Rowley Stables Combe Hay BA2 Situation Rowley Stables is located in a peaceful rural se ing on the edge of the popular village of Combe Hay. The village benefi ts from the country pub The Wheatsheaf, a church, and is surrounded by beautiful countryside which forms part of The Cotswolds Area of Out anding Natural Beauty. The neighbouring village of Wellow o ers a village shop, primary school, public house and church whil the beautiful City of Bath is close by providing an extensive range of re aurants, shops and a ivities. The property is well placed for commuting with easy access to the M4 and the wider motorway network. The area is renowned for the quality of its private and public schooling, including Beechen Cli , Monkton Combe, Prior Park and King Edwards. Further afi eld but within easy reach are Downside, All Hallows and St Mary’s Calne. The House Rowley Stables was converted in the early 1990’s to create this unique property with predominantly lateral accommodation and good proportions throughout. On the ground floor from the entrance hall is the fabulous drawing room with vaulted ceiling and a central fireplace with wood burner. Also on this floor is the dual a e ma er bedroom with two built in wardrobes and en suite bathroom.

Bath 4 miles, Bradford on Avon 8 miles, Frome 12 miles, M4 (J18) 14 miles, Bath Spa to London Paddington 90 minutes (all distances and times are approximate). Services: Mains water and ele ricity. Klarge er BioDisc sewage treatment plant. Biomass boiler (using pellets) central heating. Fibre optic broadband. Local Authority: Bath and North Ea Somerset Council – bathnes.gov.uk. Council Tax: Band G.

Tenure: Freehold. A well presented semi-detached three bedroom home, with charming gardens.

A galleried  aircase leads down to the open plan kitchen/dining room with ele ric AGA and double doors leading out to the terrace. From here is the utility room and a corridor with  eps leading up to the garage. Also on this floor are two further bedrooms and a wet room. 3 2 3 On the fi r fl oor is a mezzanine  udy which could be used as an occasional bedroom, with doors leading through to a useful  orage room.

0.22 Gardens and Grounds acres The property is approached from a no-through lane, there is a gravel parking area at the front of the property for a number of cars, in addition to the single integrated garage. The landscaped gardens to the rear of the property are mainly laid to lawn, inter ersed with mature shrubs and trees including Willow, Hawthorn and Corkscrew Hazel. There is a terrace that  ans the length of the house featuring a pond and rose bed, which is a lovely  ace to relax and unwind on a summers evening. There is also a decked terrace with a campsis clad pergola. Rowley Stables, Rowley Stables, Combe Hay, BA2 Combe Hay, BA2 Rowley Stables, RowleyRowley Stables Stables, Combe Hay, BA2 Main House - (IncludingCombe Garage) Hay, BA2 Main House - (Including Garage) Combe2443 Sq Ft - 227 Hay, Sq M ApproximateBA2 Gross Internal Area 2443 Sq Ft -Directions 227 Sq M (BA2 7EF) Rowley Stables Main House (Including Garage) = 227 sq m / 2,443 sq ft From Bath head South on the Wells Road (A367) and at the second roundabout take Main House - (Including Garage) Main House - (Including Garage) the 1 exit onto Sulis Manor Road. Turn right onto Combe Hay Lane and continue on 2443 Sq Ft - 227 Sq M this road for ju approximately 1.4 miles. Turn le and continue on this road passing Combe Hay, BA2 2443 Sq Ft - 227 Sq M The Wheatsheaf and then take the next le onto the no through road. Follow the Kitchen/Dining Room road up the hill round behind Rowley Farm House and you will see Rowley Stables on 6.94 x 4.47m Bedroom 2 Kitchen/Dining Room 5.20 x 3.34m your right. 6.94 x 4.47m Bedroom 2 22'9" x 14'8" 5.20 x 3.34m Rowley Stables, 17'1" x 10'11" Bedroom 3 22'9" x 14'8" Utility Rowley Stables, 17'1" x 10'11" Bedroom 3 4.47 x 2.84m Utility Combe Hay, BA2 Combe Hay, BA2 14'8" x 9'4" 4.47 x 2.84m Green Credentials 14'8" x 9'4" The property benefi ts from Solar Photovoltaic (PV) Panels to generate ele ricity Rowley StablesT Kitchen/Dining Room T and a Biomass Boiler providing the central heating. In 2019 the PV panels generated 6.94 x 4.47mMain House - (IncludingBedroom Garage) 2 Main HouseKitchen/Dining - (Including Room Garage) 5.20 x 3.34m 6.94 x 4.47m FeedBedroom in Tari 2 (FIT) receipts of £2,025 which are contra ed for the next 10 years. 22'9" x 244314'8" Sq Ft - 227 Sq M 5.20 x 3.34m Combe Hay,17'1" x 10'11" BA2 Bedroom 3 2443 Sq Ft - 22722'9" Sq x 14'8" M There are also seven payments of £1,240  ill to be received under the Renewable Utility B 17'1" x 10'11" Bedroom 3 4.47 x 2.84m Utility B Heat Incentive (RHI) for the Biomass boiler. 14'8" x 9'4" 4.47 x 2.84m 14'8" x 9'4" Viewings T Garage DrawingT Room Stri ly by prior appointment with the agent. 5.53 x 3.13m 7.55 x 5.65m Bedroom 1 Garage Drawing Room Kitchen/Dining Room 24'9" x 18'6" 4.91 x 3.77m 18'2" 6.94x 10'3" x 4.47m Bedroom 2 5.53Kitchen/Dining x 3.13m Room 7.55 x 5.65m Bedroom 1 5.20 x 3.34m 16'1" x 12'4" 6.94 x 4.47m Bedroom24'9" x 18'6" 2 4.91 x 3.77m 22'9" x 14'8" 18'2" x 10'3" 5.20 x 3.34m 17'1" x 10'11" Bedroom 3 22'9" x 14'8" Storage 16'1" x 12'4" Utility 17'1" x 10'11" Bedroom 3 B 4.47 x 2.84m Utility Study 3.81 x 3.63m Storage 14'8" x 9'4" 3.54 x 3.35m 12'6" x 11'11" 4.47 x 2.84m 3.81 x 3.63m B 14'8" x 9'4" Study 11'7" x 11'0" 3.54 x 3.35m 12'6" x 11'11" 11'7" x 11'0" T T

Rowley Stables, Garage Drawing RowleyRoom Stables, 7.55 x 5.65m B Bedroom 1 Combe Hay, BA2 5.53 x 3.13m Combe Hay, BA2 Garage DrawingB Room 18'2" x 10'3" 24'9" x 18'6" 4.91 x 3.77m 5.53 x 3.13m 7.55 x 5.65m Bedroom 1 16'1" x 12'4" Ground Floor First Floor Rowley Stables 18'2" x 10'3" 24'9" x 18'6" 4.91Ground x 3.77m Floor First Floor 16'1" x 12'4" Main House - (Including Garage) Storage Main House Garage- (Including Garage) Drawing Room Study 3.81 x 3.63m Storage 2443 Sq Ft - 227 Sq M 2443 Sq Ft5.53 - x227 3.13m Sq M 7.55 x 5.65m Bedroom3.54 x 3.35m 1 Garage 12'6" x 11'11" Drawing Room Study 3.81 x 3.63m Combe Hay, BA2 18'2" x 10'3" 24'9" x 18'6" 4.91 x 3.77m 5.53 x 3.13m 7.55 x 5.65m Bedroom 1 16'1"11'7" x 12'4" x 11'0" 3.54 x 3.35m 12'6" x 11'11" 18'2" x 10'3" Capture Property Marketing24'9" 2019. x Drawn18'6" to RICS guidelines. 4.91 x 3.77m All Measurements are approximate and should not be relied on asStorage a statement of fact. 16'1" x 12'4" 11'7" x 11'0" Capture Property Marketing 2019. Drawn to RICS guidelines. This plan is for guidance only and mu not be relied StudyPlan is for illustration purposes 3.81only. Not x drawn 3.63m to scale. Storage 12'6" x 11'11" All Measurements are approximate and should not be relied on as a statement of fact. upon as a  atement of fa . A ention is drawn to the 3.54 x 3.35m StudyPlan is for illustration purposes only.3.81 Not xdrawn 3.63m to scale. 11'7" x 11'0" 3.54 x 3.35m 12'6" x 11'11" Important Notice on the la page of the text of the 11'7" x 11'0" Particulars. Kitchen/Dining Room 6.94 x 4.47m Bedroom 2 Kitchen/Dining Room 5.20 x 3.34m 6.94 x 4.47m Bedroom 2 22'9" x 14'8" 5.20 x 3.34m 17'1" x 10'11" Bedroom 3 22'9" x 14'8" Utility 17'1" x 10'11" Bedroom 3 4.47 x 2.84m Utility 14'8" x 9'4" Ground Floor 4.47 x 2.84m First Floor 14'8" x 9'4" Knight FrankGround Floor I would be delighted to tell Groundyou moreFirst. Floor First Floor T T 4 Wood Street, Ground Floor First Floor Queen Square, Bath Francesca Leighton-Sco BA1 2JQ 01225 325 994 B Capture Property Marketing 2019. Drawn to RICS guidelines. B Francesca.Leighton-Sco Capture Property Marketing 2019. Drawn to RICS guidelines. @knigh rank.com knighAll Measurements rank.co.uk are approximate and should not be relied on as a statement of fact. Conne ing people & property, perfe ly. All Measurements are approximate and should not be relied on as a statement of fact. Capture Property Marketing 2019. Drawn to RICS guidelines. Plan is for illustration purposes only. Not drawn to scale. Plan is for illustration purposes only. Not drawn to scale. Capture Property Marketing 2019. Drawn to RICS guidelines. Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be providedAll Measurements by the Seller’s are approximate Solicitors.All Measurements and Important should are approximate not beNotice reliedand should 1.on Particulars: asnot abe statement relied on These as ofa statement fact. particulars of fact. are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight FrankPlan LLP is norfor illustration any jointPlan purposesagent is for illustration has only. any Notpurposes authority drawn only. to Not toscale. drawn make to scale.any representations about the property, and Garage Drawing Room accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations 5.53 x 3.13m 7.55 x 5.65m Bedroom 1 Drawingetc: Room Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is Garage correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated July 2019 Photographs dated July 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. 18'2" x 10'3" 24'9" x 18'6" 4.91 x 3.77m 5.53 x 3.13m 7.55 x 5.65m Bedroom 1 16'1" x 12'4" 24'9" xOur 18'6" registered office is at 55 Baker Street, London W1U 8AN where you4.91 may x 3.77m look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If 18'2" x 10'3" you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Storage 16'1" x 12'4" Study 3.81 x 3.63m Storage 3.54 x 3.35m 12'6" x 11'11" Study 3.81 x 3.63m 11'7" x 11'0" 3.54 x 3.35m 12'6" x 11'11" 11'7" x 11'0"

Ground Floor First Floor Ground Floor First Floor

Capture Property Marketing 2019. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale. Capture Property Marketing 2019. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale.