SITUATION Waterton House enjoys a private location, on the edge of Ampney Crucis village, a classic Cotswold village only a few miles from Cirencester, traditionally built in the glorious golden honey hues of Cotswold stone. It is a small unspoilt village with a pub and church, and has history going back to the Romans and is mentioned in the Doomsday Book. The cross in the churchyard dates from 1415 and inside the church is a list of the Rectors of Ampney Crucis from 1304. Despite its quiet rural location, there are excellent road and rail links with easy access into Cirencester, about 3 miles away, which has a superb range of shops and services including weekly markets and a monthly farmers’ market. The larger centre of Cheltenham is within easy driving distance (approx. 15 miles) providing a wider choice of shops and recreational and cultural facilities. The A417/A419 provides excellent access to M4 ([hidden information]) at Swindon and M5 (J11.A) at Cheltenham. Intercity rail services run from Kemble Station providing access to London Paddington in about 75 minutes or alternatively from Swindon Station in about 55 minutes. These services and the motorway networks provide good access to London, Bristol, Birmingham and the Southwest together with the airports (Heathrow 80 miles). DESCRIPTION Waterton House is an important elegant Cotswold stone Manor house in the Arts & Crafts style with presence and an abundance of character and history, beautifully situated in attractive secluded grounds. The house was built by the Cripps Family is circa 1901 on the site of a previous house in Elizabethan style, with stone quoins and large mullioned windows under a gabled stone tiled roof. It is presented to the highest standard to provide well proportioned, comfortable and spacious family accommodation with self contained staff/ guest flats and an office. Waterton House is set in mature wooded grounds, approached over a private tarmac driveway through an impressive stone pillared gateway with wrought iron gates followed by a second secure inner set of automated wrought iron gates. The well-timbered grounds and beautiful formal gardens, which are maintained immaculately, provide a peaceful and secluded setting. They are bordered by a stone ha-ha with a plantation and parkland beyond. To the front of the house is a large, gravelled driveway and a central fountain. An entrance porch with double oak doors leads to the main grand hall directly ahead, with a large fireplace and oak panelling and the principal reception rooms. The principal rooms are particularly impressive and are characterised by large open fireplaces with stone hearth, oak panelled walls and south facing bay windows with window seats. Beyond the dining room is the inner hallway which leads to the main kitchen which features a wonderful Aga. To the side of the main kitchen is the breakfast room with original feature iron cooking range. A laundry room and original north facing pantry are accessed via the side hallway close to the kitchen. The lower ground floor comprises of a wine cellar and storage area. The house offers eleven/twelve bedrooms of varying sizes over two floors. The first floor is reached via a large wooden staircase from the main reception hall. The master bedroom suite on the first floor comprises a spacious double aspect bedroom with a large fireplace and attractive lounge/bay window seating area. There is a large en-suite bathroom and separate walk-in wardrobe. There are a further four bedrooms, two of which are en-suite and two further family bathrooms. At the opposite end of the landing is an impressive billiard room and stylish cinema room, a rear staircase leads from the cinema room down to the breakfast room and main kitchen area. A staircase continues to the second floor onto a landing where there is a box room/6th bedroom. The landing leads into two separate self-contained flats both comprising a kitchen/dining area/lounge with total of 5 bedrooms some en-suite and a family bathroom as well as an office/6th bedroom. Waterton House has an excellent range of outdoor facilities including an indoor heated swimming pool, hard tennis court, barbeque area, croquet lawn and a stable yard with 6 loose boxes. EDUCATION There is an extensive choice of State and Private schools in the area. The village of Ampney Crucis has its own village Primary School with an Outstanding Ofsted rating. Private schools in the area include Hatherop Castle, Rendcomb College, Beaudesert Park School, Westonbirt, Cheltenham College, Dean Close School and Cheltenham Ladies College all with excellent school bus services. In addition, there are good Secondary schools in Cirencester and Fairford. AMENITIES Sporting opportunities include hunting with the VWH, National Hunt racing at Cheltenham, Bath and Newbury; polo at Cirencester Park and Westonbirt; golf at Cirencester Gold Club, South Cerney, Minchinhampton; Water sports at the Cotswold Water Parks near Cirencester. Theatres and cultural activities in Cirencester, Cheltenham and Stratford upon Avon. The surrounding countryside also offers many excellent rides and walks directly accessible from the property. GARDENS Waterton House is set in the middle of its own beautiful and secluded timbered grounds which have been well laid out and are maintained to a high standard. Gravel pathways lead from the house through the interesting and most attractive gardens including lawned areas, herbaceous borders, planting beds, rose beds, honeysuckle walls, shrubs and many different species of specimen mature trees. Within in the grounds are 2 fountain pools, a croquet lawn, an orchard, an indoor heated swimming pool and pump house, a barbecue area and a hard tennis court. Extant planning consent exists for a spacious two-storey building incorporating domestic offices/ residential accommodation in cotswold stone for in the region of 6-7,000 sq ft. There is a steel framed barn 30’ x 25’. There are further outbuildings to the east of the house including 2 detached loose boxes, Potting Shed and Storage houses. Adjoining the double garage there is a Boiler Room housing central heating oil storage tank. To the east of the property there are 2 small, fenced paddocks amounting to about 2 acres and open parkland beyond.