elkstone manor - Butler Sherborn · Main House: 802 sq m / 8,631 sq ft Garages: 69 sq m / 747 sq ft Flat: 63 sq m / 682 sq ft Log Store & Store: 48 sq m / 514 sq ft Boiler Room &

elkstone manorELKSTONE • GLOUCESTERSHIRE

An impressive and inviting 19th Century Manor House, with six ensuite bedrooms, four reception rooms, a separate self-contained flat, an indoor swimming pool complex and

a hard tennis court - all in grounds of around 7.5 acres comprising lawns, woodland, ponds and courtyard with mature, formal gardens including shrubberies and wild areas

Colesbourne village 2.5 miles, Cheltenham 7 miles, Cirencester 7 miles, Gloucester 13 miles

Cheltenham Spa Train Station 9 miles (126 minutes to London Paddington plus fast connections to Birmingham and the north),

Kemble Train Station 16 miles (71 minutes to London Paddington). Excellent roadlinks to the M5 and M4 via the A417.

SummaryGROUND FLOOR: Entrance Hall; Drawing Room; Dining Room; Office, Sitting Room; Kitchen Breakfast Room; Walk-In Pantry and

Lobby leading to Utility Room with laundry area; Swimming Pool complex; 4-car Garage; Plant Rooms

FIRST FLOOR: Master Bedroom with Ensuite Bathroom; Two Further Double Bedrooms (both ensuite)

SECOND FLOOR: Three Further Double Bedrooms (all ensuite) and Considerable Under Eaves Storage Space

FLAT: Stairs up to Double Bedroom, Bathroom, Living/Kitchen/Dining Room with views over the garden to east and west

CELLAR: (accessed from main hall): Wine Storage Room, Billiard Room

OUTSIDE: Sweeping driveway to the front; Church-facing enclosed courtyard garden to the rear; mature gardens featuring lawns, established borders and topiary hedging, potager/vegetable garden and woodland walks. Garaging for four cars and extensive

outbuildings for storage, logs etc

ALL IN APPROXIMATELY 7.5 ACRES

elkstone ManorELKSTONE • GLOUCESTERSHIRE • GL53 9PD

40 St James’s PlaceLondon, SW1A 1NS

T 020 7839 [email protected]

www.thelondonoffice.co.uk

43-45 Castle StreetCirencester, GL7 1QD

T 01285 [email protected]

DESCRIPTION AND HISTORYElkstone Manor lies on the edge of the hamlet of Elkstone, overlooking

the village church. Originally built in 1873 by the Horlicks family (of

bedtime drinks fame!) it formed the hub of the farming community. At

that time, the estate was mainly dairy, with some sheep and also cider

pressing (there are still one or two bins in the cellar that housed the

vats for fermenting purposes). Expanded from its original size during

the 1980s, Elkstone Manor has been further extended during the 31

year tenure of its present owners, who added the swimming pool

complex, 4-car garage and other features to the north side. In 1990 they

also planted more than 1000 trees, shaped the landscaping and water

features and established a large vegetable garden. This vegetable

growing area, along with a cuttings bed for flowers for the house,

greenhouse, potting shed, compost heap etc is discreetly hidden

behind a long evergreen hedge to the right, as one approaches the

house.

Finally, owing to regular maintenance of the building fabric, excellent

insulation and installation of a well-disguised solar energy source,

Elkstone Manor enjoys very little reliance on its oil-fired central heating

– meaning it stays warm, and enjoys very low running costs.

The main house offers substantial accommodation over three floors

with plentiful ground floor space for entertaining (both inside and

out) and the distinctive feature of all its bedrooms having ensuite

bathrooms. Every room retains original features, is well-proportioned,

high-ceilinged and spacious as well as benefitting from an abundance

of natural light from its large windows.

ACCOMMODATIONApproached, from a quiet lane, through an

electronically-operated gate, Elkstone Manor is

situated at the end of a long winding drive through

its own woodland that skirts the edge of the front

lawn before arriving, in front of the house itself, in

the shade of a large beech tree.

The house is entered through period double front

doors into a stone-flagged entrance hall. To the

right, a door leads to the hallway from where there

is an entrance into the impressive main drawing

room. This runs the depth of the house and enjoys

views to three sides. There is a large fireplace with

mantlepiece to the northern side, and window

seats along the southern wall. Double doors to the

west lead out to the paved terrace.

From the hallway there is a staircase (with mid-

landing views to the garden) to the upper two

floors, as well as (via a trapdoor) wooden stairs

down to a large well-maintained cellar area

currently used for wine storage and a billiard room.

The entrance hall also gives access to the dining

room, and a lobby area leading to the sitting room

and office.

The dining room is a stately and well-proportioned

space which allows for at least 12 guests seated, and

enjoys views through its tall windows to the church.

There is also a large working fireplace and a beautiful

original window seat.

The office (previously the Estate Office where

employees would receive their weekly monies) will

hold two desks with ease, and even features the

original safe embedded in the wall.

From the lobby there is also a door leading to the

enclosed rear courtyard, as well as the entrance to the

sitting room. This room enjoys French windows out to

the garden and a Godin woodburner situated in the

large original fireplace. From here, a door leads into

the large kitchen breakfast room with breakfast table,

oil-fired Aga, plentiful cupboards, substantial black

granite work surfaces and views on one side to the

courtyard, and the other to the main front lawn.

Beyond the kitchen there is a small lobby with door to

the outside (and entrance to the self-contained flat),

as well as access to the walk-in pantry. A door leads

to a wide corridor from where one goes to the utility

room (main house boiler, washing machines, dryers,

water softener and “tool shed”), to the swimming

pool zone and, beyond, to the garages.

THE SWIMMING POOL ZONEBuilt as an extension to the main house and specifically designed

to house the indoor pool, this complex is accessed up four steps

into the shower and dressing area. This includes a walk-in shower,

separate WC, cleaning materials cupboard and changing area with

basin, built-in spin dryer, hooks and dressing table. A door leads

into the pool itself. At 23m long by 5m wide (approx.), the ozone-

treated pool was installed by the current owners and is heated

by two ground source heat pumps. It is single depth throughout

(approx. 1.4m) and has a robust mechanised cover. There is a

door to the outside as well as large windows, reflected in a wall

of mirrors. These mean that it retains a wonderful feeling of light

throughout.

Returning to the main entrance hall, a wide staircase takes you

to the first floor. Here there are three large double bedrooms,

including the master bedroom, all of which have ensuite

bathrooms. The master bedroom is a wonderfully light and airy

room with windowseats overlooking the lawns to the south and the

established trees and planting, while its impressive bathroom enjoys

views over the church to the east. Both other rooms on this floor

also feature large ensuite bathrooms, big sash windows and plenty

of space and light.

The main stairway continues to the second floor where there are

three further double bedrooms (all full height) and a shelved library

area on the landing. All three bedrooms and bathrooms are again

of an excellent size, and have views either over the gardens, or

towards the village church.

Approximate gross internal area

Main House: 802 sq m / 8,631 sq ft

Garages: 69 sq m / 747 sq ft

Flat: 63 sq m / 682 sq ft

Log Store & Store: 48 sq m / 514 sq ft

Boiler Room & Pool Machinery: 31 sq m / 332 sq ft

Total: 1013 sq m / 10,906 sq ft

Ground Floor

Flat

First Floor Second Floor

Lower Ground Floor

Flat

Energy Efficiency Rating

6076

GARDENS AND GROUNDSThe gardens at Elkstone Manor have been

developed and enjoyed over many years by

the current owners. The land surrounds the

house on all sides, with the majority to the

front. There is a large lawn running to the

front of the house and terrace, bordered by

hedges and woodland. To the northern side

is the tennis court and ha-ha (in which the PV

array sits). There is a secondary driveway to

the property (for garaging and outbuilding

access) directly off the village road. To the

east of the house (the village side) there is a

courtyard surrounded by yew hedging that is

a favoured dining and entertaining area. The

south side has established trees, beds, two

ponds with lawn and shrubberies that lead

to the vegetable garden, greenhouse and

potting shed. Beyond the main lawn, and

enclosing the first portion of the driveway,

lie several acres of broadleaf woodland that

was planted in 1990 by the current owners.

There are several woodland paths and shady

picnic spots (as well as a steady supply of

firewood!).

LOCATIONElkstone has a long history – it was mentioned in the Domesday Book

(with its ‘high wild hills and rough uneven ways’) and, following the

Norman conquest, was handed over to one of the most prominent

landowners in the county - Ansfrid de Cormeilles. By the 1700s,

Elkstone had grown substantially to number 35 separate dwellings

housing 160 inhabitants – and in 1962 it had truly arrived in the modern

age with the advent of electricity! It is now a thriving community where

life centres around the village hall in the middle of the village, and the

church.

Located north of Cirencester and south of Cheltenham, Elkstone is

ideally placed for driving to both centres for their extensive range

of shopping, recreational and cultural facilities. The surrounding

Cotswolds is a designated Area of Outstanding Natural Beauty

with many miles of walking and bridle paths as well as country

pubs, picturesque villages and every kind of country pursuit on

hand including shooting (both clays and game) within a few miles.

The nearest airfield is at Kemble (Cotswold Airport), there is golf

at Cotswold Hills, Cirencester and Lilleybrook Golf Clubs while the

Cotswold Water Park at South Cerney provides numerous opportunities

for water sports, cycling and other pursuits.

Private and state schools in the area are both excellent with Kingshill

and Deer Park in Cirencester of particular note in the state sector,

and the Cheltenham Colleges, Dean Close and Rendcomb all very

popular in the private sector. Equally the area has two highly regarded

Grammar schools in Pates (in Cheltenham) and Stroud High.

SERVICESThe property has oil central heating, and benefits

from a large proportion of free electricity generated

by the PV array installation. This installation is

currently subject to a separate legal commitment

to be maintained by the current owners until

2035. There is superfast fibre broadband available

(Gigaclear), and the property has mains water and

private drainage.

FIXTURES & FITTINGSApart from light fittings, carpets, curtains and blinds

which are included, only those items mentioned in

these particulars are included in the sale. All other

fixtures and fittings, garden ornaments and statues

are excluded. Some contents will be available by

separate negotiation.

LOCAL AUTHORITYCotswold District Council, Trinity Road, Cirencester,

Gloucestershire, GL7 1PX. Tel: (01285) 623000

www.cotswold.gov.uk

POSTCODE & DIRECTIONSThe postcode of the property is GL53 9PD. If

you are approaching on the A417 coming from

Cirencester, please exit at The Highwayman pub,

signposted to Elkstone. The road continues back

under the dual carriageway; after about 1.5 miles

you will reach the village itself. Take the first turning

on the left as you enter the village in front of Manor

Cross into a small lane; after approx. 200 yards the

entrance to Elkstone Manor will be set back on

your right hand side.

If you are using what3words then https://w3w.

co/last.galaxies.measuring takes you to the main

driveway entrance.

VIEWINGStrictly by appointment with Butler Sherborn. If

there are any points of particular importance, we

invite you to discuss them with us before you travel

to view the property.

Please telephone Butler Sherborn Cirencester

Office T: 01285 883740 or our London office on

T: 0207 839 0888. Alternatively please email on

[email protected]

DisclaimerThese 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. Neither Butler Sherborn nor the seller accept responsibility for any error that these particulars may contain however caused. Neither the partners or any employees of Butler Sherborn have any authority to make any representation of warranty whatsoever in relation to this property. Bearings are approximate, and you should not rely upon them without checking them first. Please discuss with us any aspects which are particularly important to you before travelling to view this property. Photographs taken December 2019 and particulars written December 2019.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES744697). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

This Plan is based upon the Ordnance Survey Map with the sanction of the

Controller of H.M. Stationery Office. Crown Copyright reserved. (ES744697).

This Plan is published for the convenience of Purchasers only. Its accuracy is not

guaranteed and it is expressly excluded from any contract. NOT TO SCALE.Image for illustrative purposes only