Two Mile Lane, Highnam, Gloucester, Gloucestershire, GL2

Summary of Features

* Detached, very spacious extended period farmhouse (4,369 sq ft) * Attached 1 bedroom, 2-storey annexe (720 sq ft) * Up to 7 bedrooms, 3 en-suite, 2 family bathrooms * Spacious, open plan Aga kitchen/breakfast room * 3 generous reception rooms, 2 with wood-burners * Good-sized entrance hall, utility/boot room, 2 downstairs WC’s * Established, wrap-around gardens, enclosed courtyard * Several outbuildings, hard-surface tennis court and paddock

Location

* Mileages: Highnam <1 mile, Gloucester 3½ miles, Stonehouse 8 miles, Cheltenham 11½ miles, Stroud 12½ miles, Ledbury 15 miles, Malvern 21 miles, Hereford 25 miles, Birmingham 58 miles * Road Links: M5 (Jct 11 & Jct 11A) 8 miles * Railway Stations: Gloucester * Airports: Bristol (49 miles) & Birmingham (60 miles)

Situation

The village of Highnam has a rich history and can be found to date back to 1033 when Wulfin le Rue gave Highnam and Churcham to the Church of St Peter, and reference to Highnam can be found in the Domesday Book in 1086. Highnam is well located for the historic City of Gloucester yet still has an attractive semi-rural appeal, with several villages, smaller towns and The Cotswolds within easy access. The area offers a super range of amenities overall, including retail, recreational and educational, all within easy reach, and has excellent road and rail links to the rest of the country.

Home Farm

* Home Farm is a very generously proportioned, detached farmhouse of Victorian origin, which has been latterly extended over time to create a super family home offering very flexible accommodation, situated over three floors. * A covered, open porch leads into an entrance hall, where there is a useful walk-in cloak cupboard and a separate WC. A pair of French doors open out to a good-sized central hall where there is access to the ground floor accommodation and a staircase to the first floor. * The comfortable drawing room leads off the central hallway and is complemented by a wood-burning stove and a door leading out to the garden. This room opens out to a formal dining room which has a double aspect and an open fire (not currently used), which provides an attractive feature. Sliding patio doors lead out to a paved terrace and the garden.

Home Farm (continued)

* There is a spacious, open plan kitchen/breakfast room with country-style fitted kitchen offering ample storage, complemented by an oil-fired 2-oven Aga, an integrated AEG double oven and separate induction hob with extractor hood, an integrated dishwasher and a fridge-freezer. This lovely room provides a homely space for family dining and informal get-togethers. * A door leads off the kitchen to the utility/boot room where there is further fitted cupboard storage, space and plumbing for a washing machine and a tumble dryer and a second, separate WC. There is also a good, walk-in storage cupboard and a door out to the garden. An internal door off the utility room leads through to the adjoining Annexe. * Stairs off the central hall lead to the first floor and a large landing where there are four good-sized double bedrooms, two with en-suite and one with French doors opening out to a balcony overlooking the garden. There is also a family bathroom on this floor.

Home Farm (continued)

* The main bedroom has fitted wardrobes and a large en-suite bathroom with walk-in shower. All bedrooms feature the original fireplaces, with attractive tile surrounds. * A door off the landing opens to a staircase to the second floor where there is a home office with fitted office furniture and three further bedrooms comprising two double rooms and a single room. One double room has an en-suite shower room, there is a second family bathroom, and all the bedrooms have fitted wardrobes/storage. * The accommodation on this floor is very versatile and lends itself to a range of uses, such as a guest suite, a second annexe or hobby/work rooms, etc.

The Annexe

* An attached annexe provides independent accommodation for family members, or could be used for holiday let/Airbnb, if desired. The Annexe has its own independent access and can also be accessed directly from the property via the utility/boot room, which can be fully closed off, if required, via an internal door. * The Annexe is situated over two floors and the accommodation comprises an open plan kitchen/sitting/dining room on the ground floor, with a double bedroom and en-suite on the first floor. * The fitted kitchen area has an integrated oven and hob with space for a fridge-freezer and a washing machine and there is a useful walk-in cupboard which provides great storage.

The Outside

* The property is approached off a country lane via sweeping driveway flanked by well-maintained lawns, planted with a variety of mature trees, which creates a lovely woodland approach leading to the front of the property, where there is ample parking for several vehicles. * There is a detached, period brick outbuilding, currently used as a garage/workshop and storeroom with a staircase to a further loft/storage space. This building has potential for conversion to create a detached annexe for private use, as an office/business use, or holiday let/Airbnb, subject to the necessary permissions. * The large, and attractively landscaped gardens are well-established and are mainly lawned, complemented by a variety of mature shrubs, trees and flowering plants.

The Outside (continued)

* A pair of decorative iron gates lead through to a hard-surface tennis court which is bounded by mature hedges and separate from the main gardens. * A clematis covered walkway leads to a pedestrian gate to the adjoining paddock (c. 1.64 Acres). The paddock also has another access for vehicles if required. * Several patio areas provide ample space to create secluded seating areas to enjoy the gardens and for seasonal BBQ’s and socialising with family and friends. * A small pond in a courtyard setting provides an attractive feature and attracts a variety of wildlife and there is a vegetable/soft fruit garden for those wishing to grow some of their own produce.

The Outside (continued)

* There is an enclosed inner courtyard with two, large open-fronted “L”-shaped barns, currently used for storing logs, and a large, detached garage with two adjoining workshops. * Whilst the property has a few neighbours, it remains extremely private and is not overlooked.

Material Information

Services

Mains electricity. Mains water (metered). Private drainage (treatment plan). Oil-fired central heating and Aga.

Broadband

Currently supplied by Now TV (76 Mbps d/l). Gigaclear will be available in due course.

Mobile Phone Signal

Indoor and outdoor coverage via several providers. Please check your own phone whilst at the property.

Local Authority

Tewkesbury Borough Council: .

Council Tax

Band “G” (£3,518.87 for 2024/25).

Tenure

Freehold.

Construction

Brick walls, part rendered. Tiled roof.

Listing

Brick walls, part rendered. Tiled roof.

Planning Permission

No current planning aspects.

EPC

“E” with potential for “D”.

Flood Risk

There is no risk of flooding.

Access

Via the public road.

Public Access

There are no Rights of Way or Public Footpaths over this property.

Covenants

None of which the Vendor or Agent are aware.

Conservation Area/AONB

The property is not within either.

Buyers Purchase Fee

Please note that buyers are required to pay a Purchase Fee of £300 (inc. of VAT) to Grant & Co on offer acceptance, to process a new transaction.

General Information

Schools

* Primary: Highnam, Minsterworth. Further information is available at: Secondary: Gloucester, Stonehouse, Stroud. Further information is available at: Independent: Gloucester, Stonehouse, Cheltenham & Stroud. Further information available at:

Local

The thriving village of Highnam has a primary school and day nursery, a Church, Doctor’s surgery, a village store & post office and village hall, which hosts a variety of clubs and events throughout the year. There is a popular farm shop at Over (<2 miles) and the nearby village of Minsterworth (<3 miles) offers a good range of amenities, including a Church, a primary school, a village hall hosting a variety of clubs and events, a pub, butcher and the Severn & Wye Smokery with café and restaurant. This is also a popular location for viewing the renowned Severn Bore. A range of pubs are within easy reach and Gloucester is close by, providing an excellent range of facilities for everyday living.

Recreational

Highnam Court is nearby, and the gardens are open to the public on select Sunday’s during the year. The Court also holds various charitable, annual events including the Pied Piper Classic Car Show. Rodway Hill Golf Club is a short drive away. The surrounding area offers a wealth of sporting and recreational opportunities, with the Forest of Dean and Wye Valley within easy access. Further activities and cultural amenities, including theatres, cinema's, restaurants, sports centres; including Gloucester Ski and Snowboard Centre, are only a short drive away at Gloucester and Cheltenham.

Postcode

GL2 8DW.

What3Words

/// sits.reward.magma

Viewings

By prior appointment only via Grant & Co Estate Agents on .

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.