COCKLEFORD FARM, COCKLEFORD, CHELTENHAM, GLOUCESTERSHIRE, GL53 9NW
SOLD SUBJECT TO CONTRACT

A small grassland farm with wonderful southerly views and long frontage to the River Churn

Contemporary, architect designed farmhouse in an elevated position
(subject to an agricultural occupancy restriction)
entrance hallway, drawing room, sitting room, dining room study, shower room, kitchen/breakfast room, utility room, galleried landing, 5 bedrooms, 2 bathrooms, double garage, delightful gardens

Former fish farm shop adjacent to the River Churn
with full planning consent to convert to a dwelling

Stables, manège, pastureland

IN ALL APPROXIMATELY 26.00 ACRES (10.52 hectares)

FOR SALE BY PRIVATE TREATY AS JOINT AGENTS WITH KNIGHT FRANK.

The property is available as a whole or in up to 4 lots,
as shown marked on the plan with the following guide prices:

Please click here for large size plans

Viewing:  All viewings are strictly by prior appointment.
Should you wish to view the property, please contact Beth Morris or Emma Buse.  
If you require any further information, please contact Mark Hill.

Situation
Cockleford Farm is set in one of the most beautiful parts of the Cotswold Hills, overlooking the Churn Valley between Cirencester and Cheltenham. The property enjoys excellent communications and local facilities in the village of Colesbourne (approximately 1 mile) include a village shop, post office, petrol filling station, public house, vehicle mechanic, village hall and parish church. Cheltenham is situated approximately 5 miles to the north and provides a comprehensive range of shopping, recreational, business and educational facilities.

The M5 junction 11a (6 miles to the west), gives excellent access to the Midlands and Bristol. Bristol Airport is approximately 42 miles. There is convenient access onto the main A40 road to the east, with Oxford approximately 42 miles distant, beyond which the M40 continues to London (approximately 96 miles).

THE PROPERTY:
Cockleford Farm, which is accessed off the main A435 Cheltenham to Cirencester road, is situated in a wonderful setting with far reaching views to the south over the Cotswold Hills.

The Farmhouse:
The farmhouse, which is situated in an elevated position, was constructed in about 1987. It is architect designed to a high standard and has since been further extended and improved. It enjoys full double glazing, under floor and roof insulation and Economy 7 powered night storage heaters in all rooms. The house is presented in immaculate condition. The sale includes all fitted carpets.

There are two entrances from the highway. The drive to the farmhouse runs through a stand of mature beech trees which screens the house from the road, to a circular parking area adjacent to the house. Stone steps lead down to the front door.

The accommodation is presented on two floors and briefly comprises:

On the Ground Floor:
Front door to the Entrance Hallway with flagstone floor, large studio window and exposed beams. Antique pearl glass light fittings, telephone point and stairs to the first floor with galleried landing. Study with stripped oak floor and exposed beams. Shower Room with integral shower cubicle containing a Mira Spirit power shower, part tiled walls, wash hand basin with shaver light above, wc and heated towel rail.

Drawing Room with open fireplace with stone surround and hearth and mantel shelf over. Oak floor, exposed beams and two bay windows overlooking the gardens. Glazed door to the Sitting Room, a light and airy room with French windows opening onto a garden terrace. Open fireplace with stone surround and oak beam over, containing a wood burning stove with back boiler. Recessed shelving, stripped oak floor. Dining Room with quarry tiled floor, three double wall lights a picture light and under stairs cupboard. Door to the Kitchen/Breakfast Room, completely refurbished approximately five years ago with a comprehensive range of solid ash base and wall units with granite work surfaces, ceramic double bowl sink unit with mixer tap, Lacanche chef’s range cooker with extractor fan over, larder, Amtico patterned floor, ceiling down lighters and French windows opening onto a garden terrace.



Utility Room with Belfast sink in base unit, wall cupboards, plumbing for washing machine, garden door, back door and door to a Double Garage with concrete floor, up and over door, electric points and meters, and overhead storage.

On the First Floor:
Galleried Landing with antique pearl glass light fittings, large airing cupboard with lagged hot water cylinder and slatted shelving. Two roof hatches. Master Bedroom and ensuite Bathroom with German design steel bath, wash hand basin, bidet, wc and part tiled walls. Heated towel rail.

Bedroom Two with range of fitted wardrobes and cupboards. Bedroom Three with glazed door opening onto a first floor Balcony with ornamental railings providing lovely views over the gardens and the countryside beyond. Bedroom Four with two wall lights and matching ceiling light fitting. Family Bathroom with German design steel bath with Mira Sport shower unit, wash hand basin with shaver light above, wc, heated towel rail and fully tiled walls. Bedroom Five with two roof lights and a window seat.

Cockleford Farm Floor Plans

Please click here for large size plans

GARDENS AND GROUNDS:
The Farmhouse is bounded by delightful landscaped gardens and grounds, with a profusion of colour throughout the spring and summer months. Adjacent to the front door is a rockery backed by Cotswold stone walling. The formal gardens lie to the west and south of the house and enjoy a southerly aspect with lawns, shrubberies, flower borders and delightful sitting out areas. There are many features, including a plumbed cast iron pump set adjacent to a stone well head in a Cotswold stone paved area. Below this is a fishpond, and below this is are further lawns with timber garden shed and an orchard with cherry, apple, damson, pear, plum and walnut trees. Under the orchard there is a woodland walk with steps leading down to a further pond to which water is pumped up from the river. A path leads to an ornamental footbridge spanning the River Churn which, in turn, leads to a sitting out area adjacent to a weir and pond.

To the east of the house there is a lawn adjacent to a pasture paddock and a productive vegetable garden with timber shed.

THE STABLES:
A separate driveway from the highway leads to a parking area adjacent to a three bay portal frame stable building (16.4m x 13.7m). This contains seven loose boxes, a foaling box and tack room. The building has a concrete floor and is clad with concrete block with internal and external lighting. Water is connected. To one side is a steel frame lean-to fodder barn (13.7m x 5.0m). To the rear is a timber and corrugated iron field shelter. Adjacent is a partly railed, floodlit outdoor manège (32m x 16m).

THE FARM SHOP:
From the stables, the drive continues between an avenue of trees, through a small woodland and over a river bridge to a gravel parking area. The former farm shop, constructed of Cotswold stone and concrete block under a partly pitched red tile and partly flat roof, is situated in a beautiful position adjacent to the river and two trout ponds. The external dimensions are 14.9m x 6.0m (49’0 x 19’9). The building currently contains a former smoke house, farm shop, store room and cloakroom containing wc, wash hand basin and hot water.

Full planning consent has been granted for the conversion of the farm shop into a detached two storey dwelling with proposed accommodation comprising: hallway, sitting room, kitchen/ dining room, bathroom, two bedrooms and landing. G.I.F.A. about 108m2 (1162 ft2)

THE LAND:
The farmland is all in permanent pasture with a southerly aspect running down to the River Churn, to which there is frontage of over one kilometre. The land is in a most attractive setting with a number of mature oak trees and further woodland adjacent to the river. The land is entered into the Environmentally Sensitive Area Scheme, and has not received any artificial fertiliser or sprays for many years. The river contains a number of pools and weirs providing useful fishing. The property is a haven for fauna and flora with a particularly wide variety of bird life.


NOT TO SCALE
This plan is reproduced from the Ordnance Survey with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. For identification purposes only.

DIRECTIONS
From Cirencester take the A435 Cheltenham road. Cockleford Farm is situated on the left hand side of the road approximately 1 mile after passing through Colesbourne village (about 9 miles). Do not take the first turning signposted to the trout farm, but take the second turning immediately afterwards.

From Cheltenham, take the A435 Cirencester road. After approximately 5 miles, go past the turning signposted to the Green Dragon Public House and Elkstone, and the property will be found signposted after a short distance on the right hand side.



Please click here for additional photographs

GENERAL INFORMATION:
Viewing: Strictly by appointment through the sole Selling Agents (01285 648115).

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

Services: Electricity: Mains electricity is connected to the farmhouse, stables and trout farm shop
Water: Mains metered water is connected to the farmhouse, stables and trout farm shop. Two neighbouring dwellings are served by the same water supply for which payment is made to the Sellers as recorded through sub meters.
Drainage: From the farmhouse, drainage is to a private tank drainage system. There are two Environment Agency Discharge Licences in respect of the trout farm business.
Telephone: Connected to the farmhouse and the farm shop.
Gas: An external fuel tank supplies the farmhouse.

Local Authorities: Gloucestershire County Council, Shire Hall, Gloucester, GL1 2TG Tel: 01452 425000.
Cotswold District Council, Trinity Road, Cirencester, GL7 1PX. Tel: 01285 623000.

Outgoings: Cockleford Farmhouse is registered in Band G for the Council Tax.

Planning: Full planning consent was granted by Cotswold District Council on 28th November, 2007 for “change of use and conversion of fish farm shop to residential use with erection of pitched roof above existing flat roof extension”, subject to conditions. Application ref: 07/01850/FUL, file ref: CT.6954/J. Full extracts of the Architects plans, survey plans, flood risk assessment, application, decision notice and other relevant papers are available from the Selling Agents.
The farmhouse is subject to a planning condition restricting the occupation to a person “solely or mainly employed, or last employed, in the locality in agriculture.... or in forestry or a dependant of such a person....”
The property lies within the Cotswolds Area of Outstanding Natural Beauty. Two footpaths cross the property.

Tenure and Possession: The property is offered for sale by private treaty as a whole. Vacant possession
will be given on completion.

Single Payment Scheme: The Sellers have established entitlements under the Single Payment Scheme.
The Sellers will claim the payment in 2008. Entitlements will be made available to the buyer after completion.
Further details are available from the Selling Agents.

ESA Scheme: The property is entered into the Cotswold Hills Environmentally Sensitive Area Scheme for
which grants are payable for certain environmental land management practices. Further information is
available from the Selling Agents.

Sellers’ Solicitors: Messrs Tanners, Lancaster House, Thomas Street, Cirencester, Gloucestershire,
GL7 2AX. Tel: 01285 659061

Sale Plan and Particulars: Moore Allen & Innocent for themselves and for the Sellers of this property
whose Agents they are give notice that:

1. These particulars are set out as a general outline only for the guidance of intending buyers and do not constitute nor constitute part of an offer or contract.
   
2. All descriptions, dimensions, areas, references to condition and necessary permission for use and occupation and the other details are given in good faith and are believed to be correct, but any intending buyers should not rely on them as statements of representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
   
3. The sale plan is based on the National Grid sheets (as revised by the Agents) and is published for identification purposes only.
   
4. No person in the employment of Moore Allen & Innocent has any authority to make or give any representation or warranty whatsoever in relation to the property.
   
5. No responsibility can be accepted for any expenses incurred by intending buyers or their agents.
   
6. All areas, measurements and distances referred to herein are approximate only.
   
7. While we endeavour to make our sale particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to check the information for you, particularly if you are contemplating travelling some distance to view the property.

Should you wish to view the property, please contact Beth Morris or Emma Buse.
If you require any further information, please contact Mark Hill.

Tel:  01285  648115
Fax: 01285  640494

e-mail: farmsales@mooreallen.co.uk

33 Castle Street, Cirencester, Gloucestershire GL7 1QD Telephone: 01285 648115 Fax: 01285 640494 E-Mail: farmsales@mooreallen.co.uk