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92.7 acres, Batcombe, Shepton Mallet, BA4, Somerset
Sold (STC) - Guide Price £3,250,000

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  • Charming country estate
  • Amazing views
  • Excellent privacy
  • Grade II Listed house
  • Multiple outbuildings
  • Guest/Staff cottage
  • Walled kitchen garden
  • In all extending to 92 acres or thereabouts

A wonderful rural Estate situated on the outskirts of sought after Batcombe, lying close to both Frome and Bruton. Stunning Grade II Listed house, fine range of traditional outbuildings, a separate guest/staff cottage, formal gardens, pasture and woodland. In all approx 92 acres.

Introduction
A charming small rural Estate offering beautiful views on all sides. Grade II listed farmhouse, numerous traditional outbuildings including stabling. 2 bedroom guest/staff cottage, formal gardens including a walled kitchen garden.
Stunning private location close to Frome and Bruton. Excellent schooling within striking distance. Pretty Batcombe village a stone’s throw away. Pasture, woodland, amenity ponds all set within a ring fence. In all approx. 92 acres.

Situation
Lodge Farm has a truly idyllic location, situated close to the village of Batcombe, one of Somerset’s prettiest and desirable villages. It has its own driveway and is set amongst circa 92 acres of rolling countryside and luscious landscape.

Batcombe has an excellent public house, village hall, playground and church - providing a great basis for a friendly and lively community.

The popular town of Bruton is just 3 miles away and has a range of local shops, restaurants and the addition of 'Hauser and Wirth'; a world renowned art gallery. Babington House, the private members club and hotel is also within close proximity offering spa, gym and cinema facilities amongst others. The market town of Frome, approximately 8 miles away, has extensive amenities including shops, boutiques as well as two theatres, a cinema, restaurants and cafes. The town is also well known for it’s monthly and hugely popular Farmers Market. The Georgian city of Bath is just under 20 miles away and the busy and thriving city of Bristol is approximately 25 miles away with Bristol airport being of a similar distance. Nearby Castle Cary has a train station with direct links to London Paddington as have both Frome and Westbury.
There is excellent schooling nearby with All Hallows Prep School a few minutes drive whilst Wells Cathedral, Kings’ Bruton, Sexeys, Millfield and the Steiner Academy (Frome) readily accessible.

Description
This unique and quite remarkable Grade II listed country residence is found in the most magical and enviable of settings. Lodge Farm comes to the market for the first time in almost 30 years, testament to what a wonderful family home it has been. Perched upon rolling Somerset hills, it retains complete privacy in what can only be described as one of the most desirable of rural idylls. This family home offers an abundance of character and charm throughout. Whether it be the mullion windows, exposed beams, oak flooring or grand fireplaces, the quality and history is exceptional. This property offers grandeur and majesty as well as style and comfort in equal measure.

The main house has been extensively renovated over the years with a recent extension providing a welcoming porch and inner hallway. The ground floor is the perfect combination of formal entertaining space alongside everyday living. The farmhouse kitchen is typically warm and welcoming providing a great atmosphere for informal entertaining and family dining. Just off the kitchen, with cellar beneath, is a large utility room and pantry.

There are a number of reception rooms to the ground floor including a breakfast room, dining room, sitting room, study and stunning drawing room with a mezzanine library. To the first floor are 4 bedrooms including a guest suite, a family bathroom and grand master bedroom with separate dressing room and bathroom. To the second floor are a further 2 bedrooms, games room and bathroom.

The views from the property offer something different at every turn with portrait vistas from the windows surveying the incredible landscape and grounds. It is rare that a property of this calibre comes to the market. The fairy-tale setting and architectural beauty provide a truly exclusive and privileged opportunity to any buyer. It is very much the quintessential country home. The grounds afford complete privacy to any buyer with the advantage of being in close proximity to local amenities as well as a selection of excellent schooling to suit all needs. A captivating and enchanting home which will suit families, those wishing to be ‘off the beaten track’ or anyone looking for the most perfect of country retreats.

Additional Accommodation
The Cottage is a lovely addition to the main residence with two double bedrooms, large open plan living area, kitchen and bathroom. It has its own private patio and garden with amazing views. It could serve a number of purposes including staff or guest accommodation.

Outside
The driveway leads to a large gravelled parking and turning area to the rear of the house and buildings. The gardens are an important feature of the property and comprise largely lawned areas to the front and rear with more formal gardens to the east, comprising level lawns with walkways, box and beech hedgerows, well stocked borders and beds containing a colourful variety of broadleaf shrubs and plants and enjoying wonderful panoramic views over the surrounding countryside.

Located adjacent to the parking area is a large walled kitchen garden containing a wide variety of vegetables, herbs and soft fruit. Running along the valley the present owners have created a delightful series of walkways providing access to and around the pond areas.

The Land
Contained within a ring fence is an attractive block of rolling and gently sloping pasture land that surrounds the farmhouse and buildings extending in total to 92.70 acres (37.52 Ha) or thereabouts as shown edged red on the attached plan.
The land comprises approximately 78 acres (31.57 Ha) of permanent grassland, 11.60 acres ( 4.70 Ha) of mature and semi mature broadleaf woodland which has been established by the present owners.

The pasture land is ideally suited to livestock or equestrian use and comprises easily accessible stock proof enclosures and has been farmed by a local farmer in recent years.
Running through the valley bottom of the farm is a spring fed stream that feeds a series of ornate ponds which are a wonderful feature of the property and providing a natural haven for wildlife.

Buildings
Situated to the north and east of the farmhouse are an adaptable range of traditional and modern buildings, offering potential for conversion to a number of end uses including ancillary accommodation or holiday let (subject to the necessary consents). The buildings briefly comprise a two storey Stone Barn, built of stone and tile, Garage of stone and tile with concrete floor, Stable Block of stone and tile comprising 4 stables with covered walkway and rear stone steps up to storage area above, Single Storey Barn of stone and tile with concrete floor and separate storage areas and solar panels on the roof. General Purpose Barn of steel under a CA roof with block walling and profile sheeted cladding with lean to of similar construction.

Tenure and Possession
Freehold with vacant possession available on completion. The pasture land has been let on grazing licences in recent years.

Services
Mains electricity and water supply the farmhouse, land and buildings. Private drainage. Oil fired central heating. Solar panels on barn to rear.

Outgoings
These are believed to comprise local Council Tax on the house, together with the usual service and environmental charges.

Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

Rights of Way, Easements, Wayleaves, Etc.
A permitted byway traverses the farm along the access track across the fields to the rear of the farmhouse. Other than this the property is offered for sale subject to and with the benefit of all other matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.

Sporting and Mineral Rights
All sporting and mineral rights insofar as they are owned will be included in the freehold sale.

Local Authority
Mendip District Council, Cannards Grave Road, Shepton Mallet, Somerset, BA4 5BT

Wessex Water, Claverton Down, Bath, BA2 7WW             Tel: 0845 600 3600

Measurements and Other Information
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

DISCLOSURE: We are required under The Estate Agents Act 1979 and the Provision of Information Regulations 1991 to point out that the owners of the property have a connection to GTH

Disclaimer

Property Ref.34169_WEL180120. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use