Combe Florey House

Somerset A wonderful family house and former home of a literary genius

Combe Florey House, Taunton, Somerset, TA4 3JD

Taunton 7.5 miles (London Paddington 1hr 44 mins), M5 9.5 miles, Exeter 41 miles

Features:

Master bedroom suite with dressing rooms and bathroom | Eleven further bedrooms | Seven bath/ shower rooms

Cottage with three bedrooms, reception room/dining room and kitchen

Summer house | Pool house | Extensive garaging | Outbuildings

Stunning gardens and grounds including a triple walled garden, pastureland and parkland

About 34.56 acres in total

History It is believed an earlier Elizabethan house was Appliances include a four oven Aga, Miele situated closer to the village church and was microwave, as well as a second oven, large fridge pulled down after the Civil War. It is understood freezer, second fridge, two dishwashers and a to have then been replaced by a new house at larder cupboard. the present site. The 17th Century house was extensively remodelled by William Frauncies The first floor provides two bedroom suites in 1730. The property was sold to the Perring at the front of the house. The principal suite family in 1799 and sold again in 1896 to the overlooks the grounds and comprises a Batchelor family before being purchased by bedroom, ensuite bathroom and two dressing Evelyn Waugh in 1956 and lived in by his family rooms. The guest suite overlooks garden and until 2008 when the present owners acquired parkland and provides a bedroom and ensuite Combe Florey House. bathroom. There is a second guest bedroom which incorporates an enjoyable roll top bath The Property and cloakroom with W.C within it. In addition, A long private drive climbs through established there are two further bedrooms and a further parkland, passing between the house and the bathroom and a shower room. The second floor lake and leads to a gravel forecourt in front is as equally well appointed and decorated as of the house. the ground and first floors. It is arranged as five bedrooms, two bathrooms and a cloakroom. Combe Florey is a delightful Grade II listed 18th century manor house with an appealing classical There is valuable space in the basement which facade in the style of James Gibbs, of red ashlar is accessible from the orangery. It has a spacious sandstone complimented by yellow ashlar door hall and the rooms have vaulted ceilings and and window surrounds. A double flight of steps stone floors. It is arranged as: boiler room, large with balustrades run up to a bold pedimented laundry/utility room, two wine cellars and two door surround making a welcoming entrance store rooms. to this wonderful family house. The elegant reception hall is open to the stair hall with its The Keepers Cottage, garages, workshops fine early 18th century newel staircase and and fuel stores replicate the appearance of a flanked by the drawing room and the library. traditional range of ancillary country house The exquisite 18th century proportions and buildings to include a coach house, stores and an awareness of the thorough and appropriate kennels around a central courtyard enclosed by renovation work are immediately apparent. Fine automated carriage gates and flanking walls. ceiling mouldings, panelled doors, panelling, The party barn and pool house were built at the chimneypieces and original stone and wooden same time but orientated to the swimming pool floors have all been conserved and where and tennis garden. appropriate restored. Keepers Cottage The addition of a large orangery on the ground Keepers Cottage is situated to the north of the floor provides a central hub to the house and a house, adjacent to the coach house and garaging. connection between the formal reception rooms The accommodation comprises a hall, sitting and the informal family rooms. The drawing room, kitchen and cloakroom on the ground room, library and dining room form a trio of fine floor, and three bedrooms and a bathroom on reception rooms which are complimented by the the first floor. A wood burning stove provides informal sitting room, family room, study and central heating and an electric immersion heater kitchen/breakfast room (with direct access to the provides the hot water. family room and the boot room). The kitchen has beautifully appointed modern and traditional cabinets and cupboards of American Walnut with stainless steel and granite work surfaces.

access. A further garden area of wide open

Workings Meadow Summer House/Party Barn lawn borders both the tennis court and the (dis) Wood

This spacious building has a large function swimming pool. The heated swimming pool W e s t

S o Tree Tops m Brookside e r room with a high open cruck beam s is edged by a wide flagstone terrace and is e t

R a i FB lw a roofline, stone floors and glazed elevations located in front of the pool room and the y to three sides with doors opening onto the Summer House/Party Barn. An established

Workings swimming pool terrace. The kitchen has two copse of Yew, Chestnut, Beech, and Cedar (dis) electric ovens, a four ring electric hob, two trees stands between the house and the dishwashers and a fridge. There are also two leisure and walled gardens. 72.5m cloakrooms. There is under floor heating Backside Wood

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u (

h throughout. Walled gardens t P a An unusual arrangement of three

Pool room interconnecting walled gardens which Pond Adjacent to the pool is the pool room with provide enormous potential. Two have Pond a hall, shower room with a W.C. and a high walls of stone and brick with the third

Keepers Cottage Pa cloakroom. There is also a changing room enclosed by low stone wall. The first has a th (um) and a plant room. low box hedge flanking a central path with

Cattle 68.0m Combe Florey espaliered fruit trees. The second walled L Grid i t t l e

House R e c R t o e r c y t o C

r o Garages and stores garden also has fruit trees and a low box y t C t a o g t 69.1m t e a g e The garages and workshop form the west hedge bordering a path leading to a large The Old Manor House Cape TCB

s Bart

C on C

o Sinks

a p

g e e and northern buildings and are arranged detached greenhouse (requiring renovation) s Combe Down Farm Pond The Old

Smithy Lilliput Capes St Peter's

with seven double coach house doors with a lean-to potting shed beyond (partially Issues 2

1 Church Bungalow 2

Bramleys 1 4 Gatehouse opening into garaging along the western side renovated). There is also a general garden THE The Gatehouse 74.7m Hall COMBE Barn Combe Down Combe C Pump ottage House Comb 1 e Inmans Cross Do and six double coach house doors opening store and a stone-built water cistern. The wn (restored) T Barn he Loft 75.2m C The Cottage 79.0m e m Florey 81.0m e t e Locks T 75.9m r into garaging along the northern side. The third walled garden is not cultivated. Well r y Honiball Cottage a c H Sluice 2 k il lh a Pond y southerly building has three coach house North Outside of the walled gardens there is a Orchard View Well Cottage Glebe doors opening to a large store containing lean-to open fronted wood store and a free Cottage Workings (dis) three five hundred gallon storage tanks. The standing brick-built implement store. 87.5m Gwynn dog kennel is attached to this building. Cottage

Land 88.4m Little Outside As a whole Combe Florey House extends Orchard

Old Rectory April Formal gardens border the house with a to 34.56 acres (13.98 ha) with undulating Cottage

large flagstone terrace and open lawn to parkland and pasture land forming the Shutterne 89.3m Cottage k a c the west accessible from both the family majority of the holding. The parkland is Tr Combe Florey

Shuttern room and the boot room. To the south the home to magnificent trees and two areas House gravel forecourt is bordered by magnificent of established copse. One lies along the trees including Holm Oak and Beeches with northern edge of the park and the walled steps leading to the easterly parterre garden gardens and the other, known as Monks with clipped low box hedges bordering Mound, is situated to the south of the lavender beds. A large circular pond forms property and borders the village hall. a centrepiece with an ornate three tier Overall the grounds provide opportunity for fountain. To the north of the house there the environmental enthusiast. is a double courtyard. The outer courtyard is accessed from the drive and provides Combe Florey House a parking area with a double carport, separate gardeners W.C. and access to a Total area 13.99ha 34.56ac This plan is published for the convenience of the purchaser workshop which comprises three rooms only. Its accuracy is not guaranteed and it is expressly Key excluded from any contract. and has the potential for conversion into Arable Roads Based on Ordnance Survey 1:2,500 mapping with the an annexe. From here a door leads to the Buildings Rough Grass permission of the Controller of HMSO © Crown Copyright inner courtyard garden which is adjacent Garden Water Licence No ES 100018525 to the orangery and is used for day to day Grass Woodland Not to Scale. Drawing No. Q8848-01 | Date 24.01.17 Combe Florey House, Combe Florey N Main House internal area 16,232 sq ft (1,508 sq m) W Garage internal area 5,735 sq ft (533 sq m) Total internal area 21,967 sq ft (2,041 sq m) E

10.06 x 5.33 33'0" x 17'6" Quoted Area Excludes 'External Courtyard & Log' S 8.50 x 6.22 27'11" x 20'5" 9.44 x 5.77 31'0" x 18'11"

6.23 x 6.21 20'5" x 20'4"

Garage 6.20 x 2.67 Pool Room/ 20'4" x 8'9" Plant Room 5.32 x 4.03 17'5" x 13'3"

12.38 x 6.22 40'7" x 20'5"

Workshop/Annexe Barns 8.41 x 6.80 13.57 x 5.79 2.75 x 2.34 27'7" x 22'4" 44'6" x 19'0" 9'0" x 7'8" (Maximum) Utility F/P

Courtyard 13.41 x 11.07 Boot Room 44'0" x 36'4" 5.37 x 1.95 4.00 x 2.74 (Maximum) 17'7" x 6'5" 13'1" x 9'0" 6.82 x 3.91 22'5" x 12'10" (Maximum) 6.50 x 6.28 Carport 21'4" x 20'7" 5.44 x 4.84 17'10" x 15'11" F/P

Bedroom 3 Sitting Room 6.91 x 5.94 6.82 x 5.69 22'8" x 19'6" 22'5" x 18'8" Bedroom 5 6.38 x 5.36 Garages 20'11" x 17'7" Dressing Room 11.43 x 4.21 37'6" x 13'10" Kitchen/ F/P Breakfast Room F/P 10.71 x 5.36 35'2" x 17'7"

Sky Orangery Sky 11.42 x 7.30 37'6" x 23'11" (Maximum)

Study 5.71 x 4.42 Landing 18'9" x 14'6" 3.81 x 3.77 12'6" x 12'4" Floor Above Bedroom 5 (Maximum)

F/P F/P F/P F/P Bedroom 6 Cellar Boiler Room 4.66 x 4.52 5.45 x 3.96 5.30 x 3.68 15'3" x 14'10" Bedroom 17'11" x 13'0" 17'5" x 12'1" 4.83 x 4.75 Family Room Principal 15'10" x 15'7" Dining Room 7.45 x 5.51 F/P Lower F/P Bedroom (Maximum) 24'5" x 18'1" 7.22 x 5.38 Level 7.38 x 5.37 23'8" x 17'8" 24'3" x 17'7"

7.49 x 5.91 Store Stair Hall Wine Cellar 24'7" x 19'5" 5.49 x 3.38 5.06 x 3.11 5.45 x 3.48 (Maximum) 18'0" x 11'1" Landing 16'7" x 10'2" Bedroom 17'11" x 11'5" 4.96 x 3.32 5.33 x 2.52 16'3" x 10'11" Sky F/P 17'6" x 8'3" F/P F/P F/P F/P F/P

Store Library Drawing Room Utility Room Wine Cellar 8.88 x 5.82 Bedroom 4 Bedroom 7 Bedroom 2 Bedroom Bedroom 7.05 x 5.33 7.47 x 5.82 Reception Hall 7.33 x 5.52 5.44 x 4.51 7.61 x 5.50 Bedroom 4.81 x 4.50 6.93 x 4.81 7.70 x 5.39 5.34 x 3.88 23'2" x 17'6" 29'2" x 19'1" 7.10 x 4.81 25'3" x 17'8" 17'6" x 12'9" Store 24'6" x 19'1" (Maximum) 24'1" x 18'1" 17'10" x 14'10" 25'0" x 18'1" 15'9" x 14'9" 22'9" x 15'9" 3.80 x 3.52 (Maximum) (Maximum) 23'4" x 15'9" (Maximum) 12'6" x 11'7"

Lower Ground Floor Ground Floor First Floor Second Floor FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8453846/DBN Situation Combe Florey is a small picturesque village situated 6 miles (9.7 km) northwest of Taunton and close to the Quantock Hills and the West Somerset Railway. The village has the Farmers Arms public house, a village hall and the Grade I listed church of St Peter and St Paul (13th century origins). Close to Exmoor National Park, Combe Florey House has the benefit of open views across undulating countryside.

Exmoor National Park AONB provides a number of outstanding opportunities for outdoor recreational activities including walking, riding, shooting and fishing. There are also a number of excellent golf courses nearby. In addition to this, for any train lovers there is the West Somerset steam railway. Taunton, the country town of Somerset, is 7.5 miles away with a county cricket ground and a number of further recreational facilities as well as a mainline train station. There is no shortage of outstanding schools in the area, including King’s Hall School, King’s College Taunton, Taunton School, Queen’s College Taunton and Wellington School. Also within reach are Blundell’s in Tiverton, Sherborne School and Millfield.

The M5 motorway (junction 25) is about 10 miles to the east. The mainline station at Taunton has a direct service to London Paddington, taking from 1 hour 40 minutes. Bristol International Airport is about 40 miles away.

Directions Upon entering the village of Combe Florey from the A358, pass the village hall on the left hand side and after a short distance turn right and pass through the arch of the gatehouse signed Combe Florey. Proceed along the drive to the house.

General Services: Mains water, drainage and electricity. Oil-fired central heating. Council Tax: Band H. Local Authority: Somerset West and Taunton. Rights of Way: There is a Right of Way at the start of the drive over a neighbouring property. Further information is available from the vendors’ agent. Strutt & Parker Exeter 24 Southernhay West, Exeter, Devon EX1 1PR

01392 215631 [email protected] struttandparker.com

Strutt & Parker London 43 Cadogan Street, London SW3 2PR +44 (0)20 7629 7282 [email protected] struttandparker.com

IMPORTANT NOTICE: Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken February 2021. Particulars prepared February 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited