established 200 years

COOMBE HOUSE Rissington Road, Bourton-on-the-Water The area caters for a wide variety of sporting activities Stow-on-the-Wold 4 miles, Cheltenham 14 miles, LOCATION Coombe House occupies a mature setting a short walk with excellent local walks and bridleways, Racing at 16 miles, Kingham (Mainline Station) 8 from the centre of the popular village of Cheltenham, Worcester and Stratford-upon-Avon, golf at miles Bourton-on-the-Water. The heart of the village is set Naunton Downs, Lyneham and , and water sports around the green with the River Windrush running through at the Cotswold Water Park. Cheltenham hosts a broad Coombe House and a wide range of shops, hostelries and facilities range of cultural and literary festivals and local Theatres Rissington Road including a supermarket, leisure centre and excellent include the Royal Shakespeare Company in Stratford- primary and secondary schooling. Bourton-on-the-Water upon-Avon and the Everyman Theatre in Cheltenham. Bourton-on-the-Water is centrally located in the beautiful countryside of the There are an excellent selection of local private schools North Cotswolds, much of which is designated as an Area including Kingham Hill School, Hatherop Castle, Kitebrook of Outstanding Natural Beauty. The local towns of Stow- Nr Moreton in Marsh, the Cheltenham Colleges and the GL54 2DT on-the-Wold, and Burford are close by Dragon, Summerfields and St Edwards at Oxford. while the regions commercial and cultural centres of A SUBSTANTIAL SOUTH FACING VILLAGE HOUSE Oxford and Cheltenham are within easy travelling WITH JUST UNDER 5000 SQFT SET IN A POPULAR distance. POSITION CLOSE TO THE CENTRE OF THE VILLAGE

• Kitchen Breakfast Room • Three Reception Rooms • Garden Room, Study • Utility Room and Laundry Room • Master Bedroom Suite • Six Guest Bedroom Suites Leisure Room and Attic Rooms • Mature Landscaped Gardens • Annexe / Studio and Double Garage

Guide price £795,000

VIEWING Strictly by prior appointment through

Tel: 01451 820913 OUTSIDE On the ground floor there are also guest reception and Coombe House is approached via a pair of wrought iron lobby areas and two Guest Bedrooms with ensuite gates and a gravelled driveway to a parking area to the facilities. front of the house and on to a wider paved parking area to The first floor is approached via two separate staircases, the rear. Set to the side is a detached double Garage with with a Master Bedroom Suite with ensuite Bathroom and electric up and over doors with Studio/Annexe French doors leading to a south west facing Sun Terrace. accommodation over comprising a Bedroom and en suite There are four further Guest Bedrooms all with ensuite Bathroom. The immaculately maintained gardens and facilities and a separate Cloakroom and a further Guests grounds are set principally to the front of the house with a Sun Terrace. gravelled terrace with herbaceous borders to the side and On the second floor the accommodation provides an a landscaped garden to the front laid principally to lawn additional Leisure Room, Store Room and two Attic with sculptured herbaceous borders, a variety of mature Rooms. shrubs and trees with a pergola to one side and sliding patio doors leading to the principal reception room.

DESCRIPTION Coombe House comprises a substantial detached house currently run as a Guest House and constructed of rendered elevations under a pitched and part flat roof with accommodation arranged over three floors, currently sub divided to provide private and guest accommodation with separate entrances. The property is beautifully presented throughout with tasteful modern decorations and excellent reception space comprising two formal Reception Rooms for guests and a very well appointed kitchen with four oven Aga and breakfast room at the heart of the house, with a study, sitting room, garden room and shower room for private use. LOCAL AUTHORITY Council, Trinity Road, Cirencester. Tel: 01285 623000

COUNCIL TAX Band B. For private accommodation. Rate payable for 2015 / 2016: £1,198.75 Mixed Use property. Business Rates Applicable, but not charged at present. SERVICES Mains Gas, Electricity, Water and Drainage are connected AGENTS NOTE Planning consent has been granted for change of use to a full residential use if required. Planning Application Reference 15/01775/FUL. CD.5848/J Dated 24th April 2015. Energy Performance Certificate

Coombe House, Rissington Road Dwelling Type: Detached house Bourton-on-the-Water, CHELTENHAM Date of Assessment: 07/07/2008 GL54 2DT Date of Certificate: 07/07/2008 Reference Number: 8318-6023-4670-8913-3002 Total Floor Area: 371 m² This home's performance is rated in terms of energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2 ) emissions.

Energy Efficiency Rating Environmental Impact (CO 2 ) Rating Current Potential Current Potential

Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions

(92-100) (92-100)

(81-91) (81-91)

(69-80) (69-80)

(55-68) (55-68)

(39-54) (39-54)

(21-38) (21-38)

(1-20) (1-20)

Not energy efficient - higher running costs Not environmentally friendly - higher CO 2 emissions EU Directive EU Directive & Wales 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home's impact on the environment in terms of the more energy efficient the home is and the carbon dioxide (CO2 ) emissions. The higher the lower the fuel bills will be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2 ) emissions and fuel costs of this home

Current Potential Energy Use 326 kWh/m² per year 210 kWh/m² per year Carbon dioxide emissions 20 tonnes per year 13 tonnes per year Lighting £351 per year £177 per year Heating £2260 per year £1511 per year Hot water £272 per year £181 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparitive purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures.

Remember to look for the energy saving recommended logo when buying energy-efficient products. It's a quick and easy way to identify the most energy-efficient products on the market. For advice on how to take action and to find out about offers available to help make your home more energy efficient, call 0800 512 012 or visit www.energysavingstrust.org.uk/myhome

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Tayler & Fletcher and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to Messrs Tayler & Fletcher has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not to be assumed that the property has all the required planning or building regulation consents. A list of the partners of Tayler & Fletcher LLP is available at each Tayler & Fletcher Office.

taylerandfletcher.co.uk London House, High Street, Bourton-on-the-Water, Gloucestershire, GL54 2AP T 01451 820913