Launcherley, Wells, Somerset, BA5

The original cottage is believed to date from the 1800's. The present owner extended the cottage about twenty years ago by adding an excellent and substantial two storey addition, cleverly matching the existing stone elevations, and pantiles to the roof. It now forms an attractive T-shape property. The interior is very well presented and all rooms have wonderful views.

The open plan sitting/dining/garden room has sliding windows from the sitting and garden area to the garden. The well fitted breakfast kitchen has a breakfast bar, flagstone stone floor and integral appliances include a Rangemaster cooker with LPG hob and larder freezer. The bedroom on the ground floor could easily provide an alternative use as a family room or study. The utility room opens into a large timber constructed store/boiler room, also accessed from the outside. On the first floor, the large principal bedroom has superb views in three directions and the en suite shower room is extremely well fitted. There are two further bedrooms and a very well appointed family bath/shower room.

The Paddock is approached through double timber electrically operated gates, providing access to a sweeping drive. The drive leads to a parking area in front of the detached double garage with electric roller door, adjoining timber log/garden tractor store, and to the main entrance to the house.

The delightful gardens are very private and extremely well maintained. At the front, there is a large expanse of level lawn with a magnificent Walnut tree. There are shaped raised stone beds planted with flowering plants including lavender. There are deep shaped well stocked beds, and a deep paved area spans the width at the front of the house, making it ideal for entertaining.

Beyond the parking area at the rear is further lawn, which gives access to the adjoining paddock with trees including cooking apple, ash and maple, bordered by dense hedgerow. This area is a registered certified location which provides five caravan pitches for the use of members of the Caravan and Motorhome club only. Bookings are controlled and priced independently via the vendor's own website, Primrose Caravan Park. There is a recycling and chemical area.

Planning permission was passed by Mendip Council in May 2024 to convert the detached double garage with adjoining store into single storey ancillary accommodation to provide an open plan kitchen/ living room with bedroom and en suite bathroom. Application Number 2024/0455/HSE

Launcherley is a hamlet about 2 miles south of Wells. The Paddock is situated in open countryside adjoining farmland, with stunning views in all directions from its grounds and from within the property. The views are extensive and include the Mendip Hills, Launcherley Hill, Glastonbury Tor, Wells Cathedral and Hay Hill.

Directions (BA5 1QJ)
When in Woodford Road from the Wells direction, drive for about 0.7 mile and the entrance to The Paddock is seen on left hand side.