Pindrup Moor Farm Coln St Dennis, Gloucestershire Pindrup Moor Farm Coln St Dennis • Gloucestershire Stunning Cotswold Farm with Excellent Equestrian Facilities

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Pindrup Moor Farm Coln St Dennis, Gloucestershire Pindrup Moor Farm Coln St Dennis • Gloucestershire Stunning Cotswold Farm with excellent equestrian facilities.

Northleach 3 miles, Cirencester 7 miles, Oxford 35 miles (Distances and time approximate)

Butler Sherborn Butler London Cirencester Country Department 4 3/45 Castle Street, 40 St James’s Place Gloucester House, Dyer Street 55 Baker Street Cirencester, GL7 1QD London, SW1A 1NS Cirencester, GL7 2PT London, W1U 8AN Tel: +44 1285 883740 Tel: +44 20 7839 0888 Tel: +44 1285 659 771 Tel: +44 20 7861 1064 [email protected] [email protected] [email protected] [email protected] butlersherborn.co.uk knightfrank.co.uk

Gloucestershire Pindrup Moor Farm is located to the south west of the attractive and quintessentially Cotswold village of Coln St Dennis, set amongst rolling countryside on the edge of the village. The charming market town of Cirencester is located 7 miles away. Famed as the heart of the Cotswolds, Cirencester provides an array of first class shops, pubs and restaurants. Northleach is 3 miles away and provides day to day amenities. Slightly further afield is the spa town of Cheltenham providing extensive shopping and a vast choice of eateries and bars. Excellent local schools can be found within Cirencester alongside a wide range of public schools in the area, including The Cheltenham Ladies College, Dean Close School, Cheltenham College, Marlborough College and Rendcomb College to name a few. The A419 provides excellent dual carriageway connections to both the M4 London and the M5 to the Midlands and the North. There are also excellent road links to Oxford and London via A40 and the M40. By rail there are mainline trains from Swindon station to London Paddington and Bristol Parkway, taking approximately 25 and 55 minutes respectively. Train services from nearby Kemble also provide frequent services into London, taking approximately 1 hour 15 minutes.

Pindrup House Constructed of Cotswold stone and completed within the last 10 years, the farmhouse offers extensive modern family living space in a well-appointed traditional design. Situated in an elevated position in the centre of its own land and accessed by a private tree lined driveway, the house makes the most of the fantastic views over the paddocks and surrounding countryside. The property offers a good mix of both formal reception rooms and comfortable family living. At the heart of the house is the large bespoke family kitchen with 4 door Aga and light breakfast room. The reception rooms benefit from a wonderful easterly aspect with views across private land and to the valley in the distance. The majority of the downstairs rooms benefit from a zoned under floor heating system. The well designed and beautifully finished utility and boot rooms offer hugely practical areas providing a large amount of storage in bespoke wooden units. Of particular note is the games room complete with exposed beams and bar area. Upstairs the property provides a very adaptable layout and comprises of a master suite with bathroom and split level dressing room, two guest suites and 6 further bedrooms. Both the ensuite and family bathrooms are designed and finished to a very high standard.

Second Floor

Reception Approximate Gross Internal Floor Area Main House: 554 sq m ( 5,963 sq ft) Bedroom This plan is for guidance only and must not be relied Bathroom upon as a statement of fact. Attention is drawn to the Important Notice on the Kitchen/Utility last page of the text of the Particulars Storage Terrace Recreation

Ground Floor First Floor The Cottages The pair of semi-detached traditional stone cottages provide excellent secondary accommodation or letting proposition. They are situated with their own outlook and views as well as plentiful parking and garden space. The construction compliments the farmhouse and is proportionate to their site and surroundings.

Approximate Gross Internal Floor Area Fox Cottage: 72 sq m ( 775 sq ft) Owl Cottage: 72 sq m ( 775 sq ft) This plan 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 text of the Particulars

Owl Cottage: Ground Floor Owl Cottage: First Floor

Fox Cottage: Ground Floor Fox Cottage: First Floor Equestrian Facilities The extensive equestrian holding is finished to an equally high standard and offers a state of the art commercial equestrian facility comprising: • American Barn previously housed 33 stables, Yard Office, Racing Tack/Feed Room and WC • ‘American Barn’ housing 16 Stables (with scope for further stabling) • Tack Room • Industrial Rug Wash and Drying Room with 3 phase power • Double Office, Kitchenette and 2 WC’s • ‘American Barn’ housing 13 stables • 4 Bay Dutch Barn with planning permission for an additional bay. • 3 bay steel portal framed building with twin roller shutter door access and concrete flooring providing a useful storage & workshop area. • Covered ‘Monarch’ 6 horse walker with rubber floor matting. • The 3.5 furlong all weather gallop surface is of a silica, sand and rubber mix. There are circulation points at both the top and bottom with hard standing access tracks to the side. • Superb 7 furlong grass gallop situated on the eastern side of the Estate. Planning permission has been granted to install a 40m x 20m manege, a lunge ring and a second horse walker and extension to hay barn. Approximate Gross Internal Floor Area Equestrian Buildings: 2,025 sq m (21,798 sq ft) This plan 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 text of the Particulars

Land Post and rail fenced paddocks surround the equestrian There is a good network of hard standing tracks leading to The land is predominantly of the Sherborne series of soils facilities; the majority of paddocks have electric inner rail the fields to aid usability in the winter months. described as a shallow, well drained and brashy soil. The land fencing and automatic water feeders. is registered as grade III on the land classification series.

Services Mains Water & Electricity. Private Drainage via septic tank that serves both the cottages and yard. The main house benefits from its own waste water purifying system. Technology The main house has full CCTV, interlinking phone system, Wi-Fi and entertainment wiring, Gigaclear Ultrafast Fibre broadband available. Local Authority Cotswold District Council: 01285 623000 Council Tax / Rates Main House: Council Tax Band H Cottages: Council Tax Band C The equestrian facilities are partially rated. Tenure Parts of the property including some of the equestrian buildings, the gallops and specific paddocks are currently occupied on a licence basis but the Seller will serve notice to terminate the licence on agreement of a sale. Pindrup Moor Farmhouse is occupied pursuant to a common law tenancy [terminable on two months’ notice]. The cottages are vacant. BPS Payments The land is registered under the Basic Payment Scheme and from 2019 application the eligible area is estimated as 84.8853 hectares. The seller will use their reasonable endeavor to transfer all relevant entitlements to the purchaser on completion of the sale. The 2020 payment will be claimed by the seller. Planning Planning permission has been granted to install a 40 m x 20 m menage, a lunge ring and a second horse walker and extension to hay barn. Internal Photographs Internal photographs of Pindrup House are historic, with kind permission to use from the previous owner. Easements, Wayleaves and Rights of Way The property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not. All sporting rights, standing timber and minerals, insofar as they are owned, are included in the freehold sale. Viewings Viewings are strictly by prior appointment through the joint vendor’s agents, Knight Frank: 01285 659 771 Butler Sherborn: 01285883740 Pindrup Moor Farm Directions: (GL54 3AR) From London: leave the M40 at Junction 7 signposted A40 for Oxford and Cheltenham. Follow the A40 for approximately 34 miles. On approaching Northleach, take the first exit at the roundabout onto the A429 signposted to Cirencester. Proceed straight on the A429 at the traffic lights. After about 2 miles, the entrance for Pindrup Moor Farm can be found on the left hand side. From Cirencester: Leave Cirencester proceeding North on the Burford Road. Continue over both roundabouts passing over the A417. At the traffic lights turn left and continue on the A429 signposted to Stow. Continue for approximately 6 miles. The entrance for Pindrup Moor Farm can be found on the right hand side. Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.” 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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated October 2019 Photographs dated 2014/15 and 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London 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.