coach house 4 COOKS FOLLY ROAD • SNEYD PARK • coach house

4 COOKS FOLLY ROAD • SNEYD PARK BRISTOL

A wonderful home at the end of a no through road enjoying extensive views across the River Avon towards Leigh Woods

Entrance Hall • drawing room • dining room sitting room • study • kitchen • utility room • cloakroom rear hall and second staircase • integral garage

Master bedroom with en suite bathroom and dressing room 4 further bedrooms • 2 further bathrooms • cloakroom

Ample parking • enclosed front gardens • rear terrace and gardens extending to about 0.68 of a hectare (1.6 acres)

Clifton Village 2.1 miles • Whiteladies Road 2 miles Bristol Temple Meads 6.3 miles • Bristol Airport 11.2 miles (All distances 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 Coach House, 4 Cooks Folly Road is situated at the end of a no through road, enjoying superb views across the River Avon towards Leigh Woods. Bristol provides a good selection of schools including Clifton College, Clifton High School, QEH, Bristol Grammar School and Badminton School for Girls. Other schools in the surrounding area include The Downs School at Wraxall. Clifton village has boutique shops, banks, restaurants, post offi ce, public houses and art galleries. The city centre is about 3.5 miles away and provides extensive shopping facilities including Cabot Circus Shopping Centre, Cribbs Causeway is 5.3 miles. J18 of the M5 is about 5.3 miles. Bristol Temple Meads provides a fast train service to London Paddington which is approximately 90 minutes. Bristol Airport is 11.2 miles to the south. Ashton Court, about 3 miles away provides communal parkland of approximately 800 acres, ideal for excellent walking and mountain biking along with the woods at Leigh Woods itself. Bristol & Clifton and Long Ashton Golf Clubs are within 4.9 and 6.5 miles respectively. For Sale Freehold The property is a splendid home which was originally constructed in the 19th century as the coach house to the neighbouring building known as Cooks Folly and then extended in the fi rst half of the 20th century. The two main reception rooms are accessed from the entrance hall with the drawing room featuring a large picture window and the dining room benefi ting from sliding patio doors leading onto the south west facing terrace. Both rooms along with the study and kitchen off er spectacular views over the . The sitting room looks across the front gardens and courtyard and beyond is the rear hall with second staircase and access to the integral garage that (subject to necessary consent) could be incorporated into further living space. Further ground fl oor accommodation includes the utility room and downstairs cloakroom. The fi rst fl oor has more impressive views with three bedrooms enjoying views across the River Avon towards Leigh Woods. The master bedroom has fi tted cupboards and a large en-suite bathroom which in turn leads to a dressing room. The dressing room has a connecting door to bedroom 3 and these two rooms could form a large bedroom with the removal of a partition wall. The landing gives access to a family bathroom and separate WC and three steps lead up to the older part of the coach house Sneyd Park APPROXIMATE 4GROSS Cooks FollyINTERNAL Road, FLOOR AREA Bristol, BS9 1PL Approx.(No less Gross than) Internal Area 3643927 sq.m Sq (3,927 Ft - 364 sq.ft) Sq M (Including Garage) coach house Including Garage coach houseSneydcoach Park house 4 Cooks Folly Road, APPROXIMATE GROSS INTERNALDining Room FLOOR AREA Sneyd Parkcoach houseDrawing RoomBristol, BS9 1PL4.29 x 3.38m Study Bedroom 1 Bedroom 2 Sneyd6.05 x 4.29mPark(No less than)14'1"x 11'1" 4.19 x 4.19m 5.69 x 4.22m 4.62 x 4.29m 4 Cooks Folly Road, 19'10"x 14'1"Approx. Gross Internal Area 13'9"x 13'9" 18'8"x 13'10" 15'2"x 14'1" 14'1"x 6'6" Bedroom 3 APPROXIMATE GROSS INTERNAL FLOOR AREA 364 4sq.m Cooks (3,927 Folly Road, sq.ft) 4.29 x 1.98m Bristol, BS9 1PL APPROXIMATE3927 GROSS Sq Ft INTERNAL - 364 Sq M FLOOR AREA Sneyd Park (IncludingBristol, BS9 Garage) 1PL Approx.(No less Gross than) Internal Area Including Garage 4 Cooks Folly Road, Approx.(No less Gross than) Internal Area 364APPROXIMATE3927 sq.m Sq (3,927 Ft - 364 sq.ft)GROSS Sq M INTERNAL FLOOR AREA Bristol, BS9 1PL 3643927 sq.m Sq (3,927 Ft - 364 sq.ft) Sq MKitchen (IncludingIncluding Garage Garage)(No less than) 6.27 x 3.81m building, where bedroom 2 enjoys a similar outlook to bedroomApprox. Gross 1 Internal Area (IncludingIncluding Garage Garage) 20'7"x 12'6" 364 sq.m (3,927 sq.ft) B and 3. 3927 Sq Ft - 364 Sq M Utility Room Dining Room (Including Garage) 2.90 x 1.75mDrawing Room 4.29 x 3.38m Study Bedroom 1 Bedroom 2 Including Garage 9'6"x 5'9" 6.05 x 4.29m 14'1"x 11'1" 4.19 x 4.19m 5.69 x 4.22m 4.62 x 4.29m The accommodation continues to the rear landing with fi tted 19'10"x 14'1" 13'9"x 13'9" 18'8"x 13'10" 15'2"x 14'1" 14'1"x 6'6" Bedroom 3

Dining Room 4.29 x 1.98m Drawing Room Study Bedroom 1 Dining Room Bedroom 2 cupboards, an additional bathroom and two further bedrooms. 4.29 x 3.38m Drawing Room Study Bedroom 1 Bedroom 2 6.05 x 4.29m 14'1"x 11'1" 4.19 x 4.19m 5.69 x 4.22m 4.29 x 3.38m 4.62 x 4.29m There is also access to the second staircase at this point. The 19'10"x 14'1" 13'9"x 13'9" 6.05 x 4.29m 18'8"x 13'10" 14'1"x 11'1" 4.19 x 4.19m 15'2"x 14'1" 5.69 x 4.22m 4.62 x 4.29m 14'1"x 6'6" Bedroom 3 18'8"x 13'10" 15'2"x 14'1" Dining Room 19'10"x 14'1" 13'9"x4.29 x 1.98m 13'9" 14'1"x 6'6" Bedroom 3 Drawing Room Study BedroomKitchen 1 BedroomBedroom 4 2 4.29 x 1.98m house has the versatility to extend, subject to the necessary 4.29 x 3.38m 6.27 x 3.81m 2.67 x 2.24m 6.05 x 4.29m 14'1"x 11'1" 4.19 x 4.19m 5.69 x 4.22m 4.62 x 4.29m 18'8"x20'7"x 13'10" 12'6" 8'9"x 7'4" statutory consents. 19'10"x 14'1" 13'9"x 13'9" B 15'2"x 14'1" 14'1"x 6'6" Bedroom 3 Kitchen Sitting Room Utility Room 4.29 x 1.98m 6.27 x 3.81m 5.46 x 4.45m Kitchen 2.90 x 1.75m Gardens and Grounds 20'7"x 12'6" 17'11"x 14'7" 6.27 x 3.81m 9'6"x 5'9" B 20'7"x 12'6" Bedroom 5 B The property is accessed by a gated drive leading to the front UtilityKitchen Room 3.23 x 3.15m 6.272.90 x x 3.81m 1.75m Utility Room 10'7"x 10'4" of the property where there is ample parking and access to 20'7"x9'6"x 12'6" 5'9" 2.90 x 1.75m B 9'6"x 5'9" the integral garaging. The front gardens are enclosed by stone Utility Room 2.90 x 1.75m Bedroom 4 9'6"x 5'9" 2.67 x 2.24m walls and fencing, interspersed by a number of mature trees and 8'9"x 7'4" borders. The main gardens are accessed through a gate set into Sitting Room Bedroom 4 5.46 x 4.45m 2.67 x 2.24m Bedroom 4 the high stone wall which has lawns and woodland that stretch 17'11"x 14'7" 8'9"x 7'4" Void 2.67 x 2.24m Bedroom8'9"x 7'4" 5 down towards the River Avon. The gardens are fl anked by mature Sitting Room Bedroom 4 Sitting Room 3.23 x 3.15m 5.46 x 4.45m 2.67 x 2.24m 10'7"x 10'4" woodlands and allow views from the terrace and gardens to 17'11"x 14'7" 5.46 x 4.45m 8'9"x 7'4" 17'11"x 14'7" Bedroom 5 extend across the River Avon towards the Avon Gorge Nature Sitting Room 3.23 x 3.15m Bedroom 5 5.46 x 4.45m 10'7"x 10'4" 3.23 x 3.15m Reserve and Leigh Woods. The terrace is accessible from the 17'11"x 14'7" 10'7"x 10'4" Bedroom 5 dining room and kitchen. The property totals in all about 0.68 of a 3.23 x 3.15m Garage 10'7"x 10'4" hectare (1.6 acres) 8.56 x 4.85m Void 28'1"x 15'11" Tenure Void Freehold. Void

Services Living Area/Reception Void Gas fi red central heating, mains drainage, water and electricity. Garage Kitchen/Utility 8.56 x 4.85m Fixtures and Fittings 28'1"x 15'11" Bedroom/Dressing Room Garage All items usually known as tenant’s fi xtures and fi ttings whether 8.56 x 4.85m Garage 28'1"x 15'11" Ground Floor 8.56 x 4.85m First Floor mentioned or not in these particulars together Bathroom/WC with all items of 28'1"x 15'11" Garage 0117 317 1999 equipment and garden statuary are excluded from the sale but 8.56 x 4.85m Vaults/Storage Living Area/Reception 28'1"x 15'11" Regent House, 27a Regent Street some may be available by separate negotiation. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must© Capture not beProperty relied Marketing upon 2017. asDrawn a tostatement RICS guidelines. of fact. All measurements and areas are approximate only (and have been prepared Allin Measurements accordance are approximate with the and currentshould not be edition relied on as of a statement the RICS of fact. Code of Clifton, Bristol BS8 4HR Terrace/Outside Space Plan is for illustration purposes only. Not drawn to scale. Living Area/Reception Kitchen/UtilityMeasuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2017. [email protected] Local Authority Living Area/Reception Bristol City Council – tel: 0117 922 2000 Bedroom/Dressing Room Kitchen/Utility Living Area/Reception Kitchen/Utility Ground Floor First Floor Bathroom/WC Viewing Bedroom/Dressing Room Viewings are strictly by appointment with agents Kitchen/Utility Knight Frank LLP Bedroom/Dressing Room 0117 317 1999 Vaults/Storage Ground Floor First Floor Bathroom/WC Important Notice: This plan is not to scale (unless specifiGround ed), isFloor for guidance only and must not be relied upon as a statement of fact. First Floor Regent House, 27a Regent Street Tel: 0117 3171999 Bathroom/WC © Capture Property Marketing 2017. Drawn to RICS guidelines. Bedroom/Dressing Room All measurements and areas are approximate only (and have been prepared Allin Measurements accordance0117 are approximate with 317 the and currentshould 1999 not be edition relied on as of a statement the RICS of fact. Code of Clifton, Bristol BS8 4HR Terrace/Outside Space GroundMeasuring Floor Practice). Please read the Important Notice on the last page of text of the Firstparticulars. FloorPlan is © for Captureillustration purposes Property only. Not Marketing drawn to scale. 2017. [email protected] 317 1999 Vaults/Storage Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statement of fact. Regent House, 27a Regent Street Bathroom/WC Vaults/Storage Important Notice:© Capture This Property plan Marketing is not 2017. to scaleDrawn to (unlessRICS guidelines. specifi ed), is for guidance only and must not be relied upon as a statement of fact. Regent House, 27a Regent Street All measurements and areas are approximate only (and have been prepared Allin Measurements accordance are approximate with the and currentshould not be edition relied on as of a statement the RICS of fact. Code of Clifton,© Bristol Capture Property BS80117 Marketing 4HR 2017. 317 Drawn to 1999RICS guidelines. Terrace/Outside Space All measurements andPlan isareas for illustration are purposesapproximate only. Not drawn only to scale. (and have been prepared Allin Measurements accordance are approximate with the and currentshould not be edition relied on as of a statement the RICS of fact. Code of Clifton, Bristol BS8 4HR Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2017. Plan is for illustration purposes only. Not drawn to scale. Vaults/Storage Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of [email protected] particulars. ©Regent Capture House, Property 27a Marketing Regent Street 2017. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must© Capture not beProperty relied Marketing upon 2017. asDrawn a tostatement RICS guidelines. of fact. [email protected] All measurements and areas are approximate only (and have been prepared Allin Measurements accordance are approximate with the and currentshould not be edition relied on as of a statement the RICS of fact. Code of Clifton, Bristol BS8 4HR Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of the particulars.Plan is © for Captureillustration purposes Property only. Not Marketing drawn to scale. 2017. [email protected]

Important Notice 1. Particulars: These particulars are not an off er 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 0117 317 1999 is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs Regent House, 27a Regent Street This brochure is show only certain parts of the property as they appeared at the time they were taken. Areas, measurements environmentally and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any friendly Clifton, Bristol BS8 4HR part of the property does not mean that any necessary planning, building regulations or other consent has [email protected] been obtained. A buyer or lessee must fi nd 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 March 2017 Photographs dated March 2017. Knight Frank LLP is a KnightFrank.co.uk limited liability partnership registered in with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.