Rectory Farmhouse epwell oxfordshire Rectory Farmhouse Epwell, Oxfordshire

Banbury c. 6 miles, Chipping Norton c. 9 miles, Bicester c. 18 miles, Oxford c.24 miles, M40 Junction 11 c. 7 miles. Banbury to London Marylebone from 54 minutes. Banbury to Birmingham International 40 minutes.

A beautifully renovated Grade II Listed farmhouse with glorious views in a rural setting

DESCRIPTION Approached via a sweeping driveway with paddocks to either side, Rectory Farmhouse has wonderful rural views over its gardens and glorious countryside beyond. Bought by the current owners in 2002 it had previously remained in the same family since 1947 who run a dairy herd from the neighbouring farm.

Dating from 1720 and extensively renovated with great attention to detail, it now offers a beautifully presented family home with well-appointed accommodation throughout suited to entertaining as well as every day practical living. High quality fittings include Lefroy Brooks and Fired Earth bath/shower rooms and hand-crafted oak doors throughout. Almost all the rooms in this charming house have magical views and benefit from good ceiling height which create a light and spacious living space which is full of character.

Valuable Listed Building Consent has been granted to create two additional ground bedroom suites if required (see plans).

Outside, the gardens lie mainly to the front and rear of the property and are laid to lawn landscaped with seasonal planting. The front lawn is bordered with a stone wall and provides an ideal area to sit and enjoy the views. Adjacent are paddocks which in all amount to approximately 4.14 acres. At the entrance to the property automated gates have been installed. There is also planning permission for 2 stables and a tack room.

• Entrance Hall • Garden Room • Kitchen / Breakfast room • 4 Bedrooms • Utility Boot Room • Bathroom • Cloakroom • Shower Room • Dining Room • Attic space • Drawing Room PLANNING PERMISSION • Two ground floor bedroom suites with glazed link from main house • Stables & tack room

OUTSIDE • Open fronted triple car port • Store and Gun Room. • Kennels and wood store • Gardens and grounds • Paddocks • In all about 4.14 acres

SITUATION AND AMENITIES Epwell is a rural village located in glorious undulating north Oxfordshire countryside on the northern edge of the Cotswolds but still within the Cotswold area of outstanding natural beauty. The village has a very good pub, The Chandlers Arms, a nursery school, parish church and village hall with charming stone properties. The village also benefits from an excellent recreational ground with barbeque area.

Local facilities can be found close-by in the neighbouring villages of Sibford Gower and Tysoe, including village stores. Tudor Hall, Bloxham School, Warwick and Kings Edward VI, Stratford upon Avon are private schools with pick-ups from Epwell. More extensive retail, recreational and cultural amenities are found in the nearby market towns of Banbury & Shipston on Stour. Local primary schools are at Shenington and Sibford. Rail connections are close by at Banbury with a train service to London Marylebone (54 min on peak service). The M40 Motorway can be accessed at J11 (Banbury) and J12 (Gaydon) for the north.

There are race courses at Warwick, Stratford and Cheltenham and polo at Southam, Rugby and Cirencester. The property lies in the heart of the Warwickshire Hunt country. Soho Farmhouse is a 20-minute drive away.

ACCOMMODATION A porch opens to an Entrance Hall with walk in larder leading to the Kitchen Breakfast Room with handmade oak units incorporating a freestanding Miele dishwasher, Integrated fridge freezer, microwave and sink with views. A two-door oil fired Aga with attached electric module sits in the original inglenook fireplace with bread oven to the side now used as additional storage. A true “cook’s kitchen” it also has a pull-out chopping board and multiple sockets. Built in dog beds with fan. Exposed beams and original flagstone stone floor. Table seats 6. Walk in Larder with electrical socket. Utility Room with units and plumbing for a washing machine and tumble dryer. A water softener has been fitted. Belfast sink. Worcester boiler. Door to Cloakroom. A rear hall leads to the first floor with under stairs storage and to the Cellar. The Sitting Room is accessed from the kitchen with original flagstone floor and a Clear View wood burner. Window seat with views and door to the outside. Leads to an oak framed Application Ref 18/01977/F Garden Room which has been recently added with wonderful views. Bifold “Erection of building within paddock to form new stables” doors make this a superb room in the summer while underfloor heating keeps in warm in the winter. The Dining Room is accessed off the hall. It seats SERVICES eight, has the benefit of exposed beams, an inglenook fireplace with a Clear Mains water, electricity and private drainage. Oil fired central heating. View wood burner plus a bread oven. Broadband. Burglar alarm.

On the first floor with oak floors throughout a landing leads to Bedroom 1 RIGHTS OF WAY with views to the rear. Steps up to Bedroom 4 which is currently used as an Rectory Farmhouse has full vehicular and pedestrian right of access from office/dressing room with built in cupboards and En-Suite Shower Room the highway over the drive leading to the beginning of the property. The with shower cubicle, washbasin and WC. Bedroom 2 with window seat and purchaser of Rectory Farmhouse will be liable to make a contribution to the views to the front. Built in cupboard with two immersion heaters. Bedroom maintenance and upkeep of the driveway according to user. 3 with exposed beams and views to the front. Shower Room with shower, WC, heated towel rail and washbasin. Bathroom with washbasin, WC and COVENANTS raised bath with a view. All bedrooms benefit from telephone sockets and TV The purchaser of Rectory Farmhouse will undertake not to plant between the aerials. driveway and boundary to “The Poplars” any conifer trees or other variety in The property benefits from super-fast broadband. There is a large attic space a density such that it will obscure the view of “The Poplars”. with oak A frame with potential subject to the necessary consents. FIXTURES & FITTINGS OUTBUILDINGS & GARAGE Only those items mentioned in these particulars are included in the sale. All Adjoining the house is an open fronted barn which currently houses other fixtures and fittings including curtains, garden ornaments and statues the kennels and useful outbuilding with sink, electric and heating with are excluded. Some may be available by separate negotiation if required. wood store to the side. The remaining portion of the barn belongs to the neighbouring property. LOCAL AUTHORITY Cherwell District Council, Bodicote House, Bodicote, Banbury, Oxfordshire, Located within close proximity to the house is the listed Old Brew House, OX15 4AA. Telephone 01295 252535. currently being used as a store and also containing a secured and alarmed gun room. A three-bay open barn is attached with ample parking for three cars. VIEWING Please telephone Butler Sherborn, Stow on the Wold Office T 01451 830731 GARDENS & GROUNDS Ben Way [email protected] or Elizabeth D’Allemagne The gardens lie mainly to the front of the house and are south facing. Mainly [email protected] laid to lawn they are bordered with mature seasonal planting.

To the rear of the house is an orchard planted with a variety of fruit trees DIRECTIONS (OX15 6LG) including apples, pears, walnut, cherry and plums. There is also a raised From Banbury take the B4035 towards Shipston-on-Stour. Turn right vegetable bed. signposted Epwell and take the first right in front of Epwell Wood. Proceed down the hill past The Chandlers Arms on the left. Turn left into the The paddocks surround the house on the south, east and north boundaries. village. At the T-Junction (opposite village hall and notice board) turn right They are laid to pasture and are surrounded, in the main, by hedge and post and follow the road through the Ford and bear left into Back Lane. The and rail borders. A mature spinney sits in the centre of the front paddock, driveway to Rectory Farmhouse is the second on the right-hand side adjacent providing additional shade and shelter for livestock. Field shelter. Ideal for to Rectory Cottage. those with horses. In all the land amounts to about 4.17 acres.

PLANNING PERMISSIONS Application Ref 18/01917/LB “Conversion of kennel/store and outbuilding to form 2 new bedrooms, demolition of existing porch and new glazed link between house and outbuilding” Approximate Floor Area Existing = 250.4sq m / 2695 sq ft Proposed = 270.1 sq m / 2907 sq ft

WC / Handbasin

Dining Room Utility Room 4.75 x 4.30 3.27 x 2.28 Dining Room Utility Room Kennels 4.75 x 4.30 15'7 x 14'1 10'9 x 7'6 Bedroom 3.27 x 2.28 Log 15'7 x 14'1 10'9 x 7'6 Store Cellar 3.46 x 3.68 Larder 3.36 x 2.17 11'4 x 12'1 Cellar Hall Up 11'0 x 7'1 3.36 x 2.17 Up 11'0 x 7'1

Existing Ground Floor Porch Proposed Ground Floor

Kitchen Sitting Room Garden Room 4.46 x 4.34 4.00 x 3.98 5.95 x 4.34 Kitchen Sitting Room Garden Room 14'8 x 14'3 13'1 x 13'1 19'6 x 14'3 4.46 x 4.34 5.95 x 4.34 4.00 x 3.98 N 14'8 x 14'3 19'6 x 14'3 13'1 x 13'1

Equipment Store En-Suite Shower / WC Bedroom 3.62 x 2.47 Gun Room 11'11 x 8'1

Bedroom / Office 4.62 x 4.42 Bedroom 1 15'2 x 14'6 4.33 x 3.76 14'2 x 12'4 Bathroom / Up Dn WC Up Up

Up First Floor S O U T H E L E V A T I O N W E S T E L E V A T I O N Three Bay Garage Bedroom 2 Bedroom 3 4.36 x 4.03 4.38 x 3.45 14'4 x 13'3 14'4 x 11'4 Shower / T WC T

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W E S T E L E V A T I O N S O U T H E L E V A T I O N This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES744697). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

DISCLAIMER 1. These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. All descriptions, including photographs, dimensions and other details are given in good faith but do not amount to a representation or warranty. They should not be relied upon as statements of fact and anyone interested must satisfy themselves as to their correctness by inspection or otherwise. 2. Neither Butler Sherborn LLP, nor the seller, accepts responsibility for any error that these particulars may contain however caused. Neither the Butler Sherborn, Stow-on-the-Wold office: partners, nor any employees of Butler Sherborn LLP have any authority to make any representation or warranty whatsoever in relation to this property. 3. Any plan is for layout guidance only and is not drawn to scale. All dimensions, shapes and compass bearings are approximate and you should not rely upon them without checking them first. 4. Please discuss with us Parklands House, Park Street, Stow-on-the-Wold any aspects which are particularly important to you before travelling to view this property. 5. Please note that in line with Money Laundering Regulations potential purchasers will be Gloucestershire GL54 1AQ required to provide proof of identification documents no later than where a purchaser’s offer is informally accepted by the seller. T 01451 830731 E [email protected] Photographs taken: May 2019. Particulars written: May 2019. www.butlersherborn.co.uk