Harptree House, East Harptree BS40
A fine Grade II listed village house with largely walled park-like gardens of over an acre, including stables and heated swimming pool.
7 3 4
Bristol 13 miles• Wells 9 miles • Bristol Airport 9 miles • Bath 15.5 1.08 acres miles • Chew Valley Lake 1.5 miles • Temple Meads Railway Station (London Paddington 90 minutes) 13.5 miles
Local Authority: Bath & North East Somerset Tel: 01225394041
Services: All main services connected. Gas fire central heating. Gas fired Aga. Underfloor heating to kitchen/breakfast room, garden room, family room and workshop. Super-fast broadband. 3 phase electricity. Harptree House The property is a superb home and - unusually for a central village position - enjoys over one acre of grounds in a private setting being behind high stone walls in the highly sought-after Mendip Village of East Harptree. The property has been extensively updated by the present owners and included in its modernisation is the addition of an attractive garden/dining area leading from the breakfast/kitchen and featuring bi-fold doors which open to a private courtyard garden. Harptree House is principally late 18th century in character but has much earlier origins. There are many features appropriate to the period including ornate and moulded ceiling cornices, dado rails, shuttered windows, archways and fireplaces. The accommodation is arranged over three floors and the majority of rooms overlook the stunning gardens. The drawing and dining room, each with period fireplace and stained floorboards, lie either side of the spacious reception hall. The main hall leads to a rear hall with secondary staircase, off of which lie the family room with Jetmaster fire and the kitchen/breakfast room fitted with wooden units, island unit with breakfast bar, window seats and gas fired Aga. On the first floor landing, the staircase splits - leading to two bedrooms, dressing room and bathroom off one staircase. To the other side, there are three further bedrooms, a shower room and a 15’ study /landing. The second floor has two further bedrooms, one with an en suite shower room and the other has access to a 17’ attic room which could be converted subject the necessary consents.
Outside Harptree House is approached between two high stone walls, giving access to a rear parking area surrounded by mature trees, a shrubbery and walling. There is access to the integral workshop with double entrance doors and a stone and tiled lean to log store adjoining. A pretty garden is immediately outside the rear entrance and laid to paved terrace with box and beech hedging. The gardens are a delight and lie principally to the south with many mature trees including Persian Ironwood, Lime, Yew and a superb Ginkgo, creating a park-like setting. Along the eastern boundary, against a high stone wall, is a stunning row of pleached Lime trees. The gardens are largely unchanged from their 1840’s layout but provide huge scope for innovation. There is a large expanse of level lawn immediately in front of the house and a gentle slope to an upper lawn. From the bottom of the garden at the double access gates and stable area, a sheltered pathway meanders towards the west where there is further lawn and a productive kitchen, flower and soft fruit garden. There is a large asparagus bed, and the garden is sectioned by box hedging and fruit trees include plum and espalier apple and pear. A pathway continues to a sheltered, private and part walled swimming pool with paved surround.
A stone and tile outbuilding houses the filtration/ heating plant and there is an open fronted stone and tile outbuilding beside the pool. Steps lead down to the inner terrace outside the dining area, ideal for entertaining. W N Separate access steps lead down to the parking area behind the house. Bins S E Beyond the main south lawn is a well screened detached timber L shape stable block comprising three stables and
Logs Store an open fronted store with tack room. The stables have a 4.19 x 2.10 13'9" x 6'11" separate large entrance to the lane.
Stable 3 4.30 x 3.28 14'1" x 10'9" Workshop/ In all the property extends to about 1.08 acres Utility Integral Garage 4.88 x 4.19 16'0" x 13'9"
Garden/ Pool Dining area Feed Store 4.56 x 3.05 5.17 x 3.28 Bedroom 4 17'0" x 10'9" Swimming Pool Directions (BS40 6AA) 15'0" x 10'0" 5.50 x 3.50 17.82 x 8.50 18'1" x 11'6" 58'6" x 27'11" (Maximum)
Bins Stable 2 Stable 1 3.35 x 3.30 3.35 x 3.30 When in East Harptree, at the T junction with the clock 11'0" x 10'10" 11'0" x 10'10" Tack Room tower facing, turn left. The entrance to Harptree House Terrace Kitchen/ Store Store Breakfast room 10.72 x 3.48 35'2" x 11'5" Study Landing is seen a few yards along on the right hand side, between (Maximum) 4.65 x 3.65 Family room 15'4" x 11'11" 6.20 x 5.92 high stone walls. 20'4" x 19'5" Dressing room Hall (Maximum) 4.38 x 2.70 14'4" x 8'10"
Attic 5.26 x 4.65 Bedroom 6 17'3" x 15'3" Bedroom 7 4.80 x 4.19 Dining room Bedroom 1 Bedroom 3 (Maximum) 3.73 x 3.66 15'9" x 13'9" 5.98 x 4.59 Drawing room 12'3" x 12'0" 6.25 x 4.52 4.95 x 4.59 4.70 x 3.48 19'7" x 15'1" 16'3" x 15'0" Bedroom 5 (Maximum) Hall 20'6" x 14'10" Bedroom 2 3.45 x 2.75 15'5" x 11'5" 3.95 x 2.79 11'4" x 9'0" 12'11" x 9'2"
Knight Frank We would be delighted to tell you more. Regent House 27a Regent Street James Toogood Clifton 0117 317 1991 Bristol [email protected] BS8 4HR Connecting people & property, perfectly. knightfrank.co.uk
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 provided by the Seller’s Solicitors. Important Notice 1. Particulars: These particulars 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 Frank LLP nor any joint agent has any authority to make any 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 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: 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 correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank. com/legals/privacy-statement. Particulars dated xxxxx 2019 Photographs dated xxxxx 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. Our registered office is at 55 Baker Street, London W1U 8AN where you may 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 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.