HOLYOAKE FARM • Grade II Listed Farmhouse in 0.84 of an Acre Little Alne • Self Contained Cottage • Five Reception Rooms Offers in Excess of £1,000,000 • Seven Bedrooms, Four Bathrooms Freehold • Double Garage, Dairy Barn & Workshop

T: 01789 292 659 E: [email protected] W: www.johnshepherd.com

Little Alne is a delightful and sought after small Warwickshire hamlet nestling amidst the Alne Hills and enchanting open countryside yet easily accessible to Henley in Arden, Stratford upon Avon, Alcester and the main motorway network. The local village of Aston Cantlow offers a renowned inn and historic church. The nearby village of Wootton Wawen contains Junior & Infant School, a local inn, excellent village shop and historic Parish Church. There are also rail services from Wootton Station and the main line railway from Warwick Parkway to London Marylebone is approximately 20 minutes distant. The N.E.C., Birmingham International Airport and the M40/M42 motorways are all within easy access.

Understood to originally date back to the 18th century, Holyoake Farm comp rises a substantial property in the heart of this picturesque hamlet within easy striking distance of Stratford-upon-Avon, Alcester and Henley-in-Arden Subsequent extension, conversion and additions to the original property result in, what is today, a superb, spacious, versatile house with ample living accommodation centred around a farmhouse style kitchen, generous bedroom accommodation, an adjoining self-contained three bedroom cottage, outbuildings, double garage and substantial former dairy barn with planning permission for conversion into two further cottages.

The main house retains a wealth of charm, character and original features with exposed beams, vaulted ceilings, open fireplaces, flagstone floors and lead light windows. The rear of the property provides a superb, part-vaulted living room with original bread oven and mezzanine floor with library area. The self-contained cottage, converted from another former farm building, has been thoughtfully adapted maximising the living and bedroom space and offering an excellent rental income.

A part-gravelled, part brick paved drive and courtyard provide ample parking and turning space leading to a detached double garage with pitched roof and skylights and a communicating door continues into a 1954 sq ft former milking barn, providing an excellent workshop/store with the added benefit of detailed planning consent Planning Ref

12/00273/EXT for two further holiday lets. The gardens stretch away to the rear of the property, enjoying a predominantly southerly aspect, and include paddocks leading down to the banks of the River Alne where the property is understood to have riparian rights.

ACCOMMODATION

THE FARMHOUSE RECEPTION HALL SITTING ROOM STUDY FARMHOUSE KITCHEN/BREAKFAST ROOM PANTRY REAR HALL GUEST CLOAKROOM LIVING/DINING ROOM MEZZANINE LIBRARY GARDEN ROOM

FIRST FLOOR MASTER BEDROOM WITH DRESSING ROOM & EN SUITE SHOWER ROOM BEDROOM TWO BEDROOM THREE BEDROOM FOUR WITH ADJOINING LOFT ROOM FAMILY BATHROOM

THE COTTAGE RECEPTION HALL GUEST CLOAKROOM KITCHEN/BREAKFAST ROOM DINING ROOM SITTING ROOM

FIRST FLOOR BEDROOM ONE BEDROOM TWO BEDROOM THREE SHOWER ROOM BATHROOM

OUTBUILDINGS DOUBLE GARAGE DAIRY BARN WORKSHOP

GENERAL INFORMATION

Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.

Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspicion to the Serious Organised Crime Agency.

Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. All room measurements and mileages quoted in these sales particulars are approximate.

Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by the purchaser at the point of offer.

Tenure: The property is Freehold with vacant possession upon completion of the p urchase.

Services: Mains electricity and water are understood to be connected to the property. Drainage ? Central heating is via a gas-fired Rayburn and electric storage heating.

Local Authority: Stratford-upon-Avon District Council. Main House: Council Tax Band F. Cottage: Council Tax Band D

Postal Address: The correct postal address of the property is understood to be Holyoake Farm, Little Alne, Wootton Wawen, Henley-in-Arden, B95 6HW.

Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.

Directions: From Stratford-upon-Avon proceed north on the A3400 Birmingham Road towards Henley-in-Arden. After approximately three miles at the crossroads turn left signposted to Aston Cantlow into Salters Lane. Continue for approximately two miles after crossing over the River Alne and at the junction turn left onto the B4089 signposted to Alcester where the property will be found a short distance along on the left hand side identified by our For Sale board.

John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employme nt, has an authority to make or give any representation or warranty whatsoever in relation to this property.

Stratford Collection 10 Union Street Stratford-Upon-Avon Warwickshire CV37 6QT

Tel: 01789 292 659

EPC Holyoake Cottage [email protected] Little Alne