GOATS GAMBOL – BEECH LANEWOODCOTE L SOUTH OXFORDSHIRE

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GOATS GAMBOL – BEECH LANEWOODCOTE SOUTH OXFORDSHIRE

Goring on Thames & Station – 3 miles (London Paddington in under the hour) Reading – 8 miles M4 at Theale (J12) – 9 miles

Henley on Thames – 11 miles Oxford – 18 miles

Privately situated in delightful gardens & paddocks of approximately 2.77 acres, the property is idyllically located on the quiet wooded fringe of this highly regarded Chilterns village, within close walking distance of village amenities, outstanding schooling, extensive woodland paths, and only a short drive from Goring & Streatley mainline railway station providing direct access to London Paddington within the hour.

Full planning permission exists for the replacement of the existing house and stables, with 2 new independent residences, a 2 storey detached house of approximately 2,202 sq ft with detached garage of approximately 400 sq ft, and a detached bungalow of approximately 1,066 sq ft.

It is thought that further potential exists for an additional 5 independent detached residences, subject to the relevant permissions being obtained.

A wonderful opportunity afforded, either for development or as an equestrian property, early viewing is advised.

Existing House

Entrance Hall

Kitchen / Dining Room

Utility Room

Inner Hall

Shower Room

Sitting Room With Fireplace

Study

Master Bedroom With Shower Room

Bathroom

Landing

2 Further Bedrooms

Gardens & Grounds

Private Gardens & Paddocks Of Approximately

2.77 Acres

Stabling Block With 4 Stables / Loose Boxes

Detached Garage

LOCATIONThe village of Woodcote laying just off the A4074 Reading to Oxford road, is situated in the scenic countryside of the Chilterns designated an A.O.N.B. and has excellent road communications for the surrounding major towns, the M4 and M40 networks and there are mainline stations locally at Pangbourne and Goring on Thames as well as Reading, for fast commuter trains up to London (Paddington).

The village from its earlier market origins based on farming and the countryside, is now a thriving community supported by a good range of local amenities including a Co-op supermarket, Post Office Stores, Library, local pubs, a modern Health Centre and first rate Private and State schooling notably Langtree secondary

school which has achieved Outstanding Ofsted ratings.

Near the centre of the village is the Parish Church, which was rebuilt in 1846 in a Norman style on the site of the original Norman structure, with a few traces of original walling still surviving. Woodcote House, an historic country mansion built in the 1730s, now forms part of the Oratory School, standing in extensive park like grounds east of the main village. The Prep. School for the Oratory is situated nearby at Crays Pond.

A variety of local activities appealing to young and old are based in the Village Hall and nearby Community Centre and which are well publicised in the monthly village newspaper, the Woodcote Correspondent, circulated to all local residents.

PROPERTY DESCRIPTIONThe property occupies a commanding yet private position, overlooking its delightful gardens and paddocks, which extend to approximately 2.77 acres, being privately approached off a quiet rural lane, yet only a short walk from the village centre and woodland walks.

A delightfully mature individual plot, the existing cottage extends to approximately 1,211 sq ft in size, affording flexibly arranged character accommodation, which offers clear potential for both enlargement and adaptation, and duly benefits from having a detached garage of approximately 414 sq ft, and detached stabling of approximately 594 sq ft.

Full planning permission was granted in June 2017 (Appeal Decision Ref: APP/Q3115/W/17/3171547 /

Application Ref: P16/S2714/FUL) for the full replacement of the existing cottage, garage, and stabling,

with the following:

• Replacement new 2 storey detached house in place of existing house / Approximately 2,202 sq ft

• Replacement new detached garage in place of existing garage / Approximately 400 sq ft

• Replacement new detached bungalow in place of existing stabling / Approximately 1,066 sq ft

A wonderful opportunity afforded, for either private buyers or those seeking a development opportunity,

early viewing is advised.

OUTSIDEThe property is approached over a long gravelled entrance drive off Beech Lane which leads through an electrically operated 5-bar gate down to the property, past the railed paddocks, where the drive widens into a larger forecourt area with the garaging located off to one side. On opposing sides of the drive, there is a spacious detached garage on one side, and to the other, a spacious stabling block with 4 loose boxes and a solid railed yard area.

The grounds are most private, flanked by high mature trees and extensive planting, with all boundaries

fully fenced for security. A smaller private garden is privately fenced, away from the paddocks,

accessed directly from the main house for quiet enjoyment, yet with lovely views afforded over the

paddocks themselves.

In all the gardens and paddocks extend to approximately 2.77 acres.

SPECIAL CONDITIONLegal access over the private road leading to the property has been agreed for up to 7 new independent dwellings.

The first 2 independent dwellings, as permitted currently require no payment to the access owner, however if further dwellings are permitted, numbers 3 – 7 are agreed at 20% of the open market value of the relevant land with the benefit of planning permission for additional dwellings.

GENERAL INFORMATIONServices: Services: All mains services are connected. Central heating and hot water from gas fired boiler.

Postcode: RG8 0PY

Local Authority: South Oxfordshire District Council – Telephone: 01235 422422

DIRECTIONSFrom our offices in the centre of Goring, turn right and proceed up to the top of the High Street. At the railway bridge junction turn right and then left into Reading Road. Continue out of the village up White Hill and on reaching the crossroads at Crays Pond in approximately 1¾ miles, turn left for Woodcote. On entering Woodcote in a further mile, turn left at the first crossroads into Beech Lane and at the bottom of the dip bear left into the continuation of Beech Lane and Goats Gambol will be found off on the left-hand side towards the further end of this road.

VIEWINGStrictly by appointment through Warmingham & Co.

DISCLAIMERThe agent has not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. If required, the client is advised to obtain verification. These particulars are issued on the understanding that all negotiations are conducted through Warmingham & Co. Whilst all due care is taken in the preparation of these particulars, no responsibility for their accuracy is accepted, nor do they form part of any offer or contract. Intending clients must satisfy themselves by inspection or otherwise as to their accuracy prior to signing a contract.

Metres1 2 30

Feet0 5 10

= Reduced headroom below 1.5m / 5'0

Sitting Room4.50 x 3.4214'9 x 11'3

Study6.62 x 3.0721'9 x 10'1

Bedroom 14.55 x 3.0114'11 x 9'11

Kitchen3.31 x 3.0710'10 x 10'1

Dining Room3.35 x 3.1811'0 x 10'5

Utility

IN

Stable5.70 x 2.7618'8 x 9'1

Stable4.14 x 2.9213'7 x 9'7

Stable4.14 x 2.9213'7 x 9'7

Stable4.44 x 3.0714'7 x 10'1

Bedroom 24.68 x 2.3115'4 x 7'7

Bedroom 34.58 x 2.0015'0 x 6'7(Approx)

Garage7.00 x 5.5023'0 x 18'1

Ground Floor

First Floor

(Not Shown In Actual Location / Orientation)

(Not Shown In Actual Location / Orientation)Stable Block

Eaves Storage

Goats Gambol, Beech Lane, Woodcote, Oxfordshire, RG8 0PYApproximate Gross Internal Area = 112.5 sq m / 1211 sq ft

Garage = 38.5 sq m / 414 sq ftStable Block = 55.1 sq m / 594 sq ft

Total = 206.1 sq m / 2218 sq ft

FLOORPLANZ © 2016 0845 6344080 Ref: 167144This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate.

Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

01491 8741444/5 High Street, Goring-on Thames

Nr Reading RG8 9ATE: sales@warmingham.com

www.warmingham.com

www.warmingham.com