higher farm granary WRAXALL • NORTH SOMERSET higher farm granary WRAXALL • NORTH SOMERSET The former granary to the Tyntesfi eld Estate, located in a private setting enjoying a rural surrounding Dining hall • Open plan kitchen/family room Drawing room • Study • 2 cloakrooms • Utility room Integral workshop and garaging Galleried landing • Master bedroom with en-suite bathroom with sauna and dressing room • 5 further bedrooms 2 en-suite shower rooms • Family bathroom Self-contained annexed apartment with open plan kitchen/sitting room • Bathroom • 2 bedrooms • En-suite shower room to bathroom 1 Single storey outbuildings providing additional garaging and workshop space • Open fronted former stable Lawn gardens with terraces • Heated swimming pool Orchard • Meadows In all about 2.7 acres (1.11 hectares) 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 Higher Farm Granary is one of three individual properties set behind a gated entrance with video entry and a private drive leading to the property. The property has a rural aspect being surrounded by agricultural fi elds. Pubs in Wraxall, Failand and Portbury with Post Offi ce and store located in Failand. Extensive shopping is located in Bristol and Cribbs Causeway (Jct 18 M5). Further facilities are located in Portishead and Clifton. Motorway access via Jct 19 M5 and direct access to London Paddington is via Bristol Temple Meads or Nailsea and Backwell Station (about 3.8 miles). Access to Bristol Airport (about 7 miles). Primary schools are at Wraxall and Portbury. Secondary schooling are at Backwell Community School or Gordano School, Portishead. Across the fi elds is the Independent Downs Prep School, Wraxall and there are numerous schools located within Bristol. Cycle paths and tracks close, linking up with Leigh Woods and Ashton Court. Footpaths and riding are also easily accessible. Sailing and fi shing on the Chew Valley Lake, fi shing at Blagdon Lake and Litton Reservoir. Golf is at Bristol and Clifton Golf Club and Long Ashton Golf Club. Description Higher Farm Granary, once part of the Tyntesfi eld Estate, is a sympathetic and contemporary conversion. Originally three separate buildings, the Granary has been combined to provide a spacious and fl exible family home. This extensive property of approximately 5500 square feet off ers the potential to benefi t from a rental income from the annexed apartment and is ideally suited for a life/work lifestyle. The property has been carefully designed to take advantage of the southerly aspect, allowing light to fl ood into the property with French doors leading out onto the surrounding terraces and gardens. The impressive entrance and dining hall provides an immediate sense of space with views out across the gardens and landscape beyond. Leading off from the dining hall is the kitchen area, part of a large family room with a range of kitchen units, integrated appliances, an Aga and granite surfaces. The breakfast area separates the kitchen from the family snug where there are views out across the canal-style fi sh pond to the front of the property and French doors leading out onto the sunken terraces, a perfect area for dining in the summer evenings. Leading off from the other side of the dining hall is a small lobby with access to the utility room and a cloakroom before entering the original main granary, now an impressive drawing room with double aspect having French doors opening onto the front, overlooking the fi sh pond with two sets of French doors leading out to the terraces and gardens. One of the stunning features of this room is the full height vaulted ceiling, exposed beams and original stone walls. The fi re place at the far end provides a lovely focal point, while the underfl oor heating throughout the entire ground fl oor ensures comfort and warmth during winter months. Beyond the drawing room the hallway leads onto a further cloakroom and a well laid out study, the perfect environment for a work/life balance. Leading off this rear entrance is access into the large integral garage allowing access directly into the property from a car. The annexed apartment above the garage can be accessed by an entrance door within the garage area, it also has its own separate entrance from outside making it completely self-contained and off ering the owners the opportunity to benefi t from a potential rental income. The apartment comprises an open plan living/ kitchen/dining area, a bathroom and two bedrooms, the larger of which has its own en-suite shower room. The main staircase leads from the drawing room to the galleried landing on the fi rst fl oor where there is an arrangement of fi ve bedrooms, each boasting individual features and off ering fl exible accommodation for both family and guests. higher farm granary Wraxallhigher farm granary Higher Farm Granary, APPROXIMATE GROSS PortburyINTERNAL Lane, FLOOR WRAXALL, AREA higherWraxall (No less North than) farmSomerset, granary Balcony 529 sq.m (5,694BS20 7SN sq.ft) Approx.Higher Gross Farm Internal Granary, Area Wraxall APPROXIMATE GROSS PortburyINTERNAL Lane, FLOOR WRAXALL, AREA Gallery Bedroom 3 Bedroom 5 5694 Sq Ft - 529 Sq M Bedroom 2 Outbuilding 3.22 x 2.61m 4.17 x 3.58m North Somerset, 3.70 x 2.30m Bedroom 1 Balcony (No less than) 10'7" x 8'7" 13'8" x 11'9" Higher Farm Granary,(No less than) 12'2" x 7'7" 3.70 x 2.70m BS20 7SN 12'2" x 8'10" Void Bedroom 2 APPROXIMATE GROSS PortburyINTERNAL Lane, FLOOR105 WRAXALL,529 sq.m sq.mAREA (1,129Outbuilding (5,694 sq.ft) sq.ft) 4.93 x 3.51m Approx. Gross Internal Area Kitchen/ 16'2" x 11'6" Master Bedroom North Somerset, 1129 Sq Ft - 105 Sq M Living Area Gallery Balcony (No less than) 6.40 x 5.79m Bedroom 5 Bedroom 3 7.65 x 5.59m 5694 Sq Ft - 529 Sq M Bedroom 2 Outbuilding 21'0" x 19'0" Bedroom 4 3.22 x 2.61m 4.17 x 3.58m 25'1" x 18'4" 529 sq.m (5,694BS20 7SN sq.ft) 3.70 x 2.30m Bedroom 1 3.70 x3.73 2.70m x 3.35m 10'7" x 8'7" 13'8" x 11'9" Approx. Gross Internal(No Area less than) 12'2" x 7'7" 12'3" x 11'0" 12'2" x 8'10" Void Bedroom 2 Bedroom 5 Gallery Bedroom 3 4.93 x 3.51m 5694 Sq Ft - 529105 Sq sq.m M (1,129Outbuilding sq.ft) Bedroom 2 Outbuilding Kitchen/3.22 x 2.61m 4.17 x 3.58m 16'2" x 11'6" 3.70 x 2.30m Bedroom 1 Master Bedroom 1129 Sq Ft - 105 Sq M Living Area10'7" x 8'7" 13'8" x 11'9" (No less than) 12'2" x 7'7" 3.70 x 2.70m6.40 x 5.79m 7.65 x 5.59m 12'2" x 8'10"21'0" x 19'0" Void Bedroom 4 Bedroom 2 25'1" x 18'4" 105 sq.m (1,129 sq.ft) 3.73 x 3.35m 4.93 x 3.51m Outbuilding Kitchen/ Annexe First Floor 12'3" x 11'0" 16'2" x 11'6" 1129 Sq Ft - 105 Sq M Living Area First Floor Master Bedroom Dressing 6.40 x 5.79m 7.65 x 5.59m Room 25'1" x 18'4" 21'0" x 19'0" Bedroom 4 Void 3.73 x 3.35m 12'3" x 11'0" Sauna Bedroom 6 5.79 x 3.10m Workshop Annexe First Floor 19'0" x 10'2" First Floor Dressing10.24 x 4.29m 33'7"Room x 14'1" Void Void Annexe First Floor First Floor Dressing Room Sauna Bedroom 6 Void 5.79 x 3.10m Workshop Mezzanine19'0" x 10'2" 10.24 x 4.29m Sauna 33'7" x 14'1" Bedroom 6 Void 5.79 x 3.10m Workshop 19'0" x 10'2" 10.24 x 4.29m 33'7" x 14'1" Study Void Integral Garage and 3.84 x 3.28m Workshop 12'7" x 10'9" Drawing Room 9.45 x 7.11m 10.01 x 5.97m MezzanineDining Hall 31'0" x 23'4" 32'10" x 19'7" 5.00 x 4.19m 16'5" x 13'9" Mezzanine Utility Garage Kitchen/ 11.66 x 5.08m Study Breakfast/Sitting 38'3" x 16'8" Room Integral Garage and 3.84 x 3.28m 12.75 x 5.41m Workshop 12'7" x 10'9" Drawing Room 41'10" x 17'9" 9.45 x 7.11m 10.01 x 5.97m Dining Hall 31'0" x 23'4" 32'10" x 19'7" 5.00 x 4.19m Study Ground Floor 16'5" x 13'9" Integral Garage and 3.84 x 3.28m Workshop 12'7" x 10'9" Drawing Room 9.45 x 7.11m 10.01 x 5.97m Dining Hall 31'0" x 23'4" 32'10" x 19'7" 5.00 x 4.19m Utility Garage 16'5" x 13'9" Kitchen/ 11.66 x 5.08m Breakfast/Sitting 38'3" x 16'8" Living Area/Reception Room 12.75 x 5.41m Utility 41'10" xGarage 17'9" Kitchen/Utility Kitchen/ 11.66Outbuilding x 5.08m Breakfast/Sitting 38'3" x 16'8" Ground Floor Room Bedroom/Dressing Room 12.75 x 5.41m 41'10" x 17'9" Bathroom/WC Ground Floor 0117 317 1999 Vaults/Storage Living Area/Reception Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not© be Capture relied Property upon Marketing as a 2017.statement Drawn to RICSof fact.