Woodstock Lane, Avening, GL8

Poolhay is a 1960's detached property situated along a quiet no-through lane in the pretty, sought after village of Avening. The property occupies an elevated position with a delightful outlook over 1.3 acres of its own gardens and grounds, across a small valley towards the picturesque village church. The current owners first saw the property in 2021 and immediately fell in love with the site and the location. They bought the plot, and set about obtaining planning permission for a statement replacement property (Cotswold District Council ref. 23/00352/FUL) that makes the absolute best of the site. A prospective buyer may wish to realise this grand design, or improve the existing structure to their own standard (subject to relevant planning consent.) The existing property is now in need of complete modernisation, with accommodation arranged mostly on the ground floor. This comprises an entrance hall, 22’ living room, study, kitchen, bathroom with separate WC, and 16’ bedroom. A side hallway has a ladder staircase leading up to the first floor where there are two sizeable attic spaces. The proposed new house was designed by award-winning architect Richard Hawkes who has been featured on ‘Grand Designs’ Television series. The construction was planned to follow passive house principles, with a very low u-factor. The proposed property would extend to some 2,585 Sq.Ft (240 m2) GIA and was conceived with sensory needs in mind, maximising light, openness and flow between the main living areas. From the street side at the Northwest elevation the front of the house looks discreet and traditional. At the South-Southeast the house has a different, more contemporary character, its windows make the most of the light and the view to the rear, where the house would overlook the valley and stream below.

Externally, the property comprises a garage, ample parking, and a substantial plot of approximately 1.311 acres. A striking wrought iron gate leads into the parking area, with the garage positioned to the side, measuring 18'7" x 10'2". The gardens are mainly laid to lawn and extend to the side and rear of the property, occupying an elevated position with scenic views over the valley, surrounding countryside, and the village church. The driveway continues down into the property's valley grounds, passing through a traditional five-bar gate. Within this lower area, a brook runs through the land. The current owners have secured grants from Gloucestershire County Council to support the planting of trees, hedgerows, and wildflowers. These grant application may be transferred at no cost to the buyer should they wish to carry out the planting scheme.

Located in a wooded valley, the pretty Cotswold village of Avening is a lovely community with a church and a pub. It is a lively, active community with a thriving primary school and playgroup, many groups such as the youth club and WI, a village hall, social club and a playing field. The village, which border the Princess Royal’s estate at Gatcombe Park, is also close to 600 acres of National Trust common land at Minchinhampton, where there is a golf course and excellent walking and riding opportunities. More comprehensive amenities can be found in the nearby towns of Nailsworth and Tetbury. Junctions of the M4 and M5 motorways are within easy reach and railway stations at Stroud (6 miles) and Kemble (10 miles) provide main line services to Gloucester, Swindon and London Paddington.

Agent's Note

We are advised that the property is subject to historic restrictive covenants, including those relating to use and development. A Deed of Release dated April 1964 was expressed to release part of the property (the area with the existing house) from these covenants. Further details are available on request. Several of the images shown are CGI renders of the property that the owners have obtained planning permission to build and are included to give an indication of what the completed property would look like.

Property information

The property is freehold. Mains electricity, (Night storage heating) mains water and drainage. The council tax band is E. We have checked the service and reception levels available locally through the OFCOM network checker and the broadband services available include ultrafast, and you are likely to have good service from O2 Vodafone and Three.