Tilham Farm

Tilham Farm is centred on a magnificent period family house situated in the small and historic hamlet of Tilham Street on the border of Baltonsborough one of Somerset’s most sought-after villages.



The property is situated adjacent to a quiet lane and as such is a haven of peace and tranquillity. With approximately 51 acres, the farm house, two separate self-contained apartments, a magnificent entertaining space, a studio and a range of outbuildings and barns some with potential to develop, this is a far more than a house – it is a lifestyle choice that would suit a multi-generational family, an opportunity to develop a letting/glamping enterprise or it could be run as a small holding with a variety of livestock.



The Main House

The main house dates back to 1500 and retains a wealth of period features and some historic ecclesiastical motives that link it to Glastonbury Abbey. This distinguished home has been extended and embellished over the years; a first floor and a three storey wing was added in the latter part of the 16c and a Georgian façade in the 18c. The 19c saw the addition of the North West wing and the West side of the house was extended in the early 20c. In 2003/4 the house underwent a complete renovation that included the installation of central and underfloor heating and a wonderful double height entrance hall.



A generous driveway opens to the North of the house with ample parking space. The front door sits beneath a fine porchway with a Doulting stone archway and exposed blue lias stone. The reception hall is magnificent and defined by ‘A’ framed oak beams that soar to the apex of the ceiling. A substantial oak framed window allows natural light to flood into the room enhancing a beautiful flag stone floor that lies underfoot. An impressive oak staircase rises to a minstrel’s gallery and a further galleried landing area. Off the hall is a dining area, full of character and illuminated with recessed lighting – the perfect place to entertain. Adjacent to the hall are two fine reception rooms and access to a rear hall that opens to the gardens to the South side of the house. Both rooms are elegantly furnished; the sitting room comes with a wood burning stove that sits beneath a beautiful Doulting stone surround and an aged oak lintel. The ceilings are dressed with original oak cross beams that overlook a classic tessellated parquet floor. The snug is no less impressive and full of character with an inglenook fireplace, and rare plank and muntin panelling. In both rooms working shutters frame beautifully proportioned Georgian windows that allow beautiful views of the gardens.



Off the dining area is a charming and comfortable kitchen. Bespoke oak units sit beneath fine granite worktops and house a variety of integrated appliances that include a Neff Dishwasher, a full height fridge and a Neff induction hob. A pretty island comes with an integrated Neff oven and shelves for cookery books. Underfloor heating (that extends through part of the ground floor) lies beneath a flagstone floor and combines with an oil fired two oven aga to warm the room. A stable door opens to a terrace sheltered by a storm porch at the front of the house – once again, the views of the countryside are truly magical.



A second door opens from the kitchen to a conveniently sited and well-equipped utility room with a Belfast sink and room for all the usual appliances from which a back door opens to a rear porch and a bin storage area. Running from the utility room is a walk in larder, boot area, WC, and a fabulous butler’s pantry with hardwood worktops and an integrated fridge freezer – this is the ideal place to store glassware and crockery. Adjacent to the pantry is a home office with built in shelving and filing cabinets and glazed doors that open directly to the garden. Finishing the ground floor, and adjoining the entrance hall, is a guest cloakroom with an attractive terracotta floor and a convenient log and freezer store with an external access.



One of the most charming features of this wonderful home are two 16c spiral oak staircases that complement the main staircase in the hall. One of these is discreetly hidden behind an oak door in the sitting room and the other runs from the rear hall. The galleried landing area opens to a palatial principal bedroom suite, four further bedrooms, a shower room and a family bathroom. The principal suite features a generous dressing area, walk in wardrobe, and an en-suite bathroom. All the bedrooms are individual and have their own character; some feature original beams that enrich double height ceilings, others feature vertical beams that visually recreate the original plaster and lathe walls. An aged oak beam, believed to come from a ship, spans the width of another room whilst 21c steel supports bear witness to later additions – elsewhere a spice cupboard lies imbedded in a wall and a wood burner lights up the bedroom beneath a Doulting stone surround fireplace. The entire first floor is enriched by some fabulous extra wide French oak boards that grace most of the floors and timber shutters that frame the south-facing windows.



The bathrooms are luxuriously furnished one with a stand-alone bath tub and his & hers wash basins, heated towel rails and premium contemporary fixtures and fittings – even the shower room retains its original fireplace. All the rooms enjoy sensational views of the grounds and gardens. An additional flight of 16th C stairs run from the landing to a charming sixth bedroom on the third floor.



The Apartments

Situated adjacent to the main house is an additional building constructed in 2008 comprising a two bed ground floor apartment and a one bed apartment on the first floor. The current layout allows each to be self-contained but an interlocking fireproof door offers the potential to use these spaces as one unit. The ground floor encompasses an open plan kitchen / living area, a utility area, two bedrooms and two bathrooms. The kitchen comes with an integrated oven, fridge and dishwasher and the living area features a pretty fireplace and a fabulous picture window that makes the most of the views. One bedroom enjoys a well-furnished en-suite wet room designed with disabled access and facilities. The second bedroom has a walk in hanging cupboard and is accompanied by a second bathroom furnished with a bath that incorporates a shower. The apartment on the first floor also comes with an open plan kitchen/living area complete with a wood burning stove and an oversized picture window, also with sensational views.



The Studio/Garage

Also adjacent to the apartments on the first floor and accessed by some exterior stone steps is a self-contained studio. Currently employed as a home office, this is a flexible and versatile space that could be put to a wide variety of uses. It features a stylish and contemporary kitchenette and a modern bathroom with a WC, washbasin and shower unit. It is a light and airy room with ample storage set within the eaves. There is a fireproof door to the first floor apartment so that the two spaces can be occupied as one. Beneath the studio is a spacious garage for one car.





The Stalls, Annexe & Workshop

Built in 2005 around a pretty courtyard is a group of buildings housing a family room, kitchen, annexe, outside WC and workshop. The family room was originally a cow stalls and now provides a remarkable 800 sq. ft. entertaining space complete with a minstrel’s gallery fully equipped with computer controlled theatre lighting and two sets of glazed doors that open to the garden and terrace. This fabulous space would lend itself perfectly to a wide variety of uses that might include a small theatre or concert hall, a lecture theatre or a yoga class. Perfectly situated alongside is a semi commercial kitchen furnished with a substantial gas range cooker and an industrial dishwasher where there is the potential to cater for up to ninety people. The annex gives off the kitchen and contains a double bedroom with an adjoining en-suite bathroom and an additional disabled WC and wet room with a shower. The whole space allows disabled access and use. Completing the rooms around the courtyard is the external WC and workshop.



Outside

To the rear of the house a Tuscan pillared porch punctuates a seasoned stone terrace that runs the length of the South facing Georgian façade and is embellished with wisteria and an array of climbing roses. Well-kept lawns sweep away to a ha-ha. Beyond this a wooded walkway runs past a pretty pond and returns on the far side of the Lane.



Adjacent to ‘The stalls’ is a second raised stone terrace ideal for entertaining in the summer. A magnificent red brick wall and yew hedge extends alongside the lawns and borders and leads to a truly picturesque terrace situated beneath a leafy canopy and with an open fireplace set within the walls. Beyond the red brick wall and accessed via a stone archway is a well-stocked kitchen garden with an array of beds and fruit cages. Sculptured box hedging lines pretty walkways whilst a traditional greenhouse adorns one of the walls. A flight of stone steps rise to the Minstrel’s gallery in the Stalls. The landscape is enriched by a variety of mature trees that include a fig, cherry, silver Birch and and Cedar Atlantica. Further afield is a well-kept poly tunnel, home to some chickens and an assortment of other plants. To the West of the property is a 2.9 acre cider orchard. Originally planted in 1931, most of the trees have been replaced with the original varieties.



Outbuildings/Barns

The farm features two steel framed agricultural buildings, one measuring 2500 sq. ft and the other extending to 10,000 sq. ft. Built in the mid 1960s, these substantial buildings offer endless storage space as well as cattle rearing and lambing capabilities. There is also a cattle and sheep handling yard. The smaller barn has a planning consent to convert into a house. A Regulation Q application has been submitted for the use of the big barn for residential purposes accompanied by an indicative layout for four single bedroom, single storey houses.



To the front of the house, another stone terrace gives way to more informal lawns that lie in the shadow of four magnificent mature oak trees and extend to a post and rail fence. Beneath the terrace is a 600 litre water cistern with pump for garden watering.



The views to the North and Glastonbury Tor are truly spectacular. The remaining agricultural land broadly surrounds the house and is mostly laid over to pasture. The nineteen acre field to the North East is bounded on its East side with tree plantations which can be accessed via a track/footpath that winds its way around them. From these are truly amazing views of Glastonbury Tor. Among other possibilities, there is significant potential to create a glamping business in this stunning landscape.



Amenities

Baltonsborough is a lively and popular village. Local amenities include a pub, a village hall, a primary school and church. A village shop is situated about 10 minutes drive away in Butleigh. A good range of shopping and supermarkets can be found in nearby Glatonbury & Street (with its famous Outlet stores at Clarks Village), with the historic towns of Somerton, Bruton & Wells only about 25 minutes away. Local attractions include the Glastonbury Festival, the Hauser and Wirth Roth Bar and gallery in Bruton, the Newt Hotel and gardens near Castle cary, the Kingweston Golf Club and several good local pubs and restaurants. Bath and Bristol are both about an hour’s drive to the North. Local independent schools include Millfield School, All Hallows prep school, Hazelgrove, the Bruton schools and Wells Cathedral. Maintained schools include Strode College, Crispin School, Brookside Academy and the Blue School in Wells.



Local transport links are excellent with a mainline railway station in nearby Castle Cary offering direct services to London and the South West. The A37 and A303 offer good road links to London and the M5.



Services

Oil central heating, Oil fired AGA, Mains water electricity and private drainage.



Tenure - Freehold



Local Authority -Mendip District Council



The farmhouse - council tax band G

The apartments & Annexe - all council tax band A



EPC:House: EFlat 1: CFlat 2: CStudio: CAnnexe: D



Directions



Postcode BA68QA

What three words: hiked.charging.working



From Lydford Cross Keys, take the A37 Northwards towards Shepton Mallet. After 2.1 miles turn left at the Fourfoot Crossroads sign towards Lottisham and Baltonsborough. Follow this road and take the second left after 1.6 miles. Continue for 0.6 miles and turn right into Tilham Lane - Tilham Farm is 500 yards on the right hand side



Every care has been taken with the preparation of these details, in accordance with the Consumer Protection from Unfair Trading Regulations 2008, but complete accuracy cannot be guaranteed. If there is any point, which is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information. These details do not constitute a contract or part of a contract. All measurements quoted are approximate. Photographs are provided for general information and cannot be inferred that any item shown is included in the sale. The fixtures, fittings & appliances have not been tested and therefore no guarantee can be given that they are in working order. No guarantee can be given with regard to planning permissions or fitness for purpose. Energy Performance Certificates are available on request.



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