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Home , Dursley, North Nibley

Binley Farm WATERLEY BOTTOM • • Binley Farm WATERLEY BOTTOM • NORTH NIBLEY GLOUCESTERSHIRE

A former farmhouse in a magical secluded wooded valley which has recently been completely renovated in a highly efficient eco-friendly style with excellent ancillary accommodation, significant outbuildings and about 7 acres of land

Main House Porch • Hall • Sitting room • Kitchen / breakfast room Cellar • Utility room • Cloakroom Six bedrooms • Two bathrooms • Two separate WCs

The Annexe Hall/boot room • Sitting room • Kitchen / breakfast room Study / bedroom 3 • Bathroom • Two bedrooms Separate WC

Outside Parking • Garages • Dutch barn • Games room Former cattle shed with planning to renovate and expand to create a large short term let facility • Pasture land • Stream

In all about 7 acres

Wotton-under-Edge 2 miles • 2 miles 9 miles • M5 (J14) 7 miles • Kemble Station (Paddington 80 minutes) 15 miles • 21 miles Bath 22 miles • 23 miles (All distances and times are approximate)

The Annexe Situation • Binley Farm is quietly situated in the small rural hamlet of Waterley Bottom, which itself lies in a stunning semi-wooded valley at the foot of the Cotswold hills escarpment in an area designated as being of Outstanding Natural Beauty. • There is a highly regarded pub in Waterley Bottom, The New Inn, and in North Nibley (one and a half miles) there is a church, a village shop / post office, an excellent primary school and a pub, The Black Horse. • The nearby Cotswold market towns of Wotton-under-Edge, Dursley and Tetbury between them provide an excellent range of everyday shopping and recreational facilities. • There are a number of good schools locally including the highly regarded Katherine Lady Berkeley’s School in Kingswood, Rednock in Dursley, Wycliffe College in Stonehouse, Marling and High in Stroud and Beaudesert Park Preparatory School in . • Regional centres such as Bristol, Bath, Cheltenham and are all within approximately 35 to 40 minutes’ drive and the M5 provides fast and direct links to the South West, South , the Midlands and beyond, as well as connections to the M4 corridor. Binley Farm • Binley Farm dates back to 1850 and was bought in a dilapidated state by our clients about five years ago. Since then they have transformed the property and created a wonderful highly efficient eco-friendly home, interlinked to an excellent self-contained two/three bedroom annexe, ideal for extended modern family living. • The accommodation, which is arranged over three floors and extends to just over 4,000 sq. ft. in total, is particularly light and spacious and has been constructed with great attention and expense on the core systems such as lighting, plumbing and heating. All the windows are triple glazed & argon-filled, an external wall insulation system has been applied and the effect of this combined with the rigorous application of air tight membranes, is to ensure minimal heat loss and consequently very low energy consumption. Gardens and grounds • There is a formal area of lawn outside the main house which land. The land is set within the most outstanding valley, looking leads up to a fruit cage and at the far end of the garden there out at one of Gloucestershire’s largest woodlands (450 acres). • The property is approached via a long drive which passes is a large poly tunnel which produces grapes, peaches, apricot through newly planted woodland and arrives at a parking area Planning and kiwis, as well as Mediterranean fruit in the summer. adjacent to the outbuildings. There is a further parking area to Planning permission has been granted for the reinstatement the rear of the property. • An old orchard has been replanted with a variety of fruit and nut of previously dilapidated buildings which would recreate the trees and there is a vegetable garden with an adjoining potting • The outbuildings consist of an old wagon shed (now converted courtyard aspect of the farmhouse as well as creating a new shed which provides an excellent retreat nestled within the to an exercise room / cinema room) and a large Dutch barn tourist facility. The facility would be timber framed to match the serenity of the valley. used for storage and as a workshop. There is also an old cow surrounding buildings and would house up to 12 visitors with a byre which provides valuable outdoor space for games or as an • There are a number of mature oak trees and many extremely resident caretaker’s flat. outdoor kitchen for summer use. old alder coppice stools along the stream at the bottom of the Approximate Gross Internal Floor Area = 374.6 sq m / 4032 sq ft (Excluding Void / Cattle Shed ) Cellar = 18.6 sq m / 200 sq ft Garages = 19.9 sq m / 214 sq ft Games Room = 59.2 sq m / 637 sq ft Outbuilding = 261.3 sq m / 2813 sq ft Total = 733.6 sq m / 7896 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

= Reduced headroom below 1.5m / 5'0 Games Room

T Games Room Bedroom Bedroom 10.64 x 5.55 4.82 x 2.04 3.68 x 3.46 34'11 x 18'3 15'10 x 6'8 Dn Cellar 12'1 x 11'4 4.73 x 4.21 Cattle Shed 15'6 x 13'10 19.91 x 5.23 65'4 x 17'2

Up Bedroom 3.83 x 3.55 12'7 x 11'8 (Not Shown In Actual Location / Orientation)

(Not Shown In Actual Location / Orientation) Cellar Cattle Shed Bedroom Dn 5.43 x 3.63 17'10 x 11'11

Annexe Bedroom Loft Room Store Room 4.30 x 3.26 8.52 x 4.14 14'1 x 10'8 10.52 x 8.81 Second Floor 34'6 x 28'11 27'11 x 13'7

Garage Garage Boot Room 3.09 x 3.00 3.00 x 3.00 2.94 x 2.16 10'2 x 9'10 9'10 x 9'10 9'8 x 7'1

Up

Kitchen / Breakfast Room Bedroom Outbuilding – First Floor Annexe Kitchen / Sitting Room 7.21 x 5.19 Bedroom Dn Bedroom 3.67 x 3.55 Breakfast Room 5.33 x 4.71 23'8 x 17'0 5.33 x 2.94 5.33 x 4.71 Up Dn 12'0 x 11'8 Up 5.33 x 4.30 17'6 x 15'5 17'6 x 9'8 17'6 x 15'5 17'6 x 14'1 Utility Up Up

Cellar Access Void

Porch Ground Floor IN First Floor Barn 14.88 x 8.81 48'10 x 28'11

Sitting Room Bedroom 5.2 x 3.70 5.31 x 3.68 17'0 x 12'2 17'5 x 12'1

Outbuilding – Ground Floor (Not Shown In Actual Location / Orientation) Services Directions (GL11 6EG)

P There is a private water supply from a nearby spring; electricity (Satnav will not take you to the property) a th

77.5m (u m comes from a 4KW solar PV array, also connected to the grid. ) From Tetbury, take the Beverston Road (A4135) crossing Sinks The majority of hot water is produced via solar thermal panels straight over the A46 at Calcot and continue on for a few miles, and this is topped up by wood burning cookers in both the main passing The Hunters Hall Pub, until the road bears sharply to the house and the annexe. A 1,000 litre super insulated hot water right towards Dursley. At this junction go straight on towards tank ensures a plentiful supply of heat for days at a time. Wotton-under-Edge on the B4058 and shortly after passing the Fixtures and fittings Cotswold Edge Golf Club, fork right on the left hand bend and follow this lane down into Wotton-under-Edge. At the bottom of All those items regarded as tenant’s fixtures and fittings, the hill turn right onto the B4060 and follow this road into North together with the fitted carpets, curtains and light fittings, are Nibley. In the centre of the village, turn right immediately in front specifically excluded from the sale. However, certain items may of The Black Horse Pub, signposted to Waterley Bottom. Follow 87.1m be available by separate negotiation. this road keeping to the right at two small junctions for about 1½ Local authority miles and at the crossroads, turn right signposted to Wotton- Binley Farm Council. Telephone 01453 766 321. under-Edge. The drive to Binley Farm is then the second on your right.

92.3m

Pond

P a t h

( u m )

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. excluded from any contract. NOT TO SCALE.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating 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 withoutOrdnan ceresponsibility Survey © Crow onn Co pyright 2014. All rights reserved. Gloucester House, Dyer Street, the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain partsLicen ofce thenum bepropertyr 100022432. as Plotted Scale - 1:2500 they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 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 December KnightFrank.co.uk 2014. Photographs dated December 2014. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.