Berkeley Place Combe Down, Bath
£1,150,000

Description

You approach the contemporary architect-designed property across a shared stone-chipped driveway giving onto a generous private parking area with space for two large cars. You enter through the front door into the hallway where you are immediately met with a delightful framed glimpse of the garden through the hallway and living room bi-fold doors. The hallway provides access to the kitchen, living room, understairs WC and stairway to the first floor.

The kitchen is fitted with modern floor units with wooden worktop and inset sink. You immediately notice the natural light flooding in through the feature rooflights which run the entire length of the house. One complete wall is fitted with floor to ceiling cupboards providing ample pantry and storage space. A door leads you to a utility room with space and plumbing for washing machine and dryer with worktop and sink above, space for fridge/freezer and wall mounted solar battery storage. A further broom cupboard houses the gas boiler and provides additional storage.

The kitchen flows into the dining area which opens onto the spacious living room, featuring bi-folding doors onto the garden. There is a feature fireplace with Stovax wood burning stove making this a very cosy place to relax in throughout the year. A door to the rear aspect gives access to the glass lined hallway linking this side of the property to the adjoining annex. There is underfloor heating throughout the ground floor of both the house and annex. To the first floor you find three double bedrooms, two of which provide contemporary ensuite shower rooms with WC. The two larger bedrooms are very light with vaulted exposed beam ceilings and windows to the rear apex. There is also a family bathroom with walk-in shower, bath, washbasin and WC.

A glass lined hallway leads you from the living room of the main part of the property into the original stone cottage. As you enter the cottage a small hallway provides access to the living room and stairs rising to the first floor. On the ground floor you find a living room with an adjacent ensuite shower room; this was done with ground floor living in mind enabling this area to be utilised as a further bedroom as required. This opens up onto a study size room with a glazed door providing access to the garden. To the first floor you find a very good size double bedroom with ensuite shower room. This annex could be utilised for a dependant relative, or as holiday let income with the option of one- or two-bedroom accommodation, or as a home office suite or therapy room. The annex can be independently accessed from the driveway via the garden, without needing to go through the main house.

Externally the garden is laid to stone chippings and stone pavers with several established beds. The garden has an east/west aspect meaning summer sun can be enjoyed throughout the day. A couple of seating areas are positioned to enjoy both shade and sun, the living room in the main residence enjoys evening sunsets. A side gate provides access from the front driveway to the cottage and garden. The house and cottage are extremely well insulated, with an EPC rating of B. Solar panels are mounted on both the east and west facing roof planes which feed into the solar battery storage in the utility room. Any excess electricity generated is exported to the national grid for which payment is received quarterly.

Design Statement

The original stone-built cottage formed part of a group of mid-19th century buildings in the heart of Combe Down village. The vendor's key objective was to maintain the existing building as a historic element in the village whilst providing a sensitively linked modern extension. The design of the extension uses a twin pitched traditional slated roof that relates in size and scale to those of neighbouring properties. The existing cottage provides a studio/workroom and small living room on the ground floor with an ensuite bedroom on the first floor. The cottage flows seamlessly into the new extension via a single storey glazed link. Glass is used for the linked passage to ensure a ‘light touch’ join between the buildings maintaining the historic integrity of the existing cottage.

The first floor of the new extension differentiated from the ground floor using a projecting planes design, setting the first floor further away from adjoining properties. The use of natural timber cladding to the upper storey has weathered and harmonised with the surrounding buildings. Windows to the south-facing wall are set at roof height to ensure complete privacy from neighbouring properties. This design encourages light penetration into the house utilising a number of methods including roof lights and lean-to windows to the kitchen/dining area, opening up the building and maximising light to all possible areas. The building achieves high standards of energy efficiency through the use of extensive insulation to floors, walls and roof, the installation of solar panels, and the use of a domestic heat exchanger.

Location

Combe Down sits on a level ridge approximately 1.25 mile (2 km) to the south of Bath city centre. It sits at an altitude of 500ft and hence has always been renowned for its clean air quality with many moving from the city for this reason. The village is adjoined to the north by large areas of natural woodland with public footpaths offering stunning panoramic views overlooking the city and equally gratifying views of the Cotswold (AONB) valleys to the south. There is simply no other village like it on the outskirts of the city with such a wide range of local amenities and schooling. This makes it a very popular place for families and those looking for an area with a rural feeling but still within walking distance of the city. You will find every level of schooling in the local vicinity with three nurseries, two academy primary schools, Ralph Allen academy senior school and two independent schools in Prior Park and Monkton Combe, both with pre-prep, prep and senior schools. There is also Threeways School which provides for special education needs from ages 4 to 19 years.

Locally there is an abundance of amenities with doctor’s surgery, Bath BMI Clinic, dentist, pharmacy, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Nisa mini-markets. On the western edge of the village is a Tesco Express with petrol station and a large Sainsburys supermarket can also be found in neighbouring Odd Down. Nearby you will also find the excellent country club spa hotel Combe Grove Manor, which provides dining, gymnasium, spa treatments, swimming facilities and tennis courts both indoor and outdoor. There is also a new development being built in the village called Mulberry Park. An award winning development of 700 new homes and currently becoming one of Bath’s finest, new residential communities. With a new primary school, children’s nursery, cafe and state-of-the-art leisure and business facilities, with further amenities to follow, Mulberry Park will also build Bath’s first new park for 100 years. The local bus service provides quarter hourly services during the day into the city. For the walkers among you Bath Spa station is a shade over 1.2 mile from the village and you are also afforded a plethora of countryside walks into the Cotswold 'Area of Outstanding Natural Beauty' minutes from the village itself.

Stamp Duty

There could be £ 56,250 Stamp Duty payable upon completion.

EPC Rating

Band - B

Council Tax

Band - E

Services

Mains gas, electric, water and drainage. Solar panels with battery. EV charger.

Viewings

This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact us to arrange a viewing.

Disclaimer

TYNINGS, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.