Higher CombeLustleigh, Devon

Higher CombeLustleigh, Devon

Tranquillity in the heart of Dartmoor National Park.Surrounded by over 70 acres and nestled in a magical valley with ancient woodland, pasture, two lakes, a stream, waterfalls and two ancillary cottages. This immaculately presented and energy efficient home is not listed and has undergone an extensive refurbishment of startling quality.

Lustleigh 1 mile, Exeter 22 miles (London Paddington 2 hours 3 minutes), Exeter Airport 25 miles (London City Airport 1 hour)

(All mileages and times are approximate)

Entrance hall | Kitchen / dining room | Butler’s pantry | Larder | Cross passage | Snug | Music room | Wine cellar

Bedroom | Office / bedroom | Bathroom

Galleried landing | Drawing room | Master bedroom with dressing room, en suite bathroom and access to terrace

Gym / bedroom with en suite bathroom | Bedroom with en suite bathroom | Further bedroom

The CottageKitchen / dining room | Sitting room | Master bedroom with en suite bathroom | Bedroom | Family bathroom

Stable CottageEntrance hall | Cloakroom | Kitchen / dining room | Sitting room | Master bedroom with en suite bathroom

Additional bedroom with en suite bathroom

OutbuildingsPool house with drawbridge leading to artist’s studio | Sauna | Pump house / workshop | Two storey thatched barn with garage and

games room | Chicken shed | Two stone built wood stores | 2,500 sq ft modern barn with integral store room and vehicle inspection pit

Biomass boiler | Grade II listed Ash House

Gardens and groundsImmaculate mature gardens | Two fruit orchards | Kitchen garden | Heated swimming pool | Tennis court | Stream | Two large lakes

Pasture | Ancient woodland | New plantations of native deciduous trees

In all about 72 acres

knightfrank.co.uk

Country Department55 Baker Street

London, W1U 8AN

Tel: +44 20 7861 1717hamish.humfrey@knightfrank.com

Exeter19 Southernhay East

Exeter, EX1 1QD

Tel: +44 1392 848842mark.proctor@knightfrank.com

SituationHigher Combe sits in a private position at the end of a long private drive exactly a mile above the village of Lustleigh within Dartmoor National Park. It is arguably one of the finest locations on Dartmoor thanks to the beautiful rolling countryside and easy access to amenities. The area is renowned for its spectacular scenery with granite tors, heather clad moorland and wooded valleys bisected by running streams and rivers. There are numerous opportunities for walking, riding, cycling and fishing and there are 18 hole golf courses at Bovey Castle and Stover.

Lustleigh is a picturesque village consisting mainly of period houses and quintessential Devon cottages clustered around the village square with a popular Inn, tea shop, shop / post office, church and cricket ground. To the north and south are the towns of Moretonhampstead and Bovey Tracey, with a wider selection of local amenities and the Cathedral city of Exeter is about 22 miles away.

There are several highly regarded schools in the area including Exeter School, The Maynard, Stover in Newton Abbot and Mount Kelly in Tavistock.

Higher Combe provides the perfect balance of rural tranquillity with genuine accessibility thanks to the excellent transport links nearby. The A38 Devon Expressway has dual carriageway links to Plymouth and the M5 motorway at Exeter. From Exeter, there is a regular direct train service to London Paddington taking from 2 hours 3 minutes as well as a daily flight to London City Airport taking 1 hour.

Higher CombeDiscreetly positioned in a private and peaceful valley and at the end of a long private drive accessed via an electric gate, Higher Combe is an idyllic mini estate in immaculate condition. The principal house is a 16th century Devon longhouse and is not listed. First impressions are magnificent, with an entrance hall that boasts granite floors and a hand-hewn granite circular staircase leading to the galleried landing above complete with a granite and oak balustrade. A guest cloakroom with Fired Earth tiles is

accessed from the entrance hall, as is the exceptional open plan kitchen and dining room, forming the heart of the home. Generous ceiling heights and spectacular views over the valley are immediately noticeable, as are the oak floors and oak beamed ceiling. The stylish and immaculately finished kitchen was expertly handcrafted by Smallbone of Devizes, with the latest fitted appliances around a central island.

Beyond the kitchen is the original 16th century cross passage with an external door leading to a gardener’s / dog room outside and within the cross passage itself are two large coat cupboards. Beyond this is the delightful snug, providing an ideal space for relaxing with cleverly designed built-in speakers hidden as pictures on the walls, a TV that rises from a hidden alcove below the bookshelf and lighting that automatically adjusts for optimum relaxation when the TV is turned on or off. Stairs from the snug lead to the main guest bedroom with immaculately finished en suite bathroom.

The attention to detail and quality of the extensive refurbishment continues to the first floor, where the galleried landing leads to the outstanding drawing room, which doubles up as a screening room thanks to the projector and screen. Featuring a vaulted ceiling with exposed green oak roof trusses, a fireplace with wood burner and granite hearth, and facing south over the stunning valley and surrounding countryside, this is the perfect space for entertaining or simply relaxing and enjoying the surroundings.

The master bedroom suite also features a vaulted ceiling. The granite lintels over the double height sliding doors leading the outdoor terrace were carved from granite that was originally part of the old London Bridge. The tiered slate terrace offers superb far reaching views over the valley, woodland and surrounding Dartmoor countryside. There is a large double height dressing room and beautifully designed en suite bathroom with teak bath and basins and a rain shower with teak panelling. As in the snug, the TV is hidden, rising from a discreet alcove and the speakers are hidden as two pictures on the walls. There are four mood lighting settings in the master bedroom, as well as in the master bathroom, kitchen, dining room and snug. Above the master bedroom, and accessed via an attic door, is a large storage room. A gym, or additional bedroom is also situated on the first floor, along with an en suite bathroom.

To the rear of the house and also accessed from the entrance hall is a music room leading to the concealed wine cellar, built into the granite bank providing even temperatures throughout the year. There is fitted racking for 1200 bottles. Beyond the music room is a bathroom, bedroom and office / bedroom with stairs leading to a secondary galleried landing where a wonderful guest bedroom can be found.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Recreation

Approximate Gross Internal Floor AreaMain House: 476.5 sq m - 5,129 sq ft

Stable Cottage: 125.5 sq m - 1,348 sq ft The Cottage: 139.4 sq m - 1,501 sq ft

Outbuilding Area : 426.1 sq m - 4,587 sq ftThis plan is for guidance only and must not be relied upon as a statement of fact.

Attention is drawn to the Important Notice on the last page of the text of the Particulars

Ground Floor

First Floor

Ground Floor

Lower Ground Floor

Ground Floor

First Floor

STABLE COTTAGE

THE COTTAGE

The CottageA picturesque Grade II listed thatched cottage, which has been rethatched in 2019, has some of the finest views down the valley in the entire property. The Cottage provides excellent ancillary accommodation to the principal house for staff or guests. Split over two floors, there is an open plan kitchen / dining room accessed from the entrance hall with a sitting room beyond and a staircase leading down to the master bedroom and en suite bathroom, along with a second bedroom and separate bathroom. The cottage has its own terrace and garden.

Stable CottageAlso Grade II listed and thatched, the former stables have been converted into spacious guest accommodation that sits directly below the main house, overlooking the pool and pool house and with delightful views over the gardens and grounds. The open plan kitchen and sitting room contains the original stable divide and the first floor has two bedrooms, both with en suite bathrooms. Stable Cottage has its own terrace and garden.

All thatched buildings on the property have been re thatched under the current ownership.

OutbuildingsHigher Combe provides an excellent selection of outbuildings, both practical and attractive with an array of uses and all in excellent condition. On entrance to the property, the long drive sweeps past the front of the main house, arriving at a large parking and turning area in front of the modern barn extending to around 2,500 square feet. Within the modern barn is ample space for additional vehicle and machinery storage along with an inspection pit and an integral storeroom. The biomass boiler is housed within this barn with easy access for loading the wood chip and there are solar panels and photo-voltaic cells on the roof. Opposite the barn are two stone built log stores with slate rooves.

Opposite the main house is a two storey Grade II listed thatched barn currently used as a garage and games room with garden storage on the lower floor, adjacent to this is the workshop. Opposite the barn is the incredibly rare and historic Grade II listed Ash House, thought to be one of only 35 remaining in Devon.

Ground Floor

First Floor

POOL HOUSE

Gardens and GroundsThe grounds complement the house perfectly and extend to over 70 acres of pasture, woodland, lakes and a stream. Immediately surrounding the house are the formal gardens, beautifully kept and with numerous specimen trees and mature shrubs and borders flanking areas of lawn. The gardens slopes gently away from the main house to the south, where the swimming pool and impressive pool house are positioned to both take advantage of the far reaching views and maintain optimum shelter and privacy thanks to the abundance of mature trees. The pool house features a sliding external wall, opening up the dining and cooking area with the decking that surrounds the pool proving the ideal area for outdoor entertaining. Also in the pool house are a sauna, cloakroom, shower room and artist’s studio on the first floor accessed via a charming drawbridge.

The views over the National Park are superb, and Higher Combe has the feel of a mini estate thanks to the privacy and uninterrupted outlook. There are numerous paths leading through the land, with the stream running through the middle of the valley feeding the two large lakes that provide a haven for wildlife. The lakes have three islands and a mooring jetty and are flanked on either side by undulating pasture. Beyond the lakes, a path leads through the ancient woodland and a public footpath continues down to the centre of Lustleigh. The extensive woodland to the north and west of the house and outbuildings is believed to have been planted in the 1960’s and is predominantly native deciduous trees with pathways that lead to the tennis court that sits high above the house and has some of the most breath-taking views from the entire property. The sloping pasture to the south west of the house on the opposite side of the valley from the house lead up to a charming gateway where some of the best views of this fabulous mini estate can be appreciated.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (**information**) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Particulars dated September 2019. Photographs dated August 2019.

Connecting people & property, perfectly.

ServicesBiomass boiler providing heating and hot water. All wood for the bio mass boiler is currently sourced from the grounds of Higher Combe.

Mains electricity and water

Private drainage

EPC RatingF

Rights of WayThere is a public footpath across some of the land. Please refer to the land plan and contact Knight Frank LLP for further information.

There is a small strip of land on the westernmost boundary that is being retained by the current owner. Please contact the agents for more information.

DirectionsFrom Exeter, proceed along the A38 towards Plymouth, exiting at Drumbridges roundabout and then take the A382 towards Bovey Tracey and Moretonhampstead. After approximately 5 miles, turn left, signed to Lustleigh. After about three quarters of a mile as the church tower becomes visible from a small rise, turn right between the war memorial and the old school onto Mapstone Hill. Continue up the hill for exactly a mile and the entrance to Higher Combe will be found on the left hand side.

Ordnance Survey © Crown Copyright 2019. All rights reserved. Licence number 100021721. NOT TO SCALE.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of

H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed

and it is expressly excluded from any contract. Licence Number. No. 100021721.”

Higher Combe