17 Ampney Crucis Near , GL7 An immaculate Cotswold stone cottage in a popular village.

Mileage

Cirencester 3 miles, 4 3 3 Fairford 6 miles, Kemble Station (Paddington 80 minutes) 7 miles, Swindon 16 miles, Cheltenham 18 miles, M4 (J15) 18 miles, M5 (J11A) 16 miles. [All distances and times are approximate] Location 17 Ampney Crucis is quietly situated on the corner of a no- through road towards the north western edge of Ampney Crucis. Ampney Crucis is one of three pretty Cotswold villages, lying to the east of Cirencester, along the Ampney Brook and amenities include a primary school, village hall, church, cricket ground and a well-known public house, The Crown of Crucis, which also offers accommodation. The attractive market town of Cirencester is only 3 miles away and offers excellent local shopping, recreational and educational facilities. The village is surrounded by picturesque countryside, which is accessed by a wide network of footpaths and bridleways. The Property 17 Ampney Crucis has just been subjected to a comprehensive programme of regeneration to create a superb house with flexible living accommodation that could work equally well as a main or second home. Originally a small cottage with origins dating back, we believe, to the 18th Century, and a separate stone barn/store, the two have been linked together to create one house with living accommodation arranged over two floors and amounting to just over 2,000 sq ft in total. On the ground floor there is a generous entrance hall and two reception rooms, of which the sitting room is a particularly good size, with a huge Cotswold stone fireplace and beam Services: Mains water, electricity and over. At the far end of the cottage there is a third reception drains are connected. Oil-fired central room, measuring just over 27 ft in length, with concertina glazed panels and a separate door opening directly on to heating. Electric underfloor heating to the the garden. This room could serve a number of different majority of the ground floor rooms. purposes and potentially could provide ancillary living Local authority: Council. accommodation, if required. Tel: 01285 623000 The kitchen is fitted with a Benchmarx kitchen with lovely light acrylic work surfaces over the floor cupboards and incorporates a Rangemaster electric cooker with an induction hob and extractor hood above, an integrated dishwasher and fridge. On the first floor the main bedroom is of a particularly good size, with exposed roof timbers, a large walk-in store cupboard/dressing room and an en-suite shower room. There is a guest bedroom with an en-suite shower room, two further bedrooms and a family bathroom. Approximate Area = 192.4 sq m / 2,071 sq ft Gardens and Grounds A gravel drive leads off the village lane through a five-bar gate to a car parking area with space for a number of vehicles. A paved path leads from the parking area directly to a door into the garden room. Steps lead down to a sunken terrace with stone retaining walls, from which a door opens into the side hall, before continuing on past the front door and back to the village. The garden is enclosed by close-bordered fencing and is principally laid to lawn. Garden Room A low stone wall subdivides the garden into two. There is a further 8.25 x 3.14 27'1 x 10'4 smaller area of garden to the east of the cottage, flanked by a stone wall

T Directions (GL7 5RZ) From Cirencester, take the A417 towards Fairford and Lechlade. After about 3 miles, before the Crown of Crucis pub, turn left into the village of Ampney Crucis. Continue along the lane, over the river and on reaching a small triangular Green, bear left and then almost immediately turn left again onto an unmarked lane. 17 Kitchen / Breakfast Room Bedroom Bedroom Ampney Crucis is the cottage on the corner on your left. 6.18 x 3.12 3.19 x 3.13 3.19 x 2.79 20'3 x 10'3 10'5 x 10'3 10'6 x 9'0

Up Study / Dn IN Dining Room 3.53 x 2.67 Bedroom Entrance 11'7 x 8'9 2.81 x 2.21 Hall 9'3 x 7'3

Sitting Room 6.45 x 4.22 Bedroom 21'2 x 13'10 4.61 x 4.22 15'1 x 13'10

Ground Floor First Floor

Knight Frank I would be delighted to tell you more. Cirencester Office Rupert Marchington One Market Place 01285 659771 Cirencester, GL7 2PE [email protected] knightfrank.co.uk Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. 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 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). 2. 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. 3. 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. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated March 2019. Photographs dated March 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in and Wales with registered number OC305934. Our registered office is at 55 Baker Street, W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address