4 bed detached house for sale

Rookery Farm, Middle Hill, Broadway, Worcestershire WR12

A handsome modern farmhouse, subject to an Agricultural Occupancy Restriction, holiday lets and buildings in about 37 acres adjacent to Broadway Tower Country Park

Description
Rookery Farmhouse, Garage & Annexe: Modern Cotswold stone residence, constructed in 1984, featuring a Bradstone slate roof and traditional leaded window.
It offers generous proportions and countryside views from all of the principal rooms.

The front door opens to the dining hall with an oak floor and flows through to the kitchen, off which is a study. The kitchen is fitted with a range of cupboards, wooden worktops and appliances include a ceramic hob and double oven. Off the kitchen is a fitted utility room with pantry that includes an integrated fridge and space for a dishwasher, washing machine and tumble dryer. From the utility room a door opens to shower room that’s also accessed from the games room.

There is a large rear entrance porch with fitted cupboards that provides access to the carport and paved parking area.

The sitting room has a fireplace with a log burning stove. A sliding door opens to the large games room with a vaulted beamed ceiling and five sliding doors opening to the garden. It was formerly an indoor swimming pool area, and we understand that the kidney bean shaped swimming pool still exists beneath the suspended floor.

Upstairs is a large u-shaped landing, off which are four bedrooms. The principal bedroom has an en suite bathroom and the other bedrooms are served by a family bathroom.

Gardens and Grounds: The gardens and grounds extend to about 37 acres and benefit from sporting rights.

There is pillared paved parking for several vehicles at the front and side of the house, adjacent to the double carport and store that has a studio annexe above.

Adjacent is a lake, which the log cabin, pods and shepherds huts overlook.

The rolling land wraps around the house and mainly extends in a northerly direction. It includes permanent pasture, woodland and some copse. The land is well-fenced with access to spring fed water troughs.

There are three modern farm buildings as shown on the floorplan, and from certain locations on the land, spectacular panoramic views are enjoyed.

The Log Cabin: The Log Cabin offers income generation and accommodation that overlooks the lake. The entrance door is set under a veranda, along with a door to the utility and boiler room.

The sitting room enjoys a high ceiling and flows through to the fitted kitchen that includes an electric oven, ceramic hob and space for a fridge freezer. Off the kitchen is the cloakroom.
There are two bedrooms, one of which is large double with an en suite fitted with a double shower.

At the side is a large decked terrace that is south facing and offers the perfect position for al fresco dining whilst taking in a view of the lake and surrounding wooded countryside.

The Glamping Pods and Shepherds Huts: Enjoying superb countryside views, are three glamping pods, three shepherd’s huts and a covered BBQ area in the setting of the lake. It’s a well-established income-generating business and further details on the accommodation can be found on the designated website:

Location
Middle Hill lies just south east of the village of Broadway, on the northern edge of the Cotswolds, where the land rises sharply above the Vale of Evesham. It sits on the dramatic and picturesque Cotswold escarpment, an area known for steep slopes, wide horizons, and limestone grassland. Middle Hill enjoys exceptional panoramic views, stretching across several counties on clear days.

It borders Broadway Tower Country Park. The tower, built in 1798 and the brainchild of Capability Brown, is a stone folly in the northern Cotswolds, on one of the area’s highest points. Designed to look like a small medieval fortress, it offers sweeping views across much of England. You can climb to the top for panoramic views, explore small exhibitions about its history, walk the surrounding parkland and woodland and visit the café.

Broadway lies in a Conservation Area and a designated Area of Outstanding Natural Beauty. The village is at the foot of the Cotswold escarpment and is regarded by many as one of the Cotswolds’ finest examples of traditional street architecture, with several 17th and 18th century buildings of note.

The village has a wide range of shops for day-to-day requirements, together with restaurants, The Lygon Arms Hotel with its leisure facilities, and speciality shops. Nearby Chipping Campden, regarded as one of the Cotswolds’ finest towns, lies about six miles away and has a considerable reputation for its variety of eating establishments, several of which have achieved awards.

For the sporting enthusiast, there are several golf courses nearby, notably Broadway Golf Club. Hunting with the North Cotswolds Hunt and National Hunt Racing at Cheltenham, Stratford-upon-Avon, Warwick and Worcester, polo at Cirencester Park and cricket at Worcester. Locally, there are many public footpaths and bridleways for walking and horse enthusiasts.

Theatres are to be found in Cheltenham and Stratford-upon-Avon, including the renowned Royal Shakespeare Theatre. There is excellent schooling in the general area with high-achieving state and private schools at Chipping Campden, Evesham, Stratford-upon-Avon and Cheltenham.

Acreage:
37 Acres

Directions
Directions (WR12 7LA – *Satnav directs to an incorrect location): To locate the property via What3words (), reference: ///orange.rooting.likening

Additional Info
Rights of Way
1) The Ledges Bungalow has a right of way across Rookery Farm to access their property from point A to B on the plan.

2) There is a right of vehicular access from point C to D to E on the plan for the benefit of the owner of the building shaded blue, and maintenance and upgrading costs of this vehicular access are to be split equally. The owner of the building shaded blue is to have rights of access across the retained land in front of this building and to turn and manoeuvre but not cause any obstruction.

3) The septic tank for Keepers Cottage (does not form part of the sale) is located within the field it fronts that forms part of the sale, approximate location marked on the plan by a red X. The occupants have a right to cross this land to access the septic tank for the purposes of emptying it, repair and maintenance.

4) The private water supply extends from Rookery Farm and is pumped to Rookery Cottage. All electric costs and repair and maintenance costs are to be split equally between Rookery Farm and Rookery Cottage. Rookery Cottage is to be granted rights of access to the private water supply and pumping system for maintenance or repair purposes.

5) Public footpaths cross the land as identified on the Worcester County Council online definitive Public Rights of Way map.
General Information

Local Authority: Wychavon District Council

Services: Mains electricity. Private shared water supply, tested annually. Oil-fired central and water heating. Private drainage.

Farmhouse EPC Rating = D and Log Cabin EPC Rating = C

Wayleaves, Easements and Rights of Way: The property is sold subject to the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale, or not.

Viewing: Strictly by prior accompanied appointment with Savills.