Property description
A unique small Estate in a superb secluded position enjoying total privacy. The property includes a principal eco-friendly 3 bedroom house providing stunning accommodation together with unequalled views. There is a 2 bedroom secondary dwelling close by and a range of outbuildings and 112 acres.
UPPER CRANNEL FARM, GLASTONBURY, BA6 9AD
About the Area
Upper Crannel Farm is in the heart of Somerset between Glastonbury and Wells, entirely away from any busy roads or modern commercial or residential activity or development. Glastonbury has been a religious centre 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 tourist venue. 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 centre is the market place (local markets twice a week) surrounded by many medieval buildings including the Cathedral and moated Bishops Palace. Immediately to the west of Glastonbury is the more recent town of Street whilst Bath and Bristol are about 24 miles north.
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Bristol International Airport is 20 miles north and Castle Cary main line station is about 17 miles east. These centres provide a huge range of facilities and amenities- commercial, sporting, social and cultural. Most sporting activities are covered with excellent golf courses, many syndicated shoots, hunting with the Mendip Farmers and the Blackmoor Vale and racing at Bath, Wincanton and Taunton. On a cultural level Bath and Bristol speak for themselves but there are also numerous more local events with some at international level particularly those associated with the Cathedral and the Hauser and Wirth Gallery in Bruton.With education there are excellent state and independent schools in the area including Strode College, St. Dunstans, The Blue School, Millfield, Wells Cathedral School, Downside, All Hallows, Sherborne and the Bruton schools.
The Property
The estate is approached over a quiet country lane and is within a ring fence with the farmstead centrally placed with absolutely superb panoramic views across the surrounding countryside to the Mendip Hills, the Cathedral and the Tor.The current owner bought the property about 10 years ago and engaged Richard Paxton, a highly regarded London architect, to create two cutting edge dwellings which were to be camouflaged as agricultural barns to settle easily within the landscape. This design being complemented by gentle landscaping including a fine tree lined drive. The principal house is approached over a raised drive and has the main living spaces at first floor level. This, combined with the expanses of floor-to-ceiling glazing, does more than maximising the views.
Accommodation
The main entrance leads into the hall which opens into a fabulous, large open-plan living area which incorporates the drawing room, dining room and kitchen and has a pitched timber paneled ceiling, a suspended central wood burner and is entirely glazed on two sides. Whilst open-plan the furniture creates room spaces and the kitchen is well appointed and includes an Aga. Discretely positioned off this room are the utility room and larder. The hall also leads to the master bedroom suite (with dressing room and bathroom) and the bedroom again is entirely glazed on two sides. Placed between the bedroom and the dining room is a study with one wall fully glazed.NB These fully glazed walls incorporate high quality full height windows which easily slide open.A staircase from the hall leads to the ground floor and two large bedrooms, a bathroom and a further utility off a hallway with its own access door to the carport.
The Barn
The secondary house building is a clever hybrid of a residence, which occupies less than a half of the longer open barn. Accommodation includes an impressive sitting room with a high ceiling, a combined kitchen and dining room, two bedrooms (one with a dressing room), two bedrooms and a bathroom.The building also houses a carport, a large utility room and a workshop/store plus the remainder of the barn.
About the architecture and construction
Richard Paxton, one of the outstanding British architects of the last fifty years,p primarily focused on residential projects. A courtyard home designed by Paxton was described by the critic Kenneth Powell as \"one of the great London houses of the late 20th century\". Exposed steel beams, cedar cladding and shallow pitched roofs have all been employed by Paxton, as well as expanses of floor-to-ceiling glazing to make the most of the spectacular setting.Each dwelling has been built to a high specification with eco-friendly designs including earth energy under floor heating throughout, high quality glazing with top energy ratings and luxurious sheep wool insulation in all walls, ceilings and floors. There is a rainwater harvesting system capturing the water from the main roof and containing it within basement storage tanks.Care and attention has also been given to the development of the gardens which are maturing and complementing the house.
The Buildings
The secondary house is within a 6 bay hay barn 27.43m x 11.28m (90ft x 37ft) with Yorkshire Board cladding of locally sourced cedar. Close by is a 3 bay Atcost Barn with lean-to one side 13.72m x 11.58m (45ft x 38ft) overall.
The Land
The homestead is centrally situated within the land which is mainly level lying permanent pasture within a ring fence and totals 112.8 acres (45.65 hectares). A small canalised river (the Hartlake) runs through the land which is drained by a carefully managed ditch system overseen by the Upper Brue Drainage Board. Over the years the owner has planted thousands of deciduous trees and shrubs amounting to about 20 acres to provide wildlife habitat and shelter. The land has also been well maintained, is in good heart and currently provides grazing for a flock of Exmoor Horn sheep, with much of the grass cut and sold as silage. The estate can be purchased and the existing farming enterprise can be continued under the existing arrangement with little input required by the new owner.
Entry Level Stewardship Scheme
This scheme is available to all farmers in England and aims to reverse the decline in widespread farmland birds by providing nesting places, food and shelter. The land on the estate is subject to an agreement expiring on the 31st May 2017 with an annual payment to the estate of £1,363.
Single Payment Scheme
The Single Payment Scheme (SPS) is the main agricultural subsidy scheme in the EU. It was replaced by the Basic Payment Scheme in 2015. In England, SPS is administered by the Rural Payments Agency (RPA).In 2014 the claim was £8,461The same area has been claimed in 2015 but the Euro Value has yet to be confirmed. (However the value will be probably less).
Further Information
Tenure - Freehold with vacant possession on completionLocal Authority - Mendip District Council. Tel: 0300 303 8588 www.mendip.gov.ukOutgoings - Tax Band BEPC - Main house Band B Secondary house Band D
Viewing Strictly by appointment with the agents. Roderick Thomas Tel: 01749 670079
Important Notice
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 with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. 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.
Property Features :
- A superb secluded position enjoying total privacy amidst the beautiful countryside.
- A principal eco-friendly house with a second dwelling close by.
- Stunning accommodation with unequalled views to both Wells Cathedral and Glastonbury Tor.
- 112 acres including productive pasture and deciduous woodland.
- Useful outbuildings.