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"A charming five bedroom granary conversion in a picturesque riverside location. Glorious gardens
with two lakes, an orchard and kitchen garden. Two shepherds huts, surrounded by woodland and
meadows bounded by the River Axe.

Situation The Old Granary occupies a delightful riverside setting, tucked away in the hamlet of Ammerham on the Somerset Dorset borders, overlooking the meadows of the Forde Abbey Estate. The pretty village of Winsham 0.9 miles has a thriving community with a general stores post office, inn, church, village hall and playing fields. Nearby the local market towns of Chard 3.5 miles with a range of supermarkets, specialist retailers and leisure centre or Crewkerne 7 miles with a Waitrose supermarket and mainline station on the London Waterloo line. The UNESCO Jurassic coast with the popular resorts of Lyme Regis 10 miles and West Bay are within half an hour s drive, offering excellent opportunities for walking, fishing and swimming. The county town of Taunton 17 miles is easily accessible with a wider range of facilities and cultural activities, as well as a connection to the M5 and a mainline rail service to London Paddington.

The Property Originally converted in the 1970 s, The Old Granary has been the subject of sympathetic improvements whilst retaining much of the original character to create a unique and versatile family home. Built of stone elevations under a tiled roof, the property has retained features such as the handsome arched openings, stone pillars and massive beams. Once inside, the south facing five bedroom house feels light and airy, featuring natural materials such as stone flooring and solid oak joinery throughout. At the heart of the home, the Mark Wilkinson kitchen with solid oak units under granite work surfaces and integrated appliances, opens into the stunning garden room. Here the bi fold doors give access to the sunny terrace, and the wall of bi fold windows overlook the river, where otters and kingfishers can be seen. The double aspect dining hall opens from the kitchen and gives access to the cosy sitting room with a feature fireplace. Upstairs the master bedroom has a vaulted ceiling and lovely views over the lake, en suite shower room and walk in wardrobe. Beyond the kitchen a ground floor bedroom and shower room, which could be re configured to create an annexe if required. The Old Granary offers an ideal retreat and could appeal to a range of lifestyle buyers providing considerable amenity, conservation and income generation opportunities.
Please see floorplan for accommodation and measurement

Outside The property is approached from the lane via its own drive, leading to a substantial gravelled parking and turning area, giving access to the English Heritage oak framed triple garage 7.95 m x 5.56m . The lovely informal gardens lie beyond the house, featuring the first lake with an island, overlooked by a Garden Stores Potting shed 5.28m x 2.21m , behind which is a kitchen garden. The idyllic grounds meander alongside the river to the second lake, fringed in flag irises, and beyond are areas of woodland featuring a variety of specimen trees, meadows and an orchard. A track leads to the General Purpose Barn 12.19m x 9.75m and beyond are the shepherds huts. The land offers privacy for the property and a haven for wildlife.

Somerset Shepherds Huts Discretely located in the woodland beyond the second lake are two charming shepherds huts with their own gardens and wood fired hot tubs which have been successfully rented for holidays and short breaks with a proven income stream. See for further information.

Services Mains electric. Main water. Private drainage treatment plant . Solar hot water system. Oil fired central heating. Solar Voltaic panels for electricity supply income generation. Broadband Standard available. Mobile Network Coverage Likely outside. Limited inside. Source Ofcom.org.
uk

Material Information 1. The Old Granary is in an area with a low probability of flooding from a river and a very low probability of flooding from surface water.
2. No public rights of way affect the property.
3. The property owns the driveway and a neighbouring property has a right of access across the first section.

Sporting All rights are understood to be owned and included in the sale. Racing at Taunton or Wincanton Golf at Cricket St Thomas. Sailing on the coast at Lyme Regis or West Bay.

Education Primary schooling at Winsham. Good state secondary school at Holyrood Academy. Independent schools in the area include Perrott Hill at Crewkerne, Sherborne, and the Taunton schools.

Local Authority South Somerset District Council. Tel Council Tax Band G

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