Property Description: Guide Price - £1,000,000 to £1250,000. Originally a stone-built cottage dating back to the 1800's, this spacious property is set in grounds of circa 0.8 acres and has undergone extensive work in recent years with the renovation of the cottage and the addition of a well-planned extension. This stunning home, with its impressive sweeping driveway, combines traditional charm with contemporary living including Eco-home credentials. Set in the peaceful hamlet of Launcherly, just over a mile from the historic City of Wells, this property has enviable panoramic views that are as spectacular as they are far reaching and take in sights of the beautiful Wells Cathedral, the Somerset Levels with the world-famous Glastonbury Tor and the Mendip Hills.
This house offers privacy, space and versatility in its accommodation. It provides comfortable living, and is south facing with east and west facing aspects, ensuring natural light throughout the day. Most of the house has been re-built and has all the benefits of a well-designed modern house including American white oak skirting boards and good insulation. The entrance hall, which is partly tiled, has a built-in coat cupboard. The impressive and expansive open plan living/dining room with sunroom is a fabulous space for entertaining or relaxing. This is the newest part and has the added benefit of underfloor heating. This, along with the Mechanical Ventilation Heat Recovery system (MVHR), ensures a comfortable and consistent temperature in the property. This room has two sets of glazed sliding doors that open out onto the west facing paved terrace and garden.
The south facing kitchen/breakfast room with tiled stone floor is well appointed with built in cupboards and a breakfast bar topped with black marble work tops. There is a Rangemaster cooker with LPG gas hob and integrated appliances including and a Miele dishwasher and freezer. From the kitchen you can access the utility room which has plumbing for a washing machine and plenty of storage. There is a door to the outside as well as access through to the tin outbuilding which is a large storage space that could be incorporated into the property. This houses the boiler and the LPG tanks.
The downstairs double bedroom with exposed stone wall and en-suite bathroom (which requires some updating) would make an excellent guest suite or dependant relative’s room.
From the hall, the bespoke oak staircase leads to a further three double bedrooms. The impressive principal suite is spacious and has a feature floor to ceiling window giving a stunning view across the fields to Wells with its magnificent cathedral. There is plenty of eaves storage and built in wardrobe space. The en-suite shower room, with double sink unit, has a luxury feel with Grohe fittings and Laufen sanitaryware. At the other end of the house, the other two double bedrooms both have fabulous views with the larger of the two having built in storage and a large wardrobe. The family bathroom with shower and bath, again has been fitted to a high specification.
Outside: Entering through the electric gates you are met with a splendid view looking to Wells with the Mendip Hills as the backdrop. The drive then sweeps down past the landscaped gardens with a mature walnut tree, past the house to the spacious parking area and the main entrance to the house. There is a substantial double garage with extra ceiling height for additional storage or to accommodate a car ramp. Next to this is an attached large storage outbuilding. This is in addition to the tin storage room that is attached to the main house. The double garage has planning permission for a one bedroom annex with open plan kitchen/living room and an en-suite shower room.
With energy efficiency in mind the current owners added ground mounted Solar panels which are discretely placed away from the house behind the outbuilding. These panels have the maximum paid tariff with an income of c. £2000 per annum. They're also photo voltaic panels that heat the hot water for the property.
To the east of the property is a further lawned garden leading to a paddock with some planted trees. The paddock is currently used as an exclusive campsite in the summer months and provides an income. This area is set up with 2 x triple point electric hook ups and there is a wastewater emptying point and a recycling area discreetly hidden behind hedging. The paddock could be used as a recreational space or ideal for a small holding. The land is well drained and in an elevated position with views fabulous views and is fully enclosed with fencing and mature hedging providing a secure and private property.
This property is the perfect combination of modern comfort, energy efficiency and rural charm. It offers space, privacy and tranquillity in a rural setting with countryside walks on the doorstep – a truly exceptional place to call home.
Location: The hamlet of Launcherley is a collection of a handful of houses on a quiet lane, with a public footpath very close by which leads straight to the picturesque city of Wells, with its bustling High Street. Wells provides a range of local amenities with four supermarkets (Waitrose being the closest), a cinema, leisure centre, numerous coffee shops, pubs and restaurants to choose from, several dentists and doctors, some fabulous independent shops and even some art shops for those seeking something a little different. There are also famous historical landmarks such as the Cathedral and Bishop Walks, as well as a twice weekly produce market. There are excellent state schools in the vicinity, including Stoberry Park School, St Cuthbert's CofE Junior School, St Joseph and St Teresa Catholic Primary School and The Blue School as well as independent schools including All Hallows Prep School, Downside, Millfield and Wells Cathedral School.
The cities of Bath and Bristol are with easy reach and Bristol International Airport is 20 miles. There are main line rail links to London and the South West at Castle Cary, Bristol and Bath.
Directions: SatNav = BA5 1QJ / What3Words = graph.savings.tuck
Council Tax: Band D (correct at time of marketing). To check council tax for this property, please refer to the local authority website.
Local Authority: Somerset County Council - 0300 123 2224
Services: Mains water and electric. Septic tank drainage. Oil fired central heating.
Eco Credentials: Solar panels, PV panels, MVHR, Double glazed windows, LED lighting
Tenure: This property is freehold and is sold with vacant possession upon completion. Service/estate management charges may apply.
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Additional Property Notes: This property is of traditional local stone construction and has had no adaptions for accessibility. Preventative damp course put into original house. Prescriptive easement to access soakaway if needed. Double garage and private driveway with ample parking.
