Stoford Water Farmhouse, Blackborough, Cullompton, Devon, EX15

A beautifully proportioned and highly efficient modern residence located in a country position with circa 1.4 acres and outbuildings.
Highly efficient detached modern home.
Impressive galleried hallway.
Large drawing room with wood burner.
Sun room and dining room/snug.
Delightful part vaulted country kitchen, utility and cloakroom.
Principal bedroom suite with dressing room.
Guest bedroom with en-suite shower room.
Two further bedrooms and family bathroom.
Garaging and stable with studio above.
Paddock and modern outbuildings.

The Property.
Stoford Water Farmhouse was constructed about 18 years ago as a replacement dwelling and is cavity built with thermal block and part rendered exterior elevations under a brick plinth, with a herringbone front gabled feature with two impressive leaded light windows. This highly efficient house benefits from low maintenance double glazing, as well as having underfloor central heating, PV and solar panels.

The property was designed to have a hint of the Arts & Crafts movement and there are a number of details throughout the accommodation that allude to this period. These include the most impressive galleried reception hall with its sweeping oak staircase rising to a galleried study/landing and two pairs of double doors with half oval glazed panels to the dining and living rooms. The accommodation is well-planned, light, spacious and adaptable in its layout, and includes features such as a glazed conservatory to the rear and the lovely large country kitchen which opens into a vaulted breakfast room.   These and other features all combine to make this a most attractive home which would appeal to any discerning purchaser.

Gardens & Grounds.
The property is approached from the lane through twin timber gates which lead to a sweeping drive and on to a large gravelled turn around area with space for numerous vehicles in front of the property.

Adjacent to this is the detached two storey garage block, thermalite built with low maintenance weatherboarding and part clad exterior, under a slated roof. This comprises a double garage with twin electric roller doors, stable, side hall with shower room and staircase rising to the first floor which runs the whole width of the garage and makes an excellent play room, studio, home office, or possibly other living accommodation subject of course to any necessary planning consents. Adjacent to the drive is an old piggery which is brick built under a mellow tiled roof and is an ideal store for garden furniture and equipment. There is also a cedarwood glazed greenhouse.

The gardens that immediately surround the property are laid primarily to areas of lawn bordered and interspersed with a great variety of colourful plants and shrubs. To the rear is a sunny paved terrace and pond, and adjacent to the garage block is a kitchen garden area and orchard.

This leads to the old farmyard which has a separate access from the road and comprises a modern former milking parlour and dairy (approx. 44' x 15'), as well as a large modern barn (approx. 60' x 40'). These buildings possibly have conversion potential, however it is worth noting that they are subject to an overage provision upon gaining permission for change of use. Beyond the buildings is a paddock which also has its own access. In total the gardens and grounds extend to about 1.42 acres, with the house and gardens extending to circa half an acre, and the paddock and outbuildings comprising the remainder.

Situation.
Stoford Water Farmhouse is a substantial detached residence which is located within the tiny hamlet of Stoford Water, adjoining open farmland over which it enjoys attractive far reaching views. The property is situated in a sheltered and sunny location and is conveniently placed for the countryside, with walks that emanate from your doorstep, as well as the market town of Honiton, Cullompton, Taunton, M5 access and express rail link at Tiverton Parkway.

The village of Kentisbeare is about a mile away and has a popular primary school, public house and small village shop/post office and it also sits within the 'outstanding' Uffculme School catchment. The market town of Honiton with its range of antique and independent shops lies about 9 miles distant and offers a range of facilities including a sports centre, health centre and main line rail link to London Waterloo. The Cathedral City of Exeter lies approximately 19 miles to the South West and has a comprehensive range of shopping facilities, theatres, restaurants and international airport.

The coast at Sidmouth lies about 19 miles to the south and offers long pebble beaches (sand at low tide) and a wide range of leisure facilities such as sailing and walks along the 'Jurassic Coast' and South West Peninsular Coastal Path.

Services.
Mains electricity. Private water (bore hole) and drainage. Oil fired central heating with underfloor heating to much of the ground floor. Photovoltaic and solar thermal panels.

Energy Performance Certificate: Rating B.