Grove Farm North Piddle, Grafton Flyford, Worcestershire

Pershore 7 miles • Worcester 8 miles • Stratford 15 miles • Cheltenham 23 miles • Birmingham 28 miles (Distances approximate)

A stylish Grade II Listed family home with land

Sitting room • Dining room • Snug • Kitchen/Breakfast room Utility/second kitchen • Double height Drawing room

Six bedrooms • Three bathrooms

Outbuildings • Orchard • Paddocks

In all about 5.01 hectares (12.39 acres)

Knight Frank LLP 5 College Street Worcester WR1 2LU Tel: +44 1905 723438 [email protected] www.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. Situation • Grove Farm is conveniently located between the villages of North Piddle and Grafton Flyford near the riverside town of Pershore with its excellent shopping, sport and recreational facilities. There are further amenities available in nearby Worcester, Cheltenham and Stratford-upon-Avon.

• There are well known schools in Worcester, Malvern and Cheltenham. Worcester has county cricket in the setting of the cathedral, horseracing on the banks of the River Severn and premiership rugby at Sixways.

• Pershore Railway Station is only five miles away and has direct services to London Paddington. The area has excellent road communications with the M5, M40 and M42 networks providing access to London, Birmingham, Bristol, Cheltenham and Gloucester.

• The Vale of Evesham has beautiful countryside, famous for its horticulture and known as the fruit and vegetable basket of England.

• There are numerous bridleways and footpaths throughout the area providing ample opportunity for riding out and walking. For sale Freehold • From its origins as a Farm house and range of agricultural buildings, Grade II Listed Grove Farm has evolved into a stylish modern home with all the charm and character of an historic house and convenience of a new build.

• The accommodation extends to over 3000 sq ft and is beautifully presented with many period features including exposed beams, flagstone and hardwood floors and inglenook fireplaces.

• There is under floor heating throughout the house, new kitchen(s) and contemporary bathrooms.

• The layout is practical and flexible. The oldest part of the house, the original 17th century farmhouse, is joined to the converted barn by the single storey kitchen – formerly a piggery.

• The older part of the house works well as a self-contained unit, having its own kitchen and bathroom and has occasionally been used as a holiday let. There are three cosy reception rooms on the ground floor, all with wood burning stoves and three bedrooms on the first floor.

• The drawing room is extremely light and spacious, utilising the full height and volume of the timber framed barn. There are French doors opening to the south and west facing terrace.

• The kitchen/breakfast room is almost entirely glazed on one side and has French doors opening to the terrace. The fitted units with integrated appliances are topped with granite work surfaces. Gardens, Outbuildings and Land • The part walled gardens are level and mainly laid to lawn with a flagstone terrace closest to the house. There are stone paths and a gravelled parking and turning area with ample space for several vehicles.

• There is a productive orchard at the western end of the garden and approximately 11 acres of level pasture in three stock proof enclosures.

• A detached brick built barn provides a workshop and storage space. There is plenty of space to build a garage block or stabling if required.

Services Mains electricity and water (metered). Private drainage via a Klargester Bio-disc treatment plant. Oil fired central heating (two boilers).

Fixtures & fittings All items mentioned in these sales particulars are included in the sale. All others are specifically excluded.

Local Authority Wychavon District Council. Tel. 01386 565000.

Council Tax Band: F

(N.B. Improvement indicator - this shows that improvements have Directions (WR7 4PR) been made to the property that might result in the Council Tax band From Worcester take the A442 towards Alcester. Proceed through North Piddle. Grove Farm can be found on the right after about 200 changing if a relevant transaction takes place, for example, if the the village of Upton Snodsbury, pass Humblebee Hall on the right yards. property is sold.) and then cross the Piddle Brook and take the first right turn signed

Important Notice: 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 (“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). 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. 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. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: September 2015. Particulars: September 2015. Kingfisher Print and Design. 01803 867087. Reception Approximate Gross Internal Floor Area House: 287 sq m (3,090 sq ft) Bedroom Outbuildings: 32 sq m (345 sq ft) Bathroom Total: 319 sq m (3,435 sq ft) Kitchen/Utility

Storage

Recreation

First Floor

Outbuildings (Not shown in actual location/orientation)

Ground Floor

Boiler Room

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.