Waterton Farm House Ampney Crucis, GL7 A handsome period farmhouse with about 2 acres of land.

Mileage

Cirencester 3 miles, 5 2 3 Fairford 6 miles, Kemble Station 7 miles (Paddington 80 minutes), Swindon 15 miles, Cheltenham 18 miles, M4 (J15) 17 miles, M5 (J11A) 18 miles. [All times and distances are approximate] Lake Location Ampney Crucis is one of three pretty Cotswold villages lying to the east of along the Ampney Brook and Waterton Farm House is situated on the western edge of the village, just off the A417.

102.0m The village takes its name from the 14th Century cross found at the graveyard of the Holy Rood Church, which is adjacent Total area = Weir to Ampney Park. Village amenities include a primary school, 2.99 acres approx. LO ND ON R OAD village hall, cricket ground and a well-known public house, The Crown of Crucis, which also offers accommodation. Waterton Farm House Waterton Farm House There is a particularly good range of schooling in the locality, both private and state funded including: Farmors School in Fairford, Kingshill and Deer Park in Cirencester, Hatherop Waterton Barn Cottage Castle, Beaudesert Park, Rendcomb College and the Cheltenham schools.

The village is surrounded by picturesque countryside which is accessed by a wide network of footpaths and bridleways. The attractive market town of Cirencester offers excellent local shopping, recreational and educational facilities. Waterton Farm Waterton Bungalow The Property

Waterton Barn Waterton Farm House is a very pretty former farmhouse, believed to date back to the early 18th Century and is built in the vernacular style of natural Cotswold stone under a traditional stone tiled roof. It is Listed Grade II as being of Services: Mains water and electricity are special architectural and historical interest. connected. Private drainage. Oil-fired central heating. The living accommodation is arranged over three floors and extends to just over 3,300 sq ft in total. All the main rooms Local authority: Council, enjoy a south-facing aspect and overlook the walled garden. Trinity Road, Cirencester GL7 1PX; Tel The house has a lovely feel about it and is full of charm 01285 623000 and character with period features including high ceilings, fireplaces, exposed beams, flagstones, window seats and a Fixtures and Fittings: Only those number of leaded light windows. mentioned in these sales particulars are included in the sale. All others, such as fitted curtains, light fittings, garden ornaments etc., are specifically excluded but may be made available by separate negotiation. Approximate Floor Area = 309.9 sq m / 3,336 sq ft N Gardens and Grounds Including Limited Use Area (17.6 sq m / 189 sq ft) Garage = 37.3 sq m / 401 sq ft sq ft The house is approached through a five-bar gate which leads to Total = 347.2 sq m / 3,737 sq ft sq ft a gravelled parking area in front of a detached double garage/ workshop. A gate leads from the parking area to the walled front garden. Immediately in front of the house is a wide gravelled pathway and beyond the porch a flagstone paved sitting area, from which a door leads into the kitchen making it an ideal place = Reduced head height below 1.5m for outside dining. There are the remains of an old water pump to one side. Steps lead up between stone retaining walls, topped with

Garage 6.11 x 6.09 flower and shrub beds, to an expanse of lawn which is shaded in 20'1 x 20'0 part by a mature Ash tree.

Study 4.56 x 2.45 Boot Room/Utility To the east of the house there is a former kitchen garden and 15'0 x 8'0 4.72 x 4.66

15'6 x 15'3 B beyond an area of orchard which is walled on three sides. The land (Not Shown In Actual Location / Orientation) is not contiguous with the house but lies across the small access lane. It is subdivided by a post-and-wire fence and is enclosed by Dn stone walls on three sides and a post-and-rail fence to the fourth. Sitting Room Kitchen Dining Room Bedroom 6.92 x 4.33 4.32 x 2.77 Up There is a lovely copse of mature trees in one corner. 4.78 x 4.32 7.06 x 4.47 22'8 x 14'2 14'2 x 9'1 15'8 x 14'2 23'2 x 14'8 Study Area/ Play Room Up Directions (GL7 5RR) Ground Floor Second Floor From Cirencester take the A417 towards Fairford and Lechlade. IN After about 2½ miles you will pass an impressive pair of gates Bedroom 4.72 x 4.52 leading to Ampney Park on your left. Continue passed these for 15'6 x 14'10 approximately 200 yards and as the road bears round to the left, turn right on to a small farm lane. The driveway to Waterton Farm House is then immediately on your left. Dn Bedroom/ Dressing Bedroom Room 4.33 x 3.93 3.08 x 2.37 Dn 14'2 x 12'11 10'1 x 7'9 Bedroom 4.78 x 3.22 Up 15'8 x 10'7

First Floor

Knight Frank I would be delighted to tell you more. Cirencester Office Rupert Marchington One Market Place 01285 659771 Cirencester, GL7 2PE [email protected] knightfrank.co.uk Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. 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 make any representations about the property, and accordingly any information given is entirely without responsibility on 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. 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 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. Particulars dated March 2019. Photographs dated March 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in and Wales with registered number OC305934. Our registered office is at 55 Baker Street, W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address