KINGSTON HOUSE WITHINGTON • KINGSTON HOUSE

WITHINGTON • GLOUCESTERSHIRE

An individual detached Cotswold stone family house in a highly sought-after village with well presented, light accommodation, a large garden and a paddock bordered by the River Coln

Hall • Sitting room • Garden room • Study • Kitchen/dining room Utility room • Cloakroom • Boot room

Four double bedrooms (two en-suite) • Family bathroom

Double garage • Parking • Garden • Paddock

Mileage

Northleach 6 miles • 8 miles • 10 miles A40 (M40) 3 miles • M4 (J15) 25 miles • Kemble (Paddington 80 minutes) 15 miles • Oxford 30 miles (All distances and times are approximate)

In all about 1.5 acres

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 text. Situation • Kingston House is situated in a peaceful setting in the middle of the pretty village of Withington, surrounded by gently undulating wooded countryside in an area designated as being of outstanding natural beauty. In the village there is a fine parish church, an excellent riverside pub, the Mill Inn, and a primary school. • The nearby village of Chedworth has a farm shop with a café, primary school, a popular local pub, the Seven Tuns a village hall and an active tennis club. The small town of Northleach provides a bakery, wine merchant, traditional butcher and a highly-regarded gastropub, The Wheatsheaf. • The larger market town of Cirencester and the old regency town of Cheltenham provide excellent shopping, schooling, cultural and recreational facilities between them. • There are many other recreational facilities in the area including golf at Naunton Downs and Cirencester; racing at Cheltenham; fishing on the River Coln; rugby at ; and the surrounding countryside provides walking and riding along an extensive network of footpaths and bridleways. Kingston House • Kingston House is an excellent detached family house, one of two individually designed homes that were built about 35 years ago. • The house is built in a traditional style of natural Cotswold stone under a tiled roof and the well-presented living accommodation, is arranged over two floors, and covering approximately 2,800 sq. ft. in total. • On the ground floor, a spacious hall provides a welcoming entrance to the property and access to all the principal rooms. • Of particular note are the options for flexible living by merging or dividing the excellent living room, the garden room and dining area into suitable open plan or private areas. • The kitchen is fitted with a range of shaker-style floor and wall- mounted cupboards and incorporates an electric double oven, microwave, an induction hob, dishwasher and fridge. There is also a study, utility room, cloakroom and boot room on the ground floor. • On the first floor the main bedroom has a window to the rear with a lovely view over the garden and paddock, a wall-length range of built-in wardrobes and an en-suite bathroom. • There are three further double bedrooms, one with an en-suite shower room and a family bathroom. Gardens and grounds • A gravel drive leads off the village lane between low Cotswold stone walls to a car parking and turning area in front of the

house and an integral double garage. It should be noted that a Garden Room 7.43 x 3.02 neighbour has a right of access over the first part of the drive. 24'5 x 9'11 • There are areas of lawn to either side of the drive flanked by a mature Beech hedge on one side and timber fencing to the other. Approximate Gross Internal Area = 287.2 sq m / 3091 sq ft (Including Garage / Excluding Void) • Access can be gained around either side of the house to the rear Kitchen / and attached to the side of the garage there is a garden store, Dining Room 7.36 x 3.57 where the oil storage tank is located. 24'2 x 11'9 Utility • The majority of the garden lies to the rear of the house and is 3.54 x 2.67 principally laid to lawn with mature hedges either side and some Sitting Room Up 11'7 x 8'9 7.14 x 4.15 B flower borders. 23'5 x 13'7 • There is a paved terrace immediately abutting the rear of the Entrance Hall house with access into the garden room and from which a gravel 5.39 x 3.09 path leads to a patio, an ideal place for outside dining. IN 17'8 x 10'2 Study • At the bottom of the garden is the former Mill Race bridged with 2.79 x 2.39 railway sleepers giving access to the paddock. The paddock is 9'2 x 7'10 Bedroom 4 Ground Floor L-shaped and enclosed by a mixture of hedging and fencing. The 3.58 x 3.25 River Coln runs along the northern boundary of the paddock and 11'9 x 10'8 Bedroom 3 Up 3.98 x 3.59 there is a small copse of trees to one side. Bedroom 1 13'1 x 11'9 5.23 x 4.17 17'2 x 13'8 Garage Services 4.98 x 4.91 Void 16'4 x 16'1 2.28 x 2.08 Mains water and electricity are connected. Private drainage. Oil-fired 7'6 x 6'10 central heating. Super-fast broadband is available. Dn Fixtures and fittings T Only those mentioned in these sales particulars are included in the sale. All others, such as fitted curtains, light fittings, garden ornaments etc., are specifically excluded but may be made available First Floor by separate negotiation. Local authority Council. Telephone 01285 623 000. Bedroom 2 4.95 x 4.07 Viewings 16'3 x 13'4 Viewing is strictly by prior appointment. Directions (GL54 4DA) From the traffic lights on the inner Cirencester ring road, proceed north up The Whiteway. Stay on this road for about 8 miles, passing through Withington Woods and on reaching Withington itself, turn Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You right at the junction in front of the church. Follow this road down 01285 659 771 should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing the hill, keeping the Mill Inn on your left and continue on passing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Dyer Street, Cirencester, Frank LLP nor any joint agent has any authority to make any representations about the property, Woodbridge Lane on your right. After about 150 yards or so you will and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Gloucestershire, GL7 2PT Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, find the shared drive to Kingston House and Maple House on your measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any [email protected] part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. left. Kingston House is the house on the left. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that KnightFrank.co.uk all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 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.