MILL FARM, Ewen, Cirencester, Gloucestershire, GL7 6BT

SOLD

Cirencester 4 miles, Oxford 42 miles, Swindon 20 miles, Cheltenham 20 miles, M4 (J15) 20 miles,
Kemble Railway Station 1 mile (London Paddington 78 minutes)
(all distances and times approximate)

A beautifully positioned farm adjacent to the infant River Thames with sporting, equestrian and development potential

17th Century Listed Farmhouse
Sitting room, dining room, kitchen, larder, shower room, 4 bedrooms, bathroom, attics
gardens fronting the River Thames.

Range of modern and traditional Buildings
with planning consent to convert three traditional buildings into two dwellings and an annexe,
extension of the farmhouse and the erection of stables and garages.

Pastureland; 21.36 acres (8.64 hectares)

6 further lots of Arable and Pasture Land

IN ALL ABOUT 293.23 ACRES (118.66 hectares)
FOR SALE BY PRIVATE TREATY AS A WHOLE OR IN UP TO 7 LOTS

Guide Prices:

Viewing
All viewings are strictly by prior appointment. Should you wish to view the property, please contact Emma Buse or Beth Morris.

Due to the current Foot & Mouth Disease restrictions, please adhere to strict bio-security measures, as livestock may be grazing the grassland.

If you require further information, please contact Mark Hill.

Situation
Mill Farm is set in a beautiful position, straddling the infant River Thames on the edge of the Cotswold Hills. The farmyard lies immediately to the west of Ewen village, approximately 4 miles south of Cirencester. The village of Kemble lies 1 mile to the west, offering a village shop, post office, village hall, parish church, public house and main line railway station (putting London, Paddington just over 1 hour’s travelling time away).

The nearby market town of Cirencester provides most day to day shopping and other requirements. More extensive facilities are available in Swindon (approximately 20 miles). Motoring connections are excellent, with the M4 (Junction 15) approximately 20 miles distant.

There is an excellent choice of schools in the area, including a village school at Kemble, Rendcomb College, Westonbirt, Cheltenham and Marlborough College. There are also many recreational opportunities nearby, including Cheltenham Racecourse, polo at Cirencester Park and Westonbirt, water sports at the Cotswold Water Park, hunting with the VWH and a good availability of golf courses, shooting and equestrian facilities.

LOT 1
MILL FARMHOUSE, BUILDINGS AND APPROXIMATELY 21.36 ACRES (8.64 hectares)
(coloured green on the sale plan)

Mill Farmhouse is situated in a delightful position, overlooking the River Thames with unspoilt pasture meadows beyond. Adjacent is a range of modern and traditional farm buildings and pastureland bounding the river.

The farmhouse is believed to date from the 17th century and is constructed of Cotswold stone under a pitched Cotswold slate roof. The house underwent a substantial refurbishment in 2005 with the replacement of the central heating system, electrical wiring, kitchen and bathroom fittings and complete redecoration. Planning consent has been granted to extend the farmhouse. It is approached from the highway over a drive leading to a parking area, from where a short path through a gateway in a stone boundary wall leads to the front door. The accommodation briefly comprises:

On the Ground Floor:
Open Porch and front door to a small Entrance Hallway. Drawing Room with large open fireplace with Cotswold stone surround, containing a wood burning stove. Two window seats, exposed beams and cupboard containing the electricity meters. Understairs cupboard containing the Grant 70/90 Multi Pass oil fired boiler. Staircase to the first floor.

Dining Room with open fireplace with Cotswold stone surround and hearth, recessed cupboard and exposed beam. Kitchen with range of base and wall units, single drainer sink, part tiled walls. Walk-in Larder with shelving. From the Drawing Room, a further door leads to a Lobby with garden door. Shower Room with integral shower unit, part tiled walls, wash hand basin and wc.

On the First Floor:
Landing, with stairs to the second floor. Bedroom 1 with wardrobe, wall cupboard and open fireplace with cast iron surround. Bedroom 2. Bedroom 3 with airing cupboard with lagged hot water tank and slatted shelving. Bathroom with bath with shower unit over and part tiled walls, wash hand basin, wc and window seat.

On the Second Floor:
Bedroom 4. Attic 1 containing a water header tank. Attic 2 and interconnecting door to Attic 3. There is scope to utilise the attics as further bedrooms.

Outside:
Adjacent to the house is a three bay Garage (7.92m x 6.00m), formally a cart shed constructed of Cotswold stone under a pitched clay tile roof.

The gardens, which lie mainly to the front of the house, are bounded by Cotswold stone walls and the Tallet Barn. They are mostly laid to lawns with flower borders and shrubberies. There is a large summer house attached to the adjoining Tallet Barn. A hand gate leads to a further area of lawns adjoining the River Thames, over which there are pretty views of the pastureland beyond. On the western side of the house are two former pigsties of Cotswold stone construction.

Click here for large size Floor Plans

THE FARM BUILDINGS
The buildings are situated adjacent to Mill Farmhouse, and comprise a range of modern and traditional buildings which have previously been used for livestock and arable farming purposes. They briefly comprise:

1. Stone Barn A substantial traditional building of Cotswold stone construction under a pitched concrete tile roof. Main external dimensions of 15.92m x 6.43m with a porch of 5.36m x 4.86m. Attached is a 3 bay former cart shed (7.83m x 4.25m) and attached single storey byre (19.3m x 4.5m).
2. Tallet Barn A substantial traditional building of Cotswold stone construction situated adjacent to the farmhouse. The building has a full length of approximately 32.5m and a maximum width of 5.75m. It is partly open fronted and has two sets of external tallet steps to the first floor.
   
3. Cow Byre A six bay open fronted traditional cow byre of Cotswold stone construction under a pitched clay tile roof with external dimensions of approximately 16.5m x 4.2m. Adjoining is a Cotswold stone store (9.7m x 4.2m). The building is situated adjacent to the entrance from the highway and opens onto a yard bounded by Cotswold stone walling.
   
4. Grain Store comprising 3 adjoining 5 bay Dutch barns a with lean-to, providing a covered area with external dimensions of approximately 38.0m x 23.3m. Further Lean-to (12.4m x 9.2m).
   
5. Former Dairy (24.0m x 12.2m) of concrete block construction under a pitched corrugated roof.
   
6. Farm Office (7.5m x 4.8m) of concrete block construction under a pitched corrugated roof and
   lean-to store (4.8m 1.8m).

THE LAND
Adjacent to the farmhouse is a small pasture paddock, and beyond the buildings is a pasture field extending to approximately 6.94 acres. There is a small area of woodland adjacent to the river. A pretty stone bridge crosses the river to a yard with a pair of metal framed single storey buildings. Beyond these lie two further pasture paddocks, in all extending to approximately 7 acres, in a most attractive setting.

PLANNING CONSENT
Full planning and listed building consent has been granted for the following (see paragraph “Town and Country Planning” under the heading “General Information”):

STONE BARN: Conversion into a single dwelling with accommodation comprising: dining hallway, living room, kitchen, utility room, playroom, garden room, ground floor bedroom 3, bathroom. On the First Floor: two further bedrooms and a bathroom. Gross internal floor area: 240.86 sq m (2,592.68 sq ft) approximately.
TALLET BARN: Conversion to form an annexe to the Stone Barn providing: on the Ground Floor: lobby/cloakroom. On the First Floor: 3 bedrooms, dressing room and 2 bathrooms. Gross internal floor area: 93.15 sq m (1,003.69 sq ft) approximately. Ground floor store rooms and a wagon lodge provide a further 108.93 sq m (1,172.55 sq ft) for storage and equipment, etc.
COW BYRE: Conversion to a single residential unit with accommodation comprising: living room, kitchen, hallway, 3 bedrooms, bathroom and 2 shower rooms. Gross internal floor area: 81.91 sq m (881.70 sq ft) approximately.
THE FARMHOUSE: A single storey extension with external dimensions of approximately 8.00m x 4.00/3.50m providing a kitchen/ breakfast room with a westerly outlook and garden doors.
GARAGE (CART SHED): Conversion of the roof space to provide a studio/workshop (8.0m x 3.5m) with access from external tallet steps.

STABLES (new build): A range of 3 looseboxes, tack room and store room with external dimensions
of 19.8m x 6.0m.

GARAGES (new build): A double garage with external dimensions of 5.6m x 6.3m and 2.4m x 4.0m.

ACCESS : A new vehicular access from the highway

LOT 2
PASTURELAND: 43.05 ACRES (17.42 hectares)
(coloured blue on the sale plan)

An attractive parcel of pastureland, with access from the Kemble road (to the north) and Washpool
Lane (to the south). The River Thames runs along the northern boundary. There are six field enclosures, mostly bounded by trimmed hedges with a number of hedgerow trees. Mains water is available from a sub-metered supply.

LOT 3
ARABLE LAND: 23.71 ACRES (9.60 hectares)
(coloured yellow on the sale plan)

Two enclosures of arable land, with access from Washpool Lane. A hard track leads to a small
traditional single storey building adjacent to the fields. There is a small spinney of Corsican pines
on the south eastern boundary and a further spinney adjacent to the River Thames on the northern
boundary. Mains water is available from a sub-metered supply.

LOT 4
ARABLE LAND: 127.34 ACRES (51.53 hectares)
(coloured orange on the sale plan)

An excellent block of arable land lying to the south of Washpool Lane from which access is gained.
The land is a productive medium loam, much of which has been underdrained. The boundaries mainly comprise trimmed hedges. There are no public rights of way or wayleave agreements affecting the land.

LOT 5
ARABLE LAND: 40.27 ACRES (16.30 hectares)
(coloured pink on the sale plan)

Three field enclosures situated to the north of Ewen village with good access from the highway. To the north of the land runs the former Kemble to Cirencester railway line. The Sellers are retaining a strip of land 5 metres wide along the southern (village) boundary of this lot.

LOT 6
ARABLE LAND: 33.66 ACRES (13.62 hectares)
(coloured beige on the sale plan)
Three enclosures of arable land to the north of Ewen village. There is access to all field enclosures from the highway. The land is situated in an attractive setting with the former Severn and Thames canal running along the northern boundary.

LOT 7
PASTURE PADDOCK: 3.84 ACRES (1.55 hectares)
(coloured mauve on the sale plan)
An excellent pasture paddock with direct access from the highway. Mains water is available in the
adjoining highway.

	SUMMARY OF LOTS
Lot 1 (green)	Mill Farmhouse, buildingsand pasture	21.36 acres
Lot 2 (blue)	Pasture	43.05 acres
Lot 3 (yellow)	Arable	23.71 acres
Lot 4 (orange)	Arable	127.34 acres
Lot 5 (pink)	Arable	40.27 acres
Lot 6 (beige)	Arable	33.66 acres
Lot 7 (mauve)	Paddock	3.84 acres
		––––––––––– 293.23 acres
	Click here for large size Plan

DIRECTIONS
From Cirencester, take the A433 road signposted for Tetbury. After approximately 1 mile, take the turning left onto the A429 signposted Malmesbury and Chippenham. After approximately 1 mile, take the first turning left signposted Ewen. Pass under the former railway bridge, and Lot 5 will be found on the right hand side and Lot 6 on the left hand side of the road. For Mill Farmyard, proceed into Ewen village, bearing right at the first turning and turning right at the “T” junction. Follow the road out of the village, signposted Kemble, and Mill Farmyard will be found on the left hand side after a short distance. For Lots 3 and 4, proceed on the road towards Kemble, and immediately before entering the village turn left into Washpool Lane. After passing Kemble Park, Lot 4 will be found on the right hand side and Lot 3 will be found on the left hand side after a short distance.



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 Mill Farmhouse and the buildings on Lot 1.
Water: a private borehole supply serves Mill Farmhouse, the farm buildings and a water trough adjacent to the buildings on Lot 1. Lilac Cottage (which is being retained by the Sellers) is also connected to the borehole supply. The Sellers will be responsible for installing a sub-meter on the boundary of Lilac Cottage and for paying the buyer of Lot 1 for water used as recorded through the sub-meter. A mains metered supply of water is connected as a backup system to Lot 1, and also supplies troughs on Lots 2, 3 and 4. If these Lots are sold separately, the buyers will be responsible for installing sub-meters on the point of connection to each Lot and for paying for water consumed. Mains water is available in the highway adjacent to Lots 6 and 7.
Drainage: the farmhouse is connected to mains drainage.

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

Outgoings: Mill Farmhouse is registered in Band E for the Council Tax.

Town and Country Planning: Full planning and listed building consent has been granted for “Conversion of barn, tallet building and cow byre to residential use to create two dwellings with erection of outbuildings and garage. Extension to Mill Farm House and alterations to cart shed. Creation of new vehicular access”, subject to conditions.
Planning application ref: 07/01544/FUL, file ref: CT.0115/G
Listed building application ref: 07/01543/LBC, file ref: CT.0115/F.
Full extracts of the application, Architect’s and survey plans, decision notices, Protected Species Survey, Flood Risk Assessment and other information is available from the Selling Agents.
Mill Farmhouse is listed Grade II.
Lots 1, 2, 3, 5 and 6 are situated in a “Special Landscape Area” as designated in the Local Plan.
A footpath crosses the northern edge of Lot 2.

Development Uplift:
The buyer of Lot 1 will be required to enter into a development uplift or overage deed with the Sellers,
whereby the buyer will pay to the Sellers 50% of any uplift in value attributable to additional planning
permissions which may be granted for new build residential development over Mill Farmyard during the 21 year period from the date of completion. Further information is available from the Selling Agents.

Tenure and Possession: The property is offered for sale by private treaty as a whole or in up to 7 lots. Vacant possession of each lot will be given on completion. Holdover may be required over the grain store on Lot 1 until all grain is sold.

Single Payment Scheme: The Sellers have established entitlements under the Single Payment Scheme. The single payment for the property has been claimed by the Sellers in 2007. Entitlements will be available to the buyers of each lot after completion. Further details are available from the Selling Agents.

Ingoing Valuation: The buyer of each lot will be expected to pay on completion for the following items in addition to the purchase price:

1. all unconsumed stores including heating oil and fuel oil;
   
2. all beneficial cultivations, seeds sown, fertiliser and sprays applied and all acts of husbandry where no crop has been taken or no crop planted, based on cost and CAAV costings, plus the value of enhancement at £10 per acre per month from the date of planting of the arable crops.

Farm Sale: The Sellers reserve the right to hold a sale of live and dead farming stock on the property prior to completion.

Sporting, Timber and Minerals: The sporting rights, standing timber and minerals are all included in the sale. The property is situated within the VWH Hunt country.

Sellers’ Solicitors: Messrs Rickerbys, Ellenborough House, Wellington Street, Cheltenham, Gloucestershire, GL50 1YD. Tel: 01242 224422.

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

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;
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 or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them;
the sale plans are based on the National Grid sheets (as revised by the Selling Agents) and are published for identification purposes only;
no person in the employment of Moore Allen & Innocent LLP has any authority to make or give any representation or warranty whatsoever in relation to the property;
no responsibility can be accepted for any expenses incurred by intending buyers or their agents;
all areas, measurements and distances referred to herein are approximate only;
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 our Cirencester Office.

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