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Property Description

Poulton Farm Estate comprises Poulton Grange, Poulton Lodge, farm buildings and 451 acres lying at the base of a natural bowl in the heart of the Marlborough Downs, in the North Wessex Downs Area of Outstanding Natural Beauty. The chosen location for the house embraces the far reaching views and is located just over 2 miles from the historic town of Marlborough which provides a wide range of shopping and other facilities found in a modern day market town plus a range of exemplary schools. The commercial centre of Swindon lies approximately 13 miles away.
Poulton Grange was designed and built in 2008 to a high standard by the current owners, utilising environmentally efficient technology to ensure future sustainability. The land has been in the family since 1995.
Poulton Farm Estate offers a truly rural lifestyle enjoying peace and privacy which is so rarely afforded in a ring fenced location just 5 minutes drive from a busy High Street and all the benefits that are offered by the vibrant and historic town of Marlborough in the North Wessex Downs Area of Outstanding Natural Beauty and advantages of being situated less than 80 miles from London.

Poulton Grange is a beautifully proportioned modern family home. The accommodation comprises a spacious reception hall with Oak flooring and access to all other ground floor rooms. There is a large study with views across both the private gardens and towards the farm. Within the study a bespoke bookcase runs at full height along the length of the room with a hidden panel leading to a secure gun cabinet and storage area. Next to the study there is a large formal dining room with French doors leading into the garden and a two way Finesse fireplace, shared with the sitting room. Both rooms have bespoke Bath stone fire surround and a double fronted Hunter wood burner. The sitting room has triple aspect sash windows and French doors which open onto the landscaped garden. The kitchen/breakfast room, with Artisan stone flooring, has a built in four oven electric AGA and an integrated chest height double oven. The central island contains an electric hob making the layout perfect for open plan entertaining. The kitchen is completed by wooden units and polished granite work surfaces with space for a large breakfast table overlooking the patio, hot tub and garden. Leading off the kitchen is a useful utility/boot room which contains the ground source heat pump for the property. It provides all hot water and under floor heating for the ground and first floor. There is also a separate private staircase leading to the master suite.

The quarter-turn bespoke ash staircase situated in the reception hall leads to the generously proportioned first floor landing. Situated on the first floor are four of the six double bedrooms. The master suite comprises an ensuite with both a bath and separate shower, built in wardrobe and a spacious walk in dressing room. The generous sized bedroom is completed by a Juliet balcony that benefits from the views to the ancient woodland. There is a guest suite with ensuite shower room and two further substantial bedrooms with built in wardrobes and ensuite bath and shower rooms that are currently used as accommodation for the Bed and Breakfast business. The third floor is accessed via a separate private staircase from the main landing. There are two double bedrooms, one with built in wardrobes and a shared family bathroom with bath and shower.

The beautiful gardens have been professionally designed by Suzanne Frost to create a secluded yet inclusive area within the surrounding farmland. The garden is enclosed by a well maintained beech hedge, with the deliberate planting of ornamental trees which once mature will add to the privacy of the house. On the approach to the house there is a graveled turning circle, with young trees edged with box hedging, leading to the triple garage and front door.Encompassing the house is a smart graveled path edged with box hedging and lavender leading to the formal gardens. The gardens are mostly laid to lawn with interspersed beds housing a range of well-defined shrubs. There are several varieties of trees adding to the landscape. Behind the triple garage there is a small section of garden dedicated as a vegetable patch and a fenced paddock that would be perfect for a large kitchen garden or orchard.

There is a spacious Finnish Log Cabin, built using wood from sustainable sources, finished to a high standard. Poulton Lodge has one lounge, two bedrooms on the ground floor, and one further ensuite double bedroom upstairs with mezzanine lounge and balcony.WiFi is beamed to Poulton Lodge from Poulton Grange. Services to Poulton Lodge include mains electricity, oil fired central heating and private drainage via Septic tank.
Poulton Lodge sits in a large garden area laid entirely to lawn with ample parking for several vehicles.

The Farm extends to approximately 451.10 acres (182.52 hectares) in a ring fence with the house and buildings positioned at the heart. The farmland totals 413.67 acres (167.38 hectares) of arable ground currently in a rotation of Winter Wheat, Winter Barley, Spring Barley and Winter Oilseed Rape. There is also 33.93 acres (13.73 hectares) of woodland. The soil is a free-draining, shallow, lime-rich soil over chalk predominantly Grade 3. It is split into 12 large workable fields suited to modern arable farming and equipment, with the largest field at 63.70 acres (25.77 hectares). The land produces consistently strong yields for all crops which are serviced by good modern agricultural buildings. The undulating land and mature hedgerows make the landscape picturesque. It is ideal for wildlife and shooting. Poulton Farm Estate enjoys a strong population of owls, hares, and songbirds including Skylark, Field Fare, and Lapwing that cohabit with the arable production.

There is a comprehensive range of modern farm buildings extending to 21,464sqft (1,988 sqm) which are conveniently arranged close to both the main access drive and the farmhouse.

GRAIN STORE & DRYER 30m x 8m (98ft x 60ft)

A steel portal framed building with concrete floor, grain storage walling and corrugated sheet cladding and roof. There are secure steel roller shutter doors, and capacity for approximately 1,000 tons of on floor grain storage. 3 Phase electric, lighting. There is a separate steel framed building to the rear of the grain store which houses a Carrier Dryer with 10 Ton capacity, a separate grain pit bay and dryer room. Planning permission was granted for the erection of the grain dryer and barn on 18th March 1996 - Ref K/032492

LIVESTOCK BUILDING 36m x 30m (118ft x 98ft)

A 6 bay, clear span steel portal framed building with central concrete passage and rolled chalk floor. Corrugated fibre cement roof with skylights and roof vents, and 2m concrete panel walls with Yorkshire board on 3 sides. There are Photovoltaic panels on the roof. There is considerable potential for the building to be used for a wide variety of alternative uses (subject to the relevant planning consents).

DOUBLE STEEL DUTCH BARN 18m x 20.5m (67ft x 60ft)
A pair of dutch barns with a single internal floor space with corrugated steel roof and sides, steel frame with original breeze block lean to, concrete floor and full height hinged doors to one side.

Cropping records and harvest yields (from net drill acreage's) for previous years, together with the proposed 2017/18 cropping are available on request.

There are two blocks of mature woodland, comprised of 29.74 acres (12.03 hectares) of semi natural ancient woodland with a variety of trees including Oak, Ash, Beech and a further block of 4.15 acres (1.68 hectares) of Firs. The ancient woodland supports a rich ecosystem with a diverse array of plants and wildlife including a spectacular carpet of bluebells in the springtime.

Marlborough 2 miles, Swindon 13 miles (London Paddington 60 mins), Hungerford 14 miles,
M4 Junction 15 8 miles (All mileages are approximate) Bristol, Southampton, Heathrow and Birmingham International Airports are all within easy travelling distance.

Poulton Grange sits in the midst of the estate at the end of a mile long private drive which leads through the heart of the farm from the Marlborough Road. There are ample walking, riding and cycling routes around the area with many of Wiltshire's ancient monuments within easy reach. For keen sporting enthusiasts there are a wealth of local events, Barbury International Horse Trials, Newbury, Cheltenham and Salisbury Race courses, Thruxton and Castle Combe motor racing circuits, Bath, Gloucester and Reading Rugby grounds and Marlborough, Ogbourne Downs and Bowood Golf courses.

Mains Electricity is connected to both properties with 3 phase electricity to Poulton Grange, the Livestock Building and grain store. 10KW of Solar panels currently covers approximately half the annual electricity costs of Poulton Grange.
For the house there is a geothermal ground source heat pump which delivers under floor heating for the ground and first floors and hot water for the entire property.The property has a Wi-Fi download speed of 9 MB. Poulton Grange and Poulton Lodge have their own private water supply. There is provision for a connection to the mains water supply. No guarantees are given in respect of these services and any buyer should make their own enquiries and inspections.

From London: Travel along the M4 and at Junction 15 following the A346 to Marlborough. Follow the A346 into Marlborough, after approximately 7.5 miles take the turning on the left onto St Martins Road turning into Poulton Hill. Follow the road for approximately 0.7 miles taking the turning on the left sign posted Rabley & Poulton. Follow this road until you pass under the bridge and take the first turning on the left. Follow the private road for one mile until you reach Poulton Grange

From the A303: Join the A338 sign posted Marlborough. Follow the A338 to Burbage, taking the second exit onto A346, follow this towards Marlborough. At the double roundabouts take the second and then the first exit onto London Road. At the second roundabout take the second exit onto A346, then take the second right hand turn onto St Martins Road. Follow the road for approximately 0.7 miles taking the turning on the left sign posted Rabley & Poulton. Follow this road until you pass under the bridge and take the first turning on the left. Follow the private road for one mile until you reach Poulton Grange


Picture No. 33

Picture No. 33

Picture No. 34

Picture No. 34



Shortlist Brochure

Poulton, Marlborough, Wiltshire, SN8

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