WINDRUSH • NORTH Windrush ABBOTS LEIGH • •

Clifton Village 2.5 miles • M5 (Junction 19) 3 miles • Bristol Temple Meads 5.5 miles 8.5 miles • Bath 16 miles (Distances are approximate) Completed in 2014, Windrush is an exceptional contemporary dwelling with superb energy efficiency attributes. The house sits in a peaceful valley in the popular area of Abbots Leigh, moments from Clifton Village.

Accommodation Reception hall • Study • Drawing room • Sitting room • Family room • Kitchen • Dining room Utility room • Cloakroom • Gym • Wine cellar • Plant room

Master bedroom suite with balcony, dressing room and bathroom • 5 further bedroom suites • Laundry room

New timber framed triple car port • Potential for stabling

Landscaped gardens and grounds • Stone flagged sun terrace • Paddock

In all about 4.8 acres (1.96 hectares)

Knight Frank LLP Knight Frank LLP Regent House, Regent St, 55 Baker Street Bristol BS8 4HR London W1U 8AN Tel: +44 117 317 1999 Tel: +44 20 7861 1779 [email protected] [email protected]

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 text.

Situation and Amenities (All distances and times are approximate)

Sandy Lane is a popular lane situated on the southern edge of Abbots Leigh which has for some time been a much sought after village due to its convenient location and close proximately to the City of Bristol and national motorway network. The village has its own church, public house and village hall, all within walking distance of the property. There are a number of societies including Yoga, Art, Bridge and Wildlife Trust. Clifton Village is less than 3 miles away across Clifton Suspension Bridge and the city centre of Bristol is approximately 3.5 miles away. Access to the motorway network via Junction 19 of the M5 is 3 miles away and Bristol Airport lies 8.5 miles to the south. Schooling in the area includes Clifton College, Clifton High School, Bristol Grammar School, Badminton and Queen Elizabeth Hospital School. There are numerous schools in Bath, Downside in Stratton-on-the-Fosse, Wells Cathedral School and Millfield in Street. Within a 3 mile radius there are a number of highly regarded golf clubs including Bristol and Clifton, Court Mansion Golf Club and Golf Club. There are also some beautiful walks including Abbots Pool, Leigh Woods and the Gorge within a mile or two, and also nearby are sporting facilities at the nearby David Lloyd tennis and leisure centre. Windrush Windrush is a substantial family home, combining contemporary and traditional features to create a stylish house built between 2013 and 2014. The house has wonderful views up and down the valley across undulating countryside. The layout of the accommodation has been thoughtfully designed for modern day living and provides spacious ground floor reception space with a wide entrance hall, study, drawing room, family room, kitchen, utility room, cloakroom, dining room and sitting room. The lower ground floor has a large gym, wine cellar and plant room. Upstairs the house has a superb master bedroom suite with a private balcony, dressing room and bathroom. Five further bedrooms all have en- suite bath or shower rooms. The laundry room is located on the first floor with integrated appliances. The second floor would make excellent nanny accommodation with a nursery. The house is fitted out with modern technology, providing simple wireless control of the heating, music and lighting systems. Sealed log fires and renewable energy systems capitalise on the efficient design and minimise running costs of the house. Windrush is a unique, architecturally interesting house and has been designed to an exacting specification with the intention to achieve Level 5 of the ‘Code for Sustainable Homes’. Particular attention was given to the ingress of natural light to maximise solar gain throughout the house, with attractively fenestrated façades being a feature throughout the house. The materials have been selected to fit naturally in the setting with stone walls, clay roof tiles and oak cladding. The windows are all triple glazed and all external doors are insulated hardwood. Please refer to the floor plans for further information.

Reception Approximate Gross Internal Floor Area Bedroom Main House 8193 Sq Ft - 761 Sq M (Including Lower Ground Floor) Bathroom Carport Kitchen/Utility 558 Sq Ft - 52 Sq M Out Building Storage 63 Sq Ft - 6 Sq M Outside space

Attic Floor

Lower Ground Floor

EPC to follow Ground Floor First Floor

These plans is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the brochure. Gardens and Grounds Windrush is approached off a quiet village lane through smart brick gate piers onto a wide turning circle with a parking area in front of the house. A spur leads off to a further area of parking and the triple car port behind the house. Whilst the house has been recently constructed, care was taken to preserve as much of the original setting as possible; the mature trees and shrubs located around the property combine with the sympathetic landscaping to create attractive, interesting gardens and grounds with plenty of scope to enhance them further. Formal ornamental beds in front of the house provide a scenic arrival to the house with an oak pergola framing the sitting room French windows. The house is surrounded by a flagstone path with a spacious west facing terrace which maximises the evening sunshine. To the east and south of the house, the landscaped gardens are laid to lawn with maturing native hedges and traditional stone walls providing established borders. There is a vegetable garden located in the south corner of the garden. Immediately to the northwest of the house is an orchard on a south-facing slope, planted with an array of fruit trees. Solar PV panels are located here and surrounded by fruit trees to screen the panels from views into the house. A paddock lies to the north of the house and is enclosed with post and rail fencing. In all, the property extends to about 4.8 acres. Outbuildings There is a triple timber-framed car port to the northwest of the house and a machinery store to the west of the house. There is scope to build some stabling on the eastern boundary adjoining the paddock, subject to obtaining the necessary planning consent. Windrush

Windrush

Total area = 4.84 acres approx.

Produced by: N Land Use: Date: Drawn By: Scale: Plan Ref: 25:09:14 CW 1:2000 @ A4 Mapping and GIS Department Pasture Orchard Knight Frank LLP Arable Heathland Game Cover Rocks / Boulders Title Ramsbury House, 22 High Street W E Windrush Hungerford, Berkshire, RG17 0NF Woodland Building (Residential) Scrub Building / Structure (Agricultural) (t) 01488 688508 (f) 01488 688505 Verge / Misc Gardens Water Road / Track This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, (e) [email protected] S nor is it intended to form part of any contract. Where this plan is based on the Ordnance Survey map it is with NB: If field & building type are unknown - assumed pasture & residential the sanction of the controller of H. M. Stationery Office Crown Copyright reserved. Licence No. 100021721 Viewing Viewings are by prior appointment only with the sole selling agents Knight Frank LLP. Directions (BS8 3SF) From Bristol, cross the Clifton Suspension Bridge and pass Leigh Woods following signs to Portishead (M5) via the A369. After about 1.5 miles, turn left onto Sandy Lane. Follow this road for about 0.4 mile and the entrance to WINDRUSH Windrush is set back from the road on the right hand side at the bottom of the hill, before Glen Farm.

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 n the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its

Note: “This plan is based upon the Ordnance value. Neither Knight Frank LLP nor any joint agent has Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience any authority to make any representations about the of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. property, and accordingly any information given is entirely Licence Number. No. ES100017767.” 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 Method of Sale Fixtures and Fittings they were taken. Areas, measurements and distances The freehold of Windrush is available for sale by private All items usually known as tenants’ fixtures and fittings, given are approximate only. 3. Regulations etc: Any treaty, with vacant possession on completion. whether mentioned or not in these sale particulars are reference to alterations to, or use of, any part of the excluded from the sale but may be available by separate property does not mean that any necessary planning, Services negotiation. Such items include all fitted carpets, curtains, building regulations or other consent has been obtained. Mains electricity and water. Private drainage. Solar PV light fittings, domestic electrical items, garden equipment, A buyer or lessee must find out by inspection or in other panels. Water recycling technology. Oil-fired central statuary and machinery. ways that these matters have been properly dealt with and heating. Broadband internet. ‘Redcare’ security alarm. that all information is correct. 4. VAT: The VAT position Local Authority relating to the property may change without notice. Planning North Somerset Council: www.somerset.gov.uk. Full planning permission was granted in June 2011 (Ref Brochure produced: October 2014 Council Tax: Band H Photographs dated: September 2014. 10/P/2218/F) for “Erection of an energy efficient dwelling and garden shed and part change of use of orchard to Rights of Way Knight Frank LLP is a limited liability partnership accommodate free standing solar panels for new dwelling There is a right of way in favour of Windrush from Sandy registered in with registered number OC305934. and an owl/bat house following demolition of the existing Lane to the entrance gate. There is a historic right of way Our registered office is 55 Baker Street, London, W1U dwelling and stables”. Windrush has a ‘Build-Zone 10 year for a neighbour to maintain some adjoining woodland (not 8AN, where you may look at a list of members’ names. Structural Warranty’. exercised). There are no public rights of way. Kingfisher Print and Design. Tel: 01803 867087.