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" Situated in an outstanding rural location on the lower slopes of May Hill, a wonderful picturesque National Trust beauty spot . A totally unique four bedroom detached cottage with garage and room over. Approximately 0.5 acre gardens and ground with far reaching panoramic views.

* Stunning Glass Extension with open plan Living/Kitchen/Dining Room * Utility * Study/Bedroom 4 * 3 Bedrooms * En-Suite Shower * Additional Upper Ground Floor Living Area & Conservatory * Shower Room/WC * Bathroom/WC * Oil Central Heating * Part Double Glazing * Garage with Studio & WC * 0.5 Acre Garden * EPC: D

Honey Patch Cottage is a property of great character and a quirky individual feel with a recent glass extension that not only creates a lovely open plan living space which will no doubt be the hub of the house. It makes the most of the stunning panoramic views of The Cotswolds.
The split level layout of the property gives the accommodation a versatility with the garden easily accessible from both levels. the detached garage has an external spiral staircase leading to a lovely room with separate WC. Perfect as a guest suite, studio etc.

The quiet, rural location benefits from miles of countryside walks, with the Gloucestershire Way literally on the door step giving access to over 80 acres of the National Trust land of May Hill.

The village of Longhope is approximately 3 miles and offers a good range of amenities to include primary school, shop/post office, pub and church. The market town of Newent lies approximately 4 miles to the north and offers a much wider range of sporting, shopping and leisure facilities. The centres of Gloucester and Cheltenham are approximately 11 miles and 18 miles respectively. Ross-on-Wye is approximately 7 miles to the west. There are good road links to the midlands, south wales and the south west via the M50/M5 and the A40/M4.

The property is entered via:
Bi-fold aluminium double glazed doors which lead into:

Stunning Living/Dining/Kitchen Area: Overall 23'5" x 24'8" (7.14m x 7.52m)
This fabulous space has been created with the recent addition of a contemporary grey coated aluminium and glass extension combining with character rooms of the original cottage complete with original fireplace to make a fabulous open plan area. Bi fold doors open to an extensive stone terrace with fabulous panoramic views towards the Cotswold hills and Gloucestershire.

Kitchen Area fitted with a range of free standing base units, stainless steel double bowl sink unit with stainless steel drainers. Space for large Rangemaster electric range with large extractor hood over. Solid block work surfaces. Integrated Whirlpool dishwasher.
The whole area is beautifully finished with terracotta tiled flooring with underfloor heating in part.  Beamed ceiling, feature fireplace with wood burning stove with a rustic brick surround and flagstone hearth. Three radiators. Additional double glazed window to side aspect. Ceiling spotlights. Sliding double doors to useful pantry and coat storage area with central door leading into:

Utility Room: Approx 10' x 5'10" (3.05m x 1.78m).
With terracotta tiled flooring, space for fridge/freezer. Plumbing for washing machine, power points. Space for further storage units.

From the main Living Area:
Squared arch leads through to:

Inner Hallway: 10'4" x 8'2" (3.15m x 2.49m).
With terracotta tiled flooring. Window to side aspect, beamed ceiling, radiator. Storage cupboards. Open tread staircase leading to first floor. Door to:

Study/Bedroom 4: 12' x 7'7" (3.66m x 2.31m).
With quarry tiled flooring. Radiator. Two windows. Ceiling spotlights. Sliding door to useful shelved storage cupboard. Power points and radiator.

Ground Floor Bedroom: 13'9" x 11' (4.19m x 3.35m).
A good double room with double glazed windows to side aspect overlooking the patio, additional single glazed window to front aspect with lovely views to surrounding countryside. stone tiled flooring, radiator, power points, wall light points, beamed ceiling, built in wardrobe. door to:

En-Suite Wet Room:
With period style pedestal wash hand basin, low level WC. Corner shower area with amazon shower head and mixer, fully tiled surround. Glass block window to side giving plenty of natural light. Extractor fan, halogen ceiling spotlights. Recessed shelved storage area.

From the inner hall open tread staircase leads to:
Small landing area where the staircase splits. Five steps leading up to:

Landing Area:
With door to:
Shower Room:
With low level WC, wall mounted wash hand basin, corner shower cubicle with electric shower. Fully tiled walls. Windows to side and rear. Doorway into:

Sitting Area: 16'4" x 10'3" (4.98m x 3.12m).
With exposed pine floor boarding. Window to rear aspect. Radiator. Archway through to:

Area currently used as a bedroom 12' x 10'2" (3.66m x 3.1m).
With exposed pine floor boarding. Double glazed windows to rear and front aspects with stunning views towards rolling hills of Gloucestershire and the Cotswold Hills. Pine french doors lead out to small timber balcony area with beautiful rural aspect and plenty of natural sunlight. Power points and radiators.

From the Sitting Area french doors lead into:
Conservatory/Sun Room: 13'6" x 12'2" (4.11m x 3.71m).
With tiled effect insulated solid roof. Double glazed windows to both sides and rear. French doors leading out to the garden and giving a lovely leafy aspect. Oak effect laminate flooring. Radiators, wall light points.

From the aforementioned half landing open tread stairs lead up to:
Additional landing area with uPVC double glazed window to rear aspect. Radiator. Exposed timber floor boards. airing cupboard. Cottage door into:

Bathroom:
With Jacuzzi corner bath. Low level WC. Wall mounted wash hand basin. Fully tiled floors and walls. Ceiling spotlights, radiator. Double glazed window.

Bedroom: 10' x 10' (3.05m x 3.05m).
With original exposed floorboards. Cute side window with lovely views over surrounding countryside. Radiator, power points, ceiling spotlights. Door into recessed wardrobe.

Bedroom: 12' x 10'2" (3.66m x 3.1m).
A good sized double room with windows to front and side. Recessed wardrobe. Exposed pine floorboards, ceiling spotlights, radiator and power points.

Outside:
The gardens and grounds extend to approximately 0.5 acre from the small country lane there is vehicle access leading into part block paved and part gravelled drive and turning area which leads to:
Garage with room over, flanked by hedging and gardens interspersed with mature trees and shrubs.

Garage: 17'9" x 16'8" (5.41m x 5.08m).
With potential to convert to self contained annexe accommodation. Subject to the necessary planning consents.
With timber electrically operated up and over door. Power points and lighting and Oil fired boiler serving room above. To the rear steel spiral staircase leads up to:
Studio/Guest Bedroom: 18'2 x approx 16'7" (5.54m x 5.05m). 
With slightly restricted head height. Three large velux windows give fabulous views over the surrounding countryside and flood the area with an abundance of natural light. Radiator, ceiling spotlights, power points, TV point. Door into:
Cloakroom:
With low level WC. Pedestal wash hand basin. Radiator, additional velux window. 

To the side of the property and adjoining is a useful solidly constructed storage room housing oil fired central heating boiler roof and rear access door.

To the front of the property is a fabulous sunny patio area taking full advantage of the fabulous views, peace and quiet. Predominantly, the garden then extends to the rear with the aforementioned gravelled parking/turning area adjacent to the garage. Pathways meandering through the lawned gardens which are flanked by tall Spruce trees. Useful garden shed/potting shed. 

Directions:
From Ross on Wye, take the A40 East towards Gloucester, proceed for approximately 7 miles and at the brow of the hill turn left signposted May Hill/Cliffords Mesne 2.5 miles.  Continue along this lane for approximately 0.7 mile and proceed past May Hill Methodist Church on the right. Take the next left into Folly Lane and the property will be found after approximately 200 yards in the fork of the two roads.

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "