West Pennard. Between Glastonbury & Castle Cary Guide Price £2,700,000

An absolutely delightful period property in stunning grounds, next to the church, in this sought after village a few miles east of Glastonbury. The property combines a late Georgian house, a splendid 2-bedroom coach house, 4-bay garage, beautifully designed gardens, swimming pool with pool house, and a tennis court overlooked by a simply fabulous treehouse.

Accommodation includes a reception hall, drawing room, dining room, study, sitting room/games room, well fitted and equipped kitchen, utility room, cloakroom, shower room, boot room (6th bedroom) and cellar. On the upper floors are 5 bedrooms, 4 bathrooms and a dressing room. The superb coach house includes a large open plan living/dining room and handmade kitchen together with 2 bedrooms and 2 bathrooms. The garage consists of 4 bays and a wood store. The mature grounds, designed by Penelope Hobhouse, of towards 2.5 acres, include formal gardens, extensive lawns, a kitchen garden and orchard together with a heated swimming pool, tennis court and an idyllic treehouse with entertainment balcony constructed within two magnificent cedar trees. Outbuildings include wood-framed garaging, pool house, summerhouse, various store sheds and a stunning greenhouse.

West Pennard is one of the most popular villages in the area, being close to both Glastonbury and Wells. It is within an easy drive of Millfield Prep and Senior Schools, Bruton and Castle Cary (rail link to London Paddington). The village has a church, primary school, one of the finest pubs and an active village hall. West Pennard House is next to the church at the top of a no through lane.

Electric gates open to a graveled drive which leads to the magnificent facade of the late-Georgian house, built in 1830. With a southerly aspect it is a handsome and well-proportioned building with gables, Doulting stone mullioned windows, incorporating bay windows and French doors, and a tiled roof, beautifully enhanced with wisteria and climbing roses and hydrangeas. Internally the accommodation is equally impressive. The rooms flow seamlessly and exhibit elegant original architectural details such as Blue Lias flagstones, high ceilings, window shutters, pine flooring, craftsmen joinery, architraves and dressed stone fireplaces, all complemented by excellent contemporary fixtures and fittings.

The house is well positioned looking out onto formal gardens with Blue Lias walling leading to an imposing front door which opens onto the porch. This leads to a splendid reception hall with black and white floor tiling, cloakroom, an elegant main staircase and paneled doorways to the drawing room, dining room and the kitchen/breakfast room, which is the heart of the house. This was originally a reception room (it retains its stone fireplace) that has been beautifully repurposed to create a stylish, bright and spacious kitchen. Two large bay windows housing bench seating and French doors flood the room with light. The bespoke kitchen is extremely well fitted with hand painted units, a larder cupboard, huge island and integrated appliances including a 4-oven electric Aga centerpiece and luxurious wine fridge.

The drawing room is entered from the rear of the hall and is a calm, sumptuous room with a bay window, picture rails and handsome stone fireplace with an inset wood burner. A door leads from this room through into a study with oak parquet flooring and window seat. The dining room is entered from the hall and also has double doors opening from the drawing room. It has French doors on both sides to the formal garden and a private walled courtyard, a back staircase and steps down to a wine cellar. Beyond the dining room is a large, combined sitting & games room with original flagstone flooring and fireplace with inset wood burner. Part of the room has a pitched roof with beams and sky lights. Beyond this sitting room are a kitchen/utility room, shower room, boot room (potential bedroom 6) and access to the walled courtyard which also has stone steps leading to the cellar.

An elegant staircase from the reception hall leads to the first floor where there are four sizeable bedrooms and four bathrooms which enjoy fine views of the gardens, neighboring church and Glastonbury Tor. The main suite includes a large bedroom, dressing room and a well-appointed bathroom with twin basins and both a bath and shower. The second bedroom has fitted wardrobes and an ensuite shower room. A landing leads to two further bedrooms, two shower rooms and the secondary staircase which descends to the dining room. Stairs rise from this inner landing to a fifth bedroom. It’s worth noting there is an easily accessible loft area which could provide further living space if required (subject to any necessary consents).

The entrance drive leads past the house to a new wood-framed 4 bay garage and wood store. A pathway flanked by a yew hedge leads to the Coach House.

This is a very attractive oak-framed conversion with a private courtyard behind a picket fence. The accommodation has high, vaulted ceilings throughout and is well appointed with oak doors, limestone tiled floors and underfloor heating. It includes a hall, utility room, cloakroom and a large, open plan living room and kitchen with sky lights and exposed oak beams. The handmade kitchen is well equipped with units and appliances and there is plenty of dining and sitting room space flanked by floor-to-ceiling windows and French door leading to the courtyard. There are two large bedrooms with an ensuite shower room and an ensuite bathroom.

The house stands in around two and a half acres of exceptional, mature gardens set out to a Penelope Hobhouse design which provides a framework for the spaces and leisure areas on three sides of the house, principally to a southerly aspect. Numerous wide stone terraces lead from the kitchen/breakfast room and dining room for outdoor entertaining and provide intriguing vistas to entice you through the numerous linked, but hidden, spaces and features of the grounds, all framed by rose arches, yew hedging, beautiful mature trees and mixed herbaceous beds, keeping interest throughout the seasons.

The main lawn area is sunken and bordered by Blue Lias walls, lavender and yew hedging and leads to a further raised lawned area. Steps to a gravelled path lead to the private swimming pool, heated by an air source heat pump and fitted with an endless swim lane. The pool area is flanked by paved and accoya decking terraces and includes a hot outdoor shower and pretty pool house, with a kitchen area and separate toilet. Copper light fittings extend the usage of this perfect entertainment space well into the evenings.

Continuing along the path, and screened by a row of pleached lime trees, is the tennis court, and beyond are two magnificent cedar trees within which lies the delightful and unique treehouse and balcony which is a gem for all ages. Subtle lighting throughout ensures that the garden is just as impactful at night as it is during the day.

A summer house nestled within the orchard visually links the house to this productive space where pear, cherry, medlar and apple trees (cider, cookers and eaters) provide fruit which is bottled for drinking. Mown paths lead through the orchard and beyond to the informal wildflower garden with a pond. Adjacent to this is a beautiful formal kitchen garden arranged as a parterre garden with clipped box hedging and cultivated flower and vegetable beds. Within this there is an excellent plantsman’s greenhouse with watering system, framed by espalier fruit trees and a beech hedge.

Freehold and not listed. Mains water, electricity and drainage. Oil central heating to main house. LPG central heating to Coach House, Air source heat pump to pool. Council Tax Band G. EPC rating 41 Band (E).

At the far end of the garden a gate opens onto a footpath which is part of a vast network of footpaths through the beautiful Somerset countryside.

Glastonbury has been a religious center throughout history and back into the times of legends. The Celtic monastery evolved into one of England's wealthiest and most influential abbeys and the town grew up alongside it. Today it’s a small but thriving town and a major tourist venue, welcoming thousands of visitors each year. Medieval Glastonbury - designated a conservation area - clusters around the evocative ruins of the Abbey. Just 5 miles from Glastonbury is Wells which is the smallest city in England (population 10,000). Its center is the marketplace (local markets twice a week) surrounded by many medieval buildings including the Cathedral and moated Bishops Palace.

Immediately to the south (2 miles) of Glastonbury is the more recent town of Street and these centers provide a huge range of facilities and amenities. There are excellent local schools, and the private sector includes Millfield, Wells Cathedral School, Downside, All Hallows and the Bruton schools. About 12 miles southeast is Castle Cary station with a main rail line to London. Hauser & Wirth contemporary art gallery with popular restaurant and the exceptional Newt in Somerset are both just 14 miles away. For more information on this area in general and individual schools visit our website www.roderickthomas.co.uk and locate this property by price order. Open full details and click on “schools”.

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 about 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 about 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.

Directions Post code - BA68NT What3words – shakes.winters.behalf From Glastonbury go east on the A361 towards Pilton. After a couple of miles enter West Pennard and take the first right turn. Continue past the village hall and then turn left into Church Lane. West Pennard House is the last house on the right before the church.