Knoll Lodge • Knoll Lodge

EAST BRENT • SOMERSET

A charming Grade II listed village house

Entrance hall • Sitting room • Kitchen/dining room • Sun room Boot room • Utility room • Cloakroom

Five double bedrooms • Wet room • Family bathroom

Studio with offi ce, kitchen, and cloakroom Gravelled driveway parking • Level lawns front and rear • Sun terrace

Weston-Super-Mare 7 miles • Bristol 23 miles Bristol Airport 15 miles • Taunton 22 miles

(All distances approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation Knoll Lodge is situated within the heart of the village of East Brent and accessed by a drive leading to the property which is located next to a stunning 15th century church. East Brent has a range of village amenities including a public house, church, village green and village hall. There is also a primary school and medical centre. East Brent is a pretty village with a back drop of . It is well located for commuting to Bristol (23 miles), Taunton (22 miles) and Weston super Mare (7 miles). The M5 (J22) is 2.5 miles giving good access to the West Country or north towards Bristol. The property falls within the catchment area of well- regarded state schools which operate a middle school system providing fi rst schools (aged 4 to 9) two middle schools (aged 9 to 13) and high school (aged 13 to 18). These include East Brent First School and Kings of Wessex, Cheddar. There is also a range of private schools including Wells Cathedral School in Wells, Sidcot School near Winscombe, Millfi eld in Street and schools in Bristol and Taunton For Sale Freehold Knoll Lodge is a highly attractive Grade II listed Georgian family home located centrally in the Somerset village of East Brent. The front door leads into a spacious entrance hall off which is a very well-proportioned kitchen/dining room with oak fl ooring throughout, a walk in pantry cupboard, integral fridge/freezer and dishwasher, ‘Belfast’ type sink with swan neck mixer tap over, and also a two oven Aga. There is also a central cooking/breakfast island with block oak work surface and cupboard space under. The sitting room is with a period sliding sash single glazed window to the front gives access to the sun room with single glazed timber windows and doors, and pitched roof panels. There is a spacious utility room, boot room, and snug with a back staircase leading directly to a fi rst fl oor double bedrooms with a spacious attic room and with the appropriate consents could be converted into a stunning master suite. On the fi rst fl oor Knoll Lodge off ers fi ve double bedrooms, three of which have a rear aspect over the gardens. There is a recently fi tted wet room and family bathroom serving these bedrooms. KNOLL LOdge KNOLL LOdge East Brent East Brent

Gardens and Grounds Kitchen Knoll Lodge, Kitchen 2.60 x 2.10m Knoll Lodge hasKnoll anLodge, exceptionally generous plot for a house in the heart Church Road, 2.60 x 2.10m 8'6'' x 6'11'' Church Road, 8'6'' x 6'11'' East Brent, TA9 4HZ Storage of a village. ToEast the Brent, front TA9 of 4HZ the property is an ample gravelled driveway Storage Approx. Gross Internal Area Office Office 6.34 x 4.72m Approx. Gross Internal Area KNOLL LOdge 3523 Sq Ft - 327 Sq M 6.34 x 4.72m providing parking,3523 Sq and Ft - 327areas Sq M of lawn surrounded by mature trees 20'10'' x 15'6'' 20'10'' x 15'6'' and shrubs. The large gardens to the rear are level and mature. A sun East Brent Out Building Out Building Approx. Gross Internal Area Approx. Gross Internal Area Attic terrace was a built in barbecue for alfresco dining and entertaining. Attic 604 Sq Ft - 56 Sq M 604 Sq Ft - 56 Sq M Room Room 8.57 x 3.58m Within the grounds is a large single storey studio which would lend itself 8.57 x 3.58m Kitchen 28'1'' x 11'9'' Knoll Lodge, 28'1'' x 11'9'' 2.60 x 2.10m to secondary accommodation for the main house. In its current format Church Road, 8'6'' x 6'11''

East Brent, TA9 4HZ Storage Stable

Office 15'6'' x 7' the studio has a large principal room with exposed beams and oak Approx. Gross Internal Area Stable 4.72 x 2.14m 15'6'' x 7' 6.34 x 4.72m

3523 Sq Ft - 327 Sq M 4.72 x 2.14m fl ooring, fi tted kitchen and separate cloakroom. 20'10'' x 15'6'' Out Building Approx. Gross Internal Area Second Floor Attic Fixtures and Fittings 604 Sq Ft - 56 Sq M Second Floor Room Only those mentioned in these sales particulars are included in the 8.57 x 3.58m 28'1'' x 11'9'' Sun sale. All others, such as fi tted carpets, curtains, light fi ttings, gardenSun Room Bedroom 2 Bedroom 3 Store

Room Store ornaments etc., are specifi cally excluded but may be made available by Bedroom 2 Bedroom 3 Stable 4.18 x 3.31m 3.98 x 3.93m 4.14 x 3.98m Lawnmower

Kitchen/ 15'6'' x 7' 3.41 x 2.11m 4.18 x 3.31m 3.98 x 3.93m 4.14 x 3.98m 13'9'' x 10'10'' 11'2'' x 6'11''

4.72 x 2.14m 13'1'' x 12'11'' Kitchen/ Lawnmower 13'7'' x 13'1'' 3.41 x 2.11m separate negotiation. 13'9'' x 10'10'' 13'1'' x 12'11'' 11'2'' x 6'11'' Dining Dining 13'7'' x 13'1'' Room Room 7.75 x 4.99m Sitting Sitting 7.75 x 4.99m 25'5'' x 16'4'' Room Local Authority25'5'' x 16'4'' Room Second Floor 7.75 x 4.08m 7.75 x 4.08m 25'5'' x 13'5'' District Council Tel: 01278 435435 25'5'' x 13'5'' Snug Sun Bedroom 1 Bedroom 4 Bedroom 5 Snug Bedroom 1 Bedroom 4 Bedroom 5 3.91 x 3.31m 5.05 x 3.67m 3.70 x 3.16m Viewing 3.91 x 3.31m Room Bedroom 2 Bedroom 3 Store 12'10'' x 10'10'' 4.63 x 3.22m 5.05 x 3.67m 3.70 x 3.16m 4.63 x 3.22m 16'7'' x 12' 12'2'' x 10'4'' 12'10'' x 10'10'' 12'2'' x 10'4'' 4.18 x 3.31m 3.98 x 3.93m 4.14 x 3.98m 15'2'' x 10'7'' Kitchen/16'7'' x 12' Lawnmower 3.41 x 2.11m 13'9''15'2'' x 10'10'' x 10'7'' 11'2'' x 6'11'' Strictly by appointment only with agents Dining 13'1'' x 12'11'' 13'7'' x 13'1'' Knight Frank tel: 0117 317 1999 Room 7.75 x 4.99m Sitting 25'5'' x 16'4'' Room Boot Boot 7.75 x 4.08m Room Utility Utility Services Room 25'5'' x 13'5'' 5.41 x 1.77m Room 5.41 x 1.77m Room 17'9'' x 5'10'' Mains water, electricity, drainage. Oil fi red17'9'' central x 5'10'' heating. KNOLL LOdge Snug Bedroom 1 Bedroom 4 3.91 x 3.31m Bedroom 5 East Brent 5.05 x 3.67m 3.70 x 3.16m 4.63 x 3.22m 12'10'' x 10'10'' 12'2'' x 10'4'' Directions - TA9 4HZ 16'7'' x 12' 15'2'' x 10'7'' Living Area/Reception Living Area/Reception Ground Floor First Floor From Junction 22 of the M5 head north onGround the A38 Floor and continue onto First Floor Kitchen/Utility the A370 onto the Kitchen/Utility roundabout at Brent Knoll, signposted for East Brent Boot Room Utility Bedroom/Dressing Room Bedroom/Dressing Room 5.41 x 1.77m Room Kitchen and Weston super Mare. Turn left onto Brent Road towards the village. 17'9'' x 5'10'' Knoll Lodge, Bathroom/WC 2.60 x 2.10m Bathroom/WC As the road bears around to the right turn left onto Church Road. 8'6'' x 6'11'' Church Road, Vaults/Storage © Capture Property Marketing 2012. Drawn to RICS guidelines. Vaults/Storage © Capture Property Marketing 2012. Drawn to RICS guidelines. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statementAll ofMeasurements fact. are approximate and should not be relied on as a statement of fact. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon Eastas a statement Brent,All ofMeasurements fact.TA9 4HZare approximate and should not be relied on as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICSPlan Code is for illustration of purposes only. Not drawn to scale. Continue on Church Road and Knoll Lodge can be found on the right. Plan is for illustration purposes only. Not drawn to scale. Storage All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2013. Office Terrace/Outside Space Living Area/Reception Approx. Gross Internal Area Measuring Practice). Please read the Important Notice on the last page of text ofGround the particulars. Floor © Capture Property Marketing 2013. First Floor 6.34 x 4.72m 3523 Sq Ft - 327 Sq M Kitchen/Utility 20'10'' x 15'6'' Bedroom/Dressing Room Out Building Bathroom/WC Approx. Gross Internal Area Attic Vaults/Storage 604 Sq Ft - 56 Sq M © Capture Property Marketing 2012. Drawn to RICS guidelines. Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statementAll ofMeasurements fact. are approximate and should not be relied on as a statement of fact. Room All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICSPlan Code is for illustration of purposes only. Not drawn to scale. Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2013. 8.57 x 3.58m 28'1'' x 11'9''

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 of mouth or in writing (“information”) as Stable

being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint 15'6'' x 7' 0117 317 1999 agent has any authority to make any representations about the property, and accordingly any information given 4.72 x 2.14m Regent House, 27a Regent Street is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs This brochure is show only certain parts of the property as they appeared at the time they were taken. Areas, measurements Clifton, Bristol BS8 4HR environmentally and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any friendly [email protected] part of the property does not mean that any necessary planning, building regulations or other consent has Second Floor 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 KnightFrank.co.uk change without notice. Particulars dated Oct 2015 Photographs dated June 2015. 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. Sun

Room Bedroom 2 Bedroom 3 Store 4.18 x 3.31m 3.98 x 3.93m 4.14 x 3.98m Kitchen/ Lawnmower 3.41 x 2.11m 13'9'' x 10'10'' 11'2'' x 6'11'' Dining 13'1'' x 12'11'' 13'7'' x 13'1'' Room 7.75 x 4.99m Sitting 25'5'' x 16'4'' Room 7.75 x 4.08m 25'5'' x 13'5''

Snug Bedroom 1 Bedroom 4 3.91 x 3.31m Bedroom 5 5.05 x 3.67m 3.70 x 3.16m 4.63 x 3.22m 12'10'' x 10'10'' 12'2'' x 10'4'' 16'7'' x 12' 15'2'' x 10'7''

Boot Room Utility 5.41 x 1.77m Room 17'9'' x 5'10''

Living Area/Reception Ground Floor First Floor Kitchen/Utility

Bedroom/Dressing Room

Bathroom/WC

© Capture Property Marketing 2012. Drawn to RICS guidelines. Vaults/Storage Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statementAll ofMeasurements fact. are approximate and should not be relied on as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICSPlan Code is for illustration of purposes only. Not drawn to scale. Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2013.