Holly Tree Houseclanfield oxfordshire

Holly Tree HouseClanfield, Oxfordshire

Burford 8 miles, Faringdon 4 miles, Witney 9 miles, Bampton 2 miles,

Oxford 21 miles, Didcot Parkway 22 miles (London Paddington from

40 minutes)

A substantial and versatile village home that successfully combines period charm and contemporary comfort, with separate annex, coach house and impressive garage/workshop/games room complex. In all 0.63 acres.

• Entrance Hall

• Study

• Dining Room

• Inner Hall

• Kitchen / Breakfast / Family Room

• Drawing Room

• Cloakroom

• Utility Room

• 5 Double Bedrooms (2 en-suite)

• Bathroom

• 2nd floor Bedroom

• 2 Loft Rooms & Attic

• Sunny Garden and Terraces

• Garages, Workshop, Games Room

• Annex and Coach House

• Driveway

DESCRIPTIONHolly Tree House is an attractive Cotswold stone property, believed to date back to the 17th Century. It was modernised and substantially extended in 2014, with the impressive garage/games room complex being constructed more recently. The separate annex provides ancillary accommodation and potential rental income. The original part of the house is at the front of the property and retains many original features including oak beams and timbers, stone flooring and window seats. The light and airy extensions to the side and rear are sympathetic to the original with areas of exposed stone wall, oak timbers and joinery, limestone flooring and underfloor heating. Storage space has been created in many of the rooms, extending into the loft and attic spaces.

ACCOMMODATION

GROUND FLOOR The front door is set beneath a storm porch and opens into the spacious entrance hall with flagstone floor, working fireplace and original pine corner cupboard. The study is situated off the hall and has oak flooring and built in desks and storage. To the other side of the hall is a beamed sitting room with oak flooring and extensive built in storage, which would make an ideal formal dining room. The inner hall is particularly light, being double height with a high level window at one end. It leads to the well-proportioned vaulted drawing room, which is dual aspect with oak beams and a wood burning stove. The impressive kitchen/breakfast/family room is the hub of the home with ample space for a seating area, large dining table and generous kitchen island. With limestone flooring, windows to three aspects and bifold doors opening to the rear terrace and garden, it is a light and sunny room with painted shaker style storage units, fitted appliances include a combination oven, integrated dishwasher, wine fridge and a four oven electric AGA. There is space for an American style fridge freezer. Also off the hall are a guest cloakroom and the utility room, which has space for laundry appliances and a cupboard housing the oil fired boiler and water softener.

FIRST FLOOROn the first floor the large landing leads to five double bedrooms. The vaulted master bedroom has a fitted dressing room, contemporary shower room and Juliet balcony overlooking the garden to the rear. The guest bedroom is also vaulted with an en-suite shower room. There are three charming double bedrooms in the original part of the house, with window seats and exposed beams. The family bathroom is situated off the landing with traditional fittings including a roll top bath.

SECOND FLOORA staircase leads to the second floor with a pretty eaves bedroom, two further loft rooms and a deep storage attic.

OUTSIDEAs with many properties on Main Street, Holly Tree House is accessed via bridges over Clanfield Brook. The first bridge, adjacent to the Coach House, provides pedestrian access. The second, which is situated the other side of two large willow trees and shared with the neighbouring property, leads to a large pair of timber gates allowing vehicular access to Holly Tree House, they open onto the extensive driveway, which is screened by laurel hedging, and would accommodate numerous vehicles to the side and front of the house. The original coach house is adjacent to the pedestrian access and would garage one car. A pedestrian gateway to the side of the house leads to a paved courtyard with access to the detached one bedroom annex, with vaulted accommodation finished to the same level as the house. A further pair of large timber gates to the other side of the property access an extension to the flint driveway, which leads around the large rear lawn to the detached garage/workshop/games room. This has been recently constructed to an exceptionally high standard and could be used for a variety of purposes. It currently provides a large garage and workshop space with resin flooring, two sets of bifold glass doors and a store room. Adjacent to this is a large games/party space with Karndean flooring, coffee/drinks preparation area with sink, a door to a contemporary fitted shower room, full length windows overlooking the garden and bifold doors opening to a south facing paved terrace. This building is heated via ‘smart’ underfloor heating, with independent zones that can be controlled remotely. A further garage/tool store is accessed from the terrace. External hot and cold taps are located to the rear.

The gardens have been landscaped for easy maintenance with a large area of lawn, various shrub and herbaceous beds and several mature trees. Pleached hornbeams and a stone wall are positioned to screen the workshop complex from the main house. Other trees include lime, silver birch, quince, two magnificent clipped bay and a large magnolia. In addition to the south facing paved terrace by the games room, further paving adjoins the house, providing access to the kitchen, utility and side hall doorways and a second pedestrian gateway to the front drive.

SITUATIONClanfield is well located for access to the major commercial centres of Swindon, Cheltenham, Birmingham, Banbury and the historic University City of Oxford. Communications are excellent both by rail and road, with access to the M40 at Oxford for London and Birmingham, via Cheltenham to the M5 and South West and to the M4 at Swindon to the South. Heathrow Airport is 64 miles away.

This small village is largely made up of period Cotswold stone houses and cottages. There is a fine 14th Century Church, two good public houses, one of which is a hotel with a restaurant, a respected primary school (Ofsted Good) and a village shop with a post office and tea room. An award winning butcher and delicatessen, small supermarket, doctor and dentist are available in nearby Bampton, with Witney and Faringdon providing more comprehensive facilities including Waitrose in both

Workshop Complex

Workshop Complex Workshop Complex

locations and a cinema complex in Witney. Education in the area is first rate, with St Hugh’s and Cokethorpe schools both within 9 miles and many excellent private schools in Abingdon, Oxford and Cheltenham. Clanfield falls within the catchment area for the highly regarded secondary school at Burford (Ofsted Good)

SERVICES Mains water, drainage and electricity to house, annex and workshop. Oil fired central heating to the house. Electric hot water and radiators to the Annex. Propane gas heating to the workshop/games building. Fibre broadband. No tests to the suitability of services have been carried out and intending purchasers should commission their own tests (if required)

FIXTURES AND FITTINGS Only those items mentioned in these sales particulars are included in the sale. All other items are specifically excluded, as are garden ornaments and statuary (although some may be available by separate negotiation if required)

LOCAL AUTHORITYWest Oxfordshire District Council, Church Green, Witney, Oxfordshire. T 01993 861000 W westoxon.gov.uk

COUNCIL TAX Band G

VIEWINGSPlease telephone Butler Sherborn, Burford Office T 01993 822325 or The London Office T 0207 839 0888. E burford@butlersherborn.co.uk

DIRECTIONS (POSTCODE OX18 2SP)From Burford take the A361 towards Lechlade. After the Cotswold Wildlife Park take the first left hand turn, signposted Kencot, and continue on this road to a crossroads. Turn left at the junction towards Alvescot. At the next junction turn right and proceed through Alvescot, remaining on this road through the village of Black Bourton until you reach Clanfield. Continue on this road, passing The Plough and the village shop. The entrance to Holly House will be found on the left hand side, just after two large willow trees.

Annex

Annex Coach House

The Cottage – Energy Efficiency Rating

Hollytree House – Energy Efficiency Rating

DISCLAIMER1. These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. All descriptions, including photographs, dimensions and other details are given in good faith but do not amount to a representation or warranty. They should not be relied upon as statements of fact and anyone interested must satisfy themselves as to their correctness by inspection or otherwise. 2. Neither Butler Sherborn LLP, nor the seller, accepts responsibility for any error that these particulars may contain however caused. Neither the partners, nor any employees of Butler Sherborn LLP have any authority to make any representation or warranty whatsoever in relation to this property. 3. Any plan is for layout guidance only and is not drawn to scale. All dimensions, shapes and compass bearings are approximate and you should not rely upon them without checking them first. 4. Please discuss with us any aspects which are particularly important to you before travelling to view this property. 5. Please note that in line with Money Laundering Regulations potential purchasers will be required to provide proof of identification documents no later than where a purchaser’s offer is informally accepted by the seller.

Photographs taken: June 2020. Particulars written: June 2020.

Butler Sherborn, Burford office: 2 Lower High Street, Burford

Oxfordshire OX18 4RRT 01993 822325 E bur@butlersherborn.co.uk

www.butlersherborn.co.uk