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Coulsworthy, Combe Martin Ilfracombe, North Devon, EX34
£1,950,000 | 23 bedrooms | 17.8 acres

Property features

• 5 luxury lodges
• Stylish and welcoming 6 bedroom house with planning permission for further development
• 2 bedroom, 2 bathroom luxury holiday cottage
• Excellent guest facilities including shop, hot tub with views and spa treatment room
• Party Barn
• Landscaped gardens and grounds including a boating lake and extensive vegetable garden
• Planning permission to site 2 Shepherds Huts
• Biomass boiler and solar panels
• High speed broadband 30+Mbps
• In all about 17.8 acres

Introduction
Approached down a long private drive, the property is a secluded, multi-award winning holiday business with outstanding countryside views. There are 5 luxury lodges and a 2 bedroom holiday cottage and all are presented to an extremely high standard. With excellent guest facilities on site including a party barn, hot tub, shop and spa treatment room the business runs at 90% occupancy. There is planning permission in place to install two Shepherds Huts on site.

The owner's accommodation is a stylish 6 bedroom house which is set away from the lodges and has stunning views towards the sea. The property is set in about 17 acres of landscaped gardens and grounds with woodland, streams and a small lake.

Situation
The property is privately located in an Area of Outstanding Natural Beauty amidst the dramatic North Devon countryside and on the outskirts of the village of Combe Martin and Exmoor National Park. This pretty village not only has the longest main street of any village in the country, winding along the valley for more than two miles, it also has the highest sea cliff in the country, measuring 1,043 feet (318m) high with a cliff face of 800 feet (244m). The small sandy beach is popular with families and locals and you can join the South West Coast Path - England's longest waymarked long-distance footpath and a National Trail stretching for 630 miles.

North Devon has fantastic surfing beaches at Croyde, Woolacombe (voted best in the UK), Saunton and Westward Ho!; the Tarka Trail offering over 30 miles of traffic free cycling; the oldest golf course in England (Royal North Devon) and two championship links courses at Saunton; the Instow Yacht Club; the Tarka Tennis Centre; stunning scenery and rugged beauty of Exmoor National Park and much more.

The market town of Barnstaple (11 miles) has the areas main business, commercial, leisure and shopping venues. There are excellent schools in the area including West Buckland School at Barnstaple, Blundells School at Tiverton, Shebbear College and Kingsley School at Bideford. At Barnstaple there is access to the North Devon Link Road where Junction 27 of the M5 motorway can be reached in about 45 minutes, nearby is Tiverton Parkway with trains to London Paddington in just over two hours. The nearest airports are at Bristol and Exeter.

The Lodges
Established by the current owners in 2012 this luxury holiday lodge business has won 6 consecutive Gold tourism awards - 3 from Devon Tourism and 3 from South West Tourism and is rated Excellent on TripAdvisor. Running at over 90% occupancy, the annual turnover is impressive and there is potential to improve on this as planning permission is in place for siting two Shepherd's Huts. The owners choose to be involved in running the business and they are assisted by a handy man, two cleaners and a gardener who are all self-employed.

The lodges are approached via a spur off the main driveway, which leads to a car park with paths leading down to the lodges. Located to maximise the stunning countryside views, each lodge sleeps up to 6 adults and they are presented to an extremely high standard. Customers include families, couples and large groups who book the whole site. Accounts can be made available to interested parties after a viewing.

The Holiday Cottage
This luxury holiday let is lovely and light with an open plan kitchen/living room/dining room with vaulted ceiling, underfloor heating, Neptune kitchen and wood burning stove. The dual aspect master bedroom has a vaulted ceiling and en-suite shower room. Further double bedroom with separate bathroom.

Guest Facilities
Hot Tub
Approached via a winding path to the changing room, the hot tub is set on a decked terrace with an outdoor shower. The views from the hot tub are spectacular.

Party Barn (29'6 x 17'6)
This attractive and flexible space is used in connection with group bookings in the lodges or as a function/meeting/ workshop space. This well executed barn conversion has a vaulted ceiling with exposed beams, French doors to the front, a kitchen area with wood burning stove and a cloakroom.

Shop (31'4 x 11'3)
To the rear of the party barn is the shop. Well-stocked with day to day provisions and luxury gifts it generates a useful
additional income. A value for the contents of the shop is to be agreed as part of the sale.

Further development
North Devon Council granted planning permission for two shepherds huts for holiday accommodation under reference 60736 on 29 March 2016. The site has been cleared and some ground work undertaken to protect the planning permission.

The House
This stylish 6 bedroom family home nestles into the hillside taking full advantage of the far reaching views. Extended and renovated by the current owners, the house is an enticing mix of boutique and high-spec finishes with a welcoming and friendly feel plus a secret door and potential for further development on the first floor.

Please see the floor plan for further detail but in brief the accommodation comprises:
Double front door to entrance hall. Kitchen/breakfast room with Neptune kitchen and granite worktops. Arched doorway to large boot room with cloakroom and door to outside. L shaped dining room/sun room with full height French doors providing a stunning view down the valley to the sea. Snug with fireplace and wood burning stove. Study, library, double guest bedroom with en-suite shower room. Cloakroom with shower. Access to spa room/gym.

On the first floor there is a large landing and doors off to two double bedrooms, family bathroom, master bedroom with en-suite shower room. Door to the undeveloped wing of property currently with two bedrooms and a bathroom.

There is plenty of parking to the side and front of the property and a newly planted terrace area has been created in front of the decking overlooking the valley.

The Land
Set in a private secluded valley, the property has it all - 17.8 acres of landscaped gardens, streams, woodland, a private lake, rolling hills and paddocks. For the green-fingered the established kitchen garden has raised beds, a greenhouse, a shed and a chicken house.

Outbuildings
To the rear of the shop is a store room (10'3 x 9'10) used to house supplies in relation to the business. Opposite are two open-fronted stores (24' x 17'11 and 31'4 x 14'5).

Fixture and Fittings
Only those mentioned in the sales particulars are included in the sale. All others are excluded but may be available by separate negotiation. However, subject to the agreed sale price, the majority of furniture, contents, fixtures, fittings and equipment in the lodges, Party Barn and shop will be included. A value for the contents of the shop is to be agreed as part of the sale.

Services
Mains electricity, supplemented by solar panels on the house which generate a Feed in Tariff payment. Mains water. Private drainage. A wood pellet Biomass boiler provides the heating to the main house and the holiday cottage. The Biomass boiler is on a 20 year commercial tariff (commenced 2015) generating Renewable Heat Incentive payments. High speed broadband in excess of 30 Mbps.

Local Authority
North Devon District Council - www.northdevon.gov.uk

Outgoings
The House - Council Tax Band G
The Holiday Cottage - Council Tax Band A
The 5 holiday lodges have a Rateable Value of £13,200 per annum.

Viewing
Strictly by appointment through Stags Holiday Complexes department on 01392 680058.

Disclaimer
These particulars are a guide only and should not be relied upon for any purpose.
 

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