Monks Cottage Eastleach,

Monks Cottage Eastleach, Gloucestershire

Eastleach • 6 miles • 12 miles • Swindon 12 miles • Oxford 25 miles (Distances approximate)

A beautifully presented refurbished house in an enchanting parkland setting

Accommodation Reception hall • Drawing room • Kitchen/Dining room • Sitting room • Study Laundry/boot room • Second kitchen • Wine cellar • Pantry • Cloakroom

Master bedroom suite with bedroom 2/dressing room Two further double bedrooms • Two bathrooms • Separate WC

Annexe with living room with kitchenette, double bedroom, and en-suite bathroom and mezzanine bedroom

Garage • Traditional and modernised buildings including a barn with studio and two further rooms Original Cotswold stone boathouse Parkland • River frontage to the River Leach and former watercress beds

In all about 16.5 acres (6.677 hectares) For Sale Freehold

Cirencester Country Department House, 60 Dyer Street, 55 Baker Street, Cirencester, Gloucestershire GL7 2PT W1U 8AN Tel: +44 1285 659 771 Tel: +44 20 7861 1707 [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. Gloucestershire • Monks Cottage is situated on the edge of the charming unspoilt village of Eastleach. Eastleach is a rare village having two Churches on either side of the River Leach. On the western side St Andrew’s Church is in the village of Eastleach Turville whilst just over the river and over the bridge is St Michael and St Martin at Eastleach Martin. Both Churches are in view of each other and both extremely pretty and date from the 14th Century. The fact that there were two hamlets with two Churches is an indication that the two were separately owned and held by different Lords of the Manor. • Within about 2 miles of the village is Hatherop, which has a very good primary school and Hatherop Castle School whilst Coln St Aldwyns is about 3 miles which has a village store. • Local farm shops including the Organic Farm Shop at Cirencester, Daylesford Farm Shop and Upton Smokery in Burford are all within easy reach. • The area is well served by excellent pub/restaurants including the New Inn at Coln St Aldwyns, Five Alls at Filkins, The Swan at , The Wheatsheaf at , The Wild Rabbit and the Kingham Plough at Kingham and The Swan at Swinbrook. • Communications in the area are excellent with easy access to the A40 and M40 to London. Trains run to London regularly from either Charlbury (approximately 13 miles distant) taking around 80 minutes or from Swindon (approximately 12 miles) with most trains being about 55 minutes. • Sporting and leisure facilities in the area include a number of golf courses including Highworth and Cirencester, racing at , Newbury and Warwick, hunting with the VWH, polo at Cirencester Park and water sports at the . There is excellent shooting in the area as well as an abundance of wonderful walking and riding in the hidden Cotswold Valleys. • Gloucestershire and is noted for its extensive schooling including Hatherop Castle and St Hughes at with also a large number of schools for all ages in Cheltenham and Oxford. Monk’s Cottage • Monks Cottage (which has been known as St Andrew’s evening sun. Most of the lawns open out onto the garden has a studio which could easily be used for further House) is situated in the most idyllic rural parkland on the and grounds and the house is particularly light and airy. residential use, home office, studio etc. and the other western bank of the River Leach. buildings are utilised for machinery and timber storage but • Whilst the house is on the edge of the village, very little of could easily provide stabling, garaging or used for many • The original dwelling was called Monks Cottage (named it can be seen from the highway and it is not until you are other purposes. after the family who lived there) and the house has been in the house or within its garden that you realise the size extended over the years. In the last six years the house and extent and the total privacy that the house benefits • The parkland extends all around the house running down has been the subject of an extensive renovation and from. to the River Leach where there is the original Cotswold restoration project combining the use of traditional and stone boathouse with a delightful room over. This is in reclaimed materials and also state of the art fittings, • In addition to the main house there is an annexe with fairly original condition but would make the most computer wiring and kitchens. sitting room, bedroom and bathroom with an adjoining spectacular summer dining room with southerly views over • The work on the house was designed by Guy Stansfeld garage which could create a second guest bedroom if the former watercress beds and the river beyond. required. with the construction being carried out by local firm JND • Mown paths through the parkland lead through different and also London based RAI. • Situated a short distance away within the grounds are a areas with some newly planted areas of woodland and • The house nestles into a fold of the land with a delightful number of traditional and more modern buildings. As well leading down to a more mature area of woodland at the terrace facing south and west which is bathed in the as the traditional buildings there is the barn which currently eastern end bordering the river.

The accommodation • The main house which extends to about 5,500 sq ft has been planned for ease of living with a main central room which provides a sitting area, dining area and cooking area with double doors opening through to a further sitting room. The total length of this room is nearly 80 ft and is spectacular when viewed from one end to the other. This forms the hub of the house from which radiate other areas including a study and laundry room for everyday living with a reception hall which could be used as a dining room and a drawing room for more formal entertaining. • Extensive use of reclaimed materials have been used including stone fireplaces, reclaimed oak floorboards, Cotswold stone flooring and extensive use of oak and other natural materials. • Modern technology has not been forgotten with a fire alarm, burglar alarm, photovoltaic panels on the hidden valley on the roof, CAT 6 cabling in all rooms, a Sonos music system and extensive lighting and power points with dimmer switches to most rooms. There is also under floor heating to the main reception rooms and the bathrooms. The house is also wired for CCTV. A brief summary of the accommodation: • Steps rise up to a solid oak door to a reception hall with an antique stone fireplace. From here steps lead down to the drawing room with doors out to the garden and a French carved stone fireplace with fitted wood burner to one side. • The kitchen/dining room has a sitting room at the western end with a large fireplace and part of the room being full height with exposed ceiling timbers. There is a stone floor with under floor heating. The kitchen area includes a fitted Bulthaup kitchen with Gaggenau steam oven, dishwasher and Wolf gas hob, electric oven, large sub-zero fridge and freezer and two sinks with waste disposal and instant boiling water. A sliding door leads to the second kitchen which is extremely useful for preparation work when entertaining in the main kitchen. This has a second dishwasher and sink and extensive work surfaces. There is a large walk-in larder with slate top shelving and stone floor with a door to an underground wine cellar with extensive racking. • At the eastern end of the kitchen double doors open to a sitting room with fireplace with wood burner and oak floor.

• The inner hall leads to the boiler room with a Grant oil-fired boiler, hot water tanks, water softener, comms cupboard and security system. The laundry/boot room has a concealed washing machine and tumble dryer and cupboards, Belfast sink, door to the outside and a second downstairs cloakroom. • The ground floor of the original cottage is now used as a study with a stone fireplace with wood burner with the original front door currently sealed up but easily opened. Circular stairs rise to the master bedroom. • From the inner hall stairs rise to a large landing with a study area. The master bedroom suite comprises the first floor of the original cottage with doors to a large en-suite bathroom with bath, twin basins, shower cubicle and separate WC. A concealed door leads through to bedroom 2 which can also be used as a dressing room with extensive fitted cupboards. • Bedroom 3 has an en-suite bathroom with bath in a stone surround with tiled walls with bedroom 4 again having extensive cupboards and a family bathroom with a bath in stone surround with tiled walls. There is a separate WC and a very large walk-in wardrobe. Reception Approximate Gross Internal Floor Area House: 519 sq m (5,587 sq ft) Bedroom Annexe & Garage: 69 sq m (743 sq ft) Bathroom Barn: 53 sq m (571 sq ft) Kitchen/Utility Total: 641 sq m (6,901 sq ft) Storage Terrace

• The annexe is situated across the drive and can be used as staff accommodation or as a guest cottage with a large living room with a small kitchenette, a double bedroom with en-suite bathroom with bath and shower over, and a mezzanine bedroom. As mentioned, the adjoining garage could make a further double bedroom and bathroom so providing a two bedroom guest cottage.

First Floor Ground Floor

Barn Annexe Annexe (Not shown in actual location/orientation) Ground Floor First Floor (Not shown in actual location/orientation)

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. Gardens and grounds • To the south and west of the house is a large paved number of new specimen trees have been planted and gravel terrace with a small pond and benefitting within the park. from delightful views over the village and the • To the east of Monks Cottage there is a small walled countryside beyond. garden with delightful planted beds, planted up in a • There are several different ‘rooms’ within the gardens cottage garden style. with stone steps leading from the terrace down through a yew hedge into a more formal garden with substantial • The land is being used for grazing with the parkland herbaceous borders and leading on to a gravel herb rising up to the east but also with a large field to the garden at the southern end. western side of the house which could easily be used for • Within the parkland there are many specimen trees grazing of horses, cattle or sheep with the more modern which have been well cared for and also a large buildings providing stabling at the top of the hill. Studio

The River • The River Leach runs through the park with single bank fishing included within the sale. • The present owner has cleared out a lot of the weed from the original watercress beds which were operated on a commercial basis with the charming boathouse being a main feature of them.

Services Spring and mains water, large storage tank for all rainwater which is collected from the roofs and used for flushing of WCs etc. Bottled gas for kitchen hob. Private drainage. Oil-fired central heating. Under floor heating to majority of ground floor. Photovoltaic panels provide electricity and reduce running costs. Fixtures and fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings, garden ornaments and statuary are specifically excluded but may be made available by separate negotiation. Rights of Way There are no Rights of Way that cross the land. MONKS COTTAGE Local Authority Council. Telephone 01285 623000. Directions (GL7 3NQ) From London proceed on the M40 and then the A40 through Burford. At the main roundabout at Burford turn left onto the A361 and after about 2½ miles, turn right signposted to the Cotswold Wildlife Park. Go past the entrance and keep straight on over three sets of crossroads, continuing on this road for about 4 miles. When you come into the village of Eastleach (there is no sign to say that you have arrived!) go over the small bridge Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. over the River Leach and bear immediately right and the Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and drive will be seen straight ahead to the left hand side of St it is expressly excluded from any contract. Licence Number. No. ES100017767.” Andrew’s Church. From Cirencester go on the A417 signposted to Fairford and Lechlade. Having left Fairford take the left hand turning 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 signposted to Southrop. Proceed on this road for about 3 factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has miles, going through Southrop and then bearing left and go 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). Photos etc: The photographs show only certain about another mile and a half until you come into Eastleach parts of the property as they appeared at the time they were taken. Areas, measurements and distances given Turville. When you go into the village, turn right and go are approximate only. 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 down the hill for about 300 yards and at the little green 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 may change without notice. Knight Frank LLP is a limited before the bridge (with a weeping willow), fork left and take liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, the drive to the left hand side of St Andrew’s Church. London, W1U 8AN, where you may look at a list of members’ names. Photographs: June 2015. Particulars: June 2015. Viewings Kingfisher Print and Design. 01803 867087. Strictly by appointment through the vendor’s agents.