Butlers Hill FarmNEAR COLESBOURNE, GLOUCESTERSHIRE

Butlers Hill FarmCOCKLEFORD, NEAR COLESBOURNE

GLOUCESTERSHIRE GL53 9NW

A substantial amenity farm with residential, sporting,equestrian and agricultural value

M5 (J11A) 6 miles • Central Cheltenham 8 miles • Cirencester 9 miles • M4 (J16) 25 milesSwindon 26 miles Bristol 45 miles • London 100 miles

(Distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

Knight Frank LLPGloucester House, 60 Dyer Street,

Cirencester, Gloucestershire GL7 2PT

Tel: +44 1285 659 771hollie.byrne@knightfrank.com

Knight Frank LLP123 Promenade, Cheltenham,

Gloucestershire GL50 1NW

Tel: +44 1242 246959tom.banwell@knightfrank.com

www.knightfrank.co.uk

FarmhouseSitting room Study Dining room Breakfast room and kitchen Utility room 5 bedrooms 3 bathrooms WC

Integrated Flat and AnnexeAnnexe: Kitchen Sitting room 1 bedroom and bathroom

Flat: Kitchen Bathroom 2 bedrooms

Farm BuildingsMachinery store Workshop Garage and kennels

Equestrian Facilities7 stables Large portal frame barn (31.6 m x 13.3 m) Outdoor arena

Land Extensive single block of pasture, arable and woodland

Sporting The land provides a challenging family shoot with four drives, exceptional stalking of fallow roe and muntjac deer,

which are prolific in the area. Exclusive fishing on the River Churn bankIn all approximately 113 acres (45.73 hectares)

Situation Butlers Hill Farm is situated within the Cotswold Area Of Outstanding Natural Beauty between Cheltenham and Cirencester.It has excellent access and communications yet sits in dramatic undulating countryside between the villages of Colesbourne and Cowley.

Elkstone, GloucestershireLocated between Cheltenham and Cirencester, the nearby picturesque Cotswold village of Elkstone sits in the heart of the Cotswold AONB. Set on the edge of a quiet country lane, Butlers Hill is surrounded by beautiful rolling farmland.

t Recreational facilities are extensive with theatres in Cheltenham, Stratford and Tewkesbury, National Hunt Racing at Cheltenham, Polo at Longdole Polo Club, Cirencester Park and Edgeworth, sailing and water sports at the Cotswold Water Park. Cheltenham plays host to various events throughout the course of the year that include the renowned Jazz, Food and Drink, Literature and Science Festivals.

e Open to local residents and guests alike, nearby Cowley Manor is a renowned luxury hotel and spa (cowleymanor.com). Local gastro pubs include the Green Dragon in Cockleford which is a short walk down the lane and the Colesbourne Inn in the next door village. Cheltenham enjoys a varied selection of eateries and wine bars including Michelin Starred restaurants.

E Education in the area is exceptional with nearby Coberley Primary School proving popular and a range of highly regarded public schools within a short drive that include Rendcomb College, Cheltenham College, The Ladies’ College and Dean Close.

W The village has excellent access to the Cotswold Way as well as a superb network of footpaths that run across the neighbouring farmland.

S High Street and Boutique shopping in Cheltenham, local convenience and specialist stores in Cirencester and Painswick.

M Excellent access to the M5 (J11A) via the A417 also connecting to the A40/A419 to Oxford, Swindon and London. There are direct train services to London Paddington from Swindon (55 mins) and Kemble (80 mins) and to Bristol Parkway and Birmingham New Street from Cheltenham Spa. International airports can be found in Birmingham (approx. 64 miles) and Bristol (approx. 45 miles) with London Heathrow approximately 92 miles away.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767.”

BUTLERS HILL FARM

The FarmhouseSituated at the end of a long no-through lane, the property is wonderfully private yet accessible to Cheltenham and Cirencester.

Built in the 1980’s, the five bedroom farmhouse extends to around 2,700 square feet. Offering comfortable versatile accommodation arranged over two floors, there is also an attached 2 bedroom flat in addition to a further one bedroom annexe providing flexible living accommodation. A former agricultural occupancy condition has been lifted by the vendors using a Certificate of Lawful Existing Use / Development (CLEUD) - further information availed from the vendors agents.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Ground Floor

Approximate Gross Internal Floor AreaHouse = 251 sq m / 2702 sq ftAnnexe = 37 sq m / 398 sq ft

Machinery Store / Garage = 79 sq m / 850 sq ftTotal = 367 sq m / 3950 sq ft

First Floor

Farm BuildingsSituated to the rear of the farmhouse with a separate access to the farmhouse, the farm buildings are suitable for a variety of uses including equestrian, agricultural or dry storage. They are mostly of portal frame construction with concrete floors and adequately service the size of the farm. One of the buildings currently houses 8 loose boxes and feed stores whilst another building would lend itself to being converted into an indoor arena (subject to the necessary consents). In addition to the existing equestrian facilities, there is an all-weather arena which enjoys superb views down the valley.

LandThe land is typical of the area with varying topography and mostly Cotswold brash. The farm comprises of a good balance of commercial arable, pasture and woodland with strong amenity value. The fields are either open and in arable rotation or fenced to a high standard, suitable for equestrian or livestock use.

Butlers Hill Farm has the benefit of 540 metres of river bank for exclusive fishing in an idyllic quiet setting.

SportingThe area is renowned for high quality sport to include shooting, hunting, fishing and stalking. The dramatic topography combined with wooded cover and well planned cover crops create a testing in-hand family shoot (pheasant and partridge) comprising four main drives. The property boasts 540 metres of the River Churn bank with exclusive fishing. The local area provides excellent opportunities for first class deer stalking including fallow, roe and muntjac.

Environmental Schemes43.40 Hectares of the farm is currently subject to an Entry Level Stewardship (ELS) agreement with the remaining land being included in a Higher Level Stewardship (HLS) agreement. The buyers will be required to adopt the agreement. There is a break clause in place for October 2017. The current annual income derived from the entry level and higher level schemes is approximately £7,100.

Basic Payment SchemeThe Basic Payment Scheme (BPS) entitlements are included in the purchase price. These entitlements will be transferred after completion. It will be the responsibility of the purchaser to be in a position to claim the entitlements. The entitlements will be transferred on a pro rata basis ending on the month of completion. The annual payment received in December 2016 was approximately £7,100.

Butlers Hill Farm - Land Use Schedule

Description Field Number Area in Acres Area in Hectares

Building / Curtilage 8760 1.54 0.62

Menage 7466 0.3 0.12

Farmland 982 18.35 7.43

Farmland 1370 2.92 1.18

Farmland 2476 0.3 0.12

Farmland 3073 5.62 2.27

Farmland 3963 4.55 1.84

Farmland 4944 4.7 1.9

Farmland 5968 3.57 1.45

Farmland 6148 10.45 4.23

Farmland 7748 6.33 2.56

Farmland 7863 2.73 1.11

Farmland 9539 14.54 5.88

Farmland 9860 4.28 1.73

Sub total 80.18 32.44

Unsurfaced Track 2986 2.39 0.97

Unsurfaced Track 4654 0.38 0.16

Sub total 2.77 1.12

Woodland 343 0.43 0.17

Woodland 2356 6.89 2.79

Woodland 3354 1.49 0.6

Woodland 3766 2.79 1.13

Woodland 3844 6.27 2.54

Woodland 6060 5.08 2.06

Woodland 7628 7.1 2.87

Sub total 30.05 12.16

TOTAL 113 45.73

Ordnance Survey © Crown Copyright 2017. All rights reserved. Licence number 100021721. NOT TO SCALE.

Important Notice: 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). 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. 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. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.

Photographs: 2016 Particulars: February 2017 Kingfisher Print and Design. 01803 867087.

General Remarks and StipulationsTenure

Freehold with vacant possession upon completion.

Plans Areas and schedulesThese are based on the Ordnance Survey and are for reference only. They have been checked and computed by the vendors agents and the purchaser shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement will not annul the sale nor entitle either party to compensation in the respect thereof.

BoundariesAny purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agent will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans, or the interpretation of them, the question should be referred to the vendors agent whose decision acting as experts shall be final.

Sporting, Mineral and Timber Rights

All rights for the property are in hand.

HoldoverA holdover for harvest and storage may be required subject to timing and completion.

Services Mains water and electricity. Private drainage and oil fired central heating. The farm buildings have spring fed water and single phase electricity.

Fixtures and Fittings All items mentioned in the Sales Particulars are included in the sale, all others are specifically excluded but may be made available by separate negotiation.

Wayleaves, Easements and Rights of WayThere is a restricted byway through the farm set well away from the farmhouse and outbuildings. The rights of way can be seen on the Ordnance Survey Plans.

The property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not.

Local Authority Cotswold District Council www.cdc.gov.uk. Tax Band ‘G’.

Directions (GL53 9NW)From the Air Balloon roundabout at the end of the A417, turn towards Stow-on-the-Wold and Oxford (on the A636). At the next roundabout, turn right towards Cirencester. After approximately 2 miles, turn right towards Elkstone and Cockleford (and the Green Dragon pub). Follow the lane past the pub and turn left following the lane all the way to

the end where you come to the farm.

From Cheltenham take the A435 from Charlton Kings passing Lilley Brook Golf Course on your right hand side, until you reach Seven Springs roundabout, going straight over the double roundabout and joining the A435 (see directions from the A435 above).

Satellite Navigation GL53 9NW

ViewingsViewings are strictly by prior appointment Knight Frank, ref: CHE160409.

Cheltenham Tel: 01242 246 959tom.banwell@knightfrank.com or

Cirencester Tel: 01285 659 771hollie.byrne@knightfrank.com.