Henley HouseWells, Somerset

Henley HouseHenley Lane, Wookey, Wells, Somerset, BA5 1AP

Wells 1.5 miles, Glastonbury 8 miles, Castle Cary Rail Station (London Paddington from 90 minutes) 14 miles Bristol Airport 16 miles, Bath 20 miles, M5 (J23) 20 miles, Bristol 21 miles

All times and distances approximate

A fine and elegant Georgian country house overlooking its superb park-like grounds with long drive approach,

turning circle, lake with waterfall, tennis court, converted coach house/annexe, woodland and pasture.

Stone pillared portico | Staircase hall | Reception hall | Drawing room | Sitting room | Dining room | Study | Orangery

Kitchen/breakfast room with Aga | Utility room | Cloakroom | Cellar

Mezzanine gazebo | Principal bedroom with en suite bathroom and en suite shower room | 2 further bedroom suites

2 further bedrooms, Family bathroom

Converted coach house/annexe | Beautiful landscaped gardens | Lake with waterfall | Park-like setting

Tennis court | Woodland | Pasture

Triple garage block | Workshop | Green house | Stores | Boat house

About 9.49 acres (3.84 hectares)

knightfrank.co.uk

Country Department55 Baker Street

London, W1U 8AN

Tel: +44 20 7861 1528james.mckillop@knightfrank.com

Knight Frank BristolRegent House, 27a Regent Street

Bristol BS8 4HR

Tel: +44 117 317 1999james.toogood@knightfrank.com

Situation and AmenitiesHenley House is situated in a completely hidden park-like setting and approached over an impressive long and winding drive, 1.5 miles west of the Cathedral City of Wells. Wookey is surrounded by beautiful countryside of the Mendip Hills, an ‘Area of Outstanding Natural Beauty’. Henley House backs on to unspoilt farmland with lovely views.

The village of Wookey (not to be confused with Wookey Hole) has a strong community. There are three public houses, a primary school founded in 1880, playing fields, ‘Wookey Hub’ shop, a cafe and Grade I listed church. Wells, the smallest city in England, has the iconic Wells Cathedral, an excellent range of shop and boutiques, supermarkets, including a Waitrose, cinema, leisure centre, restaurants, public houses, doctor and dental practices.

SchoolsThere is an excellent choice of exceptional private schools in the area including Wells Cathedral, Millfield at Street, Downside at Stratton-on-the-Fosse, the Sherborne Schools, St Mary’s at Shaftesbury, and a number of schools in Bristol and Bath. Wells has the highly regarded Blue Secondary School.

LeisureSporting facilities in the area include golf at Wells, Maesbury Castle, Castle Cary and other local courses. National hunt racing at Bath, Wincanton, Bath and Salisbury. There are superb walks and riding over the Mendip Hills. Sailing and fishing on the Chew Valley Lake at Chew Stoke.

Henley HouseHenley House is a distinctive Georgian house with later additions. It is found overlooking its grounds at the head of an impressive drive which winds its way through its land to a turning circle in front of the house. The main house is not listed and was built in 1792/1800.

The property was purchased by the present owners in 2005 when in need of considerable modernisation, and has since been extended. It has been beautifully and extensively refurbished. At the same time, a stunning orangery was added to the west and a superb breakfast/kitchen with Aga added to the east, in perfect symmetry, with a Georgian style facade. The extensive restoration programme retained all the features appropriate to its period including working shutters, sash windows, panelling, panelled doors, fireplaces, ornate ceiling cornices and ceiling roses, and wood and tiled floors. The interior is elegant and has a warm and friendly atmosphere.

A pillared portico opens to the central staircase hall with a staircase rising to a central landing. The well-proportioned accommodation is arranged around the hall and landing. The drawing room, sitting room, and dining room are elegant

rooms and together with the fabulous purpose built 33’ kitchen/breakfast room with Aga and integrated appliances and walk-in pantry, all overlook the stunning grounds to the lake. The stunning 27’ orangery, a major feature, with arched windows on three elevations also overlooks the surrounding grounds. The study at the rear of the house has a lovely outlook over farmland. A generous rear reception hall with good ceiling height opens to the rear courtyard and also leads to the utilities, cloakroom and provides access to the cellar.

At mezzanine level, is a part panelled ‘gazebo’ overlooking open farmland. On the first floor the principal bedroom has an en suite bathroom and a further en suite shower room. There are four further bedrooms, two of which have an en suite. In addition there is a family bathroom. Four of the five bedrooms overlook the lake and grounds and one bedroom faces west overlooking the courtyard to farmland.

Approximate Gross Internal Floor Area474.7 sq m / 5,110 sq ft

Cellar = 19.7 sq m / 212 sq ftAnnexe = 69.3 sq m / 746 sq ft

Garage / Workshop = 67.1 sq m / 723 sq ftGreen House = 19.8 sq m / 213 sq ft

Store = 11.9 sq m / 128 sq ftTotal = 662.5 sq m / 7,132 sq ft (Excluding Boat House)

Including Limited Use Area (0.5 sq m / 5 sq ft)This plan is for guidance only and must not be relied upon as a statement of fact.

Attention is drawn to the Important Notice on the last page of the text of the Particulars

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Recreation

Boat House3.87 x 1.4412'8 x 4'9

Store3.13 x 1.6710'3 x 5'6

Store3.16 x 1.7010'4 x 5'7

Greenhouse8.46 x 2.4427'9 x 8'0

Workshop5.71 x 3.1418'9 x 10'4

Garage8.55 x 5.7328'1 x 18'10

B

B

6.32 x 4.0020'9 x 13'15.45 x 4.60

17'11 x 15'1

Sauna

Up

Up

Cellar4.20 x 3.6313'9 x 11'11

Orangery8.26 x 6.3527'1 x 20'10

Study4.11 x 3.9513'6 x 13'0

Drawing Room8.07 x 4.4826'6 x 14'8

Dn

Dining Room4.47 x 4.2214'8 x 13'10

Sitting Room5.67 x 4.2218'7 x 13'10

2.83 x 2.719'3 x 8'11

Utility2.82 x 2.76

9'3 x 9'1

3.00 x 2.429'10 x 7'11

Kitchen /Breakfast Room

10.22 x 4.0933'6 x 13'5

Reception Hall7.61 x 2.4925'0 x 8'2

IN

Dn

Up

Bedroom4.09 x 3.1013'5 x 10'2

Bedroom4.42 x 2.9714'6 x 9'9

Bedroom4.43 x 3.7514'6 x 12'4

Bedroom7.55 x 4.4524'9 x 14'7

Bedroom4.11 x 3.8413'6 x 12'7

Gazebo2.79 x 2.97

9'2 x 9'9

Ground Floor First Floor

Cellar (Not Shown In Actual Location / Orientation) (Not Shown In Actual Location / Orientation)

(Not Shown In ActualLocation / Orientation)

(Not Shown In ActualLocation / Orientation)

(Not Shown In ActualLocation / Orientation)

UpUp

= Reduced head height below 1.5m

Surveyed and drawn in accordance with the International Property Measurement Standards (IPMS 2: Residential)fourwalls-group.com 243960

Approximate Floor Area = 474.7 sq m / 5110 sq ftCellar = 19.7 sq m / 212 sq ft

Annexe = 69.3 sq m / 746 sq ftGarage / Workshop = 67.1 sq m / 723 sq ft

Green House = 19.8 sq m / 213 sq ftStore = 11.9 sq m / 128 sq ft

Total = 662.5 sq m / 7132 sq ft (Excluding Boat House)Including Limited Use Area (0.5 sq m / 5 sq ft)

Boat House3.87 x 1.4412'8 x 4'9

Store3.13 x 1.6710'3 x 5'6

Store3.16 x 1.7010'4 x 5'7

Greenhouse8.46 x 2.4427'9 x 8'0

Workshop5.71 x 3.1418'9 x 10'4

Garage8.55 x 5.7328'1 x 18'10

B

B

6.32 x 4.0020'9 x 13'15.45 x 4.60

17'11 x 15'1

Sauna

Up

Up

Cellar4.20 x 3.6313'9 x 11'11

Orangery8.26 x 6.3527'1 x 20'10

Study4.11 x 3.9513'6 x 13'0

Drawing Room8.07 x 4.4826'6 x 14'8

Dn

Dining Room4.47 x 4.2214'8 x 13'10

Sitting Room5.67 x 4.2218'7 x 13'10

2.83 x 2.719'3 x 8'11

Utility2.82 x 2.76

9'3 x 9'1

3.00 x 2.429'10 x 7'11

Kitchen /Breakfast Room

10.22 x 4.0933'6 x 13'5

Reception Hall7.61 x 2.4925'0 x 8'2

IN

Dn

Up

Bedroom4.09 x 3.1013'5 x 10'2

Bedroom4.42 x 2.9714'6 x 9'9

Bedroom4.43 x 3.7514'6 x 12'4

Bedroom7.55 x 4.4524'9 x 14'7

Bedroom4.11 x 3.8413'6 x 12'7

Gazebo2.79 x 2.97

9'2 x 9'9

Ground Floor First Floor

Cellar (Not Shown In Actual Location / Orientation) (Not Shown In Actual Location / Orientation)

(Not Shown In ActualLocation / Orientation)

(Not Shown In ActualLocation / Orientation)

(Not Shown In ActualLocation / Orientation)

UpUp

= Reduced head height below 1.5m

Surveyed and drawn in accordance with the International Property Measurement Standards (IPMS 2: Residential)fourwalls-group.com 243960

Approximate Floor Area = 474.7 sq m / 5110 sq ftCellar = 19.7 sq m / 212 sq ft

Annexe = 69.3 sq m / 746 sq ftGarage / Workshop = 67.1 sq m / 723 sq ft

Green House = 19.8 sq m / 213 sq ftStore = 11.9 sq m / 128 sq ft

Total = 662.5 sq m / 7132 sq ft (Excluding Boat House)Including Limited Use Area (0.5 sq m / 5 sq ft)

Converted Coach HouseLying across the rear courtyard is the converted coach house providing ancillary accommodation for use either as residential annex or as a home office. It is self-contained with its own central heating system. There is currently an office, bedroom, cloakroom, bathroom, shower and sauna.

Gardens and GroundsHenley House is approached between stone pillars and over a winding drive through its land, leading to a turning circle in front of the house. The drive continues past the house to a three car garage block with workshop and parking area, and to the inner gated courtyard with coach house.

The garden and park-like grounds are stunning. In front of the house is a large expanse of level lawn interspersed with a number of mature trees creating its parkland setting. Spanning two thirds of the width of the house is a flagged terrace with stone balustrade ideal for entertaining. There are thoughtfully planned herbaceous borders, and rose and bog gardens. A hard tennis court lies to the west of the house and overlooks the lawn. The main feature of the grounds is the beautiful lake with waterfall, island and boat house. A lovely woodland walk surrounds the lake.

The LandA belt of woodland of about 0.5 acre lies to the west of the drive. Adjoining the grounds to the west is a level field of about 6 acres with separate road access. In all the property extends to about 9.49 acres.

Lot 2 (Available by separate negotiation)Lying to south-east of the drive and away from the house is a free standing plot of land with access from the main drive. The vendor will retain a 25% share of any uplift in value arising as a consequence of a grant of planning permission for non-agricultural purposes, for a term of 10 years.

Method of SaleThe freehold of Henley House is available to purchase by private treaty with vacant possession on completion.

ServicesMains water and electricity. Oil-fired central heating. Part underfloor heating. Private drainage.

EPC RatingsHenley House: E Annexe: D

Fixtures and FittingsStandard clause

Local Planning AuthorityMendip District Council: www.mendip.gov.uk

Directions (Post Code BA5 1AP)From Wells take the A371 towards Cheddar for about 1.5 miles passing through the village of Haybridge. Continue on the A371 to Wookey and turn left into Henley Lane. The stone pillared entrance of Henley House is seen a few yards along on the left hand side.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated November 2019. Photographs dated Summer 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership.If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.

Connecting people & property, perfectly.

Henley House

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”

Weir

40.2m

CG

Henley Hill

River Axe

Scrap Yard

Henley Hill Farm

1:2500 @ A4Date: Scale:

07:10:19

Henley HouseTitle

Drawn By:

TEPlan Ref:

This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed,nor is it intended to form part of any contract. ©Crown copyright and database rights 2019. Licence No. 100021721

Mapping DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505(e) mapping@knightfrank.com

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Henley House

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Footbridge

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Henley MillHenley Cottage

Weir

The Old Coach House33.2m

34.4m

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Henley

34.1m

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Henley Hill River Axe

River Axe

Pond

Weir

Water FlowMeter House

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Weir

Scrap Yard

Henley House

Sluice

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FBs

Henley Hill Farm

Littley Bridge

Lot 2 -0.54 acres.

Lot 1 -13.19 acres.

1:2500 @ A4Date: Scale:

07:10:19

Henley HouseTitle

Drawn By:

TEPlan Ref:

This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed,nor is it intended to form part of any contract. ©Crown copyright and database rights 2019. Licence No. 100021721

Mapping DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505(e) mapping@knightfrank.com

Henley House

Weir

34.4m

40.2m

CG

Henley Hill River Axe

River Axe

GP

Scrap Yard

Henley Hill Farm

Lot 2 -0.54 acres.

Lot 1 -13.19 acres.

1:2500 @ A4Date: Scale:

07:10:19

Henley HouseTitle

Drawn By:

TEPlan Ref:

Mapping DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505(e) mapping@knightfrank.com

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Henley House

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