Hill Farm Lodge

HILL FARM LODGE, EAST HORRINGTON, WELLS, BA5 3DP

An exceptional country home on the outskirts of a small rural village yet within a mile or so of the renowned Cathedral City of Wells in the County of Somerset.

The property combines a comfortable single storey house with outbuildings, gardens and land which all create to make a wonderful home and a lifestyle.

The house includes a hall, an open plan kitchen and dining room, sitting room, snug, utility room, cloakroom, rear porch/boot room, 4 bedrooms, bathroom and en suite shower room.

The outbuildings include a summerhouse studio, home office, stores, open barn, large garage and workshop and a boiler room.

The mature gardens are well arranged and very manageable. Adjoining is a gently sloping meadow with mature trees. In all the property totals over 2 acres.

Location

There are 3 Horringtons – East, West & South, being 3 small villages on the lower slopes of the Mendip Hills, a mile or less from the north-eastern outskirts of Wells. Hill Farm Lodge is on the edge of East Horrington – a short walk from the village cricket ground and old church (now a private house).
Within the area are networks of interconnecting footpaths and bridleways (see
Hill Farm Lodge is approached by a driveway from the quiet country lane which runs through the village and up onto the Mendips and which has little through traffic.

Description

The house is an attractive stone building under a tiled roof and faces southwest across the garden and meadow. Internally it's arranged and equipped for comfortable country living. The floors in the living areas are mainly tiled or clad with Kardean for practical use. The doors are mainly of oak, the hardwood windows are double glazed and there is an efficient and sustainable central heating system (see later for further details). The heating system is complemented by log burning stoves in the sitting room and snug.

Accommodation

The porch has space for coats and boots and a door leads directly into the heart of the house which is the open plan kitchen and dining room. The kitchen area has fitted cupboards including a peninsular unit, recessed lighting, 2 bowl sink unit, tiled splashbacks, a Classic 90 Range Cooker, an extractor and a dishwasher. The dining area has plenty of space for the table and chairs.
Off the kitchen are the sitting room and the snug.
The sitting room has a wood burner and a partly vaulted ceiling which together with the double aspect, French doors and a Velux window make this a light and airy room in all seasons.

*

The adjacent snug, again with a double aspect, has both larder and linen cupboard. It also has a wood burner making this the ideal place for evening and wintertime.
Linked to the entrance hall is a rear hall, again with space for coats and boots and with a cloakroom with basin & loo. Adjacent is a utility room with a sink unit and space and plumbing for a washing machine.
An inner hall leads to the bedroom accommodation which includes 4 bedrooms, a bathroom and an en suite shower room.
The main bedroom is at the far end of the hall and has the en suite shower room. Another bedroom is arranged with a study area and a sleeping shelf. There are 2 further bedrooms and a bathroom.

Outside

The drive enters through timber gates and continues to a parking area flanked by a range of outbuildings. This includes a home office (with electricity and telephone land line) and adjacent is a storeroom giving expansion room if required. It adjoins a large, double and open fronted car port open barn with a 16amp car charger and beyond is a garage and workshop. Close to the office is a timber framed log stack designed to store and season a 2-year supply. Again, close by and within the garden is a studio summerhouse (with electricity and double glazed). Adjoining the house is the boiler house.

Gardens

The gardens are delightful and well organised for ease of management. There are raised flower, soft fruit and vegetable beds, stonewalling, a herb garden and a lawned orchard area with apples, pear and cherry with other trees close by. At the rear of the house is a lawned garden and small yard which is enclosed and an ideal dog yard, It includes a “dog and wellie” shower wash.

The Land

Beyond the orchard is the meadow, of permanent pasture, having its own lane access and being bounded by various trees including a walnut, sweet chestnut, rowan, hazel and a copse of willow.
NB There is an existing overage uplift on this meadow with an unexpired term of about 10 years. This was placed on the land when purchased by the current owners.

Other points

Freehold. Not listed. Area 2.14 acres. Mendip Borough. Council Tax Band (G). EPC rating 65 Band (D). Mains water and electricity. Private drainage to septic tank with soakaways within the property.
Log Biomass central heating and hot water boiler - Eco Angus Orlingo 200. The 25 Kw log-fuelled boiler feeds the 2,000 litre, highly insulated hot water cylinder which also has a back-up electric coil.

About the area

Wells is the smallest city in England (population about 11,000) lying in beautiful countryside between the Somerset Levels and the Mendip Hills – an Area of Outstanding Natural Beauty. Wells medieval centre has local markets twice a week, good restaurants, a thriving high street and many important ancient buildings, including the Cathedral and moated Bishops Palace and gardens. There are four major supermarkets on the edge of the city. Wells Leisure Centre has the usual facilities of gym and swimming pool to add to Wells Rugby Club, Tennis club, Bowling club and Golf course. Throughout the year Wells hosts festivals for Music, Literature, Art and Food, and has twinned links with Burgundy, the Rhineland and Northern Italy. There are many societies and clubs for those who would like to join a diverse social community.

Important Notice

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Buyers must rely on information passed between the solicitors with regard to items included in the sale. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS Interested parties are advised to check availability and current situation prior to travelling to see any property. All viewings are by appointment with the Agents.
Roderick Thomas, 1 Priory Road, Wells, BA5 1SR.