Huckworthy Bridge, Walkhampton £875,000
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HUCKWORTHY BRIDGE, WALKHAMPTON £875,000 Huckworthy mill Sampford Spiney, PL20 6LP An historic and picturesque Grade II Listed mill with riverside frontage and land in the region of 5 acres. 4 Bedrooms 2 Reception Rooms Range of Outbuildings Garage and Parking £875,000 The Roundabout Yelverton Devon PL20 6DT mansbridgebalment.co.uk SITUATION AND DESCRIPTION A charming Grade II Listed water mill, located in arguably one of the most attractive hamlets in the Dartmoor National Park, offering riverside frontage with adjoining fields and woodland totalling about 5 acres. This is a beautiful detached property sited high on the bank of the Walkham River, where a mill has stood since at least the 16th Century within the hamlet of historic Huckworthy Bridge. The mill was re-built in about 1820 and was part of a working farm under tenancy of a large landed estate up until the mid 1950s when it was first sold into freehold. There are several original stone outbuildings including stables, shippen/storage barn, garage, log stores and a former animal stall workshop with planning approval to be converted into an artist's studio. Next to the listed curtilage of the property with its outbuildings are woods and three good sized, stock fenced paddocks on the south slope of the valley offering stunning views to the moors beyond. A hydro-electric generator within the grounds, provides a renewable energy source to the property as well as to the National Grid. Towards the end of its working life, the water mill had been converted to provide electricity to parts of Walkhampton and Huckworthy, but this fell into disuse soon after World War 2. The new hydro-electric generating station is built on a small part of the land leased to an operating company and the property now enjoys exceptionally low electricity tariffs when this is in operation. Using the old 16th Century mill leat, feeding water to a modern turbine, this generator delivers up to 100kw power to the National Grid and to the mill house. The house is thus supplied with electricity at the National Grid set 'export price'. If hydro-electric power is for any reason unavailable (as in when river levels fall below operating limits) normal grid supplied electricity remains connected automatically. The turbine is housed in a traditionally designed and totally silenced stone built powerhouse, situated on the river bank about 100 metres from the mill. This property has been successfully turned into a very comfortable family home by linking the former mill with the miller's house and is a real credit to the current owner's endeavours. Notable characteristics of the mill and the house were retained to create a very individual and versatile home in a charming living environment. The land and gardens have been landscaped with gated paths meandering through the grounds, separating formal areas from the paddocks and woodland. Access to the river bank is available, with several areas to sit and enjoy the tranquillity. In places the river is sufficiently deep to swim in during warm weather. Fishing rights are under the control of the "Tavy, Walkham & Plym fishing Club", however by agreement, successive owners of the mill have been granted an honorary permit to fish along the property's river frontage. The accommodation layout is suitable for a large family. Alternatively a rental annex opportunity could be created without difficulty, by re-separating the former mill house from the mill. On the ground floor the accommodation comprises a spacious reception hall, shower room, kitchen/breakfast room with walk in larder, a delightful living/dining room, cloakroom, study, utility/hobby room and winter workshop. On the first floor is a large sitting room overlooking the river, a landing with feature gallery window overlooking the hall, connecting to a family bathroom and to three good sized bedrooms. On the second floor is a master bedroom with interesting retained mill hoist features and an en-suite bathroom. This comfortable home is warmed by oil fired central heating and has wood burning stoves in three rooms, one of which heats central heating radiators. Further insulation measures are in place in all roof spaces. ACCOMMODATION Reference made to any fixture, fittings, appliances or any of the building services does not imply that they are in working order or have been tested by us. Purchasers should establish the suitability and working condition of these items and services themselves. The accommodation, together with approximate room sizes, is as follows: GROUND FLOOR RECEPTION HALL 15' 0" x 10' 5" (4.57m x 3.18m) Principle access door from the courtyard parking area; window to courtyard; radiator; flagstone slate floor; skylight; lit glass cabinets and storage cupboards; stairs to first floor; second entrance with stable door to courtyard; granite steps up to hall corridor; understairs cupboard; doors off: SHOWER ROOM Fully tiled walls and floor; extractor fan; corner powered shower; pedestal wash hand basin; low level w.c.; radiator; mirrored cabinets. KITCHEN/BREAKFAST ROOM 14' 3" x 20' 0 (max)" (4.34m x 6.1m) L shaped room; deep sill double glazed windows to front and rear; fitted kitchen with part chestnut wood and slate worktops; butlers sink; oil fired Aga cooker plus four electric hobs; space for dishwasher; flagstone slate floor; original timbers and beams set on granite quoins; radiator; Bosch fridge within recess; door into: WALK-IN LARDER 12' 3" x 5' 2" (3.73m x 1.57m) Wooden and slate shelving; wine rack; old granite bearing block with access door to water wheel shaft and bearings. LIVING/DINING ROOM 17' 0" x 13' 9" (5.18m x 4.19m) Window seat with sash window to front garden; original fire place with bread oven; multi-fuel stove (which is connected to the central heating system); flagstone slate floor; second stairs rise to first floor; radiator; doors off. HALL CORRIDOR 27' 4" x 3' 4" (8.33m x 1.02m) Original mill house front door; slate flooring; radiator and central heating thermostat; storage cupboard under second staircase; doors off. CLOAKROOM 10' 0" x 5' 3" (3.05m x 1.6m) Deep sill window to courtyard; low level w.c.; pedestal wash hand basin; radiator; slate shelving; coat hooks. STUDY 11' 0" x 8' 9" (3.35m x 2.67m) Deep sill sash window to front garden; built-in mahogany cupboards and bookshelves with picture lighting; fireplace with woodburning stove. UTILITY/HOBBY ROOM 15' 0" x 7' 4" (4.57m x 2.24m) Sash window to garden and sunny aspect; site of oil fired boiler; fitted teak worktop and cupboards; pantry sink with brass taps; digital switchgear for the hydro power supply; door to living/dining room and to: WORKSHOP Windows to rear gardens; workbench and shelving; central heating and domestic hot water control panel; pipes and isolation valves; extractor fan and trunking from downstairs shower room; armoured hydro electric supply cable. FIRST FLOOR SITTING ROOM 21' 7" x 20' 5 (max)" (6.58m x 6.22m) Triple aspect windows to gardens, river and the land; Juliette balcony; radiators; original timbers and beams; woodburning stove; stairs to master bedroom; step up to connecting landing with gallery window overlooking the reception hall; radiator and doors off. FAMILY BATHROOM 11' 7" x 7' 5" (3.53m x 2.26m) Attractive T&G panelled and tiled bath with Mira electric shower over; Skylight and window to gardens; airing cupboard with radiator; low level w.c.; pedestal wash hand basin; heated towel rail; raised door to floored loft space storeroom with further skylight; hot-water tank with immersion heater; auto switched pump for multi-fuel stove connection to the central heating system; incoming Hydro-electric power cable connecting box with on/off indicator lamp. CONNECTING LANDING Access to a large well insulated loft; radiator; stairs down to living/dining room; doors off. BEDROOM TWO SECOND FLOOR 15' 9" x 9' 0" (4.8m x 2.74m) Double glazed windows to front garden; radiator; fitted wardrobes. MASTER BEDROOM 21' 6" x 14' 0" (6.55m x 4.27m) BEDROOM THREE Triple aspect windows with a view of the river; built-in wardrobes; mill beams and timbers with original 'sack-hoist' winch 15' 3" x 10' 4" (4.65m x 3.15m) and floored platform; radiator; door to: Double glazed window to front garden; radiator; fitted wardrobes. EN-SUITE BEDROOM FOUR 8' 3" x 7' 0" (2.51m x 2.13m) 10' 5" x 8' 2" (3.18m x 2.49m) Double glazed window to gardens; T&G panelled bath with hand shower; low level w.c.; wash hand basin on oak shelf Double glazed window to front garden; radiator. top with T&G panelled cupboards under; electrically heated towel rail; door to further loft store space; domestic cold water header tank; clothes hanging rail. OUTSIDE GARDENS AND LAND The property is approached from the picturesque Huckworthy Bridge onto a private driveway which leads to the Mill flanked by attractive gardens and the stables. On the river-side elevation is a courtyard parking area for several cars sheltered by original stone outbuildings including the garden store/garage, shippen/storage barn, car port and a former animal stall building/workshop which has planning permission for an artist's studio. Beside this and the riverside wall is an attractive rose shaded 'slate garden' sitting area. Between the Mill and the carport is an old iron water wheel from which the 'tail-race' runs through a stone lined tunnel under the drive to the river. There is gated access down to the river from the gardens. A private gravel lane leads up into the fields, passing a small orchard and the hydro-electric powerhouse, which is tucked unobtrusively into the bank of the Walkham river.