Little Horsecroft Farm, Wellow Bath, Somerset, BA2 8QF LITTLE HORSE CROFT FARM WELLOW ♦ BATH ♦ SOMERSET Little Horse Croft Farm is situated in a particularly unspoilt part of North Somerset overlooking the secluded valley of Bath 5 miles, Bristol 15 miles, Bradford on Avon 6 the Wellow Brook on the outskirts of the attractive and miles, Bath Spa to London Paddington from 85 popular village of Wellow. minutes, M4 (Junction 18) 14 miles Wellow is one of the most desirable villages to live in and An extensive and well equipped small holding and has a vibrant community. It offers a country pub, village trekking centre offering a wide range of shop and primary school and the surrounding countryside residential, holiday, equestrian and commercial provides an opportunity for all country pursuits with National Cycle Route 24 linking Bath to Frome passing through the opportunities in a delightful rural setting on the village and an excellent network of lanes, bridleways and edge of the popular village of Wellow and very footpaths to ride and walk on. close to the centre of Bath Although set in beautiful countryside within the Cotswold A substantial five bedroom bungalow with an adjoining Hills Area of Outstanding Natural Beauty, the property is two bedroom annexe only 5 miles from Bath City Centre with Bristol and other local market towns being within easy commuting distance. Holiday cottages High speed rail services to London Paddington are available Staff flat from Bath whilst Bristol International Airport is only 40 minutes (22 miles) away. The M4 is easily accessible Two bedroom chalet (Junction 18 approximately 15 miles). Tearoom/café Bath is a Heritage City and is renowned as a tourist destination. It offers a wide range of restaurants, shops, Let workshops museums and entertainment venues, including The Theatre Royal, as well as beautiful architecture and a delightful Extensive range of modern equestrian and agricultural buildings and indoor and outdoor riding arenas ambience. The area is particularly well served by excellent schools Paddocks including Monkton Combe, Prior Park, King Edwards, The Frontage to the Wellow Brook with Riparian Rod Royal High School for Girls, Kingswood, Stonar, Downside, Wells Cathedral and Millfield all being within easy reach. Within the Cotswold Hills Area of Outstanding Natural Beauty Formal sporting activities in the area include: Hunting - The Beaufort, Mendip Farmers and Avon Vale Development opportunities Racing - Cheltenham, Bath and Wincanton In all about 18.20 acres (7.37 hectares) 24 cycle path passing the property provides opportunities to tap into the local and expansive tourist industry if desired. There is considerable scope to continue equestrian enterprises or to expand into other avenues if desired. The farmhouse is a five bedroom bungalow that was built of block elevations under a tiled roof in 1989 and is subject to an occupancy clause. The accommodation is set out as follows: A large Porch/Boot Room leads in to the Kitchen/Breakfast Room which is a spacious room with a range of fitted wall and base units and Pantry. The Sitting Room is a dual aspect room with fabulous views across the valley and has a woodburning stove set within an attractive fireplace. There is a Cloakroom and Office. On the ground floor there are four Bedrooms one with an Ensuite Bathroom and Dressing Area and a Family Bathroom. Golf - Bath, Lansdown, Orchardleigh, Bradford-on-Avon and Stairs lead up to an Attic Room with access to a large Castle Combe storage area beyond. There may be further scope to extend Shooting – there are many pheasant shoots in the locality into the roof space subject to the necessary consents. Sailing – Chew Valley and Blagdon lakes Fishing – Chew Valley and Blagdon Lakes and on rivers in Adjoining the bungalow is a two bedroom annexe with spacious open plan Kitchen/Dining/Sitting Room, a the local area Double Bedroom with Ensuite Shower Room and stairs leading up to a further Bedroom with Ensuite Cloakroom. The sale of Little Horse Croft Farm offers a unique and The bungalow benefits from delightful views over the Wellow exciting opportunity to purchase an extensive equestrian Brook to the south and is surrounded by lawns, gardens and establishment with potential for a range of tourism and parking areas. commercial uses. The property is substantial with the inclusion of a large dwelling with annexe, two holiday cottages, staff Little Horse Croft Farm has two recently converted holiday accommodation, tearoom/café and extensive and versatile cottages. As the farm currently works with Riding for the buildings. Disabled, the accommodation has been set out with this clientele in mind. The cottages are set out as follows: The fantastic location, close to Bath with the National Route, Smithy Cottage Block built stables (15m x 22m (49’2” x 72’2”) comprising Smithy Cottage is the larger of the two cottages and has a 19 loose boxes with access passages, store room with spacious Kitchen/Dining/Sitting Room, a Double Bedroom with Ensuite Wet Room and a Cloakroom. adjoining steel framed and block stables (30m x 4.8m Stairs lead up to two further Bedrooms, both of which have (98’4” x 15’9”) providing 8 loose boxes, access passage Ensuite Bathrooms. and store/tack room Paddock Cottage Facilities Paddock Cottage adjoins Smithy Cottage and has an open Steel framed and block indoor riding arena (30m x 17.7m plan Kitchen/Dining/Sitting Room and Shower Room with (98’4” x 58’0”)) with sand and fibre riding surface, staff stairs leading up to a Double Bedroom. room, and classroom with kitchen facilities and toilets. Staff Flat Outdoor ménage (36m x 22m (118’0” x 72’2”) with There is a studio flat with an adjoining workshop that has woodchip surface, rails and kick boards. potential to be converted to further accommodation. Other The Chalet Steel framed, open fronted cattle shed (35.4m x 7.5m There is a Swift Chamonix Chalet Home with an open plan max (116’1” x 24’7”)) with Yorkshire boarding and profile Kitchen/Sitting Room, a Double Bedroom, a further roof. Bedroom and a Shower Room. Picnic area and children’s play area. Hard-core parking area Block Reception and Café (16.3m x 8m (53’5” x 26’3”)) The buildings are conveniently located in a single block with kitchen and toilets adjacent to the main residence and benefit from mains water and electricity. The equestrian facilities and farm buildings offer the following accommodation centered on a main yard The land totals approximately 15.26 acres and lies to the area, with a site area of approximately 2.9 acres: south of the house and buildings. It comprises of pasture Stabling and is partly level and partly sloping. Currently separated into six paddocks, the land is bound by both post and wire or Stable block constructed of block elevations under a profile roof comprising 10 stables and a tack room mature hedgerows and benefits from a hard-core access centred on a concrete courtyard area. Constructed of track passing through the land. It adjoins the attractive block with profile roofing sheets. Approx.140sq.m Wellow Brook. Wooden stable/shed (4.6m x 9m (15’1” x 29’6”)) The land is classified as Grade 3 on the Agricultural Land Wooden stable block providing 6 loose boxes and Classification and it is understood that it falls within a Nitrate store/tack room. (4.3m X 17.6m (14’1” X 57’9”)) Vulnerable Zone. Further wooden stable block providing 6 loose boxes (4.3m X 17.6m (14’1” X 57’9”)) Little Horse Croft Farm is offered for sale as a w hole by private treaty. The property is of freehold tenure w ith vacant possession upon completion. Council Tax and business rates are payable. Mains electricity and mains w ater to the farmhouse and cottages. Drainage is by w ay of a septic tank. Bath and North East Somerset Council Tel: 01225 477000; Email: [email protected] Please note that the Sporting Rights and Fishing Rights are not included but a gratuitous riparian rod is at present provided to the vendor by the Five Valleys Trust. By appointment through the joint selling agents. All those items usually regarded as retained to the Vendors, Killens including curtains, carpets, ornamental and w all lights, garden The Cake House, Upper Lodge Farm ornaments, garden furniture, stone troughs and plant pots etc, are specifically excluded from the sale of the freehold but may Ston Easton, Somerset BA3 4DH be available by separate negotiation. 01761 241127 [email protected] killens.org.uk The bungalow is subject to an equestrian occupancy clause. Planning consent exists for the erection of tw o further steel Chesterton Humberts framed barns on the land. King’s Head House, 35 Market Place Chippenham, Wiltshire SN15 3HT It is understood that a public footpath crosses the bottom of the 01249 444555 land adjacent to the river. It is understood that there are no [email protected] other rights of w ay or other similar matters affecting the chestertonhumberts.com property. BUNGALOW ANNEXE Important Notice Killens, Chesterton Humberts and their clients give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsew here, either on their own behalf or on behalf of their 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 offer or contract and must not be relied upon as statements or representation of fact. 2. Any areas, measurements or distances are approximate.