WILLOW COURT Bath • BA2 WILLOW COURT A delightful period family house in a quiet setting close to the city of Bath MAIN HOUSE Reception Hall • Drawing Room • Sitting Room • Dining Room • Kitchen/Breakfast Room Utility Room • Workshop • Wine Store • Master Bedroom • Further 4 Double Bedrooms 2 Bathrooms • 2 Shower Rooms

ANNEXE Living Room • Double Bedroom • Bathroom

OUTSIDE Garden • Tennis Court • Swimming Pool • Garage • Storage Shed • Parking for Several Cars SITUATION Willow Court is situated to the east of the city of Bath in the sought after village of Bathampton which is just a few minutes’ drive from the city centre. It is about a 30 minute level walk into the city along the Kennett and canal tow path. The village is within close proximity to the A46 providing easy access to links to the M4 (J18) for London, Bristol and South Wales as well as links to the M5 towards the Midlands and the South West. Bath Spa station is under 10 minutes’ drive away (London Paddington 90 minutes). There are several excellent private and state schools close by including Ralph Allen, King Edwards, Monkton, Prior Park College, Beechen Cliff, Hayesfi eld, Bathwick St. Mary’s Primary. Bathampton Primary School, which is renowned for its quality of education, is a few minutes walk away. Local amenities include a post offi ce/ convenience store, doctors’ surgery with a dentist and a hairdresser. The George pub by the canal and Bathampton Mill with views over the river and the weir, are a short walk away offering good quality food. The city of Bath is a cultural hub in the region with its world famous Roman Baths. It provides fi rst class shopping, leisure and dining facilities. There is also a huge range of sporting opportunities in and around Bath including golf, cricket, horse racing and rugby. Areas of outstanding natural beauty include Dyrham Park and the Frome Valley, and the National Trust’s Bath Skyline walk is on the doorstep. WILLOW COURT Willow Court is being brought to the market for the fi rst time in forty-fi ve years, and is historically signifi cant in Bathampton having originally been owned by the Harbutt family who created and started manufacturing plasticine in the village in 1900. This pretty detached period house is set in beautifully landscaped gardens and boasts fabulous views over Solsbury Hill. It has been maintained to a high standard and the modern rustic interior design complements the remaining period features. The reception hall, which features fl agstone fl ooring is light and welcoming, and leads to the main reception rooms in the house. The large drawing room, which has a log burner, provides a formal yet cosy area in which to entertain. The sitting room, which has a magnifi cent fi replace, is a less formal area where the family can relax, and has access to a terraced area through French doors. The dining room, which also opens out on to the garden, leads to a spacious kitchen/ breakfast room which in turn leads to the utility room and work shop. There is also a cloakroom with walk in shower on the ground fl oor. Stairs from the hallway lead to the fi rst fl oor landing from which four double bedrooms and the master bedroom lead, together with two bathrooms and a shower room. THE ANNEXE The west wing of the house incorporates an annexe with a separate entrance from Bathampton Lane. The accommodation includes a living room, a bedroom and a bathroom. OUTSIDE The beautifully maintained landscaped gardens are mainly lawned with an array of mature plants, shrubs and trees. Terraces in different areas of the garden maximise on the position of the sun during the day. At the top of the garden there is a tennis court with a pergola alongside and air source heated swimming pool. DIRECTIONS (BA2 6SY) From Bath take the A36 Warminster Road heading east for approximately two miles. Turn left into Bathampton Lane sign posted to the village. Follow the road for approximately half a mile and Willow Court’s partially concealed entrance is on the right. The house is situated further up the driveway on the left hand side. SERVICES We are advised that all mains electric, gas, water and sewerage are connected to the property. FIXTURES AND FITTINGS All those items regarded as tenant’s fi xtures and fi ttings, together with the fi tted carpets, curtains and light fi ttings, are specifi cally excluded from the sale. However, certain items may be available by separate negotiation. TENURE Freehold. LOCAL AUTHORITY Bath and North East – 01225 477000 COUNCIL TAX Band G. VIEWINGS Strictly by prior appointment with the agent. willow court Bathampton APPROXIMATE GROSSWillow INTERNAL Court, FLOORHigh Street, AREA (NoBathampton, less than) Bath, 376 sq.m (4,049sq.ft) N (IncludingSomerset, Annex) BA2 6SY Approx. Gross Internal Area 4049 Sq Ft - 376 Sq M Outbuildings (No less than) 51 sq.mOutbuildings (559 sq.ft) B Approx. Gross Internal Area Sitting Room 559 Sq Ft - 51 Sq M 23'10" x 16'1" 7.26 x 4.90

13'2" x 10'0" 4.01 x 3.05 Shed 13'7" x 10'4" Utility 4.14 x 3.15

15'0" x 9'7" Dining Room 3.15 x 1.68 10'4" x 5'6" 4.57 x 2.92 16'8" x 11'2" Drawing Room B B 5.08 x 3.40 16'7" x 10'11" Kitchen/ 20'4" x 16'6"

5.69 x 3.58 5.05 x 3.33 18'8" x 11'9" 6.20 x 5.03 Breakfast Room

Ground Floor Bedroom 1 23'10" x 15'11" 7.26 x 4.85 Living Room 18'0" x 9'8" 5.49 x 2.95

Eaves

Garage Willow Court, High Street, Bedroom 19'11" x 18'0" Bedroom 2 9'7" x 9'3" 6.07 x 5.49 16'6" x 8'2" Bathampton, Bath, 2.92 x 2.82 Bedroom 3 5.03 x 2.49 willow court Bedroom 5 Bedroom 4 11'10" x 10'9" 11'10" x 11'7" willow court Somerset,Living BA2 Area/Reception 6SY 11'3" x 10'5" 3.61 x 3.53 APPROXIMATE GROSS INTERNAL AREA 3.61 x 3.28 Bathampton 3.43 x 3.18 Approx. Gross Internal Area Eaves Main House Kitchen/Utility APPROXIMATEBathampton GROSSWillow INTERNAL Court, FLOORHigh Street, AREA 4049 Sq Ft - 376 Sq M APPROXIMATE GROSS INTERNAL FLOOR AREA Bedroom/Dressing Room 376(NoBathampton, sq.mless than) (4,049sq.ft) Bath, Annex N (No less than) First Floor 376 sq.m (4,049sq.ft) Bathroom/WC (IncludingIncludingSomerset, Annex)Annex BA2 6SY 376 sq.m (4,049sq.ft) Outbuildings 01225 325 999 (Including Annex) Vaults/Storage 4 Wood Street, Queen Square Approx. Gross Internal Area Approx. Gross Internal Area Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statement of fact. Bath BA1 2JQ All measurements and areas are approximate only (and have been© Capture prepared Property Marketing in accordance 2016. Drawn to RICS with guidelines. the current edition of the RICS Code of Outbuildings4049 Sq Ft - 376 Sq M All Measurements are approximate and should not be relied on as a statement of fact. [email protected] 559 Sq Ft Terrace/Outside- 51 Sq M Space Plan is for illustration purposes only. Not drawn to scale. Outbuildings Outbuildings Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2016. 51(No sq.m less than)(559 sq,ft) (No less than) 51 sq.mOutbuildings (559 sq.ft) 51 sq.m (559 sq.ft) B Approx. Gross Internal Area Sitting Room

559 Sq Ft - 51 Sq M 23'10" x 16'1" 7.26 x 4.90 N

13'2" x 10'0" 4.01 x 3.05 Sitting Room Bedroom 1 Shed 23'10" x 15'11" 13'7" x 10'4" 23'10" x 16'1" 7.26 x 4.85 4.14 x 3.15 Utility 7.26 x 4.90

15'0" x 9'7" Dining Room 3.15 x 1.68 10'4" x 5'6" 4.57 x 2.92 16'8" x 11'2" Drawing Room B B 5.08 x 3.40 16'7" x 10'11" Kitchen/ 20'4" x 16'6" Bedroom 2

5.69 x 3.58 5.05 x 3.33 18'8" x 11'9" 6.20 x 5.03 16'6" x 8'2" Breakfast Room 5.03 x 2.49

Drawing Room

B 20'4" x 16'6" 6.20 x 5.03 Bedroom 3 Ground Floor 11'10" x 11'7" 3.61 x 3.53 Bedroom 1 23'10" x 15'11" 7.26 x 4.85 Living Room 18'0" x 9'8" 5.49 x 2.95

Eaves

Reception Hall Bedroom 4 Garage 16'7" x 10'11" 11'10" x 10'9" Bedroom 19'11" x 18'0"Wine 5.05 x 3.33 3.61 x 3.28 Bedroom 2 9'7" x 9'3" 6.07 x 5.49Store 16'6" x 8'2" 2.92 x 2.82 Bedroom 3 5.03 x 2.49 Bedroom 5 Bedroom 4 11'10" x 11'7" 11'3" x 10'5" 11'10" x 10'9" Living Area/Reception 3.61 x 3.28 3.61 x 3.53 10'4" x 5'6" 3.43 x 3.18 Kitchen/Utility 3.15 x 1.68 Dining Room Eaves Bedroom 5 16'8" x 11'2" 11'3" x 10'5" Bedroom/Dressing Room 5.08 x 3.40 3.43 x 3.18 Annex First Floor Bathroom/WC 01225 325 999 Shed Vaults/Storage 13'7" x 10'4" 4 Wood Street, Queen Square Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statement of fact. Bath BA1 2JQ 4.14 Allx 3.15 measurements and areas are approximate only (and have been© Capture prepared Property Marketing in accordance 2016. Drawn to RICS with guidelines. the current edition of the RICS Code of All Measurements are approximate and should not be relied on as a statement of fact. [email protected] Terrace/Outside Space Measuring Practice). Please read the Important Notice on the lastPlan ispage for illustration of text purposes of only. the Not particulars. drawn to scale. © Capture Property Marketing 2016. Kitchen/ Breakfast Room 18'8" x 11'9"

5.69 x 3.58 Eaves Eaves

Utility 15'0" x 9'7" First Floor 4.57 x 2.92 Annex Garage 19'11" x 18'0" Workshop 6.07 x 5.49 Living Room 13'2" x 10'0" Bedroom 4.01 x 3.05 18'0" x 9'8" 5.49 x 2.95 9'7" x 9'3" B 2.92 x 2.82 B

Outbuildings Ground Floor

Living Area/Reception

Kitchen/Utility © Capture Property Marketing 2016. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as aThis statement brochure of fact. is Bedroom/Dressing Room Plan is for illustration purposes only. Not drawn to scale. environmentally friendly Bathroom/WC Important Notice 1. Particulars: These particulars are not an off er or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word 01225 325 999 of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make Vaults/Storageany representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The 4 Wood Street, Queen Square 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 etc: Bath BA1 2JQ Terrace/OutsideAny reference to alterations Space 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 fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may [email protected] change without notice. Particulars dated September 2016 Photographs dated September 2016. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2016. 01225 325 999 4 Wood Street, Queen Square,Bath BA1 2JQ [email protected] KnightFrank.co.uk