OLD CHURCH FARMHOUSE SELSLEY WEST • • OLD CHURCH FARMHOUSE

SELSLEY WEST • STROUD • GLOUCESTERSHIRE

A handsome period Grade II Listed Cotswold stone farmhouse in an elevated position on the edge of Selsley Common with ancillary accommodation and a lovely view over the Severn Vale towards

Porch • Reception hall • Sitting room • Dining room

Kitchen/breakfast room • Rear hall • Cloakroom • Utility/pantry • Cellar

Three double bedrooms • Study/4th bedroom • Family bathroom

Separate coach house which provides garaging and a self-contained studio flat

Parking • Garden • Outbuildings

In all about 0.28 acres

Stroud 2 miles (Paddington about 1 hr 30 mins) • M5 (J13) 4 miles • 12 miles • 12 miles • Bristol 30 miles (All distances and times are approximate)

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 • Old Church Farmhouse is situated in Selsley West about a mile from the village of Selsley. Selsley itself is located on the edge of Selsley Common, over which there are many lovely walks, in the Cotswold Area of Outstanding Natural Beauty. • The nearby villages of , Kings Stanley, and all provide local facilities and there is a Sainsbury Supermarket about a mile and a half away at the bottom of Selsley Hill. • The nearby towns of Stroud, and Cirencester provide more extensive shopping and leisure facilities. • Schools are excellent with a wide choice of state, grammar and private schools in the immediate vicinity including Beaudesert Park, Wycliffe College and both the Cheltenham ladies and boys colleges. Old Church Farmhouse • Old Church Farmhouse is a charming detached family house with origins dating back we believe to be late 17th Century and more recent additions. It is built in the main of natural Cotswold stone, with some rendering, under a tiled roof and is Listed Grade II as being of Special Architectural and Historical Interest. • On the ground floor the house is entered via a gabled porch which leads into a welcoming reception hall with a fireplace. The sitting room is a lovely room with windows on two aspects and views, a large Cotswold stone fireplace with a wood burning stove, ceiling beam and an old timber stud wall. A glass atrium links the kitchen/breakfast room to the dining room, which has a high vaulted ceiling, exposed roof trusses and lovely views. • On the first floor there are two double bedrooms, a large family bathroom and above, two interconnecting attic rooms. • Across the driveway is the old stone coach house which has been converted to provide garaging and an excellent studio flat with a shower room. Gardens and grounds • A tarmac drive leads off the road through a wooden five bar gate to a car parking area between the house and the coach house. • The garden lies mainly to the west and north of the property and comprises an area of lawn enclosed by low Cotswold stone walls. In one corner there is a mature Yew tree with an area of decking below and a brick built outhouse. • To the rear of the house there is a paved area from which steps lead up to the back door and a gravel terrace, ideal for outside dining. There are lovely views from the garden across open fields to wooded hills in the distance. There is a greenhouse on a corner of the terrace and a substantial stone and brick built garden store. • To the front of the house there is another area of garden with well stocked borders. Approximate Gross Internal Area = 202.7 sq m / 2182 sq ft Services Cellar= 22 sq m / 237 sq ft All mains services are connected to the property including gas. Outbuildings = 70.7 sq m / 761 sq ft Total = 295.4 sq m / 3180 sq ft Studio Fixtures and fittings 7.04 x 5.07 Only those mentioned in these sales particulars are included 23'1 x 16'8 in the sale. All others, such as fitted curtains, light fittings, Eaves garden ornaments etc., are specifically excluded but may be Store 3.05 x 2.74 Bedroom Dn made available by separate negotiation. 10'0 x 9'0 4.60 x 3.87 Study / Bedroom 15'1 x 12'8 4.71 x 2.65 15'5 x 8'8 Local authority

Stroud District Council. Telephone 01453 766 321. Outbuilding Eaves Dining Room (Not Shown In Actual Location / Orientation) 5.49 x 3.63 Viewings 18'0 x 11'11 Garage Second Floor 5.42 x 4.73 Viewing is strictly by prior appointment. 17'9 x 15'6 Directions (Postcode GL5 5LQ) Utility From Cirencester take the A419 towards Stroud and after about Room Kitchen / Breakfast Room = Reduced headroom below 1.5m / 5'0 7 miles turn left towards Minchinhampton by Aston Down airfield. 5.21 x 4.17 Pass the turning into Minchinhampton village and in the middle of Outbuilding 17'1 x 13'8 the Common turn left at Tom Long’s Post and then immediately (Not Shown In Actual Location / Orientation) right towards Amberley. Continue to the bottom of the hill and at the A46 Bath/Stroud Road, turn right and then take the left turn after about half a mile signposted to North Woodchester. Dn Up Up Up Proceed to the top of the hill and at the T-junction on the edge of Cellar Dn Sitting Room Selsley Common, turn right and then first left across the 4.62 x 4.23 Reception Hall Bedroom 4.61 x 4.54 4.77 x 4.59 15'2 x 13'11 4.67 x 4.54 Bedroom edge of the Common into The Grove. At the end of this lane turn 15'1 x 14'11 15'8 x 15'1 15'4 x 14'11 4.73 x 3.61 left signposted King’s Stanley and Old Church Farmhouse will 15'6 x 11'10 be found on the right after about half a mile, opposite a road sign saying Old Church Lane. IN Cellar Ground Floor First Floor

01285 659 771 Dyer Street, Cirencester, Gloucestershire, GL7 2PT 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 [email protected] (“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 etc: The photographs 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 KnightFrank.co.uk 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 2015. Photographs dated: December 2015. 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.