Launcherley, Wells, Somerset, BA5

An exceptional barn conversion occupying a private position on the rural outskirts of Wells, enjoying far-reaching views across open countryside towards Wells Cathedral and Glastonbury Tor. The accommodation is both generous and versatile, with four to five bedrooms and well-balanced reception space. Set within attractive gardens with ample parking, a double garage and a substantial first-floor studio, this property offers a rare combination of privacy, outlook and accessibility. EPC rating D.


The accommodation is well-proportioned and highly adaptable, arranged to offer a natural balance between everyday living and more formal reception space.

A door to the front of the property opens into the main hall, which incorporates two built-in storage cupboards (one housing the boiler for the oil-fired central heating), as well as an external door to the rear. From the hall, there is access to a useful utility room and a well-appointed ground floor bathroom. In addition, the hall leads through to a superb ground floor, dual-aspect double bedroom, which benefits from its own modern en-suite facilities. This section of the property provides options for dependent relatives, or perhaps older children seeking their own space, with the adjoining utility room offering scope for an independent kitchen, if desired.

The kitchen is fitted with a range of matching floor and wall units and includes an oil fired AGA plus an integrated conventional electric oven, hob, dishwasher and a fridge. There is space within the kitchen for a breakfast table and chairs, and a set of double doors open out to the front of the property.

Doors from the kitchen then continue through to the first of two generous reception rooms. The living/dining room is particularly generous in size with fabulous natural light coming in from the south-facing windows and two sets of French doors. This remarkable room also includes an attractive inglenook fireplace to one end with living area in front and space for a large dining table. The staircase to the first floor accommodation is also located within this room.

A further set of double doors then open into an inviting sitting room, which is triple-aspect – the large windows framing the wonderful rural outlook. Bi-folding doors from the sitting room open out to a large adjoining patio terrace. Completing the ground floor accommodation is a separate study, also with doors to the garden, which could be utilised as a fifth bedroom if required.
Upstairs, the principal bedroom is well placed to take full advantage of the elevated views, offering a Juliet balcony and benefiting from its own en-suite bathroom with a roll-top bath and a separate shower. There are two further bedrooms on this level served by another shower room.

OUTSIDE
The property is approached over a private driveway (via permanent right of access), leading to a generous and private gated parking area with space for numerous vehicles. The peaceful, countryside setting is immediately apparent, with the barn positioned to sit comfortably within its surroundings. The stunning gardens extend around the property and are well kept, predominantly laid to lawn with established boundaries and a number of different seating areas. The aforementioned terrace adjoining the house provides an ideal space for outdoor dining, oriented to make the most of the views.

A more recent addition, the detached double garage has two electric doors to the front, light, power and two double glazed windows to the rear. A staircase to one side of the garage then continues up to a spacious office/hobby room, ideal for those who require a designated space for home working.

The outlook is undoubtedly one of the main selling points, with uninterrupted views across neighbouring countryside, taking in Wells Cathedral to the rear and across to Glastonbury Tor on the opposite side. The overall feel is one of space, privacy and quiet, whilst remaining within convenient reach of the city’s amenities.

Launcherley is a small hamlet located 1.8 miles south of the Cathedral City of Wells and a 1 mile walk via public footpaths, with some superb open countryside close by.

Wells is renowned for its beautiful architecture, including the Cathedral and the Bishop’s Palace. England’s smallest city, Wells, contains many clubs and societies for those wishing to get involved in the thriving local community. There are excellent shopping facilities, a bustling High Street with both independent and well-known retailers, as well as various major supermarkets, including Waitrose.

Wells also benefits from a busy, twice-weekly produce market in the Market Square. In addition, there is a large bus/coach station providing links to other parts of the West Country. Bristol and Bath are readily accessible, as is Castle Cary to the south, which has the nearest mainline train station to London Paddington (approx. 1 hour 40 mins).

There are excellent schooling options, both state and independent, in and around the area. The property is conveniently located within easy travelling distance of Wells Blue School, the local secondary school.