Narramore House, Coxley, Nr Wells BA5 1QZ

Guide Price £799,950

M,d,d,d

Narramore House, Coxley, Wells, BA5 1QZ Detached village property

Four double bedrooms

Two with en-suite bathrooms

Open plan kitchen/sitting/dining

room

Separate snug

Study and utility room

Views over open countryside

Garage and parking

Stable block and 4 Acres

Planning permission for two

storey, two bedroom annexe

DESCRIPTION

Narramore House is an exquisite four bedroom family

residence with land and stables set in a popular village

on the outskirts of Wells.

The house has been improved and upgraded by the

current owner in recent years to create versatile living

accommodation with planning permission granted for a

two storey two bedroom annexe. Set in a private

development of two houses with the land and stables

backing onto the house and benefiting from countryside

views in the distance.

Double doors open to the large open entrance hall with

downstairs w/c and bespoke wardrobe for shoes and

coats. The main living accommodation has been

knocked through to create an open plan feel whilst still

retaining a natural divide for each room. The kitchen

features a range of wall and base units, double oven,

built in dishwasher and a central island with electric hob,

vegetable baskets and power points. Underfloor heating

runs beneath the kitchen to the dining room which can

comfortably accommodate a table for 8-10 people and

Viewing

Strictly through Cooper & Tanner

on 01749 676524

benefits from French doors onto the patio and gardens.

The t riple aspect sitting room has an open fireplace with

stone hearth and surround along with french doors to the

gardens. A utility room can be accessed from the kitchen

which allow for extra storage with wall and base units,

sink unit and door leading outside. A separate snug can

be found to the front of the house which has a

freestanding electric fire and access into the integral

garage with electric up and over door. A downstairs

office with window overlooking the gardens would be

perfect for someone working from home.

To the first floor is a spacious landing area leading to all

four double bedrooms and family bathroom. The master

suite is a large dual aspect room with a storage

cupboard and ensuite with shower, toilet, wash hand

basin and heated towel rail. The three further double

bedrooms all have beautiful views over the land and

gardens with one having an ensuite shower room and

another having the benefit of being dual aspect. Two

storage cupboard can accessed from the landing area

along with the family bathroom which comprises a bath

with shower above, toilet heated towel rail and wash

hand basin.

PLANNING PERMISSION

Planning permission was granted for a two storey front

extension to the house which would allow the current

garage and snug to be amalgamated to large living

room. This would give access to an inner hallway with its

own separate access outside, a further living room and

garage would then be built with the garage accessed

from the outside. A new staircase would lead to two

double bedrooms and a family bathroom (Planning

reference: 2015/1008/HSE).

OUTSIDE

The house sits in a set back and private position within

the village, a tarmac driveway leads to a graveled

parking area with ample space for 5/6 cars. The garage

is to the front of the property with a pathway to the front

door and side gate to the gardens. The gardens are

mainly laid to lawn with a large patio area accessed by

the french doors from the sitting room and dining room.

The property is set within a plot size of approximately 4

acres with a track to the side of the house allowing for

vehicular access to the paddocks at the rear. The

paddocks are separated with post and rail fencing with a

stable block and hard standing. The block benefits from

light, power, water, drainage and comprises of two

stables, a foaling box, feed store and hard standing

area.

IMP ORTANT NOTICE: These particulars are set out as a general outline only fo r the guidance of intende d purchasers and do not constitute, no r constitute part of, an offer or contract. All descriptions, dimensions, reference to condition and necess ary pe rmissions for use and occupation, warra nties and othe r details are

given without responsibility and any intending pu rchasers should not rely o n them as statements or representations of fact but must satisfy themselves b y inspection or otherwise as to the correctness of each of them.

Area and Sal es Plans

The area and the sale plan have b een calculated and produced using Pro map mapping softwa re (Ordnance Surve y Licensed) and refe renced whe re possible to the HML R Title plan, howeve r the y ma y not co rrespo nd with other mapping services. The boundaries are clearly marked on site and potential purchasers should

inspect them and make such enquiries as they deem necessary.

LOCATION

Coxley is a small village situated a short distance to the south

of Wells (approx. 5 minutes drive) and offers facilities

including a village hall, primary school, church and restaurant.

Wells is the smallest cathedral city in England. It caters for

most everyday needs, offering good shopping facilities as well

as restaurants and pubs, a cinema, churches of most

denominations, together with open-air markets on

Wednesdays and Saturdays.

Schools are plentiful with the Cathedral School, the Blue

School and a choice of primary schools in Wells, Millfield

School in Street and Downside school in Stratton-on-the-

Fosse are easily accessible.

There are good road connections to Bristol, Bath, the

motorway system and Bristol Airport, with rail links from

Castle Cary (about 20 minutes drive away) to London

Paddington.

TENURE HEATING

Freehold Gas central heating

SERVICES

Mains drainage, water, gas and electricity are all connected.

LOCAL AUTHORITY

Mendip District Council, Cannards Grave Road, Shepton

Mallet. BA4 5BT. Tel: 0300 303 8588

COUNCIL TAX EPC RATING

Band 'G' Rating 'C'

VIEWING

Strictly by appointment with Cooper and Tanner. Tel: 01749

676524

DIRECTIONS

From Wells take the A39 to Coxley. Continue through the

village passing the Coxley Memorial Hall on the left, continue

for approx. 100m and turn left. The property is the first house

on the left.

REF:WELJAT141217

19 Broad Street, Wells, Somerset, BA5 2DJ Tel: 01749 676524 E: wells@cooperandtanner.co.uk