The Old Rectory

The Old Rectory Combpyne, Axminster, Devon EX13 8SY

Axminster 5.5 Miles • Lyme Regis 4 Miles • Exeter 24 Miles

Victorian former Rectory with integrated ground floor annexe in stunning landscaped gardens and grounds with views across the village

• Victorian 5 double bedroom former Rectory (not listed) • 3 Reception rooms and farmhouse style kitchen • Stone stable and coach house (unconverted) • Timber studio and workshop, greenhouse, garden store • Extensive gravel parking and drive • Beautiful sloping established gardens, east facing paddock • Edge of village location with countryside views a short distance from the Jurassic Coast

In all 2.21 Acres (0.89 Hectares)

Stags Bank House, 66 High Street The London Office Honiton 87 St James’s Street Devon EX14 1PS London Tel: 01404 45885 SW1A 1PL Email: [email protected] Tel: 020 7839 0888 stags.co.uk Situation Set on the outskirts of the popular village of Combpyne with its church, The Old Rectory is in an elevated position looking across this beautiful quiet valley. The village sits within the East Devon Area of Outstanding Natural Beauty and has a pretty church with nearby store and social club at Rousdon, and lies only a short distance from the Jurassic Coastline at Lyme Regis. Lyme Regis and the market town of Axminster both provide a range of facilities including the Axe Valley Community College in Axminster and the Woodroffe School in Lyme Regis. Axminster benefits from a rail station on the London (Waterloo) line. One of England’s top state schools, Colyton Grammar School, is located in the town of Colyton, just west of Combpyne. The University and Cathedral City of Exeter is further towards the west along the A3052 and has an excellent range of shopping facilities within the new Princesshay Development and High Street, with communications such as a main line rail link to London (Paddington) as well as access to the M5 and Exeter International Airport. The property is well located for walking enthusiasts wishing to take advantage of the landscape with a number of foot and bridle paths in the area, including the southwest coast path along the Jurassic Coastline, awarded international recognition as a World Heritage Site noted for its geological interest and dramatic cliffs and beaches.

Description The Old Rectory dates from the late Victorian period and is substantially built of dressed stone with brick quoins under a slate roof. The current owner has upgraded the facilities, particularly on the lower ground floor, creating a wheelchair friendly one bedroom annexe which overlooks the front and side gardens. As one would expect of a property from the Victorian era, this well built house has a variety of character and period features including large sash windows, Victorian cast iron fireplaces as well as well-proportioned light rooms with high ceilings.

Accommodation The well laid out rooms are flexible in their arrangement with the lower ground floor annexe and utility room alongside the entrance hall with steps leading up to the ground floor with the principal rooms accessed off a spacious hall. The double aspect drawing room has impressive views across the valley and village, it has exposed floorboards and open fireplace with timber surround, inset with marble. On either side of the hall are two reception rooms; the music room (which could equally be used as a sixth bedroom) and the dining room with a wood burning stove and terracotta tiles. An opening leads through to kitchen/breakfast room which has a fitted range of units with solid maple fronts and part granite, part beech worktops alongside an integrated oven, gas (LPG) hob, double porcelain sink and dishwasher. From the kitchen an entrance porch leads straight out on to the garden. On the second floor are three comfortable sized bedrooms, two of which have fireplaces, along with a family bathroom and a shower room. The master suite on this floor has a large walk-in wardrobe, dressing area with fitted cupboards and a wet room. On the third floor are two further bedrooms currently used as an office and studio respectively, one with fireplace and exposed stonework. There is a useful loft space for further storage and there is potential to install a shower room on this floor.

Outside and Grounds The approach to the property is via a gravelled drive which leads to the front of the house and two parking areas for several vehicles. This drive continues around to the side of the property to a further parking area and access to the rear. To the rear of the house, and set at a lower level, is the stone built stable/coach house currently split to form two loose boxes with a tack room. There is a substantial loft over. This building gives the opportunity for anybody wishing to convert (subject to the necessary consents) for further accommodation or a holiday cottage. In addition, at the rear, is a timber built workshop with light and power connected and incorporates a further store shed to the rear as well as decking, overlooking the lower garden. Sheltered by the coach house is a private terraced area surrounding the lily pond with various paths leading through these lower established gardens. To the south and front of The Old Rectory the beautifully landscaped and terraced gardens are set on three levels with a superb range of well stocked flower and shrubbery beds split with sweeping lawns and natural stone and brick walls. A stone arch leads from the side of the house to a paved area and on to another garden which has an easterly aspect across the Valley, currently arranged to form a vegetable bed with a greenhouse and timber garden shed nestled under a mature hedge boundary. At the top of this lawned and vegetable area is a near level grass area surrounded by mature trees. The sloping paddock faces east looking down towards the house and across the Valley, this paddock has the benefit of a secondary access with a vehicular right of way down the adjoining lane to the council lane at the bottom. Above the paddock to the west is a small copse with a variety of mature and younger deciduous trees, providing a wonderful habitat for a variety of wildlife. In all the property extends to approximately 2.21 acres. Viewing Strictly by appointment through the agents, Stags on 01404 45885.

Directions On the A3052 at Rousdon follow the signpost north to Combpyne, continue along this road and just as you enter the village The Old Rectory will be found on the left hand side. Alternatively if coming from the A35 from Honiton, pass the turnings for Axminster continuing up the by-pass and take the right hand turn into Trinity Hill signposted to Rousdon and Combpyne. Continue for approximately 3 miles and after the old Railway Bridge turn right to Combpyne. Continue down the hill into the village and at the T Junction turn left, go around the bend and after a short distance The Old Rectory will be found on your right hand side.

Services Mains electricity and water. Private drainage. Oil fired central heating.

Local Authority East Devon District Council, Council Offices, Knowle, Sidmouth, Devon, EX10 8HL. Tel: 01395 516551. www.eastdevon.gov.uk

Web Find 60439

These particulars are a guide only and should not be relied on for any purpose Down Denotes restricted Office / head height Bedroom 4 4.88 x 4.39m Studio / 16' x 14'5 Bedroom 3 5.79 x 5.49m 19' x 18' Approx. Gross Internal Floor Area 336 Sq Metres 3617 Sq Ft (Excludes Restricted Head Height)

Second Floor

Utility Wet Room

Down

Down Wet Room Music Room Dining Room Bedroom 5 Annexe Bedroom 4.27 x 3.99m 4.29 x 2.74m 4.29 x 2.74m 4.70 x 4.11m 14' x 13'1 14'1 x 9' 14'1 x 9' 15'5 x 13'6 Dressing Area Up

Up Up

Annexe Kitchen / Drawing Room Bedroom 2 Bedroom 1 Living Room 5.94 x 4.88m Kitchen 6.10x 4.88m 4.27 x 3.96m 5.51 x 4.60m 20' x 16' 14' x 13' 19'6 x 16' 18'1 x 15'1 4.27 x 4.27m 14' x 14'

Lower Ground Floor Ground Floor First Floor