Barn Conversation at Hop House
- Bedrooms
- 4
- Bathrooms
- 3
Key Features
- Barn conversion
- Full planning consent
- Highly desirable location
- River Severn Views
- All services connected
- Option to purchase additional land
- No Onward Chain
- Viewings STRICTLY by prior appointment only.
Description
A rare opportunity to acquire an agricultural barn which has full planning consent for a residential conversion into a substantial four bedroom detached property with attached garage.
This opportunity presents the perfect development project for those looking to design and build their home to suit their personal preferences and needs. With the most incredible views of the River Severn and beyond and being set in an idyllic and peaceful location whilst still close to further travel networks, this opportunity offers owners the best of both worlds.
Situated on the outskirts of Etloe, a small community that's near the quaint village of Blakeney, Gloucestershire, which has its own; convenience store, post office, doctor's surgery, social club, public houses, fish and chip shop, primary schools and church. It is close to main bus routes and Lydney/Gloucester train stations which can be reached from the A48. A48 also leads into Chepstow, Newport and gives direct access to M4 towards Bristol and the M5 towards Gloucester, Cheltenham and The Midlands. School bus services offer access to all senior schools and colleges.
Planning REF: P0802/24/PQ3PA
Please get in touch with us at Hills for all enquires and those interested in booking a viewing.
Tenure: Freehold
Modern domestic sewage treatment plant
Mains water from Severn Trent
Fibre-to-premise broadband available to the barn that runs up to 600Mb/sec. This is provided by GigaClear
Services
Mains water and electric connected. Modern domestic sewage treatment plant already connected. All interested parties should make their own enquires.
Water Rates
Severn Trent
Viewings
STRICTLY by prior appointment only.
Planning consent
Reference: P0802/24PQ3PA
Please note
There is currently an orchard which has cooking/eating apples, conference pears and victoria/blaisdon plums. This space can be incorporated into the garden.
Please note
As this is an agricultural conversion VAT can be reclaimed on materials and also direct labour costs with a saving of 20% on the conversion costs.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-05-25
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Garage, Driveway
- Garden
- Private Garden, Enclosed Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1 Gbps
Gigabit full fibre
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Blakeney Primary School1.1 milesOfsted: Requires improvement
- Ages
- 4 to 11
- Pupils
- 75
- Type
- Community school
- Sharpness Primary School2.7 milesOfsted report card · Jan 2026
- Ages
- 4 to 11
- Pupils
- 114
- Type
- Community school
- Yorkley Primary School3.1 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 177
- Type
- Community school
- Severnbanks Primary School3.1 milesOfsted report card · Apr 2026
- Ages
- 3 to 11
- Pupils
- 251
- Type
- Academy converter
- Primrose Hill Church of England Primary Academy3.1 milesOfsted report card · Nov 2025
- Ages
- 4 to 11
- Pupils
- 211
- Type
- Academy sponsor led
- Faith
- Church of England
Secondary
- The Dean Academy4 milesOfsted report card · Jan 2026
- Ages
- 11 to 16
- Pupils
- 816
- Type
- Academy sponsor led
- SGS Berkeley Green UTC4.6 milesOfsted report card · May 2026
- Ages
- 14 to 19
- Pupils
- 391
- Type
- University technical college
- SGS Forest High School5.5 milesOfsted: Requires improvement
- Ages
- 11 to 16
- Pupils
- 255
- Type
- Academy sponsor led
- Rednock School6.2 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,280
- Type
- Foundation school
- Dene Magna and Sixth Form7.5 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,020
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
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Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Hills Property Consultants, Newnham
Unit 1 Central House Dean Road Newnham Gloucestershire GL14 1AB
Contact Hills Property Consultants, Newnham
Unit 1 Central House Dean Road Newnham Gloucestershire GL14 1AB
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