Briery Hill Lane, Kilcot

Springbank Farm

Handsome countryside and serene woodlands encircle this estate of over six acres which includes a period four-bedroom farmhouse, a self-contained one-bedroom annexe and a variety of substantial outbuildings including a Dutch barn, a business premises, car garaging and an expansive workshop.

Location
Kilcot is a small village which straddles the border of Gloucestershire and Herefordshire. The setting is surrounded by beautiful scenery, including the tranquil Kilcot woods. The area boasts a rich history as there are several historic buildings scattered around but, arguably, the village is best known for its excellent family-run pub, The Kilcot Inn, which consistently garners glowing reviews online for its welcoming atmosphere and delicious food.
Kilcot sits on the cusp of the Royal Forest of Dean, an area which offers 24,000 acres of glorious countryside and presents an ideal landscape for outdoor activities such as walking and cycling. It is also home to a wide variety of wildlife such as deer, badgers and foxes.
The neighbouring village of Gorsley - just over a mile away - offers a wealth of amenities including a reputable primary school (rated 'Good' by Ofsted), a shop and Post Office, a public bar and Nepalese restaurant, a coffee house housed within the Baptist Church, a
village hall, a recreation ground and a play park.
In addition, there are two market towns close to Kilcot - Newent (approximately two miles away) and Ross-on-Wye (approximately seven miles away). Both offer a variety of shops, supermarkets, bars, restaurants and schools - both primary and secondary.
The village is also close to an excellent network of main roads. The B4221 runs through Kilcot and gives good access to Ross-on-Wye and Gloucester. It is also worth noting that the M50 motorway is approximately two miles away, providing excellent commuter links to the
M5.

The home at a glance
Springbank Farm is a home with a wonderfully unique design. The property has been constructed using attractive Gorsley stone, a richly coloured rock that is synonymous with the local area.
Inside, there is a plethora of delightful character features including exposed stone walls, wooden beams, timber frames and quirky elevation changes.
The original part of the home was constructed in the early 1800s but was sympathetically extended in the 1970s and the 2010s; therefore, the property's layout can adapt to a wide variety of uses which can perfectly suit multi-generational living.
The main entrance into the farmhouse leads into a dual-aspect garden room-cum-boot room which also includes a cloakroom. Not only does this space allow plenty of room to remove coats and boots, but it presents visitors with an excellent first impression of the home; the windows look out to the immaculately kept southwest-facing garden.
A step leads down into the dining room, and a cased opening links it with the fitted kitchen which, like the garden room, overlooks the manicured grounds. At the far end of the kitchen, there is a door that leads into a generously sized pantry which contains various
floor-and-eye-level units, giving a wealth of additional storage.
Beyond the kitchen, there is a homely sitting room. The centrepiece is an inglenook fireplace, housing a wood-burning stove but there are also two exposed stone walls, a wall with exposed timbering, and plenty of natural light pouring into the space, as there is a beautifully bright porch on one side of the expanse.
Beyond the sitting room, there is another reception room which serves as a perfect reading nook or hobby room. It also carries a staircase which leads to one section of the top floor which holds two bedrooms, both of which feature pitched ceilings. The largest boasts two timbered walls and built-in wardrobes, whereas the smaller includes a cupboard housing the hot water tank. The landing between these two rooms is large enough to be used as an office and, in terms of washing facilities, this part of the home is served by a bathroom, containing a three-piece suite, as well as plumbing for a washing machine and tumble dryer.
Presently the top floor of the southeast wing is used as a two-bedroom guest suite, complete with a bathroom - nicknamed 'the flat'. In previous years, one of the two bedrooms was used as a dining kitchen, creating a fully self-contained unit in that portion of the home, so a new owner could reinstate this layout if required. The capacious reception room below serves as an excellent hosting space for larger-scale family get-togethers.
There is also a purpose-built, ground-floor, self-contained annexe named The Cider House. This offers an ideal opportunity for either an income potential, via renting the residence out short-term on holiday rental websites or this may be an ideal residence for older or less-mobile family members as it carries an open-plan living arrangement, as well as a wet-room and a double bedroom.

The Great Outdoors
The southwest-facing garden offers the owner a corner of private, unspoiled countryside and there are more than six acres of grounds to explore. It is also worth noting that a pedestrian gate is placed in a far corner of the grounds to give convenient access to the village pub across the road. The closest area to the home includes a lawn, a pergola, raised beds and planted wildflowers. Each year, as winter departs, a sea of snowdrops cascades over the slope.
There are also extensive kitchen gardens which include a greenhouse, four raised beds and compost bins. A pond with a platform gives an excellent spot to host barbeques in the summer and there are a variety of mature trees, including an impressive oak, a fig and
various apple trees.
Of the outbuildings, the timber-clad business premises has light, power, insulation, and oil-fired heating. The Dutch barn presently is used for vehicle storage and the static caravan gives additional space to accommodate guests. The other main outbuildings all have light
and power and there are two former pig houses which give room to store gardening equipment.
The Cider House has two entrances - one from the hobby room in the main home, as well as a separate entrance from the garden - and there is a small covered and sheltered area outside the latter with a charging point - giving an additional point to store and charge
mobility scooters.

General
Services
Mains gas central heating. Mains water and electricity. Sewage treatment system. BT telephone line and broadband.
Local authority
Forest of Dean District Council. Council tax band for main home: F. For The Cider House: Band A.
Tenure
Freehold

Directions
From Ross-on-Wye, take the M50 motorway east for just over three miles. Exit at junction 3, then turn right on the B4221 towards Gorsley and Newent. Continue on the road, passing through Gorsley. Approximately 500m after the Kilcot Garage MOT centre, there will be a right-hand turn into Springbank Farm (also denoted as MiniMail).
What3Words: milky.tickling.amphibian

Distances
Newent 2 miles - Ross-on-Wye 7 miles - Gloucester 12 miles - Hereford 17 miles - Cheltenham 18 miles - Bristol 45 miles - (All distances are approximate)

Agent's note: Please be advised that the precise acreage of the property would need to be officially verified by your solicitor