higher farm granary WRAXALL NORTH SOMERSET

higher farm granary WRAXALL NORTH SOMERSET

higher farm granary WRAXALL NORTH SOMERSET The former granary to the Tyntesfield Estate, located in a private setting enjoying a rural surrounding Dining hall Open plan kitchen/family room Drawing room Study 2 cloakrooms Utility room Integral workshop and garaging Galleried landing Master bedroom with en-suite bathroom with sauna and dressing room 5 further bedrooms 2 en-suite shower rooms Family bathroom Self-contained annexed apartment with open plan kitchen/sitting room Bathroom 2 bedrooms En-suite shower room to bathroom 1 Single storey outbuildings providing additional garaging and workshop space Open fronted former stable Lawn gardens with terraces Heated swimming pool Orchard Meadows In all about 2.7 acres (1.11 hectares) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

Situation Higher Farm Granary is one of three individual properties set behind a gated entrance with video entry and a private drive leading to the property. The property has a rural aspect being surrounded by agricultural fields. Pubs in Wraxall, Failand and Portbury with Post Office and store located in Failand. Extensive shopping is located in Bristol and Cribbs Causeway (Jct 18 M5). Further facilities are located in Portishead and Clifton. Motorway access via Jct 19 M5 and direct access to London Paddington is via Bristol Temple Meads or Nailsea and Backwell Station (about 3.8 miles). Access to Bristol Airport (about 7 miles). Primary schools are at Wraxall and Portbury. Secondary schooling are at Backwell Community School or Gordano School, Portishead. Across the fields is the Independent Downs Prep School, Wraxall and there are numerous schools located within Bristol. Cycle paths and tracks close, linking up with Leigh Woods and Ashton Court. Footpaths and riding are also easily accessible. Sailing and fishing on the Chew Valley Lake, fishing at Blagdon Lake and Litton Reservoir. Golf is at Bristol and Clifton Golf Club and Long Ashton Golf Club. Description Higher Farm Granary, once part of the Tyntesfield Estate, is a sympathetic and contemporary conversion. Originally three

separate buildings, the Granary has been combined to provide a spacious and flexible family home. This extensive property of approximately 5500 square feet offers the potential to benefit from a rental income from the annexed apartment and is ideally suited for a life/work lifestyle. The property has been carefully designed to take advantage of the southerly aspect, allowing light to flood into the property with French doors leading out onto the surrounding terraces and gardens. The impressive entrance and dining hall provides an immediate sense of space with views out across the gardens and landscape beyond. Leading off from the dining hall is the kitchen area, part of a large family room with a range of kitchen units, integrated appliances, an Aga and granite surfaces. The breakfast area separates the kitchen from the family snug where there are views out across the canal-style fish pond to the front of the property and French doors leading out onto the sunken terraces, a perfect area for dining in the summer evenings. Leading off from the other side of the dining hall is a small lobby with access to the utility room and a cloakroom before entering the original main granary, now an impressive drawing room with double aspect having French doors opening onto the front, overlooking the fish pond with two sets of French doors leading out to the terraces and gardens. One of the stunning features of this room is the full height vaulted ceiling, exposed beams and original stone walls. The fire place at the far end provides a lovely focal point, while the underfloor heating throughout the entire ground floor ensures comfort and warmth during winter months. Beyond the drawing room the hallway leads onto a further cloakroom and a well laid out study, the perfect environment for a work/life balance. Leading off this rear entrance is access into the large integral garage allowing access directly into the property from a car. The annexed apartment above the garage can be accessed by an entrance door within the garage area, it also has its own separate entrance from outside making it completely self-contained and offering the owners the opportunity to benefit from a potential rental income. The apartment comprises an open plan living/ kitchen/dining area, a bathroom and two bedrooms, the larger of which has its own en-suite shower room. The main staircase leads from the drawing room to the galleried landing on the first floor where there is an arrangement of five bedrooms, each boasting individual features and offering flexible accommodation for both family and guests.

higher farm granary Higher Farm Granary, Wraxall Wraxall APPROXIMATE GROSS Portbury INTERNAL Lane, FLOOR WRAXALL, AREA (No less North than) Somerset, 529 sq.m (5,694 BS20 7SN Higher sq.ft) Approx. Gross Farm Internal Granary, Area APPROXIMATE GROSS Portbury INTERNAL Lane, FLOOR WRAXALL, AREA 5694 Sq Ft - 529 Sq M (No less North than) Somerset, (No less than) 529 sq.m (5,694 BS20 7SN 105 sq.m (1,129 sq.ft) sq.ft) Approx. Gross Internal Area 1129 5694 Sq Ft Sq - 105 Ft - Sq 529 M Sq M (No less than) 105 sq.m (1,129 sq.ft) (No less than) sq.m (1,129 sq.ft) 1129 Sq Ft - 105 Sq M 1129 Sq Ft - 105 Sq M Living Area 6.40 x 5.79m 21'0" x 19'0" Annexe First Floor 3.70 x 2.30m 12'2" x 7'7" Living Area 6.40 x 5.79m 21'0" x 19'0" Bedroom 5 Bedroom 1 3.22 x 2.61m Living Area 3.70 x 2.70m 10'7" x 8'7" 6.40 x 5.79m 12'2" x 8'10" 21'0" x 19'0" Annexe First Floor 3.70 x 2.30m 12'2" x 7'7" Bedroom 4 3.73 x 3.35m 12'3" x 11'0" Annexe First Floor First Floor Integral Garage and 9.45 x 7.11m 31'0" x 23'4" Bedroom 1 3.70 x 2.70m 12'2" x 8'10" 3.70 x 2.30m 12'2" x 7'7" Bedroom 5 3.22 x 2.61m 10'7" x 8'7" Bedroom Bedroom 1 4 3.73 x 3.35m 3.70 x 2.70m 12'3" x 11'0" 12'2" x 8'10" Gallery First Floor Study 3.84 x 3.28m 12'7" x 10'9" Bedroom 5 3.22 x 2.61m 10'7" x 8'7" Bedroom 4 3.73 x 3.35m 12'3" x 11'0" First Floor Gallery Bedroom 3 4.17 x 3.58m 13'8" x 11'9" Bedroom 6 5.79 x 3.10m 19'0" x 10'2" Drawing 10.01 x 5.97m 32'10" x 19'7" Bedroom 3 4.17 x 3.58m 13'8" x 11'9" Gallery Bedroom 6 5.79 x 3.10m 19'0" x 10'2" Bedroom 3 4.17 x 3.58m 13'8" x 11'9" Mezzanine 4.93 x 3.51m 16'2" x 11'6" Bedroom 6 5.79 x 3.10m 19'0" x 10'2" Mezzanine 4.93 x 3.51m 16'2" x 11'6" Dining Hall 5.00 x 4.19m 16'5" x 13'9" Balcony Master Bedroom 7.65 x 5.59m 25'1" x 18'4" Balcony Master Bedroom 7.65 x 5.59m 25'1" x 18'4" 4.93 x 3.51m 16'2" x 11'6" Dressing Sauna Dressing Sauna Balcony Master Bedroom 7.65 x 5.59m 25'1" x 18'4" Dressing 10.24 x 4.29m 33'7" x 14'1" Sauna 10.24 x 4.29m 33'7" x 14'1" 10.24 x 4.29m 33'7" x 14'1" Living Area/Reception Utility Bedroom/Dressing Bathroom/WC Vaults/Storage Living Area/Reception Terrace/Outside Space Utility Bedroom/Dressing Bathroom/WC Vaults/Storage Terrace/Outside Space Integral Garage and 9.45 x 7.11m 31'0" x 23'4" Integral Garage and 9.45 x 7.11m 31'0" x 23'4" Study 3.84 x 3.28m 12'7" x 10'9" Ground Floor Study 3.84 x 3.28m 12'7" x 10'9" Drawing 10.01 x 5.97m 32'10" x 19'7" Ground Floor Mezzanine Drawing 10.01 x 5.97m 32'10" x 19'7" Dining Hall 5.00 x 4.19m 16'5" x 13'9" Breakfast/Sitting 12.75 x 5.41m 41'10" x 17'9" Ground Floor Important Notice: This plan is not to scale (unless specified), is for guidance only and must not be relied upon as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Measuring Practice). Please read the Important Notice on the last page of text of the particulars. Capture Property Marketing 2017. Utility Capture Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Breakfast/Sitting 12.75 x 5.41m 41'10" x Garage 17'9" 11.66 x 5.08m 38'3" x 16'8" Important Notice: This plan is not to scale (unless specified), is for guidance only and must not be relied upon as a statement of fact. All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Measuring Practice). Please read the Important Notice on the last page of text of the particulars. Capture Property Marketing 2017. Utility Utility Breakfast/Sitting 12.75 x 5.41m 41'10" x 17'9" Dining Hall 5.00 x 4.19m 16'5" x 13'9" Capture Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale. Capture Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale. Garage 11.66 x 5.08m 38'3" x 16'8" Garage 11.66 x 5.08m 38'3" x 16'8" 0117 317 1999 Regent House, 27a Regent Street Clifton, Bristol BS8 4HR bristol@knightfrank.com 0117 317 Regent House, 27 Clifton, Bristol BS bristol@knightfra

An impressive corridor with floor to ceiling windows overlooking the front entrance leads on to the master bedroom which retains much of the original character of the building with its vaulted ceiling, exposed beams and stone walls. It has a large en-suite bathroom with double shower and sauna adjacent to a walk-in dressing room. There are French doors at the end of the bedroom opening onto a balcony overlooking the lawn and gardens. The bedroom suite covers the entire top floor of the second granary and has access to the family room below via a spiral staircase. Gardens and Grounds The entrance driveway leads up to the integral garage and workshop with roller doors and there is ample parking to the front of the property. In addition, further parking can be found beyond the property where there are two single storey stone outbuildings currently used as a secure workshop and open fronted storage and garaging. They have the flexibility to be used for a variety of purposes for example stabling or garaging. There may also be potential to convert to further accommodation, subject to the necessary planning consent. Access to the self-contained apartment is also to the front of the property. To the rear of the house, the southern and western aspect is surrounded by sunken terraces with steps leading up to the gardens, predominantly laid to lawn and incorporating a further terrace and shrubbery that surrounds the heated swimming pool. There are two meadows at either side of the main lawn with the potential to be fenced off for grazing, the east facing meadow leads to an orchard planted with apples, plums, damsons, cherries and pears. The entire property sits in approximately 2.7 acres of landscaped gardens. Services Oil fired central heating, LPG to the self-contained apartment, mains water, mains electricity, private drainage Viewing Strictly by appointment with agents Knight Frank - Tel: 0117 317 1999. Local Authority North Somerset Council - Tel: 01934 888 888 Directions (Postcode BS20 7SN) With the Failand Inn on your left, take the second right, sign posted Portbury. Proceed down the lane for approximately 800 yards and the entrance to the property is on the left hand side where electric gates are located. 0117 317 1999 Regent House, 27a Regent Street Clifton, Bristol BS8 4HR bristol@knightfrank.com KnightFrank.co.uk This brochure is environmentally friendly Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated May 2017 Photographs dated May 2017 Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names.