WARD HAY COTTAGE ELKSTONE • A detached period Cotswold stone cottage offering great potential for improvement and enlargement, tucked away in a quiet edge of village location with lovely views over adjoining countryside

Hall • Sitting room • Kitchen/dining room • Utility • Rear lobby • Two bedrooms • Bathroom • Various outbuildings including a well house • Garage/workshop • Parking • Garden • In all about 0.3 of an acre

Cirencester 7 miles • 7 miles • Swindon 24 miles • M5 (J11A) 5 miles • M4 (J15) 26 miles • Kemble (Paddington 80 minutes) 11 miles (Distances and times approximate)

fireplaces with bread ovens, stone spiral staircases, exposed beams and in one of the outbuildings adjoining the cottage remains a hand pump and stone trough which originally supplied water from a well. Bedroom 4.74 x 4.30 Bedroom Ward Hay, Elkstone, Cheltenham, GL53 9PB 15'7 x 14'1 Up 4.27 x 3.15 Gardens and grounds 14'0 x 10'4 Approximate Gross Internal Area = 139.4 sq m / 1500 sq ft Dn Stores = 21.6 sq m / 232 sq ft • The property is approached via a tree lined drive which leads to a parking area Total = 161 sq m / 1733 sq ft in front of the cottage and on to a garage/workshop. • There are other various open fronted outbuildings attached to the cottage First Floor which currently provide useful storage space. • The front garden is laid to lawn with an area to one side sheltered by some mature trees and bushes. • To the rear of the cottage is a further area of garden enclosed by stone walls Store Store Sitting Room Utility 3.47 x 2.20 3.61 x 3.25 4.33 x 3.69 Kitchen / and privet hedging, which adjoins open fields and across which are fabulous 11'5 x 7'3 11'10 x 10'8 14'2 x 12'1 Dining Room 4.72 x 4.29 Well House views. 15'6 x 14'1 2.91 x 2.51 9'7 x 8'3 Up Up Services Mains electricity is connected and mains water comes from a metered supply IN Ground Floor from an adjacent farm. Private drainage. Solid fuel Rayburn. Local authority Garage 4.98 x 4.57 Council. Telephone (01285) 623 000. 16'4 x 15'0 Directions (GL53 9PB) From take the A417 dual carriageway north and at The Highwayman Inn exit left signposted to Elkstone. At the next T-junction turn Gloucestershire Ward Hay Cottage right and after a short distance right again taking you back under the dual carriageway signposted to Elkstone. Follow this lane up into the village and • Ward Hay Cottage is quietly situated in a lovely rural setting on the eastern • Ward Hay Cottage is a detached period Cotswold stone property, originally a take the second turning to the right signposted Elkstone Village. Just passed edge of the picturesque village of Elkstone, in an Area designated as being pair of cottages which were combined many years ago to create one house. the red letter box turn left into Hill View keeping the Village Hall on your right of Outstanding Natural Beauty. The property, which is not listed, has been in the same ownership for the last 55 and after going round a left hand bend, fork right onto a gravel track. Ward years and it is fair to say would now benefit from some updating Hay Cottage will be found at the end of the drive. • There is a village hall and a 12th Century church in the village itself and many and modernisation. great pubs in the area including the nearby award winning Golden Heart at Nettleton Bottom, the Green Dragon at Cockleford, The Highwayman Inn • There are various useful outbuildings attached to the cottage and we feel there Fixtures and fittings: Only those mentioned in these sales particulars are and the renowned Cowley Manor with its spa. is plenty of scope to enlarge the existing living accommodation, if required, included in the sale. All others, such as fitted curtains, light fittings, garden subject to obtaining the relevant planning consents. ornaments etc., are specifically excluded but may be made available • Education in the area is exceptional with nearby primary schools at Coberley by separate negotiation. and Birdlip and there is a range of highly regarded private schools within • The property retains a number of period features including Cotswold stone a short drive.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by 01285 659 771 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, Gloucester House, Dyer Street, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and Cirencester GL7 2PT distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does [email protected] 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. Particulars dated December 2014. Photographs dated December 2014. KnightFrank.co.uk 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.

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