Beautifully converted & spacious Listed barn enjoying an idyllic country setting. In all 1.6 Acres (Further land available)


Key Features

  • Beautifully presented 3-4 bed (Listed) barn conversion (3,013 ft)
  • 3-4 beds, 3 bathrooms, 3 reception rooms, Aga kitchen
  • P.P for annexe, versatile outbuildings
  • 1.65 Acres - (Further land available)

1.60 Acres


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Guide £835,000

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Property Description

Summary of Features

Beautifully presented period (Listed) barn conversion (3,013 ft²)
Planning consent for new, detached ancillary annexe
Great character and charm with fine architectural features
3 principal bedrooms, 3 bath/shower rooms, 4th “mezzanine” bedroom   
Spacious fitted kitchen/breakfast room with Aga
3 reception rooms including a very impressive drawing room
Utility room, cloakroom, secure store room   
Versatile outbuildings (studio, workshops, carport)
In all 1.6 Acres
Further land available

LOCATION

Mileages: Ledbury 6½ miles, Bromyard 8½ miles, Hereford & Malvern 11½ miles, Leominster 16 miles, Worcester 17 miles, Gloucester 23 miles, Cheltenham 31 miles, Birmingham 48 miles.

Road: M50 (Jct 2) 11 miles, M5 (Jct 7) 18 miles
Railway: Ledbury & Hereford
Airport: Birmingham

Situation

Meephill House occupies a glorious country location, tucked away amongst tranquil countryside within the parish of Canon Frome, some 6½ miles northwest of Ledbury. Formerly part of a traditional farming estate, this property offers the rare qualities of peace and tranquillity. This part of Herefordshire is characterised by traditional farms and orchards and is renowned for its timeless and unspoilt rural appeal. To the east are the Malvern Hills and the North, The Suckley Hills and Bromyard Downs. The property enjoys a wonderful setting, yet is conveniently placed for the cities of Hereford and Worcester with easy access to the local towns, railway and motorway networks.

Meephill House

Meephill House is an immaculate and beautifully presented period barn; originating from the mid 17th Century and imaginatively converted by the current owners some 13 years ago. Great attention to detail and quality materials were used during conversion; a hand made kitchen and oak staircases, oak woodwork throughout, Italian ceramic floor tiles and preservation of many original architectural features including exposed beams, trusses and stone walls. The property has been impeccably maintained.

The accommodation extends to 3,013 ft² and has great versatility with excellent entertaining space. Particularly noteworthy is the impressive vaulted drawing room, situated in the oldest “timber framed” part of the property. French doors open to the sheltered patio and stairs lead up to a guest bedroom and galleried mezzanine floor, used as an occasional 4th bedroom.   

The spacious kitchen/breakfast room is fully equipped and has hand crafted fitted units made of Scots Pine, a large central island incorporates the 4 oven Aga. This light filled, spacious room benefits from a vaulted ceiling with exposed trusses and ceramic tile flooring.

There are 3 principal bedrooms on the first floor and 3 bath/shower rooms; a mezzanine floor provides a 4th occasional /guest bedroom.

Under floor heating throughout the ground floor is complemented by radiators on the first floor and oak double glazing throughout. High value insulation has been used throughout and all timber was treated on conversion in 2004.

The Gardens

The beautiful gardens and grounds complement the outstanding setting and include; lawn and woodland areas, a landscaped “wildlife” pond and an impressive terrace with fish pool.

The walled terrace creates a welcoming entrance to the property, this beautiful garden includes a formal ornamental fish pool with fountains, flanked by flowering beds and a rose garden. The adjacent “summer house” with wood burning stove provides a fabulous all season entertaining area.

Outbuildings & Planning Consent

Planning consent has been granted to build a detached 2 bedroom ancillary annexe, located in the garden, behind the summerhouse. Ground floor accommodation with a large storage space to first floor.

A detached studio (312 ft²) is located opposite the rear door and provides versatile options for use. Converted as an artist’s studio, this building could easily become an additional “guest” bedroom suite or independent mini annexe.

A detached domestic workshop (390 ft²) is located adjacent to the studio and again provides ample scope for alternative uses.

Photovoltaic panels are fitted to the workshop roof and provide a useful income under a high value feed in tariff (FIT c. 50p/kwh). Installed 6 years ago and government backed for 25 years, these panels generate about £1,500 direct revenue pa (index linked). In addition, the net cost of own consumption has been about £230 pa. 6 year average production has been 2,900 kw pa.

Further domestic outbuildings (510 ft²) provide a double carport, garden workshop & store room. The summer house is attached to the workshop and these form a courtyard to the walled terrace garden.

A useful kitchen garden, with greenhouse has been established close to the outbuildings with a very productive orchard adjacent.

Further Land - Lot 2 & Lot 3

• LOT 2 - Opposite the house is a 5½ acre field of gently sloping pasture (mains water connected) and ideal for horses or livestock. If sold separately, there will be covenants controlling the use of this field.

• A Dutch barn (2,150 ft²) is located at the edge of this field and offers good potential for stabling or alternative uses, subject to planning consent. No planning enquiries have been made by the owners.

• LOT 3 - A further 23½ acres of pasture (situated opposite the house, across the road) are available by separate negotiation (Lot 3). Please speak to the Agents for further details.

AGENTS NOTES

Services

Mains electricity & water, private drainage (septic tank), oil fired central heating & Aga.

PV Panels

PV Panels: 19 years remaining under contract, FIT currently at 50.67 p/kwh (2017).

Local Authority

Hereford District Council, 01432 260000
Council Tax: Band F, £2,418.40 (2017/18)

Listed property

Grade II Listed. The property was converted in 2004 with all necessary planning & LB consents.

Planning Consent

Ref 163024, granted on 11/8/17 for an ancillary annexe.

Access

A privately owned track provides access off the public road, passing between Meephill House and Lot 2, to the Dutch barn. This also gives a right of access to the neighbouring property (Bellfield) which has a maintenance responsibility based on usage.

Right of Way

There is an agricultural right of access in front of the Dutch barn to the benefit of Bellfield, for access to a paddock.

FP: A public footpath runs along the private track, see sale plan for location.

EPC

Rated D (2010)

Fixtures

All blinds and most lights are included in the sale. All curtains and certain light shades are excluded. All fixtures in the strong room are excluded. Refer to Agents for details.

GENERAL INFORMATION

Schools

Primary: Ashperton & Bosbury (“Outstanding” Ofsted Reports), Burley Gate.

Secondary: Ledbury, Bromyard, Hereford and Malvern offer good secondary state education. For more information see www.herefordshire.gov.uk / www.worcestershire.gov.uk

Independent schools: There is a significant range of well-respected independent schools in the area, notably in Malvern and Hereford. For more information see www.isc.co.uk

Local

The rural parish of Canon Frome has a church and cricket club, the adjacent villages of Ashperton & Bosbury have well-regarded primary schools, Bosbury having a village hall and pub. There is a petrol station with shop a few miles to the north at Newtown crossroads and nearby Bishops Frome has a pub, village hall and the Hop Pocket Shopping Centre. More extensive retail and cultural facilities are available at Ledbury, Malvern, Hereford and Worcester. Birmingham and Cheltenham are within easy driving distance.

Recreational

The surrounding scenic countryside provides a wealth of sporting and recreational opportunities; the Malvern Hills and Bromyard Downs are both close by. The nearby market towns of Ledbury and Bromyard host a variety of local festivals alongside numerous arts, crafts and farmers’ markets throughout the year.

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.

Postcode

HR8 2TF

Directions

From Ledbury: Head north on the B4214 towards Bromyard for 4½ miles, forking left before Bosbury to stay on the B4214 road. After the left fork and at the top of Stanley Hill, take the first left turn, signed to Canon Frome. Continue on this lane for 1.3 miles and the property will be found on your left hand side.

Viewings

By prior appointment only via Grant & Co Estate Agents on 01531 637341

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