LOWER HUXHAM FARM, EAST PENNARD, SOMERSET, BA4 6RS
The property has been extensively renovated and includes a charming Grade ll listed farmhouse with exceptional accommodation, extensive useful outbuildings (with considerable scope), gardens, tennis court, orchard, spinney and meadows - in all over 18 acres.
Accommodation includes the entrance hall, 3 principle reception rooms, a superb large "farmhouse kitchen", domestic offices, study, games room, TV room, 6 bedrooms, 4 bathrooms, potential billiard room and various other rooms suitable for residential purposes if required.
Outbuildings provide stabling, garaging, more than ample storage and are suited to a variety of uses and have scope for secondary residential units for family, lettings or holiday use. They also have potential for commercial use. Any development will require all necessary planning and other consents.
About the area
East Pennard is a delightful rural area between the historic small city and country towns of Wells, Glastonbury, Street, Shepton Mallet and Castle Cary. They all have their own individual character and offer a wide variety of amenities and facilities whilst the major towns of the area, Bristol, Bath, Taunton and Yeovil are all within commuting distance.
Throughout the year there are festivals for Music, Literature, Art and Food, and many societies and clubs serving most interests. There are extensive sporting activities with several golf courses, racing at Wincanton and Bath, many local shoots and hunting with the Blackmoor Vale and Mendip Farmers.
State & independent schools in the area include several good primary schools, Wells Blue School, Strode College, Wells Cathedral School, Downside, All Hallow, Hazelgrove and Millfield.
Main line trains run from Castle Cary (5 miles) and Bristol International Airport is 35 minutes drive away.
Lower Humxham Farmhouse is in the small hamlet of Huxham which is between the popular villages of East Pennard, Ditcheat and Pilton. The property has a very quiet location being on a no through lane.
A drive leads in from the quiet lane to a gravelled courtyard on the northern side of the house which is a handsome stone building with triple roman tiled roofs, stone mullioned windows and a central doorway.
This fine and substantial farmhouse has origins in the late 15th century and retains interesting and original historical details. It has been sympathetically and extensively renovated in recent years to produce a wonderful and spacious family home.
The accommodation is well arranged and all rooms offer generous proportions; the drawing room is a fantastic entertaining space being filled with natural light and boasts an attractive fireplace fitted with a wood-burning stove and hardwood flooring. The remodelled kitchen/breakfast room lies at the heart of the house; the handmade bespoke units complement the style and age of the farmhouse as does the flagstone floor, there is a four-oven electric AGA, a breakfast area and a sitting area which has an attractive stone fireplace and a wood-burning stove.
Further reception rooms on the ground floor include a formal dining room, a music/living room and office/sitting room; while there is also a large utility room and laundry room, boot room, television room, games room and two cloakrooms.
The first floor accommodation also offers well-proportioned rooms; the master bedroom has a range of built-in wardrobes, a designated dressing area, an en suite bathroom with twin basins and walk-in shower as well as lovely views of your own surrounding land. There are five further bedrooms which are all comfortable doubles and each offer differing views of the gardens and grounds and countryside beyond. . There are three additional bathrooms with only one bedroom not being directly adjacent to one of these; there is also a large open landing that is currently used as a further office/study area. Above the games room, which is accessed by a separate staircase, is an ideal studio space or billiard room.
The drive leads into a gravelled courtyard on the northern side of the house. This provides extensive parking and garaging.
On the south and sunny side of the house is a charming well sheltered mainly walled garden which enjoys total privacy. Immediately outside the house is an attractive terrace which is ideal for summer entertaining or alfresco dining. Beyond are well maintained lawns bordered by herbaceous borders.
On the eastern side are a young orchard, a hard tennis court and a very well arranged and highly productive kitchen garden.
Beyond the house are extensive ranges of outbuildings from garden and machine storage to workshops, loose boxes, agricultural buildings and general storage. They're suited to wide range of uses including stabling, livestock, garaging, storage, workshops etc. In addition they have scope for development for various purposes, perhaps residential or commercial. Planning and listed building consents would be required for any development.
The property extends to about 18.5 acres including the grounds, woodland and meadows.
From the Podimore roundabout on the A303 take the A37 northwards for about 8 miles to the Wraxall cross roads with the (closed) Queens Arm pub and the turning to Ditcheat on the right.
At the cross roads take the road westwards – left. Continue for a few hundred yards and take the first turning left. Continue to a crossroads in the hamlet of Huxham go straight across. Lower Huxham Farm is a few hundred yards along on the left hand side.
Alternatively approaching from the north leave Shepton Mallet go south on the A37. Pass through Pylle (petrol station on the right). Continue on the A37 up the hill and down the other side to the Wraxall crossroads where the road levels. Turn right. Continue for a few hundred yards and take the first turning left. Continue to a crossroads in the hamlet of Huxham go straight across. Lower Huxham Farm is a few hundred yards along on the left hand side.
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. 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.