Lot 1: Holmingham Farm, Bampton, Tiverton, Devon, EX16

Lot 1
Comprising Holmingham farmhouse, gardens and swimming pool, traditional stores and garaging, stabling, apple orchard and ponds, 1,327 yards of double bank fishing with 10 named salmon pools and fishing lodge. Approximately 69.3 acres.


Location
Holmingham Farm is located in a particularly attractive part of the Exe Valley, lying on a bend of the river between Bampton and Tiverton. The area is known for its stunning landscape with a huge variety of flora and fauna. It is at Holmingam Farm that the Exe is joined by one of its tributaries, the River Batherm. The River Exe is the main salmon river in the west country and one of the most prolific salmon rivers in England.

A local pub lies on the boundary of the farm and the market town of Bampton is only about 1.5 miles away offering a range of local shops, public houses, doctor’s surgery and primary school.

Tiverton lies approximately 6 miles to the south offering a wider range of social, scholastic and shopping facilities including the renowned Blundell’s School.

The cathedral city of Exeter is approximately 21 miles to the west, whilst J27 offers convenient access from the north Devon link road to the M5 motorway.

There are regular train services to London Paddington from Tiverton Parkway railway station which is approximately 12 miles from the holding. Bristol and Exeter airports are within easy reach providing regular shuttle connections to major airports in the country and abroad.

In addition to the fishing, the area is renowned for a range of equestrian and sporting activities. Areas of the woodland have been used for simulated game days. There are numerous quality shoots within the region and other sporting opportunities include racing at Newton Abbot, sea fishing from Exmouth and golf at Tiverton and Woodbury.


Situation
Holmingham Farm comprises a most attractive and private residential holding set in a west facing, secluded position, on a particularly attractive bend of the River Exe between Bampton and Tiverton.


The Property
The house lies centrally within the holding at the end of a long, private drive, enjoying westerly views over the riverside pastureland towards the River Exe which in turn acts as a natural barrier, providing privacy and seclusion.

The substantial 7-bedroom detached farmhouse constructed of stone and rendered elevations under a tiled roof is perched promontory serviced by lawned gardens, a swimming pool, an extensive range of barns and outbuildings plus a separate stable block.

Comprising some 69.3 acres of riverside pasture lying adjoining the River Exe, offering annual grazing to local farmers providing access to the good-quality salmon fishing and the 10 named pools, providing the house with a particularly attractive westerly aspect.

The farm enjoys the benefit of 1,327 yards of double bank high-quality salmon fishing that runs through the farm offering 10 named pools.

In addition there is a fishing lodge and two fishing lakes located close to the farmhouse.

The property lies within an area of high amenity value and offers privacy, sporting potential and the opportunity to develop both the planning consents obtained and a wide range of other biodiversity projects.


The Farmhouse
The house lies in a particularly protected and private location at the end of a long, private drive, situated near the River Exe enjoying westerly views across the holding.

The farmhouse offers accommodation of entrance hall with stairs off, cloakroom, shower room and door leading to a bespoke kitchen/breakfast room with door to utility and pantry. The principal reception rooms leading off both the hallway and kitchen include a magnificent drawing room with inglenook fireplace, large bay window and French door to terrace, a west facing dining room with interlinking doors to the drawing room and accessed off the rear hall is a study and rear stairs. In addition, there is a snooker room with cloakroom off and a ground floor bedroom with en-suite shower room.

On the first floor the landing leads to six further bedrooms and a family bathroom. The principal bedroom enjoys far reaching views to the west and is serviced by an en-suite bathroom. The guest double bedroom has en-suite facilities and the remaining four are double bedrooms.

The majority of the gardens at Holmingham are to the south of the house and consist of lawned gardens and herbaceous borders. The boundary between formal lawns and the pasture beyond is by way of a ha-ha.

A large terrace surrounds the house giving south facing areas for entertaining and enjoying the views. This terrace also provides access to the outdoor heated swimming pool which is well enclosed and has an open-fronted entertaining/party barn surrounding it.


Outbuildings
Adjoining the farmhouse and separated by a covered passageway is a range of traditional stone outbuildings providing garaging and storage which could be suitable for a number of other uses, subject to the necessary permissions. There is also a separate stable block with four stables, store room, tack room and open fronted hay and straw store.


Land
Lot 1 totals some 69.3 acres, the majority of which is riverside pastureland, currently let on an annual grazing licence to a local farmer. Closer to the house are two small orchards and to the west of the house, two fishing lakes.

The River Exe runs through lot 1 offering the 1,327 yards of double bank salmon fishing and the 10 named pools which have historically been one of the most prolific areas of the river for the fishing of salmon. Whilst in recent years the river has been fished lightly, it is understood that up to 40 salmon per year have been caught in the past, the best year was 1994 when 103 salmon were caught.

A disused railway line runs through both lots 1 and 2 and a timber frame fishing lodge is located on the line that overlooks pools 8 and 9.


Method of sale
The property is offered for sale by private treaty as a whole or in three lots.

Tenure & possession
Vacant possession is available upon completion.

Health & safety
Potential purchasers are required to take particular care when inspecting the property, recommended to wear supportive footwear for viewings and are advised to be conscious of potentially uneven and slippery ground surfaces.

Sporting, timber and mineral rights
The sporting, timber and mineral rights are included in the freehold sale.

Rights of way
There are no private Rights of Way that cross the holding.

EPC rating
The farmhouse has an EPC rating of E.

Council tax
Band G.

Local authorities
Mid Devon District Council


Viewings
By prior appointment with the vendors’ agents, Carter Jonas: .

Directions
From J27 of the M5 motorway, take the A361 (North Devon link road towards Tiverton). On reaching the first roundabout, take the third exit onto the A361 towards Bampton and Dulverton. Continue on this road for about 5 miles, passing through the village of Cove. At the Exeter Inn public house, take the fist exit towards Dulverton on the A396. After about 50 yards, take the first left, continue ahead over a bridge crossing the river. Continue up the hill and the entrance to Holmingham Farm will be found on the left hand side of the road, down a long, private drive.

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