West Lawn House. Rode, Nr Bath

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1 West Lawn House Rode, Nr Bath

2 A beautifully presented Georgian style house in a popular village near Bath West Lawn House, Rode, Nr Bath BA11 6QW Bradford-on-Avon 5 miles, Frome 6.5 miles, Westbury Station 7 miles, Bath 9 miles, Bristol Airport 25 miles

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4 Features: Reception hall, Dining room, Kitchen/breakfast room, Family room, Drawing room, Library, Study, Walk-in larder, Utility room Master bedroom suite with fitted dressing room and en-suite bathroom, 5 Further bedrooms, 4 Further bathrooms (3 are en-suite) Triple garage with gym and ancillary accommodation for staff or guests above Landscaped gardens and grounds including woodland and paddocks Approximately 9.7 acres in total

5 Situation West Lawn House is situated on the edge of the popular village of Rode. This sought after village lies approximately 9 miles to the south of Bath. The village boasts excellent local amenities including a village hall, several pub / restaurants, a post office / local shop, church and a popular village primary school. The Georgian city of Bath provides excellent shopping and extensive leisure, recreational and cultural opportunities including the theatre and opera. Sporting options include Premiership Rugby at the Recreation Ground, some first class golf courses, horse racing, cricket, polo and hunting with the Avon Vale. The area is well known for having a number of excellent schools. Bath offers both state and private education which includes Monkton Combe, Prior Park, King Edwards, The Royal High School, Kingswood, Beechen Cliff and Ralph Allen School. Further afield schools include Badminton, Millfield, Downside, Sexey s and Dauntseys. Bath University is highly recognised as one of the leading UK universities. Road and rail links from Rode are excellent. Access to London Paddington is approximately 80 minutes by train from Bath Spa or Westbury Station. The M4 and A303/M3 provide excellent road access to both London and the West Country. Bristol Airport is 25 miles away.

6 West Lawn House West Lawn House is an attractive house built in the Georgian style and sits in just under 10 acres of landscaped gardens and grounds. The house was built in the grounds of a former manor house which was also the site of a tropical bird centre. West Lawn House is approached through impressive wrought iron electric gates and then via a long private gravel drive which sweeps round to reveal a very striking and handsome house. The house was completed in 2013 by the current owners. It is a large yet manageable modern home, standing proudly in its land, with Georgian grandeur and a 21st Century twist. Notably, the layout of the house suits formal entertaining as well as relaxed family living. There is under floor heating throughout the house along with a surround sound Sonos system on the ground floor and selected first floor rooms. Passing through a stylish stone portico, the entrance hall is welcoming and lies at the heart of the house, with the main reception rooms flowing naturally from here and a beautiful architect-designed solid oak staircase rising to the first floor. The bespoke, handmade kitchen/ breakfast room is a fantastic open plan space, with beautifully crafted oak units, solid granite work surfaces and includes an electric 5-door Aga, integral Sub Zero fridge and a separate walkin larder. Overlooking the rear garden, this large room is perfect for family life and leads to the rear hallway with the essential utility / laundry room and provides direct access to the garage and gym. The family room and dining room are also easily accessible from the kitchen, the latter with large double doors allowing flexibility in the arrangement. The formal drawing room and library lie on the other side of the hallway. Both rooms are generous in size and enjoy a lovely view of the gardens. The drawing room has an open fire and doors out to the garden and rear terrace. There is also a small study and a cloakroom. The first floor is equally as impressive with six spacious bedrooms, neatly arranged. The master bedroom suite has a large dressing room and well-appointed bathroom, lying at the centre of the house with a commanding view of the garden. The five further bedrooms are all a good size and have views of the gardens as well. Three have en-suite bathrooms and there is a separate family bathroom as well. The integral garage is accessed from the main drive and leads to the side of the house. The three garages provide excellent storage and additional external parking. One garage is currently partitioned off and used as a gym. There is separate accommodation above the garage which would be perfect for staff. The apartment has its own separate entrance and provides a bedroom with en suite bathroom, sitting room and kitchen (ready to be installed).

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8 Floorplans for West Lawn House, Rode, Nr Bath BA11 6QW Approx gross internal area*: 7,214 sq ft / 670 sq m (Including Garage and Gym) Self Contained Apartment (Above Garage) 1,298 sq ft / 120 sq m First Floor Illustration for identification purposes only. Not to scale. *As defined by RICS Code of Measuring Practice. First Floor (Above Garage) Ground Floor

9 Gardens and Grounds Externally West Lawn House is equally as impressive. The front of the house faces north whilst the rear is almost due south. French doors lead from the family room to the terrace, perfect for alfresco dining and an excellent sun trap. Nearby there is a greenhouse with a new kitchen garden. The landscaped garden is mostly laid to lawn interspersed with mature trees and beautifully crafted flower beds giving plenty of depth and colour. A small stream flows at the southern end of the garden and is very pretty. There are also two small paddocks which are perfect for livestock. The carriage barn provides excellent storage for garden equipment.

10 Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty s Stationery Offi ce. Crown Copyright (ES763454). NOT TO SCALE General Services: Mains water and electricity. Private drainage. LPG gas. EPC rating: C Local Authority: Mendip District Council Council Tax: Band H Directions (BA11 6QW) From London proceed on M3 and then the A303 heading west. After Stonehenge take the A36 signposted Warminster. Continue along this road, by-passing Warminster, at the Beckington roundabout with the Texaco garage; take the second exit towards Bath. After approximately 1 mile turn right at The Red Lion public house and after about half a mile you will see a sign for Rode Manor. Turn left here and continue along the drive to the end for the private entrance gates to West Lawn House. West Lawn House Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty s Stationery Offi ce. Crown Copyright (ES763454). NOT TO SCALE

11 Strutt & Parker London 13 Hill Street, London W1J 5LQ +44 (0) struttandparker.com 55 offices across England and Scotland, including 10 offices in Central London Knight Frank London 55 Baker Street, London W1U 8AN +44 (0) knightfrank.com Knight Frank Bath 4 Wood Street, Queen Square, Bath BA1 2JQ +44 (0) charlie.taylor@knightfrank.com knightfrank.com IMPORTANT NOTICE Strutt & Parker LLP & Knight Frank LLP give notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP & Knight Frank LLP do not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP & Knight Frank LLP do not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker or Knight Frank will try to have the information checked for you. Photographs taken April Particulars prepared May 2016.

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