CHURCH FARM LITTLE RISSINGTON,

CHURCH FARM LITTLE RISSINGTON, GLOUCESTERSHIRE

A beautifully situated and traditionally built Cotswold house set in approximately 35 acres with modern farm buildings.

Approximate mileages Bourton-on-the-Water 2 miles ● Stow-on-the-Wold 6 miles ● Kingham 8 miles (mainline station to London/Paddington in 80 minutes) ● Cirencester 17 miles ● 17 miles ● Oxford 27 miles (all distances and times are approximate).

Accommodation Entrance hall, sitting/dining room, farmhouse kitchen, study, rear porch, cloakroom, master bedroom with en-suite bathroom, two further first floor bedrooms (one with en-suite cloakroom), family bathroom, second floor bedroom with en-suite bathroom.

Double car port with storage and self-contained studio flat over.

Established gardens and grounds.

Two substantial modern farm buildings, attractive permanent pasture and woodland.

Fine views across the Windrush Valley.

In all about 35 acres.

Savills Smiths Gore Stow Office Savills London Office Cotswold House, Church Street 33 Margaret Street, Stow-on-the-Wold, Gloucestershire London GL54 1BB. W1G 1OD t 01451 832832 t 020 7409 8856 [email protected] [email protected] savills-smithsgore.co.uk savills.com Situation and Communications Church Farm is situated in the pretty hillside village of Little Rissington which is situated in the Windrush Valley in the Conservation Area and the Cotswold Area of Outstanding Natural Beauty between Bourton-on-the-Water and Stow-on-the-Wold. The village has a village hall and a fine parish church and contains an interesting selection of period stone houses and cottages.

Both nearby Bourton-on-the-Water and Stow-on-the- Wold provide every day amenities such as banks, libraries, shops and restaurants. The larger centres of Cheltenham and Cirencester provide more extensive cultural, shopping and leisure facilities. The area is known for interesting churches and there are important gardens at Hidcote and Kiftsgate and further afield there is the magnificent Blenheim Palace.

There is an excellent range of private and state schools in the area including Kitebrook at Moreton-in-Marsh, Cheltenham College and Cheltenham Ladies College in Cheltenham and an excellent range of schools in and around Oxford. The Cotswold School, which achieved academy status in 2010, is situated in Bourton-on-the- Water and its excellent academic reputation attracts students from across the Cotswolds.

Sporting opportunities in the area are excellent with the Heythrop Hunt, fishing and shooting. There are golf courses at Naunton Downs, Burford and Lyneham and National Hunt Racing at Stratford-upon- Avon and Cheltenham. Stratford-upon-Avon is also home to the world renowned Royal Shakespeare Company. There are fine local walks via an abundance of bridleways and footpaths for the horse riding and walking enthusiast.

There is fast access to Oxford and London via the A44/M40 or the mainline stations at Kingham and Moreton-in-Marsh serving Oxford, London/ Paddington and the Midlands.

Church Farm Church Farm was constructed in 2002 to create a spacious family house with well laid out accommodation set over three floors. The property is built predominantly from reclaimed Cotswold stone beneath a reconstituted and coursed tiled roof with painted timber casement windows. At the time of construction great attention to detail was shown to create a new house in the Cotswold vernacular taking great advantage of the rural setting.

Internally the property provides spacious and comfortable accommodation incorporating some traditional period features associated with older buildings including a wealth of exposed ceiling timbers and an attractive chimneypiece with wood burner and herringbone detail in the sitting room. The principal rooms of the house are of good proportions and are ideally suited to entertaining as well as family life. There is a superb farmhouse kitchen with a Rayburn oven set in a brick fireplace, plentiful kitchen units and space for a dining table and chairs and occasional furniture. The bedrooms and bathrooms are set out over two floors and take advantage of the views across the surrounding countryside.

The property is approached along an ascending drive terminating in a generous gravelled courtyard to the front. An adjoining double carport with storage has tallet steps leading up to a comfortable studio flat which is ideal for staff accommodation.

The gardens are simply laid out and offer considerable scope for the garden enthusiast to make their mark and to further complement the house.

Church Farm occupies a partly elevated and most attractive position on the edge of a rural and unspoilt village with commanding views across undulating countryside from both the house, gardens and land. Scope exists to enlarge the house and add a swimming pool and tennis court subject to the usual consents. Studio Flat

Equestrian Facilities Set away from the property to the west is a range of modern general purpose farm buildings which are used as part of a farming business. By the nature of their appearance, size and structure, they lend themselves to other associated uses, subject to gaining the necessary consents to do so.

Briefly they comprise:- Building 1: modern clear span, steel portal frame building with concrete floor, dedicated store and workshop measuring approximately 80’1 x 63’7 (24.42m x 19.39m). Electricity and water are connected. (Potential for further loose boxes.)

Building 2: modern clear span, steel portal frame building with concrete floor and concrete block partitions measuring approximately 72’6 x 59’8 (22.10m x 18.19m). Electricity and water are connected.

Land: The land lies principally to the north and west of the house and comprises gently sloping permanent pasture paddocks with traditional post and rail fencing and mature native hedgerows. There is an automatic water supply to all the paddocks. Some of the land retains ancient ridges and furrows. To the far boundary is a small mature copse. The land is ideal for grazing or hay.

In all about 35 acres or thereabouts

Yard: Between the farm buildings is a useful yard providing adequate hard standing, accessed off a spur in the drive.

General Information Agent’s Note: Church Farm (house) is currently let under an Assured Shorthold Tenancy Agreement dated 8th December 2013 at a rent of £1,000 per calendar month exclusive of all outgoings. A notice period of one month applies. Barn 2, yard and land comprising 34.5 acres is let for use as a livery stable and riding school under a Deed dated 13th December 2013 at £12,000 per annum. A notice period of 12 months applies.

Local Authority: Council, Trinity Road, Cirencester, Gloucestershire GL7 1PX t 01285 623000.

Council Tax: Church Farm: Council Tax Band E. Business rates currently apply to the tenanted farm buildings. Please refer to agent.

Services: Mains electricity, water and drainage are connected. Oil fired central heating. Telephone line subject to BT transfer regulations. Tenure: Freehold.

Town and Country Planning: The property lies within the area administered by Cotswold District Council to whom interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for the property.

Wayleaves, Easements and Rights of Way: The property is sold subject to the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale, or not.

Directions GL54 2ND: From Bourton-on-the-Water take the High Street south- easterly out of the village towards The Rissingtons. Continue for approximately one-and-a-half miles until reaching Little Rissington. At the sharp right hand bend, turn left alongside the telephone kiosk into a private road and continue until reaching the entrance to Church Farm.

Viewing: Strictly by prior accompanied appointment, please, with the agent. The agent takes no liability for any injury caused for whatever reason whilst at the property.

Energy Performance Certificate:A copy of the full Energy Performance Certificate is available upon request.

Financial Services: We offer a wide range of services which may be of interest to you including free and comprehensive market appraisals and confidential and independent advice from one of the UK’s leading independent and better known mortgage brokers. Please call our office if you would like more information on the services we can provide.

Date of Information Particulars prepared: July 2015. Photographs taken: July 2015. Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 © CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be guaranteed and it does not form part of the contract. NOT TO SCALE. Studio Flat

Important Notice Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 150728RP