Ratley, Banbury, Warwickshire, OX15

The anticipation only gets better and better as you pass through the stone pillars, sweeping up the drive leading up to the property and the views. A beautifully located extended farmhouse with planning permission to increase further to create a modern high specification contemporary home with stunning southerly views over the surrounding countryside.

A spectacular family house, great for entertaining and to enjoy the countryside. Ideal for owners who require equestrian, small-holding facilities or have gardening and wildlife interests.

Existing house
The current accommodation in the main house flows well, is beautifully light and spacious and comprises a wide through hallway with good sized utility room and a WC leading off. A fully fitted De Vol kitchen with extensive painted cupboards with granite worktops, a gas Aga, a Neff dishwasher and a Smeg electric hob. Next door is an excellent light vaulted dining/family room with three sets of doors to the outside including a sitting/entertaining area to enjoy the wonderful views. Double aspect drawing room with a Jotul log burner and a door to the side garden. Stairs rise from the hallway to the first floor with a principal suite including a dressing area, bath with an ensuite shower room, and two further bedrooms with a family bathroom with a shower. Further stairs rise to the upper second floor with further two bedrooms with extensive storage and an ensuite shower room.

Gardens and grounds
Adjacent to the farmhouse is an extremely versatile single storey detached barn (1,265 sq ft) with a south facing patio off the sitting room. This has many potential uses including secondary ancillary two bedroom accommodation; work from home space (including space for employees); games/party rooms; artist studio; groom's quarters or accommodation for income generation. Adjoined to the rear of the barn are the equestrian facilities including two stables, a
covered open car port and further storage space to the rear to be used as a feed or hay storage or converted into further stables (1,250 sq ft). The gardens surround the property and include mature trees, al fresco dining areas, lawn and herbaceous borders with an orchard (apple, cherry and plum) and a vegetable garden. The paddock land is stock fenced, predominantly south and east facing and thought once to have been an ancient settlement and also to have been a Roman vineyard. This land could be used for grazing or enjoyed for the local wildlife as there are charming woodland walks and includes a couple of 10 year old copses. There is a separate field to the east which is more level.

Planning Permission
Planning permission 24/00964/FUL – ''two storey side extension, single storey rear extension, additional porch and outdoor swimming pool''. The planning permission nearly doubles the size of
the current farmhouse and would create an excellent open plan, quality space centred around a huge living kitchen with masses of glass incorporated into the design. The proposed accommodation would include hallway, study, drawing room, boot room, laundry,
cloakroom, open plan central kitchen with pantry, large dining area, day area, TV room. Four good sized bedrooms, all ensuite with a balcony running down the front. In all it would result in a super spacious family home with good sized rooms taking full advantage of the wonderful location. Two public footpaths cross the paddock land.

Lockhill Farm is in an elevated position at the end of a long winding shared private drive, surrounded by its own fields on three sides and with the most exceptional views.

Ratley is a small village behind the Edgehill escarpment tucked away in a valley, with ancient church and renowned village inn, Edgehill, nearby features the local landmark Castle Inn and the site of the civil war battle of Edgehill in 1643. The village is ideally placed on the south Warwickshire borders, in the Cotswold Area of Outstanding Natural Beauty and there is access to both the Cotswolds to the south, Banbury and Stratford-upon-Avon.

The M40 is easily accessible and Birmingham International Airport is just 30 miles away.

There are some excellent schools in the area including Winchester House Prep School at Brackley, Sibford and Bloxham Public Schools to the south of Banbury Stratford-on-Avon grammar schools and to the north Warwick School together with a wide selection of primary schools in the surrounding villages.

Stratford-upon-Avon is the region's cultural centre with its Shakespearean heritage and theatres. The village of Kineton is about 4 miles away with shopping facilities for day to day requirements, doctors & dentist surgeries and primary and secondary schools.

There are golf courses at Brailes and Tadmarton and racing at Stratford-upon-Avon and Warwick, local point to points, shows, dressage and eventing venues.

M40 (J12) 6 miles, (J11) 9 miles, Banbury 8 miles (Intercity trains to London Marylebone from 53 minutes), Stratford-upon-Avon and Leamington Spa 14 miles (distances and time approximate).