Cadeleigh, Tiverton, Devon, EX16

150 acres forming a very private valley

SITUATION
Coombeland occupies a truly idyllic setting forming its own peaceful and private valley that forms part of the undulating landscape running west of the Exe Valley. The house is situated at the end of a half mile long drive surrounded by its own land of pasture and woodland ensuring complete privacy and exclusivity. Coombeland blends into the surrounding rolling landscape that characterise this very unspoilt part of Devon. From the high ground either side of the valley there are wonderful views with very little evidence of other buildings.

Despite its sense of complete privacy, Coombeland is only 4 miles from the centre of Tiverton and 12 miles from the mainline railway station and motorway junction at Tiverton Parkway Station. Tiverton is a market town offering everyday amenities and is home to Blundells School.

DESCRIPTION
Coombeland is a Listed farmhouse that has evolved from its
C17 origins with improvement and extension to now provide a very comfortable and characterful country house that takes full advantage of its lovely south facing position. The house is situated at the heart of the 150 acres and is accompanied by the adjoining 6-bedroom guest cottage, beside which the superb purpose-built stable yard with 14 loose boxes provides the core of the estate.

Beside the entrance drive an enchanting former mill building has been converted into a one-bedroom cottage, which is currently let on a short tenancy.

The land surrounds the house and forms a valley running east/west with a tributary of River Dart (itself a tributary of the River Exe) running along the bottom. In front of the house the stream feeds an ornamental lake, home to otters and other wildlife. The land is divided between about 70 acres of grazing ground and 60 acres of woodland, much of it designated ancient woodland. The topography and steep contours of the land lends it to the re-establishment of a high-quality driven shoot.

COOMBELAND HOUSE
The Grade II listed house offers characterful accommodation that testifies to its history whilst more recent additions have made it convenient for modern life. The principal rooms run across the south facing front of the house with the large farmhouse kitchen/living room with Aga having access to a west facing terrace. The drawing room and dining room have open fires and there are window seats and quality oak panelled doors and other joinery including a plank and muntin screen. At the rear of the house there is striking double height orangery and there is plenty of practical utility areas with access from the back door.

Upstairs the generously proportioned bedrooms are well laid out around the main passage landing with a guest bedroom suite being separately accessed from its own spiral staircase.

COOMBELAND BARN
Converted from farm buildings in 2019 this 6 bedroom/ 6 bathroom accommodation provides a conveniently sited Guest cottage. The bedrooms each have their own bathroom and a central space with kitchen area and open fireplace makes an ideal entertaining space with doors that lead out to a protected courtyard.

THE MILL COTTAGE
This building was converted from a working water mill (the remains of the wheel are still in situ) and makes a charming additional residential space beside the entrance drive. The two-storey accommodation provides one bedroom with ancillary living space. It is currently let on an Assured
Shorthold tenancy agreement.

THE EQUESTRIAN FACILITIES
Coombleand is home to Coombeland Eventing, a business that aims to breed and train event horses of all standards. The U-shaped yard behind the house offers 14 loose boxes in
purpose built buildings together with grooms accommodation, tack and feed rooms and horse grooming and washing stalls. Behind the stable yard a 60 x 25 m all weather school provides arena train facilities, whilst the 150 acres of surrounding land provide ideal opportunities for fitness and cross-country training. There are field shelters in most of the enclosures. The vendor currently keeps around 3 mares and 10 youngstock on the farm

THE LAND
The land forms a steep valley running for over a mile from end to end. It forms both sides of the valley and is bound on both sides by quiet lanes serving the surrounding farms.

The land is served by a network of tracks giving access around the property. The pasture is all grazed by the horses and is mostly entered into a 3 year SFI agreement terminating
in 2027. The woodlands are largely stocked with mature native species but there is also an area of conifers. Much of the woodland is designated ancient woodland and is home
to many deer and other wildlife and flora.

The hunting rights over the property are vested in the Badgeworthy Land Company but at the vendors request have not been exercised for some time.

THE SHOOT
A high bird shoot that utilised the steep-sides of the valley and mixed habitats, was run for several years, and would be straightforward to re-instate, either privately or in conjunction with a neighbouring shoot.