About this property

A beautifully presented 1920's house in an elevated position, set in 10.75 acres with outstanding views, pasture land, woodland and river frontage.

Waterbrook House is a wonderful family house originally built circa 1920 but subsequently enlarged and much improved, most recently by the current owners who have remodelled the interior considerably. The well-presented accommodation extends over two floors and is typical of a property of this era with well-proportioned rooms and good ceiling heights. Entrance is via an entrance vestibule to a spacious reception hall with elegant staircase and access to the three principal reception rooms. The dining room and split-level drawing room enjoy a south and westerly aspect affording stunning views to Bredon Hill and over the River Avon to the Malvern Hills in the distance; the drawing room in particular makes full use of the aspect with a large bay window and French doors to the garden allowing natural light to flood through. The kitchen/breakfast was remodelled and enlarged by the current owners, thereby creating a wine store and pantry and fitted with Smallbone units incorporating a comprehensive range of integrated appliances, granite worktops and centred around a gas-fired Aga; French doors allow direct access onto the rear terrace. Beyond the kitchen is the everyday entrance and boot room with further storage and a secondary staircase and cloakroom off. This also gives access to a sizeable utility off which is a versatile room, which could lend itself to a number of uses, with direct access to the rear garden.

On the first floor, the accommodation is currently arranged to provide four double bedrooms and an office which is fitted with oak veneer furniture by Neville Johnson including a desk. Alterations enabled the creation of a large ensuite shower room with Smallbone sanitary ware to the principal bedroom, and a comprehensively fitted dressing room by Smallbone; a balcony off the principal bedroom takes full advantage of the wonderful aspect. The guest bedroom benefits from a fully tiled ensuite bathroom complete with underfloor heating. A wet room serves the other two bedrooms, one of which is fully fitted with a range of Neville Johnson bedroom furniture; the showers are all powered waterfall showers.

It is worth noting that the accommodation is arranged in such a way as to enable the creation of a self-contained annexe if required, by utilising the secondary staircase for access. The considerable boarded loft space could also be used to create additional accommodation, if deemed necessary – the main landing is wide enough to accommodate a fixed staircase for access and a dormer window is already in situ.

Outside
An electric wrought iron gate set within a high brick boundary wall opens onto a drive providing parking, access to a car port and continues to a double garage, with up and over door, power and light connected. Side access leading to the rear, with bin and wood storage sheds. Well-tended formal garden to the front with lawn, yew topiary, stocked herbaceous beds and pathways. The formal garden extends to the side and rear with lawn set behind a haha and paved terrace with ornamental pond and brick built pavilion;
the entire formal garden area benefits from an underground irrigation system and outdoor lighting. Beyond the garage is a brick outbuilding, with power, serving as a machinery store and workshop; adjacent is a stable building providing 3 loose boxes. Access from here for horses to the field.

The ground descends to the rear comprising pasture and mixed woodland. Separate vehicular access off the Eckington Road to a yard with a modern 3 bay barn and stable, and gate to the field. The field is undulating and contains a number of specimen trees including an ancient oak. In the far corner a 5 bar gate leads to a wood, again containing a number of specimen trees and under planted with bluebells. This leads down to frontage on the River Avon where a grassed area provides a peaceful amenity spot, ideal for enjoying the evening sun, and offers an opportunity to create a boat landing if required.

Situation
Great Comberton sits at the foot of Bredon Hill, within the Cotswolds AONB and consists of many delightful thatched cottages, as well as Saint Michael's Church which dates back to the 14th Century. The village is within easy motoring distance of a number of towns including Cheltenham (17 miles), Pershore (3 miles), Broadway (11 miles) and Worcester (13 miles). Communications are excellent with the M5 (J7) and (J9) easily accessible and a mainline railway station at Pershore offers services to Worcester, Hereford, Oxford and London/Paddington.

Additional Information
SERVICES: Mains water, electricity and gas connected. Private drainage.
COUNCIL TAX: Rated band H resulting in a charge of £3954 for 2022/23

PLANNING: Planning permission was granted 01/03/22 for demolition of the stables and outbuilding and erection of a new 4 bedroom dwelling with separate access. Full details can be viewed on the Wychavon Planning portal ref: 21/01344/FUL.

FOOTPATH: A footpath runs approximately North to South along one boundary and exits between the two defined parts. This is contained behind a wire fence and does not impinge upon the enjoyment of the outside space. More details upon request.

Reception hall

drawing room

sitting room/snug

dining room

play/family room

kitchen/breakfast room

utility

2 cloakrooms

5 bedrooms

dressing room

Additional information

• Reception hall
• drawing room
• sitting room/snug
• dining room
• play/family room
• kitchen/breakfast room
• utility
• 2 cloakrooms
• 5 bedrooms
• dressing room

Key information

Council Tax Band: 7

Tenure: Freehold

Energy Performance Certificate