HENLEY BARN,

EAST HORRINGTON, WELLS, SOMERSET, BA5 3EA

Wells 2.5miles,Frome and Castle Cary 14miles, Bath and Bristol Airport 18miles, Bristol 20miles

A totally unique, 5 bedroom barn conversion with 2 bedroom annexe and further outbuildings with potential, in an elevated position, within a village, with absolutely stunning views over rolling country to Glastonbury Tor in the south.

The main house has an entrance hall, boot room, shower room and w.c., utility room, huge (over 47ft) open-plan kitchen/dining/living room (with discreet dividing screens), a storeroom/library and a music room/5^th bedroom. Upstairs there is a family bathroom, 4 bedrooms, and a landing, study area. Plus, there are two further loft rooms, accessed through a door, up a ‘ships ladder’ with plenty of eave’s storage.

The attached annexe has a hall, kitchen, sitting room, breakfast room, two bedrooms and a bathroom.

Outside there’s a driveway, outbuildings, storeroom, workshop, double garage, barn and stable (drawings available for 2 bed annexe) a large, enclosed courtyard for parking, plus a mature and varied garden on the west and south side totalling approx. 0.7 acres.

In total, approx. 4800sqft of internal floor area.

Location

There are 3 Horringtons – East, West & South, they are 3 small villages on the southern, lower slopes of the Mendip Hills, a mile from the north-eastern outskirts of Wells. This super property is nestled on the eastern end of the village with the advantage of a discreet and private, tucked away setting which has the privilege of magnificent southerly views. East Horrington has a junior school and nursery, a village cricket ground and several historic buildings.

Wells, Frome, Bath and Bristol are all within easy reach, making this an ideal village location for enjoying all that the area has to offer.

Description

A strikingly original barn conversion and annexe, with refreshingly unique and intriguing accommodation of almost 5000sqft.

The traditional agricultural heritage of the building is evident throughout with exposed beams, arched doorways, and windows, vaulted double height ceilings, and exposed stone walls. The design of the interiors has echoes of the 1960’s and is arranged to make the most of the iconic views of Glastonbury Tor in the south.

The private setting offers plenty of parking, numerous outbuildings, plus potential to develop further accommodation if required (subject to PP).

Accommodation

A front door opens to an entrance hall flooded with light, and a stunning feature, as you enter the house, is immediately ahead, large, arched, glazed, French doors frame a mesmerising view of Glastonbury Tor.

To the right of the front door is a boot room, and shower room with w.c.. Beyond this is the utility room which has fitted units, a wooden worksurface, sink, and there is space for a washing machine. In addition, two larder cupboards offer further storage along with an open loft space, accessible via a ladder. A glazed exterior door opens to the stable building and an internal glazed door leads to the kitchen.

To the left of the entrance hall is a storeroom/library and beyond this a music room/bedroom 5 which has an interconnecting, internal door to the annexe and a roof light.

The dining room is the central section of the open plan living and French doors lead out from here to the terrace and garden beyond, have I mentioned the view?

The kitchen has traditional quarry floor tiles, fitted units, bespoke shelving, solid wood and slate slab worksurfaces, an extra-large sink, eyelevel oven, electric hob, oil fired aga, and space for a dishwasher and fridge/freezer. Sliding, timber partitions divide the kitchen from the rest of the open plan space if required. The dining area has exposed timber floorboards and timber steps lead down to the sitting room, which can also be divided off by a second set of sliding timber doors, here the new wood burning stove sits proudly on a quarry tile plinth, providing a focal point, and south facing windows are an attractive feature. A door leads to an inner hall which leads back to the dining area and entrance hall. This inner hall is a lofty space with a triple height, vaulted ceiling and a roof light floods the stairs and galleried landing above with natural light.

Upstairs there are 4 bedrooms, a family bathroom and separate landing study area with great views through another roof light. A discreet door opens to a ‘ships ladder’ which rises to the loft where there is an additional room with a roof light, a smaller storeroom and plenty of eave’s storage.

The Annexe

The front door opens to a central hallway. Ahead is a kitchen with fresh, white fitted units, an integrated dishwasher, electric hob and oven. The boiler is also located in here.

There is a generous sitting room on the left, with a mezzanine, (accessed by another ships ladder), a breakfast room, bathroom and 2 bedrooms, both of which have quirky mezzanines, and built in wardrobes. Roof lights throughout provide additional natural light. At the end of the corridor is the interconnecting door to the music room in the main house.

An attractive feature of this single storey annexe is the full height, arched, west facing windows.

Outside

A gateway opens from the lane to an attractive drive which leads through another gateway, under a dramatic archway, to a private, enclosed courtyard where there is space for parking several vehicles, a double garage, with timber sliding doors, storeroom, and workshop. A timber farm gate leads to a lawned area beside a double height barn and old stable, (attached to the main house). The lawn wraps around the west of the buildings to the south where it opens out into an expansive garden with some wonderful mature trees including a rare elm. There was once a productive vegetable garden, and the raspberry canes remain as do 6 apple trees.

Beyond the south boundary, the farmland drops away into the distance, a rolling sea of green, towards the beacon that is Glastonbury Tor.

Tenure and other point

Freehold. Not listed. Mains electricity and water. Septic tank shared with 2 other properties. Oil aga in the main house. Oil fired central heating and electric HW cylinder in the Annexe. Council Tax Band G. EPC rating E.

The linen press and Welsh dresser are available by separate negotiation.

Directions

Heading northeast out of Wells on the Old Frome Road, past the golf club and up the hill for about 1 mile until you reach a crossroad with Veal Lane. Turn left onto veal lane and the gateway is approx. 50mts on the left. Drive in and park in the courtyard.

About the area

Wells is the smallest city in England (population about 11,000) lying in beautiful countryside between the Somerset Levels and the Mendip Hills – an Area of Outstanding Natural Beauty. Wells medieval centre has local markets twice a week, good restaurants, a thriving high street and many important ancient buildings, including the Cathedral and moated Bishops Palace and gardens. There are four major supermarkets on the edge of the city. Wells Leisure Centre has the usual facilities of gym and swimming pool to add to Wells Rugby Club, Tennis club, Bowling club and Golf course. Throughout the year Wells hosts festivals for Music, Literature, Art and Food, and has twinned links with Burgundy, the Rhineland and Northern Italy. There are many societies and clubs for those who would like to join a diverse social community.

The major towns of the area, Bristol, Bath, Taunton and Yeovil are all within commuting distance. There are excellent state & independent schools in the area which include several good primary schools, Wells Blue School, Strode College, Wells Cathedral School, Downside, All Hallows and Millfield .

Wells is a transport hub for bus services, including daily services to London. Main line trains run from Castle Cary and Bristol International Airport is 35 minutes drive away.

Important Notes

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Buyers must rely on information passed between the solicitors with regard to items included in the sale. Purchasers must satisfy themselves on all matters by inspection or otherwise.

VIEWINGS. Interested parties are advised to check availability and current situation prior to travelling to see any property.

All viewings are by appointment with the Agents.

Roderick Thomas, 1 Priory Road, Wells, BA5 1SR.

Magical 5 bedroom barn conversion, and annexe, with a 1960's feel and superb views.

Tenancy information

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