Brooke House FROCESTER, GLOUCESTERSHIRE, GL10 3TE

Brooke House FROCESTER, GLOUCESTERSHIRE, GL10 3TE A particularly attractive Grade II Listed edge of village country house with grounds including tennis court and paddocks

Nailsworth 6 miles, Tetbury 10 miles, Gloucester 16 miles, Cirencester 22 miles, Bath 28 miles Stonehouse (London Paddington 105 minutes) 2 miles, Cam & Dursley station (Bristol) 3 miles Bristol 28 miles M5 (J13) 3 miles, M4 (J17) 18 miles (Distances and times approximate)

Accommodation (including internal flat)

Reception hall Drawing room Dining room Garden room Study Kitchen/breakfast room Utility room Cloakroom WC Cellar

Seven bedrooms Five bath/shower rooms

Mature gardens Outbuilding including workshop

Garaging Tennis court Paddocks

In all about 5 acres Available for sale freehold as a whole

Knight Frank LLP Gloucester House, 60 Dyer Street, Cirencester, Gloucestershire GL7 2PT Tel: +44 1285 659 771 [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 Brooke House is situated on the edge of the thriving village of Frocester; between the village and neighbouring Coaley there is a farm shop, a thriving cricket club and pub. The historic market town of Dursley nearby provides facilities for everyday needs. Further facilities are available in Stroud which offers a Waitrose Supermarket and a renowned farmers market. The larger centres of Bristol, Bath and Cheltenham are within easy daily commute. Education in the area is first class with private E schools such as Beaudesert Park near Minchinhampton, Westonbirt near Tetbury, Wycliffe College in Stonehouse and Stroud’s two outstanding grammar schools. Communications are excellent with fast train T services to London Paddington at Stonehouse, hourly train service, to Bristol from Cam & Dursley and road links to the M5 (Junction 13). Staverton Airport for private flying is a short distance away and Birmingham and Bristol International airports are handy. Sporting opportunities in the area are numerous H including racing at Cheltenham and Bath; the Cotswold Water Park; polo at Cirencester Park; premiership rugby at Gloucester; hunting with the Berkeley Hunt and access to eventing, showjumping and dressage centres. In addition the Bristol & Gloucestershire Gliding Club is located nearby. The area has a number of footpaths and bridleways providing excellent walking and riding along the stunning Cotswold escarpment. Brooke House Brooke House is a most attractive period country house. The property is approached through stone pillars and drive that leads to the side and rear of the property. Brooke House has views over its gardens and open country towards the Cotswold escarpment. The property is believed to date back to Elizabethan times with a Georgian façade added about 1800 and studio/ summer house about 1900. The property was purchased by the vendors in 1972 and has been maintained as an extremely happy family home since. Some buyers may wish to modernise parts of the property. The property retains many of the period features such as fireplaces, fine cornice, shutters, flagged and wood floors. To the front of the property are well proportioned and naturally light reception rooms that are typical of the Georgian period. They have fine views over the extensive lawn. The inner hall links the formal reception rooms and every day living rooms such as the study and kitchen breakfast room as well as utility and cloakroom. Over 3 floors there are 6 bedrooms and 4 bath/shower rooms as well as a 1 bedroom internal flat with bathroom.

Outbuildings A short distance from the main house is a separate red brick double garage and a range of stores and workshop. Gardens and grounds The gardens and grounds are a particular feature of Brooke House. The formal gardens and lawns surround the main house including a semi walled kitchen garden and number of fi ne mature trees. Beyond the garden is a tennis court and 2 separate paddocks. The property in all extends to about 5 acres.

Services • Private water – well with UV fi lter • Mains electricity • Private septic tank drainage • Calor gas hob • Oil Fired central heating • Broadband is available.

Fixtures and fi ttings Only those mentioned in these sales particulars are included in the sale. All others, such as fi tted curtains, light fi ttings, garden ornaments etc., are specifi cally excluded but may be made available Ground Floor by separate negotiation. The Gazebo gate, statuary and stone troughs and weather vane are not available.

Local authority Stroud District Council. Telephone 01453 766 321. Council Tax: Main house band F internal fl at band A (First Floor Front) Viewings Strictly by prior appointment with Knight Frank. Telephone 01285 659 771.

Directions (GL10 3TE ) From Tetbury take the A4235 signposted towards Dursley. Cross over the A46 at Calcot Manor Hotel and continue past Hunter’s Hall public house, taking the next major right turn signposted to Nympsfi eld and Frocester, follow the road past Nympsfi ed and cross over the B4066. Continue down the hill into Frocester village, in the middle of the village turn right sign posted towards Leonard Stanley. Brooke House is the fi rst house on the right (approx. 60m). From Junction 13 of the M5 go towards Stroud, turn right to Eastington, go through the village and turn left at the roundabout Reception towards Frocester. Enter the village and turn left signposted towards Bedroom Leonard Stanley. Brooke House is the fi rst house on the right (approx. 60m). Bathroom Kitchen/Utility Storage First Floor (Rear) Recreation Approximate Gross Internal Floor Area House 508 sq m / 5468 sq ft • Tank Room 16 sq m / 172 sq ft • Cellar 34 sq m / 366 sq feet Outbuilding 50 sq m / 538 sq ft • Double Garage 44 sq m / 474 sq ft • Garden Store 6 sq m / 64 sq ft Total 658 sq m / 7082 sq ft

Outbuilding

Cellar

Second Floor (Rear)

Third 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.

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 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). 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. 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 fi nd 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 liability partnership registered in England with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: September 2016 Particulars: March 2017. Kingfi sher Print and Design. 01803 867087.