Failand Farm FAILAND NORTH

Failand Farm FAILAND

A beautifully secluded and hidden 18th Century Grade II Listed farmhouse with secondary accommodation and surrounded by its grounds. The house lies at the end of a private lane and is just moments from .

Failand 1 mile M5 (Junction 19) 4.5 miles, Clifton Village 5.5 miles Bristol Temple Meads 6 miles (London Paddington 90 minutes), Bristol Airport 7 miles (Distances and time are approximate)

Reception hall Drawing room Sitting room Formal dining room Kitchen/breakfast room Second dining room Study/bedroom 5 Inner hall Utility room 2 cloakrooms Cellar

Principal bedroom with fitted dressing room and 2 bathrooms

3 further bedrooms with en suite bath/shower rooms

Detached cottage: Hall Sitting room Kitchen 2 bedrooms Bathroom Shower room Adjoining outbuildings/stores/stables

Detached outbuilding with home office/games room, shower room and bedroom

Triple garage Summer house and modern agricultural buildings

Lot 1: 84.78 acres (34.31 hectares) Further land available by separate negotiation.

Knight Frank LLP Knight Frank LLP Regent House 55 Baker Street, 27a Regent Street London W1U 8AN Clifton, Bristol BS8 4HR Tel: +44 20 7861 1528 Tel: +44 117 317 1991 [email protected] [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 and Amenities Failand Farm is a superb family property in a very private setting down a no-through road. It is one of the most highly sought after areas within easy travel of Clifton Village. The property sits in the middle of its land, surrounded by farmland and woodland. Bristol provides a good selection of E schools including , Clifton High School, QEH, and Badminton School for Girls. Other schools in the surrounding area include The Downs School at Wraxall. Clifton Village is just across the famous S Suspension Bridge with its boutique shops, banks, restaurants, post office, public houses and art galleries. The city centre is located approximately 6 miles away and provides extensive shopping facilities including Cabot Circus Shopping Centre. Cribbs Causeway is also within easy reach. Junction 19 of the M5 (4.5 miles) M provides access to the national motorway network. Bristol Temple Meads provides a fast train service to London Paddington which is approximately 90 minutes. Bristol Airport is 7 miles to the south. Ashton Court is 4 miles away and W provides communal parkland of approximately 800 acres. It is also an excellent area for walking, mountain biking and jogging, along with the woods at Leigh Woods itself. Bristol & Clifton Golf Club adjoins part of Failand Farm and Long Ashton Golf Clubs is about 3 miles. Failand Farm Failand Farm is a wonderful Grade II Listed farmhouse discreetly tucked away in lovely countryside. The house enjoys a southerly aspect and is surrounded by its land, with a long drive leading to a wide parking area in front of the house. The front porch leads into a reception hall which has a beamed ceiling, flagstone floor and stone fireplace with wood burning stove. There is access to the sitting room which in turn leads to the drawing room. Both these two rooms have a fireplace with stone surround and with fitted bookshelves either side. The drawing room has a double aspect and gives access to the rear courtyard and inner hall. The dining room has a fireplace with wood burning stove and is accessed from the reception hall and the kitchen/breakfast room. The Smallbone kitchen includes an extensive range of floor and wall mounted units with preparation area, integral appliances and an American style cabinet fridge/ freezer. Completing the kitchen is a 6 oven Aga with electric element and separate 4 ring hob. Steps lead up to an informal dining room which has views across the courtyard and adjoining countryside. Beyond is a utility area with cloakroom and a further bedroom or study, which has a fireplace and access to outside. The first floor landing leads to the principal bedroom which enjoys the southerly aspect and fine views. There are two en-suite bathrooms and a superb Smallbone dressing room. To the other side of the landing is a guest bedroom with en-suite bathroom. The staircase continues to the second floor where there is a large landing/sitting room which in turn leads to a further two bedrooms, one with an en- suite bathroom and the other with en-suite shower room.

Reception Office complex and cottage not shown in actual location Bedroom Approximate Gross Internal Floor Area Bathroom 427 sq.m. (5,085 sq.ft.) Kitchen/Utility Cottage/Stables: 108 sq.m. (1,166 sq.ft.) Office Complex: 100 sq.m. (1,081 sq.ft.) Storage Garage: 46 sq.m. (498 sq.ft.)

Office Complex

Cottage

Ground Floor First Floor Second Floor

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. The Cottage To the west of the farmhouse is a former stone outbuilding, now converted into a self-contained cottage. The entrance hall leads to an L-shaped reception room, large enough for a sitting and dining area. There is a separate kitchen, bedroom 1 with en suite bathroom, bedroom 2 and a separate shower room. Attached are two outbuildings/ stores/stables which could (subject to the necessary consents) create further accommodation. To the front of the building is an enclosed courtyard with matures shrubs.

Office Complex To the south of the property and across the block paved courtyard, is another former stone outbuilding which has been converted to provide an office complex with full height ceiling and exposed roof trusses. The largest room would also make a fabulous games room or reception room to an additional annexe. There is a kitchenette, shower room and bedroom with bath which was formally another office. Gardens and Grounds The access to Failand Farm is particularly attractive being at the end of a ‘no-through lane’. Stone pillars with gates leads to a driveway leading to a large block paved courtyard providing parking for numerous vehicles. Between the farmhouse and the cottage is an oak framed triple garage with electric doors. The main gardens lie to the east of the house with flowerbeds and a number of mature trees. To the rear of the house is a terrace, accessible from the drawing room and informal dining room. To the west of the property is a decked terrace which looks across the surrounding land and backs onto open countryside. To the south east of the property, there are two large modern agricultural outbuildings which have separate access from Green Lane. Land Lot 1 extends to 84.78 acres, the majority of which is pasture. There is also a copse of about 1.55 acres in the west corner, a larger copse of 3.06 acres to the north west of the house and a strip of woodland extending to 2.45 acres. The fields to the north are above the central ridge and beyond the block of Ordnance Survey © Crown Copyright 2015. All rights woodland. There are outstanding views over the reserved. Licence number 100021721. Plotted Scale - 1:3500 Bristol Channel towards Wales and there is access to the Bridle Path which adjoins the northern boundary. Lot 2 consists of two paddocks of 1.22 acres and 5.06 acres to the south west of the house. In the south west corner is a copse of 1.93 acres. Lot 3 consists of 2 paddocks of 0.86 acres and 4.40 acres to the south of the house. Local Authority North Somerset Council: 01934 888 888 Rights of Way There is a right of access in favour of No. 1, 2 & 3 Ferney Cottages, across part of the drive from Green Lane, subject to a contribution towards maintenance costs. A bridle path and public footpaths cross part of the land (please see the sale plan). Services Main water and electricity. Oil fired central heating to the house, cottage and office block. Private drainage. Mains water is connected to field troughs. Grazing Rights FAILAND FARM The grazing rights are let to a local farmer who requires 1 months’ notice. Fixtures and Fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings and garden ornaments are specifically excluded but may be available by separate negotiation. Viewing Viewing is strictly by prior appointment with Knight Frank LLP. Directions (BS8 3TR) From Bristol take the Road (B3128). At the traffic Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. lights (crossroads with Beggar Bush Lane and Weston Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and Road), travel straight across following the Clevedon Road. it is expressly excluded from any contract. Licence Number. No. ES100017767.” After about 100 yards turn right into Green Lane. Follow Green Lane to the end and the entrance to Failand Farm is 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 immediately ahead. condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, Alternatively exit the M5 at Junction 19 onto the A369. 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 Continue along this road for about 3 miles to a set of traffic given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any lights. Turn right and continue to another set of traffic lights. 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 Turn right onto the Clevedon Road and after about 100 may change without notice. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. yards turn right into Green Lane. Follow Green Lane to the Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. end and the entrance to Failand Farm is immediately ahead. Photographs: June 2015 Particulars: June 2015 Property Number JKL/JWT/355569 Kingfisher Print and Design. 01803 867087.