Horsecombe Grove Combe Down, Bath
£1,700,000

Description

A very private five bedroom detached home set on a 0.5 acre plot. Architect designed, it provides far reaching countryside views and direct footpath access from its cul-de-sac location. Immaculately presented throughout it makes an ideal family home being close to all local amenities and schooling. The vendors are also suited with an onward purchase being the end of the chain.

Accommodation

On the ground floor a spacious hallway provides access to all rooms. The large kitchen dining room with vaulted ceiling allows for plenty of daylight and views across the southerly aspect garden and beyond. An impressive array of Velux roof lights ensures good daylighting into the deeper parts of this arrangement. The kitchen is fitted with modern wall and floor units with worktop and integrated appliances. There is a central island breakfast bar and glazed door access to the garden. The sitting room is a comfortable place to relax with the large bay windows replicated to provide views and daylight, with a feature log burning stove recently installed. Likewise the study, or additional reception room, also provides large bay windows and nice feature fireplace. Further at this level you will find a cloakroom, large utility room for laundry, larder/general storage cupboard and access to the large double garage.

On the first floor you find two good size double bedrooms to the rear aspect which again provide the large bay windows to enjoy glorious elevated views across the Midford valley and beyond. There is a modest balcony between the bays of these two bedrooms which provides yet more space to enjoy the rolling countryside views in fine weather. Bedroom one also offers an ensuite bathroom with his‘n’hers sinks and WC. There is a further small double bedroom and a fully fitted family bathroom. A door on the landing leads you to a further large bedroom which was added within the very large roof space above the garage. This room has independent stair access if required or can be accessed via the first floor landing. It also has its own bathroom and kitchenette so can be sublet or used as a studio office or indeed an annexe for a teenage or dependant member of the family. Some might also consider it as a short term holiday let. From the landing a glass panelled staircase climbs up to a new second floor bedroom. This provides a very useful quiet study room or occasional guest room. Within the rest of the surrounding roof space four useful storage areas have been created.

The garage is wide enough for two cars and long enough for a sizeable workshop area. There is also a large storage cupboard and near the backdoor an outside gardeners WC. To the side of the garage is pitched roof covered car port which could make a useful electric car charging point.

Externally

The south facing gardens have been developed alongside the house modifications and have been a much loved project. There is a large parking and turning area to the front of the property with a private lane leading back to the street. New paving all around the house is partially protected by the overhanging eaves and a loggia to the front door, and extends to a deep terrace on the southern elevation. This provides outside space near the kitchen, dining room and lounge for entertaining in the warmer months. A rain capture system has been constructed behind the garage with a 1500 litre tank fed from the roof and supplying, by buried pipe, a tap at the bottom of the garden. Water can be delivered to the vegetable garden, either by gravity or by mains pressure as required by switching supply near the storage tank. One of the main purposes of the system is provide gravity fed rain water during dry summer months to the garden pond and to protect the pondlife without using chlorinated mains water. A sizeable green house supports plant and salad growing. At the bottom of the garden is a large gardening machine shed, attached to which is a timber store to dry out logs for burning on the Heta stove. There are also three compost heaps for recycling green waste and a large separate enclosure for composting leaf and grass trimmings. The flower beds are very well stocked with plants that like a well drained soil, and existing apple orchard trees are very productive. In addition new soft fruit beds have been planted and the vegetable beds recently top-dressed.

Energy Efficiency

The construction of the house has been focused on providing a warm dwelling in the winter and cool in the summer. Measures to achieve this have been: • new high performance ‘engineered’ timber windows throughout manufactured in Denmark and utilising wide cavity double glazing. • only a few small windows to the northern and eastern elevations. • large full height windows to the south and westerly elevations. • deep eaves overhangs to provide shade in the ‘high summer’ months. • high levels of foil-backed roof insulation between and on top of the rafters. • 50 mm foam filled cavity walls with ‘chem-rend’ rendering to ground level walls and cedar cladding at first floor level. • foam insulation below the slab in new build areas. • fibre board insulation beneath underlay and carpeting to the remainder. • Heta 4 kw log burning stove in lounge, fully compliant with EN 13229 - the current UK requirements for 2023 onwards, and positioned to provide a warm wall to the lounge, dining area and floor above. In addition to this energy strategy, the house has been re-roofed with new plain tiles and aluminium gutters to provide a low maintenance solution. Generally the aim has been to create a modern, low maintenance, low energy home within and around the form of a traditional detached family house.

Location

Combe Down sits on a level ridge approximately 1.25 mile (2 km) to the south of Bath city centre. It sits at an altitude of 500ft and hence has always been renowned for its clean air quality with many moving from the city for this reason. The village is adjoined to the north by large areas of natural woodland with public footpaths offering stunning panoramic views overlooking the city and equally gratifying views of the Cotswold (AONB) valleys to the south. There is simply no other village like it on the outskirts of the city with such a wide range of local amenities and schooling. This makes it a very popular place for families and those looking for an area with a rural feeling but still within walking distance of the city. You will find every level of schooling in the local vicinity with three nurseries, two academy primary schools, Ralph Allen academy senior school and two independent schools in Prior Park and Monkton Combe, both with pre-prep, prep and senior schools. There is also Threeways School which provides for special education needs from ages 4 to 19 years. Locally there is an abundance of amenities with doctor’s surgery, Bath BMI Clinic, dentist, two pharmacies, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Co-op mini-markets. On the western edge of the village is a Tesco Express with petrol station and a large Sainsburys supermarket can also be found in neighbouring Odd Down. Nearby you will also find the excellent country club spa hotel Combe Grove Manor, which provides fine dining, gymnasium, spa treatments, swimming facilities and tennis courts both indoor and outdoor. There is also a new development being built in the village called Mulberry Park. An award winning development of 700 new homes and currently becoming one of Bath’s finest, new residential communities. With a new primary school, children’s nursery, cafe and state-of-the-art leisure and business facilities, with further amenities to follow, Mulberry Park will also build Bath’s first new park for 100 years. The local bus service provides quarter hourly services during the day into the city. For the walkers among you Bath Spa station is a shade over 1.2 mile from the village and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes by foot from the property itself.

Stamp Duty

There will be £117,750 Stamp Duty payable.

Council Tax

Band - G

EPC Rating

Band - C

Viewings

This property is marketed by TYNINGS Ltd as a joint sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact Nicola or Ben to arrange a viewing.

Disclaimer

TYNINGS, their clients and any joint agents give notice that: 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 representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.