Rowley House COMBE HAY, BATH Rowley House COMBE HAY, BATH A detached five bedroom family home, in a private location with unspoilt views across the surrounding countryside which forms part of The Cotswolds Area of Outstanding Natural Beauty. Ground Floor Entrance Hall • Drawing Room Sitting Room • Dining Room Kitchen • Pantry • Utility Room Garden Room • Study • WC First Floor 5 Bedrooms • 2 Bathrooms • WC Gardens and Grounds Double Carport • Garage • Outbuildings Swimming Pool • Formal Gardens • Paddock • Woodland • Field In all about 8.02 acres (3.25 hectares) Distances Bath 4 miles, Bradford on Avon 8 miles, Frome 12 miles, M4 (Junction 18) 14 miles (All distances and times are approximate) Knight Frank LLP 4 Wood Street, Queen Square, Bath BA1 2JQ Tel: +44 1225 325999 [email protected] www.knightfrank.co.uk 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 brochure. Situation • Combe Hay is a highly desirable village to the South of Bath, surrounded by beautiful countryside which forms part of The Cotswolds Area of Outstanding Natural Beauty and home to the popular restaurant The Wheatsheaf and a church. The neighbouring village of Wellow offers a village shop, primary school, public house and church whilst the City of Bath is close by (approximately 10 minutes by car) providing an extensive range of restaurants, shops and cultural attractions. • High speed rail links are available from Bath Spa to London Paddington at a journey time from 90 minutes and the property is well placed for commuting with easy access to the M4 and the wider motorway network. • The area has an excellent selection of both state and private schools at all levels to include Monkton Combe, Beechen Cliff, Prior Park, King Edwards, The Royal High School for Girls and Kingswood in Bath. Further afield but within easy reach are Downside, Wells Cathedral, Millfield, Stonar and St Mary’s Calne. The House • Rowley House is not listed and was built c. 1951. The position is very peaceful and could arguably be one of the best in the area, with enviable southerly views over the surrounding countryside. • The house is light and manageable with well laid out accommodation on both floors. The principal rooms are arranged to look out over the garden and beyond. • On the ground floor to the right of the entrance hall is the sitting room with French doors opening on to the south facing terrace, leading through to the triple aspect drawing room; both of which benefit from wood burners. To the left of the entrance hall is the partially open plan dining room and kitchen with AGA, leading through to the study and garden room. There is also a pantry, utility room and cloakroom on this level. • The first floor has a total of five bedrooms, two bathrooms and a WC, the two larger bedrooms have superb views over the Cam Brook valley and beyond. Gardens and Grounds • The house is approached via a long private tarmac drive to a parking area alongside the house, surrounded by gardens and mature woodland. • The gardens and grounds are a major feature of the house with formal terraced areas of lawn with dispersed mixed beds to the south of the house, providing a tranquil area to enjoy alfresco dining with fabulous views. The heated outdoor swimming pool enjoys privacy away from the house. • To the north of the house is approximately 4 acres of woodland with numerous specimen trees dotted throughout. The current owners have planted about 500 trees over recent years in the woodland and field. To the east of the house is an orchard and a vegetable garden. • Complementing the house in addition to a double carport and garage, there are three other outbuildings which are currently used as a tool shed, wood store and a stable with hay store. Postcode BA2 7EF Directions From Bath head South on the Wells Road (A367) and at the second roundabout take the 1st exit onto Sulis Manor Road. Turn right onto Combe Hay Lane and continue on this road for just approximately 1.4 miles. Turn left and continue on this road passing The Wheatsheaf and then take the next left onto the no through road. Keep to the left and you will see the driveway for Rowley House on your left. Services Mains water and electricity. Oil fi red central heating. Private drainage. Method of Sale Freehold 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. Local Authority Bath & North East Somerset Council - bathnes.gov.uk Council Tax Band G Viewings Strictly by prior appointment with the agent. Important Notice: 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). 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. 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 fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England 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. Photographs: September 2015 Particulars: January 2016 Kingfi sher Print and Design. 01803 867087 Reception Approximate Gross Internal Floor Area Bedroom House: 256 sq.m (2,753 sq.ft) Garage/Carport: (No less than),44 sq.m (477 sq.ft) Bathroom Out Buildings: (No less than) 77 sq.m (833 sq.ft) Kitchen/Utility Storage First Floor Ground Floor This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them. .