Rockstowes House ULEY • GLOUCESTERSHIRE

An elegant Grade II Listed Georgian family house, in need of modernisation, in an elevated position with fabulous views across a beautiful valley to wooded hills

Entrance hall • Sitting room • Dining room • Play room • Kitchen/breakfast room Utility/boot room • Larder • Cellars

Seven bedrooms • Two bathrooms • Dressing room • Study • Attic room

Two stables • Tack room • Hay store • Garage • Walled kitchen garden • Garden • Paddocks

In all about 3.5 acres

Uley 1 mile • Dursley 2 miles • Tetbury 7 miles • Kemble Station (London Paddington 80 minutes) 16 miles Bristol 22 miles • Bath 25 miles • M5 (J13) 9 miles • M4 (J17) 18 miles • Cheltenham 23 miles (All distances and times are approximate)

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 • Rockstowes House is situated midway between the delightful village of Uley and the small market town of Dursley in a beautiful semi-wooded valley on the lower reaches of the Cotswold Hills escarpment in an Area designated as being of Outstanding Natural Beauty. In Uley there is a handsome church, village shop, primary school, a traditional pub, doctor’s surgery and art centre.

• The nearby towns of Wotton-under-Edge, Tetbury and Dursley have a range of excellent shops and services for everyday needs including supermarkets, sport centres and in the locality there are a number of renowned pubs and restaurants including Calcot Manor and its first class spa.

• Education in the area is exceptional including Beaudesert Park, Cheltenham College, Cheltenham Ladies College, Wycliffe College, Westonbirt School, Katharine Lady Berkeley and many other schools throughout the region.

• Sporting opportunities are extensive including golf at Cotswold Edge Golf Course, Minchinhampton and Westonbirt, racing at Cheltenham, and Bath, motor racing at Castlecombe and premier rugby at Gloucester and Bath.

• There is also a network of footpaths and bridleways providing excellent walking and riding in the area, hunting with the Berkley as well as many equestrian events nearby. Rockstowes House • Rockstowes House is an impressive Grade II Listed country house, dating back we believe to the late 18th Century with a classically pretty ashlar limestone front façade.

• It has been a much loved family home and has been in the same ownership for the last 60 years but is now in need of updating and refurbishment. • The land lies to the front of the house and arcs round to the Fixtures and fittings west to a paddock at the rear. Only those mentioned in these sales particulars are included in Services the sale. All others, such as fitted curtains, light fittings, garden ornaments etc., are specifically excluded but may be made Mains water, electricity and gas are connected. Private available by separate negotiation. drainage. Gas fired central heating. Local authority Stroud District Council. Telephone 01453 766321.

• The accommodation, which extends to just over 5,500 sq ft, has a lovely light and airy feel with the majority of the rooms taking full advantage of the elevated south facing position.

• Arranged over three floor with useful cellars below, the house has a homely feel and retains charming period features including sash windows with shutters, fireplaces, an elegant cantilever staircase which rises to the full height of the house, a flagstone floor to the hall and high ceilings. Gardens and grounds • A drive flanked by park railings sweeps up from the road to a gravelled parking area in front of the house and to a garage and further parking area to one side.

• There is a useful range of outbuildings close by including two stables, a tack room and hay store.

• The main part of the garden lies to the west of the house and comprises an area of lawn boarded by a mature evergreen hedge and contains a variety of trees.

• To the east of the house lies the kitchen garden which is enclosed by the original tall red brick walls. Directions (GL11 5AF) Right of Way From Tetbury take the A4135 signposted towards Dursley. There is a public footpath over the first part of the drive and Continue through the village of Beverston, over the crossroads which continues along the outside of the walled garden. at Calcot Manor crossing over the A46, continuing on the A4135 passing the village of Kingscote. Take the second turning right, signposted to Uley. Continue over the next crossroads down the hill following the road to the next crossroads on the edge of Uley. Turn left signposted to Dursley and the drive to Rockstowes House will be found on the right after just over ½ a mile. Approximate Gross Internal Floor Area = Reduced headroom below 1.5m / 5'0 = 444.0 sq m / 4779 sq ft Cellar = 85.8 sq m / 924 sq ft Outbuildings = 49.5 sq m / 533 sq ft Total = 579.3 sq m / 6236 sq ft

Attic Room This plan is for guidance only and must not be relied upon as a 4.82 x 4.79 statement of fact. Attention is drawn to the Important Notice on 15'10 x 15'9 the last page of the text of the Particulars

Dn Bedroom 6.13 x 4.06 20'1 x 13'4 Bedroom 4.75 x 3.71 Bedroom 15'7 x 12'2 2.94 x 2.55 9'8 x 8'4 = Reduced headroom below 1.5m / 5'0 Larder Utility / Boot Room 5.17 x 3.64 17'0 x 11'11 Second Floor Stable Garage Stable 3.48 x 3.43 Tackroom 5.27 x 3.16 3.46 x 3.43 11'5 x 11'3 3.43 x 2.40 17'3 x 10'4 11'4 x 11'3 11'3 x 7'10 Bedroom Play Room Bedroom 4.32 x 3.87 Kitchen / 4.98 x 4.32 4.82 x 4.52 14'2 x 12'8 Breakfast Room 16'4 x 14'2 15'10 x 14'10 4.82 x 4.52 Outbuildings 15'10 x 14'10 (Not Shown In Actual Location / Orientation) T Study Up Up 4.32 x 3.30 14'2 x 10'10

Dn Dn

Bedroom Dn Up Cellar Cellar Room Dining Room 6.00 x 4.71 5.80 x 4.67 5.80 x 4.60 6.00 x 4.62 Sitting Room Bedroom 19'8 x 15'5 19'0 x 15'4 Wine Store 19'0 x 15'1 19'8 x 15'2 6.00 x 4.60 Up 4.62 x 4.36 4.17 x 2.86 19'8 x 15'1 15'2 x 14'4 13'8 x 9'5 2.94 x 2.16 9'8 x 7'1

Cellar Ground Floor First Floor 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 01285 659771 make any representations about the property, and accordingly any information given is entirely without responsibility on Gloucester House, Dyer Street, 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. Cirencester GL7 2PT 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 [email protected] 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. Viewing by appointment only. Particulars dated May 2016. KnightFrank.co.uk Photographs dated May 2016. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Cats Castle

Rockstowes House

The Old Stables Spring

ain Dr 91.4m

The Coach House Old Mill House Rockstowes 82.9m Cattle GP Grid 74.7m ULE Y ROAD Rockstowes Halfway Cottage Cottage Spring