Auction Guide Price £800,000 +++

FOR SALE BY LIVE ONLINE AUCTION

ADDRESS | Fortitude, Birdlip Hill, Witcombe, Cheltenham GL3 4SN

Lot Number TBC

The Live Online Auction is on Wednesday 17th September 2025 @ 17:30
Registration Deadline is on Monday 15th September 2025 @ 16:00

The Auction will be streamed LIVE ONLINE via the Hollis Morgan website & you can chose to bid by telephone, proxy or via your computer.
Registration is a simple online process – please visit the Hollis Morgan auction website and click “REGISTER TO BID”

JOINT AGENTS

Bruton Knowles

THE SITE

Fortitude is set in an elevated position on Birdlip Hill, with rural views extending to the north and west. The site is accessed via a private gated entrance and comprises two adjacent fields formerly in agricultural use, totalling 7.7 acres ( 3.12 ha ). We understand that electricity, water and drainage services have been installed and a landscaped pond has been created towards the north western corner of the site. The majority of the site is laid to grass, an electric substation is positioned to the north eastern boundary and an electricity line crosses the south eastern portion of the site on timber posts. The southern field is predominantly grazing land with an area of hardstanding towards the northern point of the field. The northern field has a medium gradient, rising to a steep gradient in the southern field. The boundary is generally formed by post and wire agricultural fencing, with timber fencing either side of the entrance gate.
Sold with vacant possession.

Tenure - Freehold

THE OPPORTUNITY

DETACHED CONTEMPORARY HOME | PLANNING GRANTED

The site benefits from full planning permission ( 19/01201/FUL ) for the demolition of the existing log cabin and the cessation of the extant log cabin development and the erection of a new single dwelling with associated landscaping. The permission also grants the change of use of part of the site from lawful residential / holiday curtilage to agricultural / paddock land.

The proposed dwelling is of a modern contemporary design, with a largely open plan layout that interacts with large terraces and outdoor living space, providing a seamless extension to the living space and views of the surrounding landscape. The building is designed with a contemporary aesthetic with the ground floor being laid out around an entrance courtyard providing access to the buildings garage. This ‘H’ designed layout at ground level maximises windows and natural daylight.

PROPOSED SCHEDULE OF ACCOMMODATION

The accommodation comprises a principal bedroom and 4 further bedrooms positioned on the ground floor of the property in addition to a study, cinema room, plant room, gym, WC and shower room, and an integral garage. To the first floor is an open plan kitchen dining space with an incorporated pantry, a large living room and a WC. The Gross Internal area of the accommodation extends to a total of 7,430 sq ft.

Externally there are four terraces, two accessed via the kitchen/dining room and two accessed from the living room. The property will benefit from extensive landscaped grounds comprising mature vegetation, newly planted native trees, wildflower meadows, orchards and a pond.

ALTERNATIVE SCHEME | 10 x HOLIDAY LODGES

The site has an historic planning consent for the construction of 10 no. holiday lodges, associated leisure facilities, proprietors accommodation and access. The consented development was commenced on the northern field approximately 10 years ago with the construction of one of the lodges.

The consented development comprises three types of holiday lodges: 4 no. Type 20 lodges (single storey, 2 bed), 3no. Type 21 lodges (1 ½ storey 2/3 bed lodges) and 3no. Type 22 lodges (single storey, 3 bed). The consented scheme also comprises a further block providing proprietors accommodation and leisure facilities. The accommodation would provide a kitchen, store, dining room, lounge, reception, study, office, bathroom, sauna and a WC on the ground floor and four bedrooms, bathroom, two stores and a balcony on the first floor.

The leisure facilities would comprise a reception, store, office, gym room, sauna, showers, changing rooms, toilet facilities and an indoor swimming pool measuring 5.5m x 7m with a viewing area. The accommodation and leisure facilities would be linked by a double garage and tractor maintenance/ storeroom.

This permission has been implemented following the construction of one of the log cabins on the site. Although the remaining log cabins and associated leisure facilities have not been built to date the permission is considered to be extant.

Interested parties to make their own investigations.

EXISTING BARN

The site has an historic planning consent for the construction of 10 no. holiday lodges, associated leisure facilities, proprietors accommodation and access - 98/00097/OUT.
The consented development was commenced on the northern field approximately 10 years ago with the construction of one of the lodges which is still in situ and visible in the marketing images.
Sold with vacant possession

PLANNING GRANTED

Reference19/01201/FUL
Alternative ReferencePP-08350137
Application ReceivedFri 13 Dec 2019
Application ValidatedFri 13 Dec 2019
AddressFortitude Birdlip Hill Witcombe Gloucester Gloucestershire
ProposalDemolition of an existing log cabin and the cessation of the extant log cabin development and the erection of a new single dwelling and associated landscaping. Change of use of part of site from lawful residential/holiday curtilage back to agriculture/paddock land.
StatusDecided
DecisionPermit
Decision Issued DateMon 13 Feb 2023
Appeal StatusNot Available
Appeal DecisionNot Available

PLANNING HISTORY

The subject site is situated within the planning jurisdiction of Tewkesbury Borough Council.
Planning Policy is covered by the Tewkesbury Borough Plan 2011-2031 which was adopted on the 8th of June 2022.

• 98/00097/OUT – Outline application for the erection of 10 holiday log cabins with associated sports facilities, proprietors accommodation and new access – Approved 28th April 1998.

• 98/01092/APP – Erection of 10 holiday log cabins with associated sports facilities, proprietors accommodation and new access (Reserved Matters) – Approved 2nd February 1999.

• 07/00073/FUL – Retention of Log Cabin as built – Approved 23rd October 2007.

• 14/00244/FUL – Removal of condition 9 of application ref: 98/7589/0097/OUT to allow the leisure/sporting facilities to be used by the general public – Approved 25th June 2014.

• 19/01201/FUL – Demolition of an existing log cabin and the cessation of the extant log cabin development and the erection of a new single dwelling and associated landscaping. Change of use of part of site from lawful residential/holiday curtilage to agriculture/paddock land – Approved 13th February 2023.

PLANNING INFORMATION

Full details of the proposed scheme and drawings can be downloaded with the online legal pack.

LOCATION

Fortitude is set in an elevated position on Birdlip Hill, on the fringe of the Cotswold Area of Outstanding Natural Beauty with rural views extending to the north and west. The site is accessed via a private gated entrance off Birdlip Hill, located off Cirencester Road, Little Witcombe. The location is particularly well placed for easy access to motorway and other transport links, in particular the A46, A417 and junction 11A of the M5 motorway. Cheltenham, only circa 5 miles south of the site is regarded as an educational centre of excellence, home to highly rated state schools and a number of prestigious private schools including The Cheltenham Ladies’ College, Dean Close and Cheltenham College. Cheltenham is renowned for its vibrant cultural life, with a wide variety of restaurants, bars and cafes. Cheltenham offers independent high-end and high street shopping and is also host to world-famous horse races and festivals.

SOLICITORS & COMPLETION

Douglas Armstrong
BPE Solicitors
01242 224433
douglas.armstrong@bpe.co.uk
https://www.bpe.co.uk/

EXTENDED COMPLETION

Completion is set for 8 weeks or earlier subject to mutual consent.

IMPORTANT AUCTION INFORMATION

VIEWINGS

Please submit a viewing request online and we will contact you to organise an appointment.
We will send you an email and text to confirm the appointment time and the full property address.
Viewings are supervised by a member of the Hollis Morgan Auction team who will meet you at the property.

MATERIAL INFORMATION

Information including utilities, Electricity supply, Water supply, Sewerage, Heating, Broadband, Mobile signal / coverage, Parking, Building safety, Restrictions and rights, Rights and easements, Flood risk, Erosion risk, Coastal erosion risk, Planning permission for proposal for development, Property accessibility / adaptations, Coalfield or mining area all of which will be supplied within the legal pack that can be accessed for free via the Hollis Morgan website or via your EIG account.

ONLINE LEGAL PACKS

Digital Copies of the Online legal pack can be downloaded Free of Charge.
Please visit the Hollis Morgan Website and select the chosen lot from our Current Auction List.
Press the GREEN button to "Download Legal Packs" For the first visit you will be required to register simply with your email and a password.
Having set up your account you can download legal packs or if they are not yet available, they will automatically be sent to you when we receive them.
You will be automatically updated by email if any new information is added.
There will be a note added to the list to confirm AUCTION PACK NOW COMPLETE when no further information is due to be added.
*** STAY UPDATED *** By registering for the legal pack we can ensure you are kept updated on any changes to this Lot in the build up to the sale.

BUYER’S PREMIUM

Please be aware all purchasers are subject to a £1,500 + VAT (£1,800 inc VAT) buyer's premium which is ALWAYS payable upon exchange of contracts whether the sale is concluded before, during or after the auction date.

GUIDE PRICE

An indication of the seller's current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether to pursue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

RESERVE PRICE

The seller's minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

PRE AUCTION OFFERS

Some vendors are willing to consider offers prior to the auction.
Pre auction offers can ONLY be submitted by completing the online PRE AUCTION OFFER FORM
The form can be found on the Hollis Morgan website on the individual auction property listing.
Please note offers will not be considered until you have inspected the COMPLETE LEGAL PACK once it has been released.
There will be a note added to the list to confirm AUCTION PACK NOW COMPLETE when our client’s solicitor informs us no further information is due to be added.
In the event of an offer being accepted the property will only be removed from the online auction and viewings stopped once contracts have successfully EXCHANGED subject to the standard auction terms and payment of the buyer’s premium (£1,800 Inclusive of VAT) to Hollis Morgan.
Contracts can be exchanged via the solicitors or at the Hollis Morgan offices by appointment only.

REGISTRATION PROCESS

The registration process is extremely simple – visit the Hollis Morgan auction website and click on the “Register to Bid” button.
The “Register to Bid” button can be found on the auction home page or on the individual lot listings.
Please note this function is not available on Rightmove or Zoopla.

Stage 1 – Complete the Online Bidding Form
Stage 2 – Upload your certified ID
Stage 3 – Invitation to bid
Stage 4 – Pay your security deposit (£6,800)

You are now ready to bid – Good luck!

If your bid is successful, the balance of the deposit monies must be transferred to our client account within 24 hours of the auction sale.
If you are unsuccessful at the auction your holding deposit will be returned within 48 hours.

SURVEYS AND VALUATIONS

If you would like to arrange a survey or mortgage valuation of this Lot BEFORE the auction, please instruct your appointed surveyor to contact Hollis Morgan and we will arrange access for them to inspect the property. Please note that buyers CANNOT attend the surveys and the surveyors are responsible for collecting and returning keys to the Hollis Morgan offices in Clifton.

AUCTION FINANCE & BRIDGING LOANS

Some properties may require specialist auction finance- please contact Hollis Morgan for access to expert advice and whole of market rates from our independent brokers.

Hollis Morgan may receive introductory fees for this service from the broker.

AUCTION BUYER’S GUIDE VIDEO

We have short video guides for both buying and selling by Public Auction on the Hollis Morgan Website. If you have any further questions regarding the process, please don’t hesitate to contact Auction HQ.

2025 CHARITY OF THE YEAR

Hollis Morgan is supporting Uncle Pauls Chilli Charity empowering socially disadvantaged people with barriers to learning &/or disabilities based in Butcombe, North Somerset, our land overlooks the Mendip Hills and Blagdon lake. There are three main areas of focus at Uncle Paul’s Chilli Charity Education, Wellbeing and Social Prescribing – visit www.chillicharity.org.uk/ for more details or the Hollis Morgan Charity Page of our website.

AUCTION PROPERTY DETAILS DISCLAIMER

Hollis Morgan endeavour to make our sales details clear, accurate and reliable in line with the Consumer Protection from Unfair Trading Regulations 2008 but they should not be relied on as statements or representations of fact, and they do not constitute any part of an offer or contract. All Hollis Morgan references to planning, tenants, boundaries, potential development, tenure etc is to be superseded by the information contained in the legal pack. It should not be assumed that this property has all the necessary Planning, Building Regulation, or other consents. Any services, appliances and heating system(s) listed have not been checked or tested. Please note that in some instances the photographs may have been taken using a wide-angle lens. The seller does not make any representation or give any warranty in relation to the property, and we have no authority to do so on behalf of the seller.