Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 1

Manor House Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 2 Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 3

Manor House Luccombe, Nr. Porlock, Somerset TA24 8TE

Porlock 2 miles • Minehead 4 miles • Watchet 12 miles • Taunton 28 miles

A substantial former Rectory, with a two-bed annexe and a pair of delightful separate cottages set within 3.5 acres of parkland gardens in the National Trust village of Luccombe within Exmoor National Park and just two miles from the sea

• Period manor house with annexe • A pair of immaculate letting cottages • A lifestyle opportunity with income or a fine country residence • Superbly renovated throughout • Privately situated in one of Exmoor’s finest villages • About 3.5 acres of parkland gardens & grounds • In an Area of Outstanding Natural Beauty • Close to local shops and amenities

Stags Holiday Complex Department Stags 21 Southernhay West 13 Fore Street The London Office Exeter Dulverton 40 St James’s Place Devon EX1 1PR Somerset TA22 9EX London Tel: 01392 680058 Tel: 01398 323174 SW1A 1NS Email: [email protected] Email: [email protected] Tel: 020 7839 0888 stags.co.uk Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 4

Situation The Manor House forms the major part of an exceptional country property and includes the freehold of the remainder, situated within the small historic village of Luccombe. This former Rectory is accessed via an impressive carriage driveway and is nestled within an Area of Outstanding Natural Beauty at the foot of Exmoor’s highest hill, Dunkery Beacon. Luccombe is a delightful village with many period properties and a 13th century church. Almost all of the properties are National Trust owned which gives the unique charm of heritage architecture set against the stunning background of Exmoor. Exmoor National Park attracts visitors throughout the year drawn to its wild landscape with over 680 miles of footpaths and bridleways and an abundance of wildlife. The north Somerset coastline has pretty harbours, villages and stylish marinas including Porlock Weir (4.6 miles) and Watchet (12 miles). Although in a rural location the property has excellent access to the extensive shopping facilities of Porlock (2 miles), Minehead (4 miles) and the County Town of Taunton (28 miles), which offers well known independent and state schools together with a main line rail link to London Paddington and direct access to the M5. The Property Substantially built in the 1800’s, Manor House was constructed of solid local red stone under a slate roof. The property is beautifully located within three and a half acres of ornate gardens with a stream fed wildlife pond surrounded by woodland, giving the property an almost parkland setting. The property offers generous and immaculate accommodation bathed in light through tall mullion windows. In recent years the property has been impeccably refurbished whilst still retaining a wealth of character and original period features including fireplaces, high ceilings, moulded covings and a beautiful Georgian staircase. From the Entrance Lobby and throughout you are drawn by the lovely flow of the property, every window presenting you with wonderful views of the surrounding grounds. The main house has been re-modelled to provide a self-contained two bedroom annexe which could be easily incorporated back into the main accommodation if so desired. Alternatively it could make ideal accommodation for additional family members or used for letting purposes which together with the two letting cottages would no doubt appeal to the discerning purchaser seeking a lifestyle change. Manor House A beautiful timber door leads through into a bright entrance lobby off which lies the cloakroom, fitted with period style WC and marble topped vanity wash basin. Walking through into the inner reception hall you are presented with a magnificent Georgian staircase sweeping up to the first floor, with impressive chandeliers and a period fireplace. All of the principle rooms lead off. A double aspect drawing room with bay window, large chandelier, fireplace and a large inset wood burner, a separate dining room with fireplace and wood burner and an elegant study with French doors opening on to the sun terrace and gardens. The inner reception hall also leads into a superb kitchen/ conservatory room. The kitchen is fitted with an excellent range of base and wall units with granite surfaces over, stainless steel one and a half bowl sink unit with mixer tap, integrated dishwasher and fridge, stainless steel range cooker with stainless steel splash back, 2 oven oil fired Aga, matching island unit incorporating a breakfast bar with cupboards and drawers under a hanging canopy, tiled flooring, walk in shelved larder. Glazed double doors lead through to a feature conservatory / garden room with apex glass roof, tiled flooring and French doors leading out onto the sun terrace and gardens. Off the kitchen there is a separate utility room with Belfast sink set in a timber surface with cupboards under, matching tall cupboards, tiled flooring, recess with oil fired boiler and plumbing for washing machine, door leading through to a boot room with tiled flooring, plumbing for washing machine and venting for tumble drier, walk-in store and stable door to gardens. Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 5

The main staircase leads to a first floor gallery landing off which is a master bedroom with views over the gardens and beyond, two walk-in wardrobes and a large en-suite bathroom with roll top period style bath, walk-in shower, wash stand and WC. The guest bedroom, again a double with picturesque views, has an original fireplace and an en-suite shower room. The inner reception hall also leads through a wooden door to stairs which descend into the Basement. This impressive space is divided into four rooms which are currently used as a home cinema, a wine cellar, a home workshop and a home gym area/games room. There would be scope to use this sizeable basement for storage or office space or business uses (subject to planning). Manor House Annexe A connecting door from the utility room gives access to a completely self-contained two storey, two bedroom annexe suitable for letting purposes, dependant relatives or incorporating back into the main accommodation. There is a double aspect sitting room with wood burner, double aspect kitchen / dining room fitted with a modern range of base and wall units, stainless steel one and a half bowl sink unit, integrated dishwasher and tall fridge freezer, range style cooker with stainless steel splashback, quarry tiled flooring and door to lobby with its own separate entrance. A staircase from the sitting room gives access to the first floor landing off which there are two large double bedrooms and a part tiled bathroom with bath incorporating glazed shower, washstand and wc. Discreetly and privately situated in a garden and courtyard area with separate driveway and parking area are a pair of semi-detached cottages with full residential consent and currently very successfully let as holiday accommodation: Horner Cottage (Sleeps 2) A multi-paned glazed door leads through to a hallway off which is a kitchen / breakfast room with base units with wood effect rolled edged surfaces over, one and a half bowl sink unit and integrated dishwasher, fridge and freezer. Glazed double doors lead onto a private terrace and garden. The sitting room has an electric, wood-burner effect feature fireplace and useful under stair storage cupboard. From the hallway stairs lead to the first floor double bedroom with walk-in cupboard and en-suite with bath incorporating glazed shower, inset basin and WC. Luccombe Cottage (Sleeps 4) The glazed rear entrance door leads into the kitchen fitted with a range of base and wall units with granite surfaces over, one and a half bowl sink unit, integrated dishwasher, sizeable store cupboard. A glazed door leads through to the hall with staircase to the first floor and glazed door leading into the sitting / dining room with electric wood-burner type stove, polished floorboards and a glazed front door to the courtyard. On the first floor there are two double bedrooms one with built in wardrobes and a part tiled bathroom fitted with a bath incorporating glazed shower, basin and WC. Outside Approached through a five bar gate a sweeping stone edged gravelled drive leads through far- reaching lawned gardens with inset trees, flower and shrub beds and borders and continuing into a circular drive around a central lawn. To the side of the property is a walled, gravelled parking area off which are log stores, lawnmower garage, car port and a stone building housing the water supply equipment. There are wide gravelled walkways through to the two cottages. Immediately to the rear of the property is a paved sun terrace outside the conservatory / garden room with a stream fed pond and footbridge over, a wealth of flowers, shrubs and specimen trees. Sweeping lawns run around both sides of the house, arranged on three shallow terraces rising up to a glorious Annexe Bedroom array of mature trees and woodland style gardens with flowers in abundance. There are lovely pathways leading through the woodland gardens together with a private footpath to the church. Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 6

To the side of the gardens is a recently erected poly-tunnel and raised vegetable plots. A traditional olde worlde log cabin type summer house with tiled roof adorns the main garden and enjoys spectacular views of the grounds from its numerous windows and raised patio area. Services Private spring water supply. The property benefits from a private spring water supply originating from adjacent springs. The vendor has recently had installed a comprehensive water storage and high pressure pumping system incorporating full U.V. filtration, particulate filtration and limestone filtration. Mains drainage and Mains electricity. Oil fired boiler to main house and annexe. Separate oil fired boiler to the cottages. Local Authority Exmoor National Park Authority, Exmoor House, Dulverton, Somerset, TA22 9HL Tel: 01398 323655 West Somerset Council, West Somerset House, Killick Way, Williton, Taunton, Somerset, TA4 4QA Tel: 01643 703704 Outgoings Council Tax Manor House – Council tax band E Horner Cottage-Council tax band B Luccombe cottage-Council tax band B Business The business has been run by a husband and wife team and is very well established. Traditionally the property was open for 12 months of the year. The vendors promote the property via a number of websites including their own www.exmoorcottages.co.uk. Accounts can be made available to interested parties, as appropriate, following a preliminary viewing. Directions From Taunton and M5 from the east follow A358 towards Minehead for approximately thirteen miles to the A39. Follow the A39 for approximately eight miles towards Minehead. Pass Minehead on the A39 towards Porlock for approximately one mile. After a short section of three lane carriageway, take the third left turning, signposted Luccombe. Follow this lane for approximately one and one half miles until it ends at a T-junction. Manor House gateway will be found directly opposite the junction. Viewings Strictly by appointment with Stags Holiday Complexes department on 01392 680058 or Dulverton office on 01398 323174 Horner Cottage Annexe Living room These particulars are a guide and should not be relied on for any purpose. Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 7

Luccombe Cottage Approx. Gross Internal Floor Area 912 Sq Metres 84.7 Sq Ft

Down Lower Ground Floor

Bedroom 1 Cinema Room 5.31 x 3.76m 4.75 x 3.66m 17'5 x 12'4 Bedroom 2 Store 15'7 x 12' 3.63 x 2.59m 6.10 x 4.57m 11'11 x 8'6 20' x 15'

First Floor Manor House & Annexe Approx. Gross Internal Floor Area 432.8 Sq Metres 4659 Sq Ft Up Wine Store 4.65 x 2.24m 15'3 x 7'4

Up

Sitting Room Ground 5.21 x 4.52m Kitchen 17'1 x 14'10 4.29 x 2.87m Floor 14'1 x 9'5 First Floor

Dining Room Ground Floor 4.75 x 3.66m 15'7 x 12' Reception Room 6.12 x 5.41m Bedroom 1 20'1 x 17'9 5.08 x 4.70m 16'8 x 15'5

Horner Cottage Approx. Gross Internal Floor Area 66.7 Sq Metres 718 Sq Ft Up

Study

Down 4.65 x 2.21m 15'3 x 7'3

Down Down Bedroom Kitchen / 4.17 x 3.56m Breakfast Room 13'8 x 11'8 Conservatory 5.74 x 4.55m Bedroom 2 5.13 x 3.89m 18'10 x 14'11 5.03 x 4.78m 16'10 x 12'9 16'6 x 15'8

Larder First Floor

Down

Sitting Room Bedroom 2 Kitchen Up 6.88 x 3.66m Utility 4.04 x 3.35m Bedroom 1 3.28 x 2.84m 22'7 x 12' 3.10 x 2.97m 10'9 x 9'4 Up 13'3 x 11' 4.80 x 3.51m 10'2 x 9'9 Store 15'9 x 11'6 Sitting Room 5.21 x 3.86m Entrance 17'1 x 12'8 Hall

Annexe Kitchen / Annexe Ground Floor Breakfast Room First Floor 6.02 x 2.44m 19'9 x 8'

Ground Floor Manor House 8PP.qxp_Stags 04/03/2016 15:42 Page 8

Holiday Cottages 1 & 2