IVY LODGE FARM, BIRDLIP, GLOUCESTERSHIRE, GL4 8JW

PERIOD 3 BEDROOM COTSWOLD STONE HOUSE
Requiring modernisation. Cotswold stone barn,
pasture fields, woodland in a beautiful setting

IN ALL ABOUT 49.77 ACRES (20.14 HECTARES)

FOR SALE AS A WHOLE OR IN 2 LOTS

GUIDE PRICES:

      Lot 1 – Farmhouse and 42.30 Acres of Pasture and Woodland            £700,000
      Lot 2 – 7.52 Acres of Pasture and Woodland                                               £50,000 . . . Sold for £56,000

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DIRECTIONS
From the A417 Gloucester to Swindon road, take the exit signposted to Birdlip (8 miles from Gloucester, 24 miles from Swindon). Continue in to the village and after passing The Royal George Inn, turn left on to the B4070 Stroud road. Lot 2 will be found signposted on the right of the road on leaving the village and Lot 1 (Ivy Lodge Farm) will be found signposted on the left hand side after a short distance.

LOCATION
Ivy Lodge Farm is situated near to the village of Birdlip, in a beautiful rural position high in the Cotswold Hills, with extensive views over the adjoining countryside. Birdlip has a popular primary school, a small parish church, a good hotel/restaurant and is within walking distance of Crickley Hill Country Park. Extensive shopping and other amenities are available in nearby Cheltenham, Gloucester and Cirencester. There are excellent walks and horse riding from the property.

Despite its rural position, communications are excellent. The nearby A417 provides easy access to the M5 junction 11a (5 miles) and the M4 junction 15 (26 miles). Motoring to London is about 96 miles by the A40/ M40, or else the railway journey from Stroud (7 miles) to London (Paddington) is just over one hour. Birmingham and Bristol Airports are both within 1 1/2 hours driving distance.

The area is noted for its excellent range of schools (both primary and secondary), including those at Cheltenham, Gloucester and Cirencester.

COMMUNICATIONS
Cheltenham 6 miles, Gloucester 10 miles, Cirencester 10 miles, Stroud 7 miles,
M5 Motorway (junc. 11A) 5 miles.

DESCRIPTION

LOT 1
Ivy Lodge Farmhouse, attached traditional barn, pasture and woodland 42.25 acres (17.10 hectares) Coloured pink on the sale plan

Ivy Lodge Farm comprises a beautifully situated small farm with the potential to extend and improve the house into a wonderful family home, with pasture fields and woodlands. There is excellent horse riding from the property across the adjoining Cotswold Hills. The farm is approached over a privately owned stone drive from the highway, and a gate opens to a gravel parking area adjacent to the house.

THE FARMHOUSE:
The farmhouse is a fascinating period dwelling, constructed primarily of Cotswold stone under a pitched Cotswold slate roof, with a single storey flat roof extension to one side. The house enjoys long, uninterrupted south easterly views over open farmland. It contains numerous period features and provides considerable scope for extension and modernisation.

A gravel path leads to an open porch and front door, which opens into a double aspect dining hallway containing an inglenook fireplace with bread oven to one side. Wall cupboard, window seat and exposed beams. To the rear of the room is a walk in store area. A short hallway with stairs to the first floor leads to the sitting room with open fireplace, exposed beams and excellent views. The kitchen has a range of base and wall units containing a single drainer sink with mixer taps. Walk in larder with shelving and Boulter oil-fired central heating boiler.

On the first floor, the landing leads to three bedrooms and a family bathroom, containing a bath, wash hand basin wc and airing cupboard containing the hot water tank.

TRADITIONAL BARN:
This is attached to the farmhouse and is constructed of Cotswold stone under a pitched Cotswold tile roof. It has an open porch with large timber doors. A further entrance has been blocked. To one side there is a wood store, and adjoining this is a lean-to store with external door. There is considerable scope to renovate the barn and to incorporate it into the house itself (subject to the necessary consents being obtained).

GARDENS & GROUNDS:
A gravel driveway leads to a car port of timber construction. There is an attractive area of well maintained gardens and grounds, partly bounded by stone walls. The gardens are screened from the highway by stands of mature trees, and comprise well stocked flower borders, shrubberies and mown lawns with tennis net posts.

THE LAND:
The land is split into approximately 20 acres of pastureland and 22 acres of woodland in a lovely setting. There are two level pasture fields situated adjacent to the house, bounded by trimmed hedges and Cotswold stone walls with a separate access from the entrance drive. There is a water trough served from the mains.

The woodland (known as Buckle Wood) is situated to the south of the property and comprises delightful stands of mixed hardwoods, particularly beech.

LOT 2
Pasture field and woodland
7.52 acres, (3.04 hectares) Coloured blue on the sale plan

A single pasture field and adjoining woodland situated to the west of the B4070 Stroud road, from which access is gained. The pasture extends to about 5.93 acres and the woodland to 1.59 acres. The land lies in a beautiful setting, bounded on three sides by trees and the pasture provides an excellent grazing field. There is water from a spring and a water trough is connected to the mains supply.

FLOOR PLANS

GENERAL INFORMATION

1. Viewing: Strictly by prior appointment with the Auctioneers (01285 648115).
   
2. Fixtures and Fittings: Those fixtures and fittings not mentioned in the sale particulars are not included in the sale.
   
3. Services: Mains electricity is connected to the farmhouse. Mains water is connected to the farmhouse and to a field trough on Lot 1.
   A separate mains water supply is connected to a field trough on Lot 2. Drainage from the farmhouse is to a private septic tank.
   There is oil fired central heating to radiators in the farmhouse.
   
4. Local Authority: Gloucestershire County Council (Tel: 01452 425000). Tewkesbury Borough Council (Tel: 01684 295010).
   
5. Outgoings: The Farmhouse is registered in Band “F” for the Council Tax.
   
6. Single Payment Scheme: There are no Single Payment entitlements registered to the property.
   
7. Rights and Easements:
   A public bridleway and two public footpaths cross Lot 1.
   Part of Buckle Wood is designated as a Special Area of Conservation and as a Site of Special Scientific Interest.
   Buckle Wood comprises registered common land.
   The property falls within the Cotswolds Area of Outstanding Natural Beauty.
   There is a right of vehicular access along the entrance drive of Lot 1 to Starveall Cottage.
   Part of the woodlands on Lot 2 are designated as Ancient Woodland.
   
8. Tenure & Possession: The property is freehold and vacant possession of each lot will be given on completion. Completion is to be 20 business days from the date of the auction, or earlier by arrangement.
   
9. Conditions of Sale: The property will be offered for sale by public auction as a whole or on 2 lots subject to the RICS Common Auction Conditions (third edition) and Special Conditions of Sale prepared by the Seller’s Solicitor. Copies of these Conditions of Sale will be available from the Auctioneers and the Seller’s Solicitor. Prospective buyers will be deemed to have full knowledge of the Conditions of Sale. In the event of there being any inconsistency or variation between the sale particulars and the Conditions of Sale, the latter shall prevail. All bids shall be accepted subject to the terms of the Conditions of Sale and the successful bidder shall sign a contract in the form of the relevant draft. The Auctioneers shall have authority to sign the contract on behalf of the successful bidder.
   
10. Reserve Price: The property will be offered for sale subject to a reserve price.
    
11. Sellers’ Solicitor: Messrs Sewell Mullings Logie, 7 Dollar Street, Cirencester, Gloucestershire GL7 2AS. Tel: 01285 650000

Should you wish to view the property, please contact Amy Herring or Emma Buse.  

If you require any further information, please contact Mark Hill.

These sale particulars have been raised to offer a general guide of the property.
Internal measurements are accurate to +/- three inches (75mm). All plans are for identification purposes only and not to scale. Appliances have not been checked. Services stated are assumed to be connected. We would advise structural and legal advice be sought before committing to any purchase. Moore Allen & Innocent LLP is a Limited Liability Partnership registered in England and Wales, No. 0C311820

Tel:  01285  648115
Fax: 01285  640494

e-mail: farmsales@mooreallen.co.uk