High Ham, Langport, TA10

Dating back to the mid-15th century, Hillborne is a handsome Grade II listed village house constructed of attractive Lias stone beneath a tiled roof, combining architectural heritage with comfortable family living. Having evolved over time, the house today offers beautifully appointed, balanced accommodation rich in original features, complemented by a beautifully appointed self-contained annexe. The front door opens into a welcoming hallway with flagstone flooring, setting the tone for the wealth of character found throughout. The dual aspect main sitting room is centred around an impressive open fireplace fitted with a wood-burning stove, whilst exposed beams and deep window seats create an atmosphere entirely befitting of a house of this age and significance. The adjoining dining room is equally inviting, featuring another open fireplace with a handsome bressummer beam, exposed timbers and windows to two elevations. Some of the exposed beams originated from the local church during the Reformation period, offering a fascinating glimpse into the property’s remarkable history. Completing the reception space is a charming snug, again with a wood-burning stove set within a timber fire surround, providing a perfect retreat for quieter evenings. To the rear of the house, a later addition has created an excellent kitchen/breakfast room that naturally forms the heart of the home. Designed with modern family living in mind, it comfortably accommodates informal dining and is fitted with an extensive range of shaker-style cabinetry beneath granite worktops. An Everhot range cooker is complemented by an integrated Zanussi oven, larder room and generous space for additional appliances. Doors open directly onto the rear terrace and gardens, creating an effortless connection between inside and out, whilst the adjoining utility room incorporates further storage, work surfaces, a stainless steel sink and space for both washing machine and dryer. A cloakroom completes the ground floor. The property’s gradual evolution is reflected in the first-floor layout. A staircase rising from the kitchen leads to two delightful double bedrooms, both enjoying magnificent vaulted ceilings, exposed A-frame timbers and built-in storage, served by a stylish family bathroom. Underfloor heating is throughout the newer part of the house. A second staircase rises to the older part of the house where there are three further double bedrooms, each retaining the warmth and authenticity synonymous with homes of this period. The flexible arrangement also allows two of the bedrooms to benefit from generous ensuite bathrooms, making the layout equally suited to family living or visiting guests. Positioned discreetly to the rear of the house the self-contained annexe provides excellent independent accommodation. With its own bespoke kitchen in green oak, an inviting sitting room with matching bespoke oak shelving, storage and staircase and French doors opening onto the garden, the annexe abounds with character. Together with a generous first-floor double bedroom and ensuite bathroom with separate shower, it is ideally suited to multi-generational living, dependent relatives, extended family, visiting guests or those wishing to generate income through holiday letting. The annexe is further enhanced by having its own, separate and modern heating system powered by photovoltaic panels and a modern, newly fitted heat pump to service the underfloor heating.

GARDENS & OUTBUILDINGS

The gardens are every bit as charming as the house itself, combining beautifully planted cottage gardens with productive areas and an excellent collection of outbuildings. Immediately adjoining the kitchen, a sheltered stone terrace provides a wonderfully private setting for outdoor dining and entertaining, enjoying a peaceful outlook over the surrounding gardens. A gravelled driveway extends past both the house and annexe to a magnificent traditional stone barn measuring over 50 feet in length, accompanied by additional stores. Whilst currently serving as an excellent workshop and storage space, it also presents exciting potential to create a superb entertaining barn, studio, home office, hobby space or further accommodation, subject to any necessary planning consents. Lovingly cultivated over many years, the gardens provide year-round colour and interest. Sweeping lawns are complemented by mature shrubs and specimen trees, whilst a productive vegetable garden, greenhouse and chicken run will appeal to those seeking a more self-sufficient lifestyle. A well and functioning modern pump provide the ability to water year-round, as does a rainwater storage system. A wildlife pond attracts birds and other visiting wildlife, further enhancing the peaceful setting. To the front of the property, a charming cottage garden welcomes visitors via a lavender-lined pathway leading to the front door. Established planting includes fig trees, various varieties of apple trees, pear trees, an exceptional red mulberry tree and young plum trees. Hollyhocks, verbena and magnificent wisteria clothe the annexe and the barn has a mature eating grape vine on one side, creating a quintessentially English setting that perfectly complements this remarkable village home.

LOCATION
Hillborne occupies a delightful position in the historic heart of High Ham, one of Somerset's most picturesque villages. Comprising an attractive collection of period stone houses and cottages centred around the ancient Church of St Andrew and its village green, much of the village falls within a designated Conservation Area, helping to preserve its distinctive character and charm. Set on elevated ground, High Ham enjoys far-reaching views northwards across the evocative Somerset Levels, one of the county's most celebrated landscapes. Despite its peaceful rural setting, the village is well placed for access to the surrounding towns, with Somerton, once the ancient capital of Wessex and the medieval market town of Langport both just a few miles away.

COMMUNICATIONS AND TRANSPORT
The village is well positioned for access to the wider region. Taunton provides a junction with the M5 motorway, offering convenient routes to Exeter, Bristol, the Midlands and London via the M4, whilst the A303 is readily accessible for travel to London and the South West. Taunton railway station offers regular mainline services to London Paddington, with journey times from approximately 1 hour 45 minutes. International travel is catered for by airports at Bristol and Exeter, whilst cross-Channel ferry services are available from both Plymouth and Southampton.

SPORTING AND RECREATION
Long Sutton Golf Club (about 4 miles) is one of several excellent courses within easy reach. The nearby Somerset Levels offer superb walking, cycling and birdwatching, whilst sailing, fishing and water sports are available at Chew Valley and Blagdon Lakes. Horse racing can be enjoyed at Taunton, Wincanton and Bath.

EDUCATION
There is an excellent choice of schooling for children of all ages within easy reach, in both the state and independent sectors. Renowned independent schools include Millfield, Hazlegrove, King's Bruton, King's College Taunton, Leweston and the Sherborne Schools Group. High Ham benefits from its own well-regarded Church of England Primary School, whilst the local state secondary is Huish Episcopi Academy near Langport.