Larkhall Place, Bath

Larkhall Place is a peaceful setting tucked away in the heart of Larkhall with the village square a stones throw away. The pedestrianised front access adds to its appeal. Larkhall square is a thriving community offering a range of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, a Co-Operative supermarket and an independent bookshop. The Rondo Theatre and Oriel Hall are a short walk away with the Oriel Hall offering a range of classes and workshops including mum and baby toddler sessions and Pilates & Meditation classes. There are several popular pubs for an evening drink and every year the community organises a May festival.

This location is popular for families for its access to a range of well regarded state and private schooling, with many nurseries nearby. Part of the appeal of the location is its proximity to countryside walks Charlcombe, Wooley, Swainswick, Little Solsbury Hill, the K&A Canal and Kensington Meadows nearby. Alice Park with its cafe, tennis courts and skate park is within half a mile and Little Solsbury Hill offers wonderful elevated views towards Bath. Commuters for the M4 can easily get to the A46 which takes you up to Junction 18 of the motorway in under 10 miles.

This attractive bay fronted period home has wonderfully untouched period detailing including original skirting boards, period fireplaces, floorboards, alcove cupboards and cabinets.

The pedestrianised front access with divorced garden beyond adds to its appeal in that it gives the property a unique and peaceful setting in the heart of the village surrounded by green space.

Once inside, an elegant sitting room with its period fireplace and glazed tiled hearth is flooded with light from its bayed sash windows overlooking the south west facing garden. The second reception room is internal to the property and is also a lovely room with its period fireplace and alcove cupboards and cabinets making it a stand out room. The ground floor flows really well with a glazed door from the middle reception room taking you into a full width kitchen to its rear that can also be accessed from the hallway.

Upstairs, a full width main bedroom to the front with attractive period fireplace is both light and spacious with a pleasant view of St Saviours church and gardens. The second bedroom is also a double with period fireplace at its centre. A lobby with storage cupboard off the landing takes you to a bathroom with another retained fireplace and a separate WC. The loft was converted sometime in the 1980's with a staircase from the first floor landing. This bright loft space with velux windows front & rear has previously been used as an art room and a guest bedroom.

Externally, the front garden measures 46ft by 16ft and is south west facing. A public footpath divides this garden from the divorced garden beyond. The divorced garden is even larger measuring 81ft by 17ft approx. This garden has been left for nature to take control over the years but has recently been cut back to reveal itself and could be landscaped to make a more usable garden space.

Entrance - 4'4" (1.32m) x 3'4" (1.02m)
Front door. Coved ceiling. Dado rails. Door with stained glass inset to hall.

Hallway - 20'10" (6.35m) Max x 5'4" (1.63m) Max
Staircase to first floor with understairs cupboards. Radiator. Dado rail. Coved ceiling. Original skirting boards. Banister and spindles to stairs. Phone point.

Sitting Room - 15'6" (4.72m) Into Bay x 11'10" (3.61m)
Bayed sash front windows overlooking the garden. Period fireplace with inset tiles, surround, mantel and striking glazed tile hearth. Original skirting boards and coved ceiling. Floorboards. Radiator.

Reception Room - 12'8" (3.86m) x 10'0" (3.05m) Max
Glazed door to kitchen. Period fireplace with mantel and chequered tiled hearth. Original alcove cupboards and cabinets. Floorboards. Radiator.

Kitchen - 12'8" (3.86m) Max x 15'8" (4.78m) Max
Sash window to rear. Double glazed velux window to rear. Fixed window with glazing bars to porch. Glazed door to porch. Sink and drainer unit. Worktops with base units. Cooker point. Exposed chimney with opening and alcove cupboard to one side. Vinyl terracotta effect flooring. Plumbing for washing machine.

Rear Porch - 6'2" (1.88m) x 4'0" (1.22m)
Sash windows to rear. Glazed rear door to street. Traditional door bell. Wall light.

Landing & Rear Lobby - 12'8" (3.86m) x 5'4" (1.63m)
Stairs to loft. Exposed banister and spindles. Opening to lobby with storage cupboard to side and door to WC. Cork floor tiles to lobby.

WC - 3'1" (0.94m) x 2'7" (0.79m)
Casement side window. LLWC. Cork floor tiles.

Bathroom - 9'8" (2.95m) x 7'1" (2.16m) Max
Sash window to rear. Panelled bath. LLWC. Hand basin. Radiator. Boiler cupboard with Vaillant combination gas boiler (2014 installation). Attractive period fireplace. Part tiled walls.

Bedroom One - 15'8" (4.78m) x 12'9" (3.89m)
Two sash windows to front. Picture rails. Coved ceiling. Floorboards. Period fireplace with mantel, surround and glazed tiled hearth. Original skirting boards. Radiator.

Bedroom Two - 12'8" (3.86m) x 9'9" (2.97m)
Sash window to rear. Period fireplace with mantel and surround. Floorboards. Radiator.

Loft Space - 14'0" (4.27m) Max x 13'1" (3.99m) Max
Velux windows to front and rear. Eaves storage cupboards to front and rear. Power points.

Front Garden - 46'0" (14.02m) Approx x 16'0" (4.88m) Approx
Gated front access with path to front door. Walls to sides and front. Trellis to side and railings to front. Trees. Shrubs. Flower and plant borders. Polycarbonate canopied porch above front door.

Divorced Garden - 81'0" (24.69m) Approx x 17'0" (5.18m) Approx
Gated access from front garden to public pedestrian footpath with divorced garden beyond. Partially cleared. Trees. Currently accessed by adjacent land. Original gated access to this divorced garden now fenced with mature holly tree blocking the original entrance point.

Council Tax
Bath And North East Somerset Council, Band C

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.