Woodlands Manor Farm
Woodlands Manor Farm Bude, Cornwall EX23 9HT Kilkhampton/A39 2 miles Coast 2 miles Bude 6 miles Bideford 20 miles One of Cornwall s finest holiday cottage complexes in a glorious rural setting close to the north coast Established and profitable holiday cottage letting business 6 bedroom Grade II Listed farmhouse 5 high quality holiday cottages Manager/owner s lodge Heated indoor swimming pool Detached games room Tranquil location Pasture and woodland In all about 34 acres (13.9 hectares) savills.co.uk Stags Holiday Complexes 21 Southernhay West Exeter Devon EX1 1PR Tel: 01392 286900 Email: holidaycomplexes@stags.co.uk Savills The Forum, Barnfield Road Exeter Devon EX1 1QR Tel: 01392 455749 Email: mrogers@savills.com The London Office 87 St James s Street London SW1A 1PL Tel: 020 7839 0888 stags.co.uk
Description Woodlands Manor Farm is one of Cornwall s finest holiday cottage complexes. Set in 34 acres of unspoilt countryside this tranquil location provides an ideal base for visitors to explore the area. Luxury self-catering accommodation is provided in the Grade II Listed farmhouse and the substantial stone farm buildings have been converted into 5 luxurious holiday letting cottages. Guests have full use of the indoor heated swimming pool, games room and the grounds surrounding the property. Situation & Amenities Woodlands Manor Farm occupies a superb, unspoilt setting within the North Cornwall hinterland between the A39 Atlantic Highway and a typically rugged stretch of coast north of Bude. Situated on the edge of the picturesque Coombe Valley (owned by The National Trust) and only 2 miles from Duckpool beach. The A39 provides easy access to many coastal beauty spots and villages in both Cornwall and North Devon including Clovelly and Tintagel. The A30 dual carriageway can be joined at either Launceston or Okehampton linking directly to the M5 at Exeter and providing fast access further into Cornwall with its varied attractions including The Eden Project. The delightful undulating countryside around Woodlands Manor Farm is one of its principal attractions and the nearby south west coast path provides opportunities for long distance walking. Woodlands Manor (Sleeps 12) A most appealing Grade II Listed detached farmhouse which is believed to date from the 17th Century. Of stone construction, partly rendered and whitewashed, under a slate roof it has been extensively refurbished whilst retaining many early architectural features including exposed beams and timbers throughout, sash windows with shutters, magnificent slate floors and open fireplaces. Currently used as luxury holiday accommodation it would also make a substantial family home. On the ground floor the Porch leads into a hallway and on to the Dining Room with exposed beams and deep window sills. The Kitchen is next door and has an original fireplace recess with bread oven, slate floor, exposed beams and brickwork, custom-built units, an oil-fired four oven Aga and double doors to the Conservatory. To the rear of the house is the Living Room with its magnificent slate floor, huge stone inglenook fireplace with wood burner and twin clome ovens with rare clay doors. There is a staircase to the first floor and openings with a step up on either side of the fireplace to the Sitting Room. Beyond this is the Drawing Room with period features and a wood burning stove. To the side of the principal staircase is a Utility Room with Cloakroom. First Floor: A quirky feature of the house is the two staircases to the first floor, a principal staircase from the hall and a second from the sitting room. On the first floor are six bedrooms, one of which is accessed through another and most have sash windows and fireplaces. There are three bathrooms, two of which have freestanding baths and separate showers. To the front is a delightful, mainly walled, south-facing garden. At the east end of the house is a terrace overlooking the grounds and countryside beyond. Car parking space. The Lodge (40 x 16 ) (Sleeps 4) The lodge provides light and airy accommodation ideal for a manager or owner. There are two ensuite bedrooms, an open plan living/kitchen/dining room with doors to the decking and terrace beyond providing an ideal setting for enjoying the glorious views. Next to The Lodge is a productive vegetable garden with raised beds and a 40 poly tunnel. At present the Owners are able to supply the cottages with freshly grown produce as well as home reared pork and lamb which provides an additional income stream. The poultry coops and runs offer the opportunity for fresh eggs too. This area also houses one of the two water boreholes serving the property.
The Holiday Cottages The cottages are predominantly situated around a courtyard, and have been converted to a high specification from a range of farm buildings of stone construction under slate roofs. Bluebell Cottage (Sleeps 10) Entrance hall leading to living room with wood burning stove and kitchen/dining room. Side entrance hall leading to two bedrooms, shower room and door to courtyard where there is an annexe with an en-suite bedroom. On the first floor is a second sitting room with exposed beams, two further bedrooms and a bathroom. Rose Cottage (Sleeps 7) Entrance hall leading to the kitchen/dining room and doors to the garden. Living room with wood burning stove. Downstairs bedroom and shower room. Three further bedrooms and bathroom on the first floor plus sitting room with views. The Stables (Sleeps 4) Converted to a high specification in 2012, this charming cottage offers light, bright accommodation with under floor heating throughout. The open plan living/kitchen/dining room has access to the terrace from where there are uninterrupted countryside views. There are two bedrooms, one with an ensuite shower room and the other with a luxury bathroom accessed through a hidden doorway. Honeysuckle Cottage (Sleeps 2) Single storey cottage with open plan living/dining/kitchen with wood burning stove and exposed roof trusses. Bedroom with door leading to terrace. Bathroom. The Coach House (Sleeps 2) Entrance hall with door to open plan living/dining/kitchen room with under floor heating. Downstairs shower room. Large bedroom on first floor with vaulted ceiling and exposed beams. Adjoining the Coach House is The Office: 16 1 x 9 7 (4.90m x 2.92m) with adjacent Linen Store/Laundry: 17 2 x 16 9 (5.23m x 5.11m). Indoor Swimming Pool: 58 6 x 37 0. A key essential in the luxury holiday cottage market, this large heated indoor swimming pool, measuring 36 0 x 16 0, is perfect for keeping guests entertained. The floor to ceiling windows provide plenty of natural light and maximise the stunning countryside views. A service shed to the rear houses the boiler and filtration equipment. Close to the swimming pool is a detached Games Room (28 10 x 15 2). Near Rose Cottage is a timber shed housing the equipment for the second water borehole and the laundry room for guests. To the rear of Honeysuckle Cottage, within the orchard, is another timber shed housing two oil-fired Potterton boilers, one serving Bluebell Cottage and the other Rose and Honeysuckle Cottages. Close by is the oil-storage tank.
The Gardens And Grounds There is an impressive driveway approach leading to a car park for guests. There are extensive communal areas which are partly gravelled and partly lawned with a landscaped sitting area in front of the cottages. Adjoining Rose Cottage is a large lawned garden and orchard for the use of the cottages with a number of fruit trees and small ornamental pond. The large gravelled forecourt slopes down to a charming duck pond beside which is a covered storage area including a brick built chicken house, log shed and workshop. The Land This surrounds the cottage complex and forms a delightful environment for both owners and guests alike. Approximately 15 acres is ancient broadleaf woodland which runs along the valley bottom and is bordered by a stream with a pleasant woodland walk running through it. The remainder of the land is down to pasture and is either level or on a gentle southerly slope. It is currently used for livestock grazing but would also be ideal for anyone wishing to keep horses. There are fully plumbed water troughs to each field. In a field just off the drive there is a 44 0 x 24 0 open-fronted general purpose agricultural and livestock building ideal for lambing and storing hay. The total area amounts to approximately 34 acres (13.9 hectares).
Conservatory 16'8 x 11'3 5.07m x 3.42m WOODLANDS MANOR GROSS INTERNAL FLOOR AREA APPROX. 3751 SQ FT / 349 SQ METRES Bedroom 5 Bedroom 4 Bedroom 1 Bedroom 2 Bedroom 3 14'5 x 14'0 14'9 x 10'5 (max) 15'3 x 14'7 14'2 x 9'10 14'2 x 7'8 4.38m x 4.26m 4.49m x 3.16m 4.64m x 4.43m 4.3m x 2.9m 4.3m x 2.3m Bedroom 6 12'7 x 7'6 3.83m x 2.28m FIRST FLOOR Living Room 26'7 x 14'8 8.09m x 4.46m AGA Kitchen 14'9 x 11'0 4.49m x 3.34m GROUND FLOOR Bathroom3 13'8 x 5'6 4.15m x 1.67m Bathroom 2 11'5 x 10'5 3.47m x 3.16m Sitting Room 14'7 x 14'3 4.43m x 4.33m Dining Room 18'5 x 13'6 (max) 5.6m x 4.11m Bathroom 1 13'6 x 9'10 4.11m x 2.9m Drawing Room 16'0 x 13'8 4.87m x 4.15m WC Utility Room 14'1 x 10'8 4.26m x 3.24m The Business The holiday cottage business has been established at Woodlands for a number of years and is marketed through Classic Cottages and their own website www.woodlandsmanorfarm.co.uk. The current owners have made significant investment into expanding the business and they maintain Woodlands Manor Farm to a very high standard. Accounts can be made available to interested parties after viewing. Tupe: The purchaser will be required to comply with the relevant legislation in respect of present employees. Tenure: The property is freehold and is owned by Woodlands Manor Farm Ltd and a sale will be by way of transfer of share capital in the company or on an asset basis. VAT Should the sale of the property or any right attached to it be deemed a chargeable supply for VAT purposes, such tax will be payable by the purchaser in addition to the sale price. Fixtures & Fittings All fixtures, fittings and equipment used in the operation of the business will be included in the sale. Services Woodlands Manor farmhouse and cottages have mains electricity, oil-fired central heating, a private water supply and a shared septic tank. Local Authority Cornwall Council, County Hall, Treyew Rd, Truro TR1 3AY 0300 123 4100 www.cornwall.gov.uk Outgoings Business Rates - 8,831.25 The Lodge Council Tax Band A Viewing Strictly by appointment through Stags Holiday Complex Department on 01392 286900 or Savills on 01392 455749. Directions Approaching from the north on the M5, leave at junction 27 and take the A361 North Devon Link Road towards Barnstaple. Just before reaching Barnstaple turn left at a roundabout onto the A39 and continue over the River Torridge at Bideford towards Bude. About 9 miles beyond the Clovelly turning (and 1.5 miles before the village of Kilkhampton) turn right at Stursdon Cross signposted to Stursdon, Lee and Coombe. Continue towards Coombe and Woodlands entrance will be seen on the left hand side after about 1.6 miles. (Grid Ref: SS 236126). Approaching from the south on the A39, continue through the village of Kilkhampton and after about 1.5 miles (just beyond a large lay-by) turn left at Stursdon Cross and continue as above. These particulars are a guide only and should not be relied upon for any purpose.