Anchor Farm Combe Hay • Bath

Anchor Farm

Combe Hay • Bath • BA2 7EE

A detached country house set in a unique rural location with 18.5 acres situated in picturesque Combe Hay on the edge of Bath

Accommodation Summary Entrance hall • Sitting room • Family room • Kitchen/diner Garden room • Downstairs cloak/shower room

4 bedrooms • En suite shower room • Bathroom

Separate, self-contained annexe with 1 bed, small shower, kitchen, balcony

Outside 18.5 acres of garden • Paddock and pasture Two large steel-framed barns • Detached garage

EPC rating - E

Savills Bath Edgar House, 17 George Street Bath, BA1 2EN [email protected] 01225 474550 DESCRIPTION Anchor Farm, a working farm until quite recently, is a beautifully appointed country house o ering spacious and versatile accommodation arranged over two fl oors, in the most picturesque setting on the edge of Georgian Bath - the highly desirable village of Combe Hay. The home is built of dressed block stone under a tiled roof and in total o ers approximately 2,147 sq ft of living space. The accommodation is arranged traditionally with a stone canopy entrance porch providing access to the entrance hall, which is open to some of the living space and has stairs rising to the fi rst fl oor. The sitting room boasts a pretty fi replace with inset wood burner and access to a timber terrace leading o , with the most picturesque views across the land down to the River Cam. The hub of the home is very much the kitchen/dining area, which is open to the family room and o ers access via double doors to a large timber deck with views. The kitchen is hand built and has a cream Aga in its centre. The family room also features a wood burner, which with the Aga makes this a really cosy area. Leading on from here is the newly added west facing garden room, where a large sliding glass door opens up to the orchard and the fi elds beyond. There is also a practical shower/cloakroom, and a glass door leading to the rear south facing decking. To the fi rst fl oor is a master bedroom with en suite shower room. There are three further bedrooms and a family bathroom. There are far-reaching views to be enjoyed from the fi rst fl oor across the land. This delightful country home o ers further potential (subject to the necessary permissions) to add and extend in what is a unique setting and countryside location. The barns and outbuildings also a ord further potential to those looking for a creative lifestyle; however if it’s a taste of the good life you’re after, then Anchor Farm has this in abundance. ANNEXE The annexe o ers versatility and fl exibility in its use; whether it’s extra room for the family, a home o ce or income stream, this self-contained, stylishly presented 1 bedroom studio o ers many opportunities. On the ground fl oor is an entrance hall, a compact (but well thought out) kitchen and modern shower/wet room. To the fi rst fl oor is a bedroom/ living area with views across the farmland down to the river Cam and access out to a timber deck and secondary staircase. This is ideal for al fresco dining.

OUTSIDE Anchor Farm is approached o a country lane via a fi ve-bar gate leading into a private driveway, which in turn takes you down to a single garage and large parking area. There is also a convenient parking layby outside the house, which is ideal for deliveries and visitors as there are steps down to the front of the house from here. The property is largely surrounded by its 18.5 acres of land, which is predominantly paddock and pasture with 15 acres around the home. A further 3.5 acres mirrors the width of the property on the other side of the lane. The formal garden which surrounds the home is laid to lawn and has a small orchard to one side, providing access around the house and to the adjoining fi elds. Running along the back of the house, are 2 south facing large timber terraces, which maximise the opportunity to take in the beautiful views and provide a great space for outside dining. There is a practical yard area, which leads to a large steel framed barn. This is subdivided internally by concrete walls and o ers the opportunity to store horses/livestock. There is also a single garage. ANNEXE Anchor Farm is perfect for those seeking peace and privacy as the 18.5 acres wraps around the property, protecting the outlook and with the benefi t of no public footpaths. Gently sloping fi elds lead down to the Cam brook which runs the whole length of the bottom boundary and which is half owned by the property, including the fi shing rights. Access is easily reached through a little gate to the weir. There is further access to the land at the west end of the property, where there is also a large steel framed fi eld shelter. This idyllic country setting is ideal for those wanting a picturesque rural retreat with the benefi t of being on the outskirts of a highly desirable Georgian city. SITUATION The highly desirable village of Combe Hay lies 3 miles to the south of Bath and is situated in the Cotswolds Area of Outstanding Natural Beauty. Combe Hay has interesting historical connections and was listed in The Domesday Book as Crumb. There is a church with a 15th century tower and Combe Hay Manor is a prominent building within the village. Combe Hay was the site of a series of locks dating from 1805 on the Somerset Coal Canal and many of the surviving locks and associated workings are listed buildings. It was also served by the Camerton and Limpley Stoke Railway. Fullers Earth was mined in Combe Hay until the 1980’s. ANNEXE Modern day attractions of Combe Hay include the popular gastro pub, The Wheatsheaf, along with direct access to some wonderful walks in surrounding countryside and along the disused railway lines and canals. Further amenities can be found in the neighbouring village of Wellow, which include a local village shop, primary school, public house and church. The Georgian City of Bath provides a comprehensive range of facilities including cultural, leisure and business amenities. There are excellent schools nearby in both the state and private sector, including St Gregory’s, Monkton Combe School and Prior Park College. There is a mainline rail link to London Paddington (journey time from 85 minutes) and Bristol Temple Meads (journey time from 15 minutes). Junction 18 of the M4 is some 14 miles north. DIRECTIONS Leave Bath via the A367 Wellsway. Go past Bear Flat and to the top of the hill, going over the fi rst roundabout. At the Odd Down Park and Ride roundabout, take the fi rst exit, and then the fi rst right, signposted to Combe Hay and Wellow. Follow this lane for 1½ miles, taking the left turning into the village of Combe Hay. Follow the road through the village, past the church and The Wheatsheaf, and continue along the road where the property can be found on the right-hand side. GENERAL REMARKS AND STIPULATIONS TENURE Freehold. SERVICES Mains water and electricity. Private drainage. Wood-fi red heating system with oil-fi red backup system. In accordance with Consumer Protection from Unfair Trading Regulations (CPRs) and the Business Protection from Misleading Marketing Regulations (BPRs), please note that the working condition of any of the services or kitchen appliances have not been checked by the agents but at the time of taking particulars we were informed they were all in working order. LOCAL AUTHORITY Bath & North East Somerset Council: Tel: 01225 477000 or www.bathnes.gov.uk VIEWINGS Strictly by appointment with Savills.

Garage 145 Sq Ft - 13 Sq M Garage 4.62 x 2.92m Shed 15'2" x 9'7" 192 Sq Ft - 17 Sq M Garage 145 Sq Ft - 13 Sq M Garage 4.62 x 2.92m Barn 1 Shed 15'2" x 9'7" 3102 Sq Ft - 288 Sq M Garage Barn 192 Sq Ft - 17 Sq M 13.72 x 8.84m Barn 2 45'0" x 29'0" Barn 1 Garage 3102 Sq Ft - 288 Sq M Garage Barn 1305 Sq Ft - 121 Sq M 145 Sq Ft - 13 Sq M 13.72 x 8.84mGarage Barn 2 45'0" x 29'0"4.62 x 2.92m 1305 Sq Ft - 121 Sq M 15'2" x 9'7" Shed Shed 4.88 x 3.66m Shed 192 Sq Ft - 17 Sq M 4.88 x 3.66m 16'0" x 12'0" Garage 16'0" x 12'0"Barn 1 145 Sq Ft - 13 Sq M 3102 SqGarage Ft - 288 Sq M Garage Barn 4.62 x 2.92m 13.72 x 8.84m Shed Barn15'2" 2 x 9'7" 45'0" x 29'0" Shed Barn 2 192 Sq Ft - 17 Sq M 1305 Sq Ft - 121 Sq M Shed Barn 2 Barn 1 3102 Sq Ft - 288 Sq M Garage Shed Barn Garage 4.88 x 3.66m 13.72 x 8.84m Garage 145 Sq Ft - 13 Sq M 16'0" x 12'0"Garage 145 Sq Ft - 13 Sq M Garage Barn 2 4.62 x 2.92m 45'0" x 29'0" 4.62 x 2.92m Shed 15'2" x 9'7" Shed 15'2" x 9'7" 1305 Sq Ft - 121 Sq M 192 Sq Ft - 17 Sq M 192 Sq Ft - 17 Sq M Barn 1 Barn 1 3102 Sq Ft - 288 Sq M Garage Barn 3102 Sq Ft - 288 Sq M Garage Barn Shed 13.72 x 8.84m 13.72 x 8.84m 45'0" x 29'0" 4.88 x 3.66m Barn 2 Barn 45'0" x 29'0" Barn 2 16'0" x 12'0" 1305 Sq Ft - 121 Sq M Shed28.65 x 10.06m 1305 SqBarn Ft - 1212 Sq M 2.95 x 2.74m 94'0" x 33'0" 9'8" x 9'0" Shed Shed 14.49 x 5.61m 4.88 x 3.66m 4.88 x 3.66m 49'0" x 18'5" 6.35 x 5.74m 16'0" x 12'0" 16'0" x 12'0" 20'10" x 18'10" Barn 28.65 x 10.06m Shed 2.95 x 2.74m 94'0" x 33'0" Barn 2 9'8" x 9'0" Shed Barn 2 Shed Barn 2 14.49 x 5.61m Barn 1 49'0" x 18'5" 6.35 x 5.74m

Capture Property Marketing 2019. Drawn to RICS guidelines. 20'10" x 18'10" 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.

Barn 28.65 x 10.06m 2.95 x 2.74m 94'0" x 33'0" 9'8" x 9'0" Barn Barn 28.65 x 10.06m 28.65Barn x 10.06m 1 2.95 x 2.74m 2.95 x 2.74m 94'0" x 33'0" 94'0" x 33'0" 9'8" x 9'0" 9'8" x 9'0" Capture Property Marketing 2019. Drawn to RICS guidelines. 14.49 x 5.61m All Measurements are approximate and should not be relied on as a statement of fact. 49'0" x 18'5"14.49 x 5.61m 6.35 x 5.74m 14.49 x 5.61m Plan is for illustration purposes only. Not drawn to scale. 49'0" x 18'5" 6.35 x 5.74m20'10"Barn x 18'10" 49'0" x 18'5" 6.35 x 5.74m 20'10" 28.65x 18'10" x 10.06m 20'10" x 18'10" 2.95 x 2.74m 94'0" x 33'0" 9'8" x 9'0"

14.49 x 5.61m 49'0" x 18'5" 6.35 x 5.74m 20'10" x 18'10" Barn 1 Barn 1

Capture Property Marketing 2019. Drawn to RICS guidelines. Capture Property Marketing 2019. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. All Measurements are approximate and should not be relied on as a statement of fact. Barn 1 Plan is for illustration purposes only. Not drawn to scale. Plan is for illustration purposes only. Not drawn to scale.

Barn 1 ANNEXE

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. Garage 145 Sq Ft - 13 Sq M Garage 4.62 x 2.92m Shed 15'2" x 9'7" 192 Sq Ft - 17 Sq M Barn 1 3102 Sq Ft - 288 Sq M Garage Barn 13.72 x 8.84m Barn 2 45'0" x 29'0" 1305 Sq Ft - 121 Sq M

Shed 4.88 x 3.66m 16'0" x 12'0" Anchor Farm, Combe Hay, Bath BA2 7EE MainShed House Barn 2 1871 Sq Ft - 173 Sq M Annexe 276 Sq Ft - 25 Sq M Annexe

Bedroom 6.86 x 2.26m Kitchen 22'6" x 7'5" Annexe 2.74 x 2.03m 9'0" x 6'8" Terrace 2.13 x 2.06m 7'0" x 6'9"

Barn 28.65 x 10.06m 2.95 x 2.74m 94'0" x 33'0" 9'8" x 9'0"

14.49 x 5.61m 49'0" x 18'5" 6.35 x 5.74m 20'10" x 18'10" Bedroom 4 3.05 x 2.39m B Garden Room 10'0" x 7'10" 3.96 x 3.66m 13'0" x 12'0" Sitting Room Kitchen/ 5.36 x 5.28m Dining Room Family Room 17'7" x 17'4" Bedroom 3 Bedroom 1 4.42 x 3.61m Bedroom 2 Barn6.10 x1 4.39m 3.66 x 3.28m 3.66 x 3.61m 5.38 x 3.23m 20'0" x 14'5" 12'0" x 10'9" 14'6" x 11'10" 17'8" x 10'7" Capture Property Marketing 2019. Drawn to RICS guidelines. 12'0" x 11'10" 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.

Terrace Balcony 2.62 x 2.36m 8'7" x 7'9"

Ground Floor First Floor

IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their ANNEXE client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any o er or contract and must not be relied upon as statements Capture orProperty representations Marketing 2019. of fact.Drawn 2. to Any RICS areas, guidelines. measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property hasAll allMeasurements necessary are planning, approximate building and should regulation not be reliedor other on as consents a statement and of fact. Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 190515CF Plan is for illustration purposes only. Not drawn to scale.