Ladle Farm

Perfect village living.

Grade II listed 6 bedroom farmhouse (5,113 sq ft)
Beautifully presented 2 bedroom cottage (969 sq ft)
Sweeping driveway
A comprehensive range of outbuildings including large office with games room above, stables, garaging, barn and stores.
Beautifully tended and well planned part walled gardens.
Tennis court, distant views over the surrounding countryside and summerhouse.
2 Paddocks, one with stone animal shelter.

In all 6 acres (2.45 ha)


The farmhouse dates from around 1650 and sits peacefully on the quiet village lane surrounded by rolling Cotswold countryside. The property originally formed part of a large dairy farm hence the name and an interesting feature is the front doorknocker in the form of a ladle. The property
is accessed through double wooden electric gates onto a sweeping gravel driveway and the outbuildings form a charming courtyard. The house is built of blue lias stone under stone and slate roofs and the accommodation is arranged over 3 floors ideal for comfortable family living and entertaining. Of particular note are the large reception hall with inglenook fireplace and exposed timbers and the dining room with impressive inglenook fireplace ideal for entertaining. There is an elegant drawing room with French doors to the garden. The spacious kitchen/breakfast room with Aga and island unit is the heart of the home with a good range of cupboards and drawers.This room opens to the garden room which is a light room enjoying views over the garden. In addition there is a cosy study, useful pantry, cloakroom and utility room. The master bedroom suite comprises a large bedroom with a range of fitted wardrobes, separate dressing area and en-suite bathroom. Guest bedroom suite, 2 further double bedrooms and bathroom. On the second floor are 2 bedrooms one with en-suite bathroom.

QUINCE COTTAGE
The cottage is built of red brick with slate roof and is private from the main house with its own drive accessed from the village lane. The beautifully presented accommodation comprises sitting room, kitchen, 2 double bedrooms (one with en-suite shower) and bathroom. There is an attractive part walled courtyard garden which the cottage overlooks. Currently the cottage is a very successful holiday let but could be used as ancillary accommodation to the main house.

OUTBUILDINGS
The comprehensive range of outbuildings are a particular feature of the property and are arranged in a horseshoe shape around the sweeping gravelled driveway with an oak tree at the centre. The outbuildings are built of brick and stone under a slate room, the office/games room is particularly attractive having a thatched roof. The office is conveniently laid out with WC and kitchenette and staircase rising to an excellent games room. There is extensive garaging, 4 stables, barn and various stores. The office and the barn could be converted to self contained cottages (subject to consents) and the stables could make more garages if required.

GARDENS AND GROUNDS
The property is approached from the village lane through electronically operated double timber gates over the sweeping gravelled driveway to the courtyard. The charming gardens lie mainly to the east and the south of the house and are laid to formal and informal areas. Adjacent to the house is extensive paving ideal for alfresco
dining with clipped box bushes and hedging giving onto formal lawns with well stocked borders. The gardens are well planned with private seating areas, pergolas, clipped yew and box hedging and more naturalised areas. There is also a productive kitchen garden with greenhouse and informal orchard with mown paths, fruit and specimen trees and well maintained all weather tennis court. Across the village lane are 2 fenced paddocks, one of which has a small stone animal shelter.

In total the garden and paddocks measure just over 6 acres.

Armscote is a quiet and unspoilt village on the Warwickshire/Gloucestershire border in the sought after Cotswolds. The village is comprised of fine stone built manors, farmhouses and cottages. The charming town of Shipston-on-Stour is within 3 miles for day to day amenities and more extensive shopping requirements
are met at Stratford-upon-Avon with its Shakespearean heritage, Warwick and Oxford.
Communications are good with fast trains from Moreton-inMarsh to London Paddington via Oxford. There is a fast road network via the A429, A40 and A44 linking in with the national motorway network offering fast routes to London, Birmingham and the West Midlands. Birmingham International Airport is 33 miles away. The M40 (J15) is accessible at Warwick.

The area has many excellent schools including Kitebrook (about 11 miles), The Croft Prep School, Stratford Prep School and grammar schools in Stratford-upon-Avon, Warwick Prep and Public School and Kings High School for Girls in Warwick.
Sporting activities in the area include racing at Cheltenham, Stratfordupon-Avon and Warwick; social activites with the Heythrop Hunt, golf at Stratford-upon-Avon and Broadway. There is the renowned RSC theatre at Stratford and further
theatres at Oxford, Chipping Norton and Cheltenham.station to London Paddington taking approximately 92 minutes.



Marketed by: Hayman-Joyce Broadway, Broadway