Bobble Barn FarmhouseLittle Rissington, Gloucestershire

Bobble Barn FarmhouseLittle Rissington, Gloucestershire

A compact country estate sitting centrally in just under 40 acresBourton-on-the-Water 2½ miles • Stow-on-the-Wold 5 miles

Kingham 6 miles (mainline station to London/Paddington in 85 minutes) • Cirencester 17 milesCheltenham 17 miles • Oxford 27 miles(all distances and times are approximate).

Storm porch, reception hall, inner hall, drawing room, sitting room, dining room, study, kitchen leading to garden room,laundry room, boot room, cloakroom, home office, master bedroom with dressing area and en suite bathroom,

guest bedroom with en suite shower room, bedroom three and four, bedroom five with en suite cloakroom, and family shower room.

Detached ancillary accommodation comprising party barn with games room, bar/kitchenette, gymnasium and shower room.

Attached double car port with wine store, general store and WC.

Tree lined drive approach. Most attractive mature gardens laid out in a series of rooms.Productive kitchen garden and nursery.

American style barn with secure tack room and 16 stables, attached pole barn/machinery store, tool store and workshop both with lofts above, outdoor manege, four-and-a-half furlong uphill all weather gallop, automatic horse walker,

permanent pasture, some with field shelters, and woodland.

Fine panoramic views across the Windrush Valley.

About 39.9 acres

YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT

Savills Stow-on-the-WoldCotswold House

Church Street, Stow-on-the-WoldGloucestershire GL54 1BB

Robert Pritchard+44(0)1451 832832

rpritchard@savills.com

Savills London33 Margaret StreetLondon W1G 0JD

James Walker+44(0)20 7499 8644jwalker@savills.com

Situation and CommunicationsBobble Barn Farmhouse is situated on the outskirts of the pretty hillside village of Little Rissington which is situated in the Windrush Valley in the Conservation Area and the Cotswold Area of Outstanding Natural Beauty between Bourton-on-the-Water and Stow-on-the-Wold. The village has a village hall and a fine parish church and contains an interesting selection of period stone houses and cottages.

Both nearby Bourton-on-the-Water and Stow-on-the-Wold provide every day amenities such as banks, libraries, shops and restaurants. The larger centres of Cheltenham and Cirencester provide more extensive cultural, shopping and leisure facilities. The area is known for interesting churches and there are important gardens at Hidcote and Kiftsgate and further afield there is the magnificent Blenheim Palace.

There is an excellent range of private and state schools in the area including Kitebrook at Moreton-in-Marsh, Cheltenham College and Cheltenham Ladies’ College and an excellent range of private schools in and around Oxford. The Cotswold School, which achieved Academy status in 2010, is situated in Bourton-on-the-Water and its excellent academic reputation attracts students from across the Cotswolds.

Sporting opportunities in the area are excellent with the Heythrop Hunt, fishing and shooting. There are golf courses at Naunton Downs, Burford and Lyneham and National Hunt Racing at Stratford-upon-Avon, Cheltenham and Warwick. As such the area is synonymous with a number of highly regarded National Hunt yards. Stratford-upon-Avon is also home to the world renowned Royal Shakespeare Company. There are fine local walks via an abundance of bridleways and footpaths for the horse riding and walking enthusiast.

There is fast access to Oxford and London via the A44/M40 or the mainline stations at Kingham and Moreton-in-Marsh serving Oxford, London/Paddington and the Midlands.

Bobble Barn FarmhouseThe sale of Bobble Barn Farmhouse provides an exciting opportunity to purchase a property situated in the centre of its own land being within comfortable driving distance of Stow-on-the-Wold and benefitting from panoramic views. The property will appeal to those buyers looking specifically for a small manageable stud farm as well as those looking for a country house with land. For those buyers specifically looking for an equestrian property, some of the UK’s best-known National Hunt race courses and first class support in terms of experienced staff and equestrian vets are situated in the North Cotswolds. Unusually there are no public rights of way cross any part of the land ensuring a greater degree of security and privacy.

Bobble Barn Farmhouse is Grade II Listed and possibly dates from the late eighteenth century. The property was formerly a threshing barn with adjoining stables and is constructed of squared and dressed limestone with dressed cream coloured quoins beneath a reconstituted stone tiled roof. Internally the property is split into five bays with the original collar and tie beam trusses and double butt purlins. Bobble Barn Farmhouse occupies a particularly prominent position on the brow of the hill with fine rural views.

The property was first converted to a dwelling in 1986. The current owners extended and refurbished the property in 2001 to create a charming and comfortable country house. Unusually for a period barn the property has many door and window openings with some rooms having full height vaulted ceilings which combine to create a sense of space and grandeur. The well planned and versatile accommodation lends itself well to family living.

The accompanying floor plans illustrate the layout of the accommodation but in brief the principal aspects of the accommodation are as follows.

• Welcoming reception hall with flagstone floor, full height vaulted ceiling, exposed timbers and glazed barn doors allowing light to flood in.

• Charming double aspect sitting room with raised fireplace and fitted cupboards and bookshelves.

• Comfortable study with a deep window with window seat and wonderful, far reaching views over the paddocks and beyond to the countryside.

• Magnificent double aspect drawing room with full height vaulted ceiling, open trusses and purlins, flagstone floor and an impressive fireplace housing a substantial wood burning stove with recesses to either side. To one end of the room is a range of fitted cupboards and bookshelves. A solid turned staircase rises from a corner of the drawing room to a small galleried home office with doors to tallet steps which lead down to the garden. French doors with shutters open from the drawing room onto a south-west facing Mediterranean-style garden.

• Well-proportioned double aspect formal dining room situated between the reception hall and the drawing room and adjacent to the kitchen with a polished oak floor and secondary staircase leading to bedroom five. A door with shutters leads to a terrace.

• Situated at the heart of the house is the kitchen which is comprehensively fitted with traditional style painted units beneath polished granite work surfaces with Belfast sink and Britannia range oven. The kitchen also houses a useful pantry cupboard and dresser.

• The kitchen opens into the garden room which overlooks the gardens and takes advantage of the expansive views over the valley. Doors lead out to a terrace.

• Also on the ground floor is a boot room, laundry room and cloakroom, all of which are well fitted out and, together with the coat cupboards in the hall, are ideal for family and rural life.

• The principal oak staircase provides access to an attractive part galleried landing which leads to the master bedroom having a fine triple aspect, vaulted ceiling and an extensive range of built in dressing cupboards and drawers. There is also an en suite bathroom with a traditional suite with separate shower and half panelled walls.

• Also on the first floor are three further bedrooms, one having an en suite shower room, whilst bedrooms three and four have access to a family shower room. Bedroom five is accessed via the secondary staircase, which leads from the dining room, and has an en suite cloakroom.

Bobble Barn FarmhouseApproximate Gross Internal Area

House: 358.0 sq m / 3853 sq ft (Excluding Voids and Eaves Storage)The Club House: 172.5 sq m / 1856 sq ft

Total: 530.5 sq m / 5710 sq ftFor identification only - Not to scale

Ground Floor

First Floor

OutsideBobble Barn Farmhouse is approached through secure electric gates along an impressive tarmacadam cherry tree lined drive with well fenced paddocks to either side. The drive leads to a generous parking area to the side of the property and a spur leads to the equestrian facilities.

The Club HouseLying to the north east of the principal house is a substantial portal steel framed building partially clad in waney edge boarding with timber casement doors and windows all beneath a corrugated sheet roof. The building was converted in 2011 and is used by the owners as a club house within which to entertain family and friends. The principal room which is used as a games room has a double height ceiling, fitted bar/kitchenette and leads to a smaller room which is currently used as a gymnasium but could be used as hobby room, home office or bedroom. There is also a very useful shower room. Adjoining ‘The Club House’ is a generous two bay open fronted car port with temperature controlled wine store, general store and WC.

The Club House The Club House

The Club House(Not shown in actual location/orientation)

Ground Floor

Summer House(Not shown in actual location/orientation)

First Floor / Loft Store

(Not shown in actual location/orientation)

(Not shown in actual location/orientation)

Gardens and GroundsSurrounding the property are established gardens laid out as a series of themed ‘rooms’.

The gardens directly to the front of the property are terraced with deep herbaceous borders and areas of level lawn dissected by stone steps which lead down to a long terrace and the entrance door to the property.

The principal formal garden is laid out in a traditional English style with deep herbaceous borders set around a gently sloping lawn and lies adjacent to the property on the south west elevation. Accessed from the principal garden is a charming summer house built of stone under a pantile roof taking full advantage of the wonderful views. Mature trees and shrubs form a boundary between this part of the garden and adjoining fields with mown pathways leading down to woodland and a wildlife pond.

Accessed from the drawing room via blue French-style doors and deep semi-circular stone steps is a Mediterranean inspired walled garden. There is a secluded terrace with paved seating areas, a raised ornamental fish pond and pergola with roses and other English cottage garden plants.

The property is well provided for with charming al fresco seating areas with terraces lying adjacent to the dining room and garden room.

Beyond the drive is a parterre garden contained within established hedges, box edged borders and a central circular raised bed with a charming statue creating a focal point from the reception hall. A gate leads to a small but pretty wild flower garden, again with established hedges, and mown pathways. Across the service drive is a productive kitchen garden with gravel pathways, deep beds for growing vegetables and cut flowers and a fruit cage. Beyond the kitchen garden is a polytunnel. A gate leads to the adjacent nursery with lean to cold frames, various sheds, stores and glass houses. Double gates lead out to the service drive.

Land and Equestrian FacilitiesAmerican style barn: modern clear span, steel portal frame building with concrete floor, dedicated store, tack room and 16 stables. Attached is a pole barn/machinery store, tool store and workshop with lofts above. Electricity and water is connected.

Scope exists to create further farm buildings subject to the usual planning consents.

An automatic horse walker is situated to the north of the property and lies adjacent to a fenced, all weather manege.

Four-and-a-half furlong all weather uphill gallop with a stable and low maintenance surface consisting of shredded carpet fibres.

Bobble Barn Farmhouse is situated almost in the centre of its own land comprising a compact ring fence of about 39.9 acres. The majority of the land comprises free draining permanent pasture, some of which is ridge and furrow. All of the fields are well fenced and the land is well maintained. There is a small copse of mature trees comprising ash, beech and scots pine. In 2013 400 additional native indigenous trees were planted.

IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1.They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2.Any areas, measurements or distances are approximate. The text, photographs 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, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Particulars prepared: July 2016. Photographs taken: June 2016. 16/07/06 HR

General InformationListing Note

The property is Grade II Listed as being of Special Historic or Architectural Interest.

Local Authority

Cotswold District Council. Telephone 01285 623000.

Council Tax

Principal house: Council Tax Band G.

Business rates currently apply to the tenanted farm buildings.

Services

Principal House: mains electricity and water are connected. Private drainage. Oil fired central heating. Underfloor heating to drawing room and garden room. Telephone line subject to BT transfer regulations.

The Club House benefits from its own utility supplies comprising mains electricity and water. Private drainage. Underfloor heating to games room.

Tenure

Freehold.

Town and Country Planning

The property lies within the area administered by Cotswold District Council to whom interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for the property.

Wayleaves, Easements and Rights of WayThe property is sold subject to the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale, or not.

Directions GL54 2ND

From Stow-on-the-Wold proceed in a southerly direction on the A429 Fosse Way towards Cirencester. At the lights at the bottom of South Hill, branch left onto the A424 towards Burford. On the brow of the hill turn right at the crossroads to The Rissingtons. At the T-junction turn right signposted Little Rissington. Bobble Barn Farmhouse will be found on the right hand side after 400 yards set behind secure electric gates. Proceed down the principal drive to the courtyard in front of the property.

ViewingStrictly by prior accompanied appointment, please, with the agent. The agent takes no liability for any injury caused for whatever reason whilst at the property.

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