Cutwell Farm

Tetbury, Gloucestershire

Cutwell Farm Tetbury, Gloucestershire, GL8 8EB

Tetbury ½ mile, Cirencester 11 miles, Stroud 10 miles,

Bath 23 miles, M4 (Junction 17) 11 miles, M5 (Junction 14)

15 miles, Kemble Railway Station

(London – Paddington 80 minutes) 8 miles

(all distances & times approximate)

A beautifully located small farm, situated in an elevated position on

the edge of the popular town of Tetbury, with views across the town and the

adjoining Cotswold Hills

Attractive period three bedroom farmhouse

with versatile accommodation,

two attached one bedroom cottages,

gardens, a range of livestock

buildings and free draining pastureland

In all about 16.47 acres (6.67 hectares)

For sale by private treaty as a whole.

Situation

Cutwell Farm is situated on the edge of

Tetbury, overlooking the historic town and the

Parish Church of St Mary the Virgin and St

Mary Magdalene to the east, and over rolling

Cotswold countryside to the west. The property

is situated at the end of a “no through” lane.

Tetbury is a fascinating market town with a

good range of shopping facilities and is well

known for it’s numerous antique houses,

specialist food providers and clothing retailers.

The town has two primary schools. The area

is renowned for it’s excellent schools including

those at Westonbirt, Stroud and Cheltenham.

The major centres of Bath, Cheltenham and

Swindon are all situated within easy motoring

distance.

Communications are excellent, with both the

M4 and M5 motorways about 20 minutes

travelling distance. Kemble Railway Station (8

miles) provides regular rail services to London

(Paddington) of just over 1 hour.

The Property

Cutwell Farmhouse: A period dwelling which is

mainly constructed of natural stone elevations

under slate covered roofs. The house, which was

improved and extended during the 1980’s, contains

numerous period features. The accommodation is

flexible and the adjoining cottage known as The

Nook could be incorporated into the farmhouse to

provide extra living space.

The accommodation: The property is approached

over a no through road to a parking area adjacent

to the house. The oak front door opens into a

hallway with a hand crafted elm staircase leading

to the first floor. The sitting room is a light and airy

room with an open fireplace with Cotswold stone

surround containing wood stores. There is a study,

and beyond this is the dining room with shelving

and an ornamental fireplace and window seat. The

kitchen is a dual aspect room which contains an

oil-fired Aga cooker, a separate oil fired central

heating boiler and a range of units. Beyond the

kitchen is a utility room with yard and rear doors

and an adjoining cloakroom.

On the first floor the master bedroom has

an en-suite bathroom and the landing gives

access to two further bedrooms and a family

bathroom. There is potential to incorporate the

accommodation in the adjoining cottage known as

The Nook by making access on both the ground

floor and the first floor.

The Nook: An attractive small cottage attached

to the eastern elevation of the farmhouse. The

entrance door is adjacent to the front door to the

farmhouse and opens into the sitting room with

stairs to the first floor and a delightful inglenook

fireplace with beam over. An inner lobby leads to

the kitchen and to a ground floor shower room. On

the first floor there is a dual aspect bedroom with

an open fireplace with cast iron surround.

Stable Cottage: This is attached to the western

elevation of the farmhouse. The accommodation

comprises a sitting room with views over the valley

and stairs leading to the first floor, a small kitchen

with range of units and on the first floor, a single

bedroom with wardrobes and a bathroom. The

Sellers obtained planning consent some years ago

for the extension of Stable Cottage to form a much

larger dwelling. However, this consent has now

lapsed.

Outside: There is a gravel parking area and a three

bay garage to the rear of the house, adjacent to

a paved courtyard. There are attractive gardens,

partly walled, with trained fruit trees, a vegetable

garden, greenhouse, summerhouse and a well with

cast iron pump which is in working order.

Stable Cottage EPC

The Nook EPC

Cutwell Farm EPC

Total Approx. Floor Areas:

Farmhouse: 132.8m2 (1430ft2)

Stable Cottage: 53.4m2 (576ft2)

The Nook: 53.6m2 (578ft2)

Total: 240m2 (2583ft2)

Stable CottageGround Floor

FarmhouseGround Floor

FarmhouseFirst Floor

Stable CottageFirst Floor

The NookGround Floor

The NookFirst Floor

Floor plans not to scale

The Farm Buildings: These are

situated beyond the house and

comprise a range of livestock

and fodder barns, which could be

utilised for a range of alternative

purposes including stabling.

The Land: The land is all in

permanent pasture and is split

into four field enclosures in

an attractive setting. On the

northern boundary there is a small

Cotswold stone barn with a mono

pitch roof. The land is free draining

and ideally suited for grazing

horses. It is bounded by a mix of

Cotswold stone walls, hedges and

post and wire fencing.

Please NoteThese sale particulars have been prepared to provide a general description of the property. All plans are for identification purposes only and are not to scale. Appliances have not been checked. Services stated are assumed to be connected. We would advise that legal advice should be sought before committing to any purchase.

Directions

From Tetbury town centre, take the A4135 Dursley and Stroud road (New Church Street). After about 250 metres,

turn left by the large copper beech tree, just before the former school. Continue down the hill, over the dry ford

and take the turning immediately on the right. Cutwell Farm is situated at the top of the lane.

Property InformationViewing: Strictly by prior appointment through the joint Selling Agents, Moore Allen & Innocent LLP (01285 648115) and Voyce Pullin (01454 269486).

Fixtures and Fittings: Those fixtures and fittings not mentioned in the sale particulars are not included in the sale.

Services: The property is connected to mains water, electricity and drainage.

The farmhouse has oil-fired central heating.

Local Authorities: Gloucestershire County Council, Shire Hall, Gloucester, GL1 2TG. Tel: 01452 425000.

Cotswold District Council, Trinity Road, Cirencester, Gloucestershire, GL7 1PX. Tel: 01285 623000.

Council Tax: Cutwell Farmhouse: Band F (charges 2015-2016: £2,229.21)

Stable Cottage and The Nook: each in Band B (charges 2015-2016: £1,200.35)

Town & Country Planning:

Two public footpaths cross the property.

The property lies within the Cotswolds Area of Outstanding Natural Beauty.

Part of the property lies within the Tetbury Conservation Area.

Basic Payment Scheme:

The farmland is registered with entitlements under the Basic Payment Scheme. The registered entitlements may be transferred to the buyer at market value after completion, if required.

Development Uplift:

The property is being sold subject to a development uplift covenant over the farmland whereby the buyer will pay to the Seller 25% of any uplift in value attributable to any planning consent which may be granted for residential or commercial development on the sale of any part of the farmland during the 25 year period from completion. Further details are available from the Selling Agents.

Tenure & Possession:

The property is offered for sale by private treaty as a whole, with vacant possession on completion. The two cottages are currently let on Assured Shorthold Tenancies.

Seller’s Solicitors:

Harrison Clark Rickerbys Solicitors, Thorpe House, 29 Broad Street, Hereford HR4 9AR. Tel: 01432 349670. Ref: Mr M. Hayes.

33 Castle Street, Cirencester, Gloucestershire GL7 1QD Telephone: 01285 648115 Fax: 01285 640494

amy.herring@mooreallen.co.uk mooreallen.co.uk

Knights Farm, Shepperdine Road, Shepperdine, Oldbury on Severn, Bristol BS35 1RL

Tel: 01454 269486 · jon@voycepullin.co.ukvoycepullin.co.uk