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" AN OUTSTANDING THREE BEDROOM MODERN COACH HOUSE WHICH HAS BEEN EXTENDED AND UPDATED BY THE CURRENT OWNERS WITH AMONG OTHER THINGS, THE ADDITION OF A LARGE DOUBLE GLAZED CONSERVATORY/GARDEN ROOM WITH FRENCH DOORS LEADING INTO A WELL STOCKED WALLED GARDEN

RECEPTION HALL, CLOAKROOM, KITCHEN/BREAKFAST ROOM, UTILITY, DINING ROOM, DRAWING ROOM, GARDEN ROOM, LANDING, THREE BEDROOMS, BATHROOM, PARKING AND WALLED GARDEN.

Situation:
The New Coach House lies on the outskirts of the ancient woolen market town of Frome within a small development of houses built in the Mews of Leaze House which has been converted into apartments. Frome has a comprehensive range of shopping facilities and public amenities including a library and sports centre. The Georgian city of Bath lies approximately 13 miles.

Description:
Built less than 20 years ago by a local builder of repute for his own occupation, the New Coach House was designed to replicate the original Coach House which is situated to the left of Leaze House. The house has stone and rendered elevations with detailing around the windows and doors. It was designed with a number of interesting period features including Gothic arched windows and a small faux dovecote. The property has been extended and improved by the present owners by the addition of a single storey extension to the rear providing a cloakroom and utility room and by the addition of a conservatory/garden room which is entered from the drawing room and provides an attractive third reception room. It is fully double glazed and has French doors leading into a walled garden. The kitchen has been completely refitted with a range of custom built units and there is a gas fired three oven AGA that may be available by separate negotiation. The walled gardens have been landscaped in a tasteful and sympathetic manner with well stocked flower beds, areas of lawn and an on old stone patio. In a yard separated from the garden by an iron gate there are two large sheds with electricity, a large storage chest, two linked water butts and a mini green house. The yard is also accessible from the back door in the utility room and has an outside tap. An intruder alarm is installed and controlled from a panel in the kitchen.

Accommodation: All dimensions being approximate.

Reception Hall:
16' 5" x 8' 6" (5m x 2.59m ) The partly glazed front door, that is set in a matching semi circular glazed panel and opens onto the the good sized reception hall at the end of which can be seen through a square arch illuminated through a light tube, a pair of Gothic windows within stone mullions. To the right is a glazed arch through to the dining room whilst to the left under the stair way are illuminated display shelves over a row of storage cupboards. Doors lead off to the cloakroom, kitchen, dining room and sitting room with stairs leading to the first floor. There are two radiators.

Cloakroom:
With a white suite comprising a low level WC and pedestal wash basin with a plate glass splash back, single radiator, extractor fan and a double glazed window to the side elevation.

Kitchen/Breakfast Room:
16' 4" x 10' (4.98m x 3.05m) With a professionally designed range of fitted units with polished granite work surfaces comprising an integral Bosch fridge/freezer, pull out larder cupboard unit, pan drawers and further drawers with soft closers. Integral Bosch dishwasher and a gas fired three oven AGA (which may be available by separate negotiation). The walls above the work tops/AGA and sink are tiled Fired Earth hand made Delft styles tiles. There is a range of wall cupboard units with lighting beneath incorporating a Bosch stainless steel finish microwave oven, display shelf and a further cupboard housing a Worcester 28i Junior gas fired boiler gas fired boiler supplying domestic hot water and central heating to radiators. Stainless steel sink with swivel mixer tap. Eight low voltage halogen down-lighters, laminate floor and double glazed windows to the rear elevation. Stable door through to:

Utility Room:
5' 9" x 5' 3" (1.75m x 1.6m ) With a porcelain butler's sink and mixer tap and solid beech work surface and drainer with a tiled splash back under which there is space and plumbing for a washing machine. There is also a built in cupboard with basket drawers and a place for an ironing board. A hardwood stable door leads to the yard.

Dining Room:
12' 1" x 8' 5" (3.68m x 2.57m ) With a single radiator and a double glazed window to the rear.

Drawing Room:
15' 10" x 13' 10" (4.83m x 4.22m ) With a pair of Gothic arched windows in reconstructed stone mullions to the front elevation, two radiators (one with a cover), a gas living flame fire with marble slips and hearth and a decorative surround. Bespoke book cases are on each side of the chimney breast and with cupboards beneath the one on the right. TV point, telephone point and glazed French doors lead to:

Conservatory/Garden Room:
12' x 15' (3.66m x 4.57m) Of painted wood sealed double glazed construction on dwarf walls and with Canarium tiled floor, electric convector heaters, ceiling and window blinds(the eight central roof blinds are electrically controlled). French doors lead into the garden.

First Floor:

Landing:
With a stone faux dovecote providing a means of ventilation in warm weather, access to the insulated roof space, linen cupboard with slatted shelves, mains operated smoke alarm and doors to:

Bedroom 1:
16' 5" x 9' 10" (5m x 3m ) Enjoying dual aspect with a circular window to the front elevation and double glazed window to the side elevation. Radiator, extensive built in book case to one wall and a built-in double wardrobe with hanging rails and bi-fold doors.

Bedroom 2:
11' 5" x 9' 8" (3.48m x 2.95m ) With a double radiator, built in double wardrobe with hanging rails with bi-fold doors, window to the front elevation.

Bedroom 3:
11' 5" x 6' 4" (3.48m x 1.93m ) With a single radiator, double glazed window to the rear elevation, attractive hand built corner wardrobe and door leading to a large eaves storage area with light connected. Telephone point.

Shower Room:
With a white suite comprising a large glass walk-in shower enclosure with a wall mounted thermostatic shower. Bidet, low level WC and vanitary unit with an inset wash basin with cupboards beneath and a large mirror above. Further cabinet, ceramic tiled floor and wall tiling to half height. Vertical chrome finish towel rail/radiator and an obscure glazed window to the front elevation. Note: The room cold be reconfigured to accommodate a bath.

Outside:
To the front of the property is a gravelled parking area for two cars with a central pathway leading to the front door. To the right hand side of the house is a low stone wall with cock & hen detailing and a small gate opening onto a pathway flanked by lawns, flower borders with low box hedging and a raised stone flower bed. Double iron gates and a green oak arch frame with substantial trellis on each side provides security and leads to the main garden which is approximately 55' (16.76m) in width with an average depth of 33' (10.06m). It is laid to lawn with gravel and stone pathways, flower beds with a green oak pergola providing shelter to an old stone patio with semi circular feature. Beyond this is a further area of lawn with flower beds and a corner feature. The original high stone walling affords a good degree of seclusion and encloses the garden. Hidden in one corner are two purpose built slatted compost holders and an automatic watering installation covers a large part of the garden. In a yard separated from the garden by an iron gate there are two large garden sheds with electricity, a large storage chest and a mini green house. The yard is also accessible from the back door of the utility room and there are two wall lights and an outside tap.

Directions:
From our offices in the Market Place proceed to the top of Bath Street. At the mini roundabout turn right into Christchurch Street West proceed through the traffic lights and at the next mini roundabout take the right turn into Vallis Road. Leaze House number 14, is a Georgian house next to a Youth/Sports Centre on your right. Turn right into the drive and follow round to the left behind the house. The New Coach House is at the end of this drive.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "