The Walreddon Manor Estate, Tavistock, Devon Guide price £6,500,000

Situation

Walreddon Manor is located on the western fringe of the beautiful Dartmoor National Park. The Manor house lies at the heart of the Estate protected by its own land and enjoys wonderful views over the beautiful Tavy Valley. As a result, the Estate provides an idyllic rural setting which whilst private, is merely 2 miles south of Tavistock.

Description

Walreddon Manor is a stunning house and it would be impossible to visit the Estate and not be enchanted by its charm and history. Sitting in an elevated position, with views over the beautiful Tavy Valley below, you feel very much as though you are in a world of your own. The Manor house is currently arranged for family living but is also ideal for entertaining and the additional Coach House and cottages close to the house provide plenty of ancillary accommodation.
The Manor is approached via a private drive into a gravelled parking area and then through the Grade II* listed Great Barn. A paved and cobbled terrace within the stunning enclosed lawned garden leads up to the front door.
The ground floor is well laid out with excellent reception rooms, which are flexible in their use. The drawing room and dining room, with their good ceiling heights, are stunning light rooms with breath-taking views to the south west. Lying off the kitchen and scullery is the sitting room which could double as a cosy dining room. In addition, on the ground floor there is an inner hall with WC, laundry room and utility area. There is a large south facing bedroom lying off the main stairwell between ground and first floors.
The first floor boasts a spacious master bedroom suite with large en-suite dressing / sitting room and bathroom. In addition on the first floor are 4 further bedrooms with 2 bathrooms. The second floor has a further ensuite bedroom with an adjacent study that could double as another bedroom. It also boasts a 60 ft long games room with a billiards area and cinema, providing an incredible space for children and entertaining.
Gardens and Grounds
The immediate surroundings of the house provide a high degree of privacy. To the rear of the house enclosed by high walls and a tall hedge are terraced gardens with an orchard and newly planted rose garden. A swimming pool with paved surround and adjoining terrace sits in the middle of a pretty lawned area bordered by dry stone walls and flower beds.
To the east of the house is a large kitchen garden and greenhouse, allowing the house to be virtually self-sufficient. To the front of the house is a stunning lawned area bordered by flower beds and enclosed by the Great Barn on one side and dry stone walls on the other. At the end of the path, ornate wrought iron gates open to reveal a stunning vista with views over the Tavy Valley. Stone steps lead down to a further lawned terrace with ha-ha. Beyond the ha-ha lie two lakes and further orchards.
Outbuildings
Lying to the north west of and attached to the Manor house, is the magnificent listed Great Barn which could be employed for a number of uses and would make a wonderful party barn. A lean-to provides useful machinery and tool storage. To the south of the Manor house is a traditional stone courtyard with a number of former livestock pens and stables, the Coach House and Garden Cottage.
Coach House
The Coach House is Grade II* listed and offers excellent additional accommodation with 2 bedrooms, 2 bathrooms, a kitchen and a large sitting room / games room on the first floor. The first floor leads straight out to the terrace adjoining the swimming pool and would work well as a pool house area.
Garden Cottage
In the same courtyard to the south is a further Grade II* listed stone cottage with 2 bedrooms, a bathroom, sitting room and kitchen. This is perfect for either further guest accommodation or a staff cottage close to the Manor house.
Lower Walreddon Farmhouse
Situated just to the south of the kitchen garden and with its own separate access is Lower Walreddon Farmhouse. This is a substantial stone property and could be used either as guest accommodation to the Manor house, for rental income or as is currently used, for staff accommodation.
The Farmhouse extends to 3,379 sq. ft and on the ground floor has a large sitting room, study, dining room, kitchen, WC and utility area. On the first and second floor are 5 bedrooms and 2 bathrooms. The farmhouse also enjoys wonderful views and has its own private garden.
Higher Walreddon and Easter Cottage
Lying away from the Manor house and to the east is a pair of semi-detached dwellings. Higher Walreddon is a spacious farmhouse with 3 bedrooms and its own garden which is currently let on an Assured Shorthold Tenancy.
Attached to this is Easter Cottage, a spacious cottage with 2 bedrooms and its own garden which is currently occupied by the head gardener under a Service Tenancy.
Lying near these cottages is a detached stone barn which has been converted into a game preparation area with substantial cold store facilities. Beyond lies a courtyard with a large modern farm building for storage and a further area for stabling. The courtyard is surrounded by a series of paddocks, which currently include a field for free range chickens.
Stables and farm buildings
The stables are situated to the south east of the Manor house and are accessed via a separate drive. They comprise 3 loose boxes, a tack room, and a large garden store. There is also a traditional range of lean-to garden stores.
The main farm buildings are situated some way from the main property to the south of the access lane into the Estate and comprise a good range of traditional and modern stock buildings which have independent access. There is a traditional stone barn under a slate roof which is currently used to house chickens, but has huge development potential, subject to the appropriate planning consents. Adjacent to this are a range of pens and a silage clamp which have largely been used for handling cattle.
The Estate
The Walreddon Manor Estate extends to approximately 543 acres in total and comprises a wonderful balance of habitats creating a diverse environment. The Estate has large areas of organic pasture (161 acres) and extensive woodland (236 acres), which together with the heath land on the West Down, ensure a rich variety of plant life and animals.
The extensive organic pasture is split into two main areas, with a large parcel lying to the north of the lane leading into the Estate and a number of adjoining fields with good access leading away to the south of the farm buildings. The pasture provides excellent grazing and is currently enjoyed by cattle, sheep and a herd of Dartmoor ponies.
The current owner has undertaken extensive planting within the Farm Woodland Premium Scheme and has created some wonderful woodland areas, with an excellent network of private and secluded rides and tracks which are ideal for walking and riding.
Bands of mature woodland border much of the Estate along the banks of the River Tavy to the south and west and the River Walkham to the south and east. The woods are principally mature hardwoods and provide spectacular walks along the river banks.
General Remarks & Stipulations
Solicitors
Withers LLP
16 Old Bailey, London, EC4M 7EG
Contact: Bertie Hoskyns-Abrahall: +44 (0) 207 597 6000
Tenure and Possession
The freehold of the Estate is offered for sale by private treaty with vacant possession upon completion subject to the following:
An Assured Shorthold Tenancy Agreement for Higher Walreddon
A Service Occupancy Agreement for Easter Cottage
A Service Occupancy Agreement for Lower Walreddon Farmhouse
A Grazing Licence over 99 acres of pasture
Various common grazing rights over West Down
Fixtures and Fittings
All fixtures and fittings, including carpets, curtains, wall and ceiling light fittings as well as garden statuary are excluded from the sale
Local Authorities
Devon County Council,
www.devon.gov.uk
West Devon Borough Council
www.westdevon.gov.uk
Planning
The Estate is offered for sale freehold subject to any development plans, tree preservation orders, ancient orders and public rights of way. In particular, the Estate is in an area designated as an Area of Outstanding Natural Beauty. West Down (the common land) is designated as a Site of Special Scientific Interest.
The following structures are listed as being of historic or architectural interest:
Walreddon Manor – Grade I
The Coach House – Grade II*
Garden Cottage – Grade II*
Great Barn – Grade II*
Stone Piers by Entrance – Grade II*
Timber, Minerals & Sporting
The timber and mineral rights over the property, so far as they are owned, are included in the sale.
The shooting and stalking rights over the Estate and an additional 85 acres of adjoining land to the north are in hand and are included in the sale so far as they are owned.
The current owner has enjoyed personal fishing rights granted by the neighbouring estate and there is potential for these to be renewed for a new owner.
Employees
The purchaser(s) will be responsible for complying with the statutory provisions of the Transfer of Undertakings (Protection of Employment) Regulations (TUPE) which currently affects three employees. Further details are available from the agents.
Value Added Tax
Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the Estate or any part of it, or any right attached to it becoming a chargeable supply for the purposes of VAT, such tax would be paid for in addition to the purchase price.
Easements, Wayleaves and Rights of Way
The property is offered for sale subject to any public and private rights of way and all easements, wayleaves whether mentioned or not. There are public rights of way over certain parts of the Estate. There are Wayleave Agreements to utility companies.
Single Payment and other Grant Schemes
The vendor owns and has been claiming Single Payment Scheme entitlements which relate to parts of the Estate. The vendor undertakes to endeavour to transfer these Single Payment entitlements to the purchaser (s). For the avoidance of doubt the current year’s claim will be retained by the vendor.
The Estate is entered into an Organic Entry Level Scheme due to expire on 31st August 2012. There are two Woodland Grant Schemes plus Farm Woodland Premium Schemes which expire in 2016 and 2017.
The purchaser will be required to take on the current schemes and indemnify the vendor against any future claims. Further details of any grant scheme affecting the Estate can be obtained from the agent.
Postcode
PL19 9EQ
Viewings
Viewing is strictly by prior appointment with the vendor’s joint agents, Savills and Knight Frank. Prior to making an appointment to view we request that you discuss any particular points which are likely to affect your interest in the property with the agents .
Important notice
Savills, Knight Frank and their clients give notice that:
1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise
Photographs Dated: August 2011
Particulars Dated: October 2011

Accommodation

Directions

Heading south on the M5, come off at Junction 31 at Exeter and head west on the A30 towards Bodmin. After about 25 miles, leave the A30 signposted Tavistock onto the A386. In Tavistock go through the town centre, following signs to Plymouth along on the A386. About 1 mile out of Tavistock, in the village of Grenofen, take an unsigned turning right, directly opposite the ‘Halfway House’ pub on your left hand side. Follow this lane towards the Tavy Valley and turn left at the first T junction. The entrance to Walreddon Manor is over a cattle grid about 1/2 a mile on the right.