• Grade II listed Former Farmhouse
• Set in approximately 3 acres of stunning grounds
• Completely Renovated
• 5 Bedrooms, 2 receptions, utility room with pantry and W.C, kitchen/ breakfast room, and snug
• Separate 1 bedroom self-contained Annexe/ Cottage

Farmhouse Accommodation

Entrance
Front door into entrance lobby. Original front door into:

Entrance Hall
With flagstone floor and doors to sitting room, drawing room and utility room.

Sitting Room
16' 1" x 14' 11" (4.90m x 4.55m) Flagstone floor, feature wood beam mantelpiece (fireplace has been closed over), radiator and window to front elevation.

Drawing Room
28' 1" x 16' 1" (8.56m x 4.90m) Three windows to the front elevation, flagstone floor, fireplaces at each end of the room with log burner and an open fire, plenty of space for formal dining, under-stairs storage cupboard, doorway giving access to staircase to first floor accommodation, doorway to garden, and doorway through to the Kitchen/ Breakfast room.

Kitchen/ Breakfast Room
22' 2" x 12' 8" (6.76m x 3.86m) Window to side elevation, a range of bespoke units with beech work surfaces, a four oven Aga, original bread oven, exposed beams and stone wall and steps leading up to the loft bedroom. Door leads to:

Utility Room
25' 1" x 8' 4" (7.65m x 2.54m) With access out to the rear garden, cloak room, pantry and well pumps, flagstone floor and window to rear elevation.

Snug
16' 11" x 6' 3" (5.16m x 1.91m) Once a store room, and now recently renovated to provide an area in which to relax.

Upper floor accommodation

Landing
Doors to bathroom, and bedrooms 3, 4 and 5 and steps up to upper landing with access to master bedroom and bedroom 2.

Bathroom
Windows to 2 elevations, white bathroom suite with W.C, a free-standing bath and separate shower cubicle.

Bedroom 5
14' 9" x 10' 10" (4.50m x 3.30m) Stripped wood floor, built-in wardrobe, and window to front elevation.

Bedroom 4
12' 10" x 10' (3.91m x 3.05m) Stripped wood floor, built-in wardrobe, and window to front elevation.

Bedroom 3
23' 2" x 6' 1" (7.06m x 1.85m) Created in the loft space, an extremely spacious and light room with 3 velux windows. Access down to kitchen via a hatch in the floor.

Bedroom 2
9' 10" x 8' 4" (3.00m x 2.54m) Window to front elevation, built-in wardrobes and stripped wood floor.

Bedroom 1
14' 11" x 12' 6" (4.55m x 3.81m) Window to front elevation, built-in wardrobes and stripped wood floor. Access to wet room.

En-Suite Wet Room
Contemporary en-suite wet room with twin wash hand basins, shower, bath, W.C and bidet.

Self Contained Annexe/ Cottage

Entrance Hall
Entrance lobby with access to kitchen and living room.

Kitchen
14' 1" x 8' 10" (4.29m x 2.69m) Fully fitted kitchen with Aga, and windows to the side elevation.

Sitting/ Dining Room
20' 8" x 17' 5" (6.30m x 5.31m) Open plan living area with staircase to upper floor.

Upper Floor Accommodation
Landing with access to bedroom and bathroom/ wet room

Bedroom
14' 11" x 13' (4.55m x 3.96m) 2 Velux windows and with double doors opening onto the balcony overlooking the gardens, built-in cupboard space.

Wet Room
Three piece white suite, large shower head, built-in shelves and velux window.

Grounds and Gardens
The property is approached via a private road and electronic gates. There is a large cobbled courtyard which is used as a parking area. To the front of the farmhouse there is a walled and landscaped garden stocked with mature shrubs and flowering plants. There are extensive grounds to the side and rear of the property to include; a natural lake, a large covered pergola with power and lighting, a patio area with a working well, and a water feature, a kitchen garden, an orchard, and a paddock.

Outbuildings
There are a number of outbuildings including 4 stores/ workshops and a large barn/ garage which can hold 3-4 vehicles.

Services
Mains water with water meter and electricity, private drainage, oil fired central heating.

Directions
From Bristol take the A370 towards Weston super Mare and then follow the signs for Long Ashton, bearing left towards the Park and Ride. Continue on this road, the B3128 past the Downs school on the right. Turn into Whitehouse Lane which will turn into Naish Hill. Bear left onto Clapton Lane and then turn left into Moor Lane. Turn left again immediately onto a private driveway which leads to the property.
From the M5 leave junction 19 then follow the signs for Police HQ. Continue past Gordano School on the right with overhead metal bridge. Turn immediately left into Clapton Lane, past 30 speed limit sign and then left onto Moore Lane just before the bus shelter.

Seller's Comments
"Welcome to what we perceive as our piece of sanity which we will never forget.
My family and I have the pleasure of being custodians of, to date our best ever residence for the past 11 years. Brook Farm is peace and tranquillity coupled with the amazing wildlife in this conservation, and area of outstanding natural beauty plus being in the green belt.
Countryside and good neighbours we suspect is, what we would all inwardly like to have, here we have achieved that goal.
When our friends and family arrive having had a stressful period prior to their arrival stress seems to fall away as you drive up the tree lined lane. We cannot explain why or how but it does.
Brook Farm has a warm, friendly feel about the place, if a house is said to have soul this property has. It has a glow and a feel that again one cannot put into words but has that feel good factor and it is infectious... We are starting to sound like spiritualists which we are certainly not but we do not know how to explain the vibes this property gives off.
Built, we suspect in approx, circa 1580 and we also believe this farm supplied the local hostelry with home grown cider (hence the cut outs on the door frames for the barrels) and has been extensively extended and added to over the centuries. It retains many of the period features from the centuries with bread oven, priest hole behind the ornamental fire place, oak doors and flagstone flooring throughout the downstairs and a key you can never misplace or fit into a clutch bag or purse.
In the very hot days of summer the property remains refreshingly cool and in winter with the two foot thick stone walls retains the heat from the log burner and old school radiators makes the house as warm as toast.
Sadly, in today’s society privacy and space is a rare but major requirement luckily Brook Farm has those two key factors.
Entertaining is a joy, we have on numerous occasions hosted functions for charity/village events.
The pond (lake) attracts an array of wildlife, moorhens, ducks, badger, fox, bats, owls, deer and swallows swoop down to drink in the summer.
A short walk takes you to the famous Black Horse public house which is renowned for Thatcher’s or Black Rat cider, ale from the wood in a true oldie world fashion none of the trappings of modern day pubs.
As the old saying goes, if one could pick up their home and take it with them, we would and we endorse that old adage."

Property Ref:85_90_1529272

Source: Bristol Property Gazette