Lot 1
Bussockwood House (circa 10,000 sq ft) together with adjoining flat, domestic outbuildings, delightful gardens and grounds (circa 3.58 acres).
Bussockwood Cottage, a three bed dwelling with brick outbuilding.
The Coach House, a three bed dwelling with garaging.
Land comprising commercial and amenity woodland and pastureland.
In all about 120 acres (48.56 hectares)


Lots 2 to 5 including additional dwellings, buildings and land also available. In all about 170 acres. Full details on request.


Situation
Bussockwood is located in a private rural setting as part of Snelsmore, a hamlet in Berkshire. The property is situated on the edge of the magnificent Berkshire Downs, falling within the North Wessex Downs Area of Outstanding Natural Beauty.

Chieveley is located approximately 2.5 miles to the north and has a range of local amenities, including a nursery, primary school, public house, convenience store and village hall.

A wide range of services can be found in Newbury, approximately 4 miles to the south and a wider range of amenities can be found in Reading, approximately 18 miles to the east.

There are a number of excellent schools in the area, both independent and state withn easy reach from Bussockwood, including Brockhurst & Marlston House, Elstree, Downe House, Bradfield, Cheam, Thorngrove, Horris Hill, St Gabriels, Radley & Stowe.

Road and rail connections are excellent with Junction 13 of the M4 located 1.5 miles to the east providing a link to London and the Midlands motorway network to the north. Mainline rail services can be found in Newbury, which takes from 40 minutes to get to London Paddington.


Lot 1 - Bussockwood House
A substantial Queen Anne style Grade II Listed property, dating from 1907 and designed by Mr Mervyn Macartney – a surveyor to St Paul’s Cathedral. The property is surrounded by woodland which encompasses the remains of Bussock Camp - an Iron Age hillfort, with a double bank and ditch on the south and east, and only a single bank remaining on the north and west.

The property retains many original period features, and has magnificent southerly views across the Kennet Valley. The accommodation is well proportioned and spacious throughout. It now requires some sympathetic modernisation and updating but will create a very special and unique family home. The current family have owned the property since the 1950s.

The house is approached via a beautiful tree lined avenue after 1/3 mile drive through mature woodland and grounds which open up to a central turning circle and the imposing frontage.

The impressive entrance/reception hall with a working fireplace gives access to the splendid central hall, with a vaulted ceiling, linking the ground floor accommodation.

The drawing room has a fine fireplace with marble mantelpiece and surround, with doors to the adjoining gardens and grounds. The dining room has a feature fireplace, sash windows and garden views. The dual aspect library has a handsome fireplace and the large study, which is the former billiard room, completes the reception rooms.

The generous kitchen/breakfast room, which connects through to the dining room, has an adjacent store, larder and wine store, and gives access to the adjoining flat.

A beautiful oak staircase, with wide landing, gives access to the first floor bedrooms. The principal bedroom, with ensuite and walk in wardrobe, has fabulous southerly views across the gardens, grounds and countryside beyond.

There are a further five bedrooms, two with ensuites, wc, laundry room and bathroom completing the first floor.

On the second floor there are three further bedrooms, a bathroom, and three further rooms with potential to create additional bedrooms. There is also stair access to the roof from the second floor.

The flat is accessed through the main house’s kitchen but also benefits from a separate external access. It comprises a sitting room, three bedrooms, bathroom, utility, kitchen and store.


Outbuildings
Adjacent to the flat and with its own parking area is a large brick built garage with coal store and dog kennels. There is a further range of wood stores, along with an open fronted double carport. The potting shed gives access to the kitchen garden.


Gardens and Grounds
The very well maintained gardens and grounds are a real feature of the property. They are beautifully landscaped with mature trees and planted borders. Immediately to the south of the property is an enclosed garden with a rectangular ornamental pool, providing a fabulous vista to enjoy the surroundings.

Accessed from the western elevation of the house is a croquet lawn. In addition to this there is a tennis court, productive walled kitchen garden and orchard area with a stunning pleached lime walk.

The panoramic southerly views from the gardens are spectacular.


Bussockwood Cottage
Accessed from the principal drive is a detached period cottage, with sitting room, kitchen, dining room and study on the ground floor, and three bedrooms and bathroom on the first floor. There is a large garden to the front of the property, with a brick outbuilding.


The Coach House
Situated to the north east of Bussockwood House, and also accessed via the main driveway.

On the ground floor there is a kitchen, dining room, living room and shower room. On the first floor there are three bedrooms (two with dressing rooms) and bathroom.

There is a large garden to the rear comprising chicken coop, vegetable patch, kennels and greenhouse. There are three separate integral garages, comprising shoot storage room, garage and workshop.


The Land
The principal dwelling and cottages are surrounded by mature woodlands which are a real feature of the property giving a wonderful sense of privacy and amenity. The property has also been utilised as part of a well established successful small shoot. The woods are actively managed by Wessex Woodland and comprise a mix of conifer and hardwood species. Most of the woodland is mature but there are some more recent areas of tree planting to the north east of the Estate. Part of the woodland to the west of the main dwelling is designated as a Scheduled Monument, being the site of a former Iron Age fort. Further details are available upon request.

There are also some areas of pastureland contained within lot 1. The overall land is classified as Grade 3 according to DEFRA land classification plans and noted as being slowly permeable, seasonally wet, slightly acid but base-rich loamy and clayey soils, mostly suited to grass production.


Tenure and Possession
All of the dwellings except for the main house are occupied by third parties. Full details of the occupation and tenancies are available upon request.

There is a telecoms mast located to the north of The Coach House. This is let to Orange (now EE Limited) under a 15 year lease from August 2007. The current lease has expired but the lessee continues to remain in occupation and paying rent.

The pastureland is occupied under grazing licences. Full details on request. All tenancy information will be contained in the online data room.


Services
Mains water, electricity and private drainage systems are connected to the main house and cottages. Heating to the Estate is mainly via oil. Broadband is currently connected to the principal dwelling.


Sporting, Timber and Mineral Rights
The sporting, mineral and timber rights, so far as they are owned, are included within the freehold sale.


Rural, environment and woodland schemes
The property is not subject to any ongoing rural, environmental or woodland schemes.


Council Tax
Bussockwood House – H
The Coach House – C
Bussockwood Cottage – E


Solicitors
Charles Russell Speechlys, Compass House, Lypiatt Road, Cheltenham, GL50 2QJ.


Easements, Wayleaves and Rights of Way
The property is sold subject to and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not. There is a single public right of way that crosses the property (a significant distance from the principal house) along the northern boundary of the woodland, located to the north east and north west corners of the woodland. There are no other private or public rights of way affecting the property.


Viewings and Data Room
Strictly by appointment through the selling agents. Fisher German LLP.

Access to the data room is available upon request.


Fixtures and Fittings
All fixtures and fittings whether mentioned or not in these particulars are excluded from the sale but some may be available by separate negotiation.


Directions (Postcode RG14 3BT)
From Junction 13 of the M4 and A34, head towards the Chieveley services, and then head south along the Oxford Road, signposted to
Donnington, after 0.5 mile turn right onto Arlington Lane, then turn right onto the B4494 and after 0.3 mile the entrance driveway to Bussockwood is on the right.

What3words: ///passions.grabs.snug

Personal Interest: One of the joint vendors is a Consultant Partner to Fisher German LLP.