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. In turn this lane leads on to bluebell woods in which substantial trees are protected but which also provides an ample supply of coppiced fuel for the woodburning stoves. The stock fenced paddocks lie to the south of the property on the slope of the valley with connecting field and pedestrian gates, keeping areas secure and ideal for grazing. An ancient leat, [built 1578], channels water to the mill’s water wheel. Following restoration of the leat as part of the new hydro-electric scheme, this now also feeds water to the modern turbine. Further details on the construction, operation and benefits are available on request. The delightful gardens have been landscaped with stone chipping paths, a wooden bridge and a variety of established trees and shrubs providing colour throughout the year. Seating areas have been added which are positioned to provide views over the valley and hamlet into the distance. The open moors of Dartmoor are a short ride or walk from the Mill with many bridle paths and scenic routes, perfect for outdoor pursuits.

OUTBUILDINGS

STABLES 22' 4" x 16' 0" (6.81m x 4.88m) 2 looseboxes; hayloft above; power points and lighting. Offers potential for conversion with relevant planning consent.

ATTACHED STORE 7' 8" x 5' 4" (2.34m x 1.63m) Power points and lighting; cold water tap.

GARDEN STORE/GARAGE 14' 0" x 7' 4" (4.27m x 2.24m) Ideal for garden equipment, a small garden tractor or small classic motor car etc.

SHIPPEN/STORAGE BARN 20' 9" x 13' 9" (6.32m x 4.19m) Currently used for logs and wood; original milking dividers still separate the space; main power with interior and exterior lighting; opening to:

CAR PORT 20' 5" x 9' 1" (6.22m x 2.77m) With mains power for electric vehicle battery charging.

FORMER ANIMAL STALLS/WORKSHOP 20' 4" x 16' 4" (6.2m x 4.98m) Planning permission for a studio; skylight; main power and lighting; currently used as a workshop and a machinery store; plus a lean-to log store currently used as a boat shed.

HYDRO ELECTRIC TURBINE HOUSE This building and its associated installations are owned by the operators of the hydro-electric scheme who lease the small areas on which they stand. With 'way-leave' from the owners of Huckworthy Mill, the powerhouse is connected to the mill leat and 'penstock' (water supply header tank) by a buried pipe. Similarly, the powerhouse is connected to the National Grid overhead cables via a buried cable running through two of the Mill's paddocks and to the Mill itself, also via buried cable. A digital display of control and power output parameters is installed in the Mill for the benefit of the owners and the powerhouse is state of the art sound insulated. The operators of the Hydro-Electric Plant have a right of access via Huckworthy Mill's driveway and gravelled lane to all parts of their installation for operational and maintenance purposes. The owners of Huckworthy Mill have unrestricted access over the land where water pipe and cables are laid. While the owners of Huckworthy Mill have no responsibility to maintain the mill leat, they do enjoy an independent right of pedestrian access along the full length of the leat up to the weir (approx. 1 km) and a right to use a controlled quantity of water from the leat for agricultural purposes or for making electricity using the water wheel.

SERVICES Mains water; private drainage; oil central heating; oil fired AGA; hydro-electric and National Grid electricity supply.

OUTGOINGS We understand this property is in band ' G ' for Council Tax purposes.

VIEWING Strictly by appointment with MANSBRIDGE BALMENT on 01822 855055.

DIRECTIONS From our Yelverton office proceed on the B3212 towards Dousland and Princetown. After leaving Yelverton turn left at the next crossroads signposted to Walkhampton. Continue into the village, passing the Walkhampton Inn and village school and then out of the village on the same road signposted to Huckworthy. Follow the road down the valley to the hamlet of Huckworthy. The property will be found set back on the right just before the bridge marked by a name plaque on the boundary wall.

Land owned by Huckworthy Mill

More homes sold in PL19 & PL20 in 2016 * Than any other ESTATE AGENT

Y4096

THE ROUNDABOUT · YELVERTON· DEVON · PL20 6DT TAVISTOCK · YELVERTON · BERE PENINSULA · OKEHAMPTON Tel: 01822 855055 PLYMOUTH CITY · NORTH PLYMOUTH · LONDON MAYFAIR E: [email protected] * Source Rightmove

Mansbridge Balment for themselves and for the sellers/landlords of this property whose agents they are give notice that :- (1) These particulars are set out as a general outline for the guidance of prospective buyers/tenants and shall not form the whole or any part of a contract. (2) All descriptions, dimensions and areas, references to condition and necessary permissions for use and occupation and other details are given in good faith and believed to be materially correct but any intending buyer/tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (3) No person in the employ of Mansbridge Balment has any authority to make or give any representation or warranty at all about the property. (4) No responsibility can be accepted for any expenses incurred by a prospective buyer/tenant in inspecting this property if it is sold., let or withdrawn.