Horestone Farm 8PP.qxp_Stags 19/07/ :44 Page 1 Horestone Farm

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1 Horestone Farm

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3 Horestone Farm Rackenford, Tiverton, Devon EX16 8EU Tiverton 7 miles M5 Motorway (J27)/Tiverton Parkway Station 14 miles A beautiful country property with excellent equestrian facilities set in 23 acres 5/6 Bedrooms 2 Reception Rooms Attractive Gardens Stable Block and Outbuilding Manege Planning Consent for 2 Bed Conversion Accessible Private Rural Setting About 23 Acres Stags 19 Bampton Street Tiverton Devon EX16 6AA Tel: tiverton@stags.co.uk The London Office 40 St James s Place London SW1A 1NS Tel: stags.co.uk

4 Situation This attractive part of Devon, between Exmoor to the north and Dartmoor to the south, remains completely unspoilt. It is an area of rolling countryside intersected by small wooded stream valleys and patches of uncultivated moor. The local villages of Nomansland, Rackenford and Witheridge together, offer excellent village pubs, churches, busy communities with many activities, village halls, post office/stores, doctors, vets and primary schooling. The Masons Arms at Knowstone, about 4 miles, has a renowned restaurant with a Michelin star. Nearby Tiverton is an old market town, with a historic castle, on the banks of the River Exe. There are many facilities including several supermarkets, a wide range of shops, modern district hospital, sports centre and golf course. There are schools for all ages locally and, in Tiverton, Blundell s school, which offers discounts for local pupils. The accessibility in this area is very good. The A361 (North Devon Link Road) is within 2 miles and gives direct access to Junction 27 of the M5 motorway, providing easy driving distances to Exeter and Taunton and to the mainline railway station also at Junction 27. There are fast trains to London taking approximately 2 hours. Exeter and Bristol Airports are also very accessible. This area of Devon is well known for its beautiful countryside and rural pursuits. Riding and walking are on the doorstep and Exmoor National Park is not very far to the north. Beach access with surfing and sailing is within easy driving distance, along the east and north Devon coastline. Description Horestone farm is a fine detached country house standing in just over 23 acres with a high degree of privacy and far-reaching views over rolling hills towards Dartmoor. The existing 5/6 bedroom accommodation could easily be used by 2 families if required. It has been renovated in recent years and also benefits from double glazing and oil-fired central heating. There is also planning consent to convert an original stone barn to provide a 2 bedroom annexe. The property offers an excellent range of equestrian facilities including a stable block and tack room, manege and modern barn. Accommodation You enter the property through the covered porch into the Farmhouse Kitchen/Breakfast Room with a good range of quality base units having granite worksurfaces, a double oil fired Aga, a stainless steel sink, plumbing for a dishwasher, space for a fridge/freezer, a terracotta tiled floor and exposed ceiling beams. The kitchen opens into a Breakfast Area with good views, a UPVc double glazed door to the garden, exposed ceiling beams and a terracotta tiled floor. There is also a door to a Utility/Shower Room with a glazed and tiled cubicle, a thermostatic shower, a close coupled wc, a wash basin and a terracotta tiled floor. From the kitchen there is a door to the original house with a 29ft Lounge/Dining Room with an inglenook fireplace housing a Morso wood burning stove and an original bread oven with wooden mantel and exposed stonework. There is also a second fireplace, with beam over and exposed stonework, a door to an Inner Hall and a Study/Bedroom 6 which has a UPVc double glazed stable door to the garden. An impressive and extremely spacious 34ft Family Room with a vaulted and heavily beamed ceiling is the other side of the kitchen. The centre point is the Morso wood burning stove with a timber mantel over. Three windows to the front allow an enormous amount of light in. Also with terracotta tiled floor, a built-in store cupboard, 2 UPVc double glazed doors to a covered Patio/Seating Area. There is a staircase to a Large Galleried

5 Mezzanine Area with a vaulted ceiling, exposed beams, superb views and 2 large UPVc sliding double glazed doors to a Verandah which enjoys fine views and has a staircase to the garden. On the First Floor in the original house there are 4 Bedrooms and a recently refurbished Family Bathroom with a quality suite comprising a built in wash hand basin with cupboards and drawers under, a close coupled wc, a panelled bath having a tiled surround, a chrome ladder style radiator, and a shower cubicle with a folding glass door and thermostatic shower. From the family room there is a staircase to Bedroom 1, the master bedroom, which has a double aspect, exposed beams and an Ensuite Shower Room with a glass and tiled cubicle having a thermostatic shower, a wash basin with cupboards under, a close coupled WC, recessed lighting, a Velux window and a chrome ladder style radiator. Also from the family room there is a second staircase to a mezzanine Sitting Room/Studio/Office with large sliding UPVc double glazed doors to a railed verandah/balcony, recessed lighting and exposed beams. Outside High timber gates give access to the main drive and parking area. The gardens wrap around the property on three sides with extensive lawns, flower beds and mature trees. To the left of the drive there is a range of buildings comprising a Stable Block with a large sliding double door and 4 large separate loose boxes, an Outside Wc with a wash basin, wc, storage and a UPVc door. There is also a Barn, Workshop and Store which are the buildings with consent for conversion. There are also recently added buildings which provide a double Stallion Stable and a large Tack Room with a stainless steel sink and a range of base units, plumbing for a washing machine, a tumble dryer, space and plumbing for a WC. UPVc double glazing. Past the main gate there is a second entrance to a large parking and turning area with space for horseboxes and lorries. There is a 40m x 20m manege with dressage mirrors and a fibre/silica sand mix surface and a large Modern Barn providing excellent storage for hay. All the paddocks are fenced or securely enclosed by Devon banks and are linked by gates. The furthest paddock has a small pond, an area of woodland and a wildlife hide. Viewing Strictly by prior appointment through the agents, Stags, on Directions From Tiverton take the North Devon link road (A361) towards Rackenford. After approximately 5 miles turn left at Stonelands Cross signed Templeton and Rackenford. Immediately at the T junction turn left and after a short distance take the first right signed Nomansland / Witheridge. The property is on the right approximately half a mile along this lane. Services Mains water and electricity. Private drainage. Oil fired Aga provides domestic hot water and there is a separate oil-fired boiler for the central heating. These particulars are a guide only and should not be relied upon for any purpose.

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7 Approx. Gross Internal Floor Area Sq Metres 3645 Sq Ft (Excludes Restricted Head Height & Outbuildings) Study / Bedroom x 2.72m 13' x 8'11 Bedroom x 3.40m 13'4 x 11'2 Bedroom x 3.53m 12'7 x 11'7 Tack Room 7.01 x 3.63m 23' x 11'11 Up Lounge / Dining Room 9.10 x 7.21m 29'10 x 23'8 Bedroom x 4.95m 17' x 16'3 Down Bedroom x 2.41m 8'8 x 7'11 Bedroom x 2.87m 12'3 x 9'5 Stallion Stable 7.21 x 3.61m 23'8 x 11'10 Store x 1.73m 11'5 x 5'8 Store x 3.45m 11'5 x 11'4 Down FIRST FLOOR 2 OUTBUILDING 2 OUTBUILDING 1 Kitchen / Breakfast Room 7.44 x 6.32m 24'5 x 20'9 Up Loft Space x 4.95m 51'6 x 16'3 Stable x 3.05m 11'5 x 10' Stable x 3.53m 12'2 x 11'7 Barn 7.39 x 4.75m 24'3 x 15'7 Down Family Room x 4.65m 34' x 15'3 Balcony 5.94 x 3.40m 19'6 x 11'2 Mezzanine Sitting Room / Studio Office Stable x 3.30m 16'2 x 10'10 Stable x 3.23m 16'2 x 10'7 Store x 3.38m 23'2 x 11'1 Garden Store 3.38 x 3.30m 11'1 x 10'10 OUTBUILDING 3 Up Down FIRST FLOOR 1 GROUND FLOOR

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