Substantial Family House Set in 23.6 Acres

Home , Gallowstree Common, Goring Heath

Substantial family house set in 23.6 acres cross lanes fruit farm mapledurham, oxfordshire, rg4 7uw Substantial family house set in 23.6 acres cross lanes fruit farm, mapledurham, oxfordshire, rg4 7uw Entrance hall w drawing room w dining room w sitting room, kitchen/breakfast room w utility room w cloakroom w master bedroom suite comprising bedroom, dressing room and bathroom w 2 en suite bedrooms w 2 further bedrooms w family bathroom

Hard tennis court w gardens and grounds w 22 acres currently used for fruit farm and grazing land

Garaging for 6 cars (currently used as farm shop, parking and store/juicing room) w open fronted barn (currently used as log store) w 2 large agricultural barns

Henley-on-Thames 9 miles, Caversham 3 miles, Reading Station 4 miles, Goring on Thames 5 miles Directions From the centre of Henley-on-Thames, take the road past the Town Hall, past Greys Court and through Greys Green. At the T junction at Bolts Cross, turn left onto the B481 to Reading and pass through Peppard Common. Continue on this road, down Peppard Hill, and take the right turn to Kidmore End and Woodcote. At the crossroads proceed straight over and continue through the villages of Rotherfield Peppard and Gallowstree Common. Pass Wyfold Road on the right and continue for approximately half a mile. At the T junction turn left onto the A4074. Proceed on this road for approximately 2 miles and (opposite the Pack Saddle public house on the left) turn right signposted Mapledurham and Goring Heath. The gated entrance to Cross Lanes will be found after approximately 1.5 miles on the right. Post code RG4 7UW. Situation Cross Lanes Fruit Farm is situated in beautiful South Oxfordshire countryside within the Chilterns Area of Outstanding Natural Beauty. The house sits within 23.6 acres and enjoys a peaceful, rural location which is within easy reach of extensive amenities being just 4 miles from Reading Station and its excellent rail connections (London Paddington from 25 minutes) with Crossrail due in 2019. Via the A329(M) spur link (10 miles) there is fast access to the M4 at J10 or via J12 (10 miles). Caversham (3 miles), Henley and Reading have an excellent range of shopping and recreational facilities. There are outstanding schools in the area including The Abbey, Shiplake College, Reading Bluecoat, Queen Anne’s Caversham and The Oratory at Goring Heath, together with Cranford House, Moulsford and Abingdon. Description Cross Lanes is a substantial family house which has been in the same ownership for 37 years. Built in 1948 it has been extended by the present owners over the years and now offers well proportioned accommodation which is light and airy and well presented. Main features include: w Charming triple aspect drawing room with open fireplace with brick surround, built-in bookshelves, doors to garden w Large double aspect dining room w Charming sitting room with open fireplace with ornate brick surround, oak block floor w Kitchen/breakfast room with a range of white wall and floor units, built-in double oven and warming drawer, ceramic hob with extractor over, water softener, waste disposal, built-in larder fridge, door to utility/boot room w Master bedroom suite with view over the land comprising bedroom, bathroom, dressing room/nursery (currently used as an office) w 2 further bedrooms with en suite facilities, 2 further bedrooms and family bathroom

Outside A five bar gate opens from the lane to the driveway leading to the main house, turning circle and parking to the front of the detached garage block. The house is set in the formal garden with a hard tennis court to one side. Land The land lies to the north of the house and there is currently an extensive orchard with a variety of fruits produced. To the eastern boundary there are two large agricultural barns used for storage (5,664 sq ft), part of one contains 2 cold stores for storing fruit. Beyond the orchard is approximately 12 acres of grazing land running down to the valley with stabling comprising 3 loose boxes, a feed store and implement store. Business A very successful farm shop is run from the site from late August to mid January. The shop sells home grown apples, plums and pears, over sixty different varieties are produced on the farm. There has been continuous replanting over the years specialising in old English varieties. Basic Payment Scheme Cross Lanes Fruit Farm is registered for payments under the Basic Payment Scheme all the entitlements relevant to the land will be transferred to the purchaser on completion of the sale. For the avoidance of doubt, the Vendor will retain the 2015 payment. N Path The Soil The land is classified as being Grade 3. According to the Soil Survey of England and Wales, the soils are classified as being of the Hornbeam 1 series, being deep fine and coarse loamy over clayey soils with slowly permeable subsoils. Which are best suited for permanent grassland NOT TO SCALE and cereal production.

Environmental Stewardship BrownshillShaw The land is currently entered into an Environmental Stewardship

Scheme which is due to expire in 2018. It is intended that the Browns Hill agreement will be transferred to the purchaser(s) on completion of the sale. Further details of the scheme are available from the agents. Tobyshill Row General remarks and stipulations 9.575ha Tenure 23.66ac Freehold with vacant possession on completion.. Services

Mains electricity. Private drainage. Private bore hole water supply Path (also mains connection available) . Oil fired central heating. In accordance with the Property Misdescriptions Act, please note that none of the services has been tested. Crosslanes Bungalow Local authority South Oxfordshire District Council. Telephone: 01235 540300 Post Code RG4 7UW Cross Lanes Tennis Court Viewing Strictly by appointment with Savills.

NOTE - Reproduced from the Ordnance Survey Map with the Dining room permission of the Controller of H.M. Stationery Office. 10.26 x 4.70 Cross Lanes © Crown copyright licence number 100024244 Savills (UK) Limited 33'8" x 15'5" 7.27 x 3.57 NOTE - Published for the purposes of identification only and 23'10" x 11'9" although believed to be correct its accuracy is not guaranteed. MCL: 20669/CLFF_BROC Dining room Date: 12/03/2015 10.26 x 4.70 Sitting room The Cartographic & Design Team,33'8" Wessex x 15'5" House, Wimborne, Dorset. BH21 1PB Drawing room 4.71 x 3.97 Utility Barns gross internal area: 5,664 sq ft, 527 sq m Tel: (01202) 856800 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 7.27 x 3.57 Barn 1 23'5" x 17'5" 13'2" x 8'0" 23'10" x 11'9" 20.61 x 18.04 67'7" x 59'2" Sitting room Kitchen/ 4.71 x 3.97 Drawing room Utility Breakfast room Dining room 15'5" x 13'0" 4.02 x 2.44 10.26 x 4.70 7.15 x 5.31 3.49 x 2.81 7.43 x 2.88 Barn 1 33'8" x 15'5" 23'5" x 17'5" 13'2" x 8'0" 11'5" x 9'3" 24'5" x 9'5" 20.61 x 18.04 7.27 x 3.57 67'7" x 59'2" 23'10" x 11'9" Ground floor

Sitting room Kitchen/ 16.40 x 5.30 Drawing room 4.71 x 3.97 Utility Breakfast room 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 53'10"3.49 x x17'5" 2.81 7.43 x 2.88 Barn 1 23'5" x 17'5" 13'2" x 8'0" 20.61 x 18.04 11'5" x 9'3" 24'5" x 9'5" 67'7" x 59'2" Dining room 10.26 x 4.70 Kitchen/ 33'8"Ground x 15'5" floor Breakfast room 3.49 x 2.81 7.43 x 2.88 11'5" x 9'3" 7.27 x 3.57 24'5"16.40 x 9'5" x 5.30 Bedroom 2 53'10" x 17'5" 23'10" x 11'9" Garage Ground floor 4.69 x 4.03 20.83 x 7.28 15'5" x 13'3" 16.40 x 5.30 53'10" x 17'5"68'4" x 23'11" Sitting room Drawing room 4.71 x 3.97 Utility 15'5" x 13'0" Dining room 7.15 x 5.31 4.02 x 2.44 Barn 1 10.26 x 4.70 23'5" x 17'5" Bedroom 2 13'2" x 8'0" Bedroom 4 20.61 x 18.04 33'8" x 15'5" Garage Bedroom 2 4.69 x 4.03 4.69 x 2.44 7.27 x 3.57 Garage 67'7" x 59'2" 4.69 x 4.03 15'5" x 13'3" 15'5" x 8'0" 23'10" x 11'9" 20.83 x 7.28 20.83 x 7.28 15'5" x 13'3" 68'4" x 23'11" 68'4" x 23'11" Sitting room Kitchen/ Breakfast room Drawing room 4.71 x 3.97 Utility 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 Bedroom 4 3.49 x 2.81 7.43 x 2.88 Barn 1 23'5" x 17'5" 13'2" x 8'0" 4.69 x 2.44 11'5" x 9'3" 24'5" x 9'5" 20.61 x 18.04 15'5" x 8'0" Bedroom 4 Bedroom 3 67'7" x 59'2" 4.69 x 2.44 5.36 x 3.51 Bedroom 1 15'5" x 8'0" 4.88 x 4.02 Kitchen/ Ground floor 17'7" x 11'6" Breakfast room Open barn 16'0" x 13'2" 3.49 x 2.81 7.43 x 2.88 Bedroom9.16 3 x 4.12 11'5" x 9'3" 16.40 x 5.30 Bedroom 1 5.70 x 5.01 24'5" x 9'5" 5.36 x30'1" 3.51 x 13'6" 17'7"53'10" x 11'6" x 17'5" 4.88 x 4.02 18'8" x 16'5" Open barn Ground floor 16'0" x 13'2" 9.16 x 4.12 5.70 x 5.01 Bedroom 3 30'1" x 13'6" 16.40 x 5.30 18'8" x 16'5" Bedroom 1 53'10" x 17'5" 5.36 x 3.51 First floor 17'7" x 11'6" 4.88 x 4.02 Open barn First floor 16'0" x 13'2" 9.16 x 4.12 5.70 x 5.01 Bedroom 2 30'1" x 13'6" 18'8" x 16'5" Garage Bedroom 2 4.69 x 4.03 Garage 20.83 x 7.28 4.69 x 4.03 15'5" x 13'3" 20.83 x 7.28 15'5" x 13'3" Dressing room 68'4" x 23'11" 68'4" x 23'11" Barn 2 Bedroom 5 2.82 x 1.88 2.88 x 2.77 First floor Dressing room 9'5" x 9'1" Barn 2 Bedroom 5 9'3" x 6'2" 2.82 x 1.88 2.88 x 2.77 9'5" x 9'1" Bedroom 4 9'3" x 6'2" 4.69 x 2.44 Bedroom 4 15'5" x 8'0" 4.69 x 2.44 FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE 15'5" x 8'0" Dressing room Bedroom 3 Barn 2 Bedroom 5 The position & size of doors, windows,5.36 x 3.51 appliances and other featuresBedroom 1 are approximate only. 2.82 x 1.88 2.88 x 2.77 17'7" x 11'6" 4.88 x 4.02 9'5" x 9'1" Open barn © ehouse. Unauthorised reproduction prohibited. Drawing16'0" ref.x 13'2" dig/8221216/WFF FOR ILLUSTRATIVE PURPOSES ONLY9'3" x 6'2" - NOT TO SCALE 9.16 x 4.12 5.70 x 5.01 30'1" x 13'6" 18'8" x 16'5" Bedroom 3 5.36 x 3.51 Bedroom 1 The position & 17'7"size x 11'6" of doors, windows, appliances4.88 x 4.02 and other features are approximate only. Open barn First floor 16'0" x 13'2" 9.16 x 4.12 5.70 x 5.01 © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8221216/WFF 30'1" x 13'6" FOR ILLUSTRATIVE18'8" x 16'5" PURPOSES ONLY - NOT TO SCALE Barn 2 Bedroom 5 Dressing room 2.82 x 1.88 2.88 x 2.77 First floor The position9'3" x 6'2" & size9'5" x 9'1" of doors, windows, appliances and other features are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8221216/WFF

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE Barn 2 Bedroom 5 Dressing room The position & size of doors, windows, appliances and other features are approximate only. 2.82 x 1.88 2.88 x 2.77 © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8221216/WFF 9'3" x 6'2" 9'5" x 9'1"

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8221216/WFF

Dining room 10.26 x 4.70 33'8" x 15'5"

7.27 x 3.57 23'10" x 11'9"

Sitting room Drawing room 4.71 x 3.97 Utility 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 Barn 1 23'5" x 17'5" 13'2" x 8'0" Main House gross internal area: 2,95520.61 sq x 18.04 ft, 275 sq m 67'7" x 59'2" Garage gross internal area: 1,572 sq ft, 146 sq m Kitchen/ Breakfast room 3.49 x 2.81 7.43 x 2.88 11'5" x 9'3" 24'5" x 9'5" Ground floor

16.40 x 5.30 53'10" x 17'5" Dining room Dining room 10.26 x 4.70 33'8" x 15'5" 10.26 x 4.70 33'8" x 15'5" 7.27 x 3.57 7.27 x 3.57 23'10" x 11'9" 23'10" x 11'9" Sitting room Drawing room 4.71 x 3.97 BedroomUtility 2 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 Sitting room Garage Barn 1 23'5" x 17'5" 4.6913'2" x x4.03 8'0" 20.61 x 18.04 Dining room 4.71 x 3.97 Utility 20.83 x 7.28 Drawing room 10.26 x 4.7015'5" x 13'3" 67'7" x 59'2" 7.15 x 5.31 15'5" x 13'0" 4.02 x 2.44 68'4" x 23'11" 33'8" x 15'5" 13'2" x 8'0" Barn 1 23'5" x 17'5" Kitchen/ 7.27 x 3.57 20.61 x 18.04 Breakfast room 23'10" x 11'9" 67'7" x 59'2" 3.49 x 2.81 7.43 x 2.88 11'5" x 9'3" 24'5" x 9'5" Dining room Ground floor Sitting room BedroomKitchen/ 4 10.26 x 4.70 Drawing room 4.71 x 3.97 Breakfast room Utility 15'5" x 13'0" 4.69 x 2.44 33'8" x 15'5" 16.40 x 5.30 7.15 x 5.31 3.49 x 2.81 7.43 x 2.88 4.02 x 2.44 Barn 1 53'10" x 17'5" 23'5" x 17'5" 11'5" x 9'3" 15'5" x 8'0" 13'2" x 8'0" 20.61 x 18.04 24'5" x 9'5" 67'7" x 59'2" 7.27 x 3.57 Ground floor Kitchen/ 23'10" x 11'9" Breakfast room 16.40 x 5.30 Bedroom 2 3.49 x 2.81 7.43 x 2.88 Garage 53'10" x 17'5" 4.69 x 4.03 11'5" x 9'3" 24'5" x 9'5" 20.83 x 7.28 Sitting room Bedroom15'5" x 13'3" 3 68'4" x 23'11" Ground floor Bedroom 1 Drawing room 4.71 x 3.97 Utility 5.36 x 3.51 15'5" x 13'0" 17'7" x 11'6" 4.88 x 4.02 Open barn 7.15 x 5.31 16.404.02 x 5.30x 2.44 16'0" x 13'2" Barn 1 53'10"13'2" x 17'5" x 8'0" Bedroom 4 9.16 x 4.12 23'5" x 17'5" 4.69 x 2.44 20.61 x 18.04 5.70 x 5.01 15'5" x 8'0" 30'1" x 13'6" 18'8" x 16'5" Bedroom 2 67'7" x 59'2" Garage 4.69 x 4.03 20.83 x 7.28 15'5" x 13'3" 68'4" x 23'11" Bedroom 2 Kitchen/ Bedroom 3 4.69 x 4.03 Garage 5.36 x 3.51First floor Bedroom 1 20.83 x 7.28 Breakfast room 17'7" x 11'6" 4.88 x 4.02 15'5" x 13'3" 68'4" x 23'11"Open barn 3.49 x 2.81 7.43 x 2.88 16'0" x 13'2" 9.16 x 4.12 5.70 x 5.01 30'1" x 13'6" 11'5" x 9'3" Bedroom 4 24'5"18'8" x 9'5" x 16'5" 4.69 x 2.44 Bedroom15'5" 4 x 8'0" First floor 4.69 x 2.44 Ground floor 15'5" x 8'0"

16.40 x 5.30 Barn 2 Bedroom 5 Dressing room 53'10" x 17'5" Bedroom 3 2.88 x 2.77 Bedroom 3 2.82 x 1.88 Bedroom 1 Barn 2 Bedroom5.36 5 x 3.51 Dressing room Bedroom 1 9'5" x 9'1" 5.36 x 3.51 2.88 x 2.77 9'3" x 6'2" 4.88 x 4.02 2.82 17'7"x 1.8817'7" x x11'6" 11'6" 4.88 x 4.02 Open barn Open barn 9'3" x 6'2" 9'5" x 9'1" 16'0" x 13'2"16'0" x 13'2" 9.16 x 4.12 9.16 x 4.12 5.70 x 5.01 30'1" x 13'6" 5.70 x 5.01 30'1" x 13'6" 18'8" x 16'5"18'8" x 16'5" First floor FOR ILLUSTRATIVEBedroom 2 PURPOSES ONLY - NOT TO SCALE First floor Garage 4.69 x 4.03 20.83 x 7.28 FOR ILLUSTRATIVEThe position & size of doors,15'5" PURPOSES xwindows, 13'3" appliances ONLY and other - featuresNOT areTO approximate SCALE only. 68'4" x 23'11" © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8221216/WFF Barn 2 Bedroom 5 Dressing room 2.82 x 1.88 2.88 x 2.77 The position & size of doors, windows, appliances and other features are approximate only. 9'5" x 9'1" Barn 2 9'3" xBedroom 6'2" 5 Dressing room 2.82 x 1.88 2.88 x 2.77 Bedroom 4 9'5" x 9'1" © ehouse. Unauthorised reproduction prohibited.4.69 x 2.44 Drawing ref. dig/8221216/WFF 9'3" x 6'2" 15'5" x 8'0" Savills FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE Henley-On-Thames The position & size of doors, windows, appliances and other features are approximate only. FOR© ILLUSTRATIVE ehouse. Unauthorised PURPOSES reproduction ONLYprohibited. - NOT Drawing TO ref.SCALE dig/8221216/WFF [email protected] Bedroom 3 The5.36 position x 3.51 & size of doors, windows,Bedroom appliances 1 and other features are approximate only. 01491 843000 17'7" x 11'6" 4.88 x 4.02 Open barn Savills, their clients and any joint agents© give ehouse. notice that: 1. Unauthorised They are not authorised reproduction to make or16'0" give x any 13'2" representations prohibited. or warranties Drawing in relation ref. to thedig/8221216/WFF property either here or elsewhere, either 9.16 x 4.12 5.70 x 5.01 on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer 30'1" x 13'6" 18'8" x 16'5" or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, savills.co.uk equipment or facilities. FirstPurchasers floor must satisfy themselves by inspection or otherwise.

Barn 2 Bedroom 5 Dressing room 2.82 x 1.88 2.88 x 2.77 9'3" x 6'2" 9'5" x 9'1"