard inside and has very flexible future use. • The office is vat registered.

The Coach House and Grove Hill Barn • The former stables and coach house have been sympathetically converted to The Coach House provide 2 and 3 bedroom cottages with separate road access and parking. • Both properties have large open plan kitchens with sitting and dining areas. • The properties could be merged or rearranged with ease and currently provide a good rental income. • To the rear of the Coach House is about 2.5 acres which would enable the Coach House and Grove Hill Barn to be easily separated from Heathermead House in the future, if required. Reception Approximate Gross Internal Floor Area House: 586 sq.m (6,308 sq.ft) Bedroom The Coach House: 151 sq.m (1,625 sq.ft) Bathroom Grove Hill Barn: 116 sq.m (1,249 sq.ft) Kitchen/Utility Office Building: 101 sq.m (1,087 sq.ft) Storage Outbuildings: 146 sq.m (1,572 sq.ft) Total: 1,100 sq.m (11,841 sq.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 brochure.

Main House

Second Floor

The Coach House

Grove Hill Barn

Ground Floor First Floor Outbuildings

Outbuilding Outbuildings First Floor The Coach House Grove Hill Barn First Floor First Floor

The Coach House Grove Hill Barn Outbuilding Ground Floor Ground Floor Ground Floor

Not shown in actual location or orientation Grounds • The house is approached off a no through lane down a private drive flanked with established trees and shrubs. There are fine lawns running up to the Little Avon River. • Within the grounds is a semi-walled garden with swimming pool, a range of outbuildings providing plant room, changing rooms with WC and shower, and a garden store. Adjacent is a hard tennis court overlooking the owned land. • There is approximately 12 acres of pastureland which is currently let on a Farm Business Tenancy (FBT) – further details available from the vendor’s agents. Services Main House: Mains water. Mains electricity. Mains drainage. LPG Aga. LPG heating. Grove Hill Barn and The Coach House: Mains water. Mains electricity. Mains drainage. Oil-fired central heating. Home Office: Mains water. Mains electricity. Mains drainage. Economy 7 heating. Broadband is available.

Fixtures and fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings, garden ornaments etc., are specifically excluded but may be made available by separate negotiation.

Local authority District Council. Telephone 01453 766321.

Directions (GL13 9JU) From Junction 14 of the , take the B4509 westbound towards the A38. After approximately ¾ mile, turn right onto the A38 northbound. Continue through the village of Stone and over the Little Avon River. After approximately 100 yards the road continues to climb and turn right (signed for Huntingford and Important notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Damery). Then turn immediately right again, continuing Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its down the hill for about 100 yards. Turn left into the condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, Heathermead House drive. Continue down the tarmac and accordingly any information given is entirely without responsibility on the part of the agents, seller(s). 2. Photos etc: The photographs drive passing the cottages on your left and park in front show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given of the main house. 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 Viewing may change without notice. Strictly by prior appointment through Knight Frank 01285 659 771. Particulars dated: September 2014. Photographs dated: September 2014. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Kingfisher Print and Design. 01803 867087