Sanctuary Lane, Woodbury, Exeter

A beautifully presented detached family home located on the edge of Woodbury Common to the East of Exeter, combining an impressive blend of a period cottage with a modern extension creating just under 3000 sqft in total with an adjoining Orchard giving 3.1 acres. EPC: B

Situation - The property is situated along a quiet lane, close to Woodbury Common and just a short distance from Woodbury, one of East Devon’s most desirable villages. Woodbury offers a range of local amenities, including a 15th-century parish church, village school, shop, garage, and two pubs. Darts Farm and Greendale Farm shops are a short drive away, providing high-quality food shopping. Woodbury Park Golf and Leisure Club is just 2 miles from the property, and the popular beaches of Budleigh Salterton and Exmouth are easily accessible. To the north of the village lies Woodbury Common, offering acres of unspoilt land. The cathedral city of Exeter is a convenient commute to the west, offering a wide range of facilities, including rail links to Paddington and Waterloo, access to the M5 at Junction 30, and Exeter International Airport.

Description - The Meade is a fabulous property, recently upgraded and extended by the current owners to seamlessly blend the charm of a period property with the modern appeal of a contemporary extension. The spacious accommodation spans nearly 3,000 sqft and includes, on the ground floor, a sitting room, modern kitchen/family room, large dining room, and a downstairs bedroom with en-suite. The first floor offers two additional bedrooms, both with en-suite bathrooms. Outside, there are gardens to the front and rear, with a driveway leading to a linked studio/workshop. Across the access lane, there is a large orchard, and the overall plot extends to approximately 3.1 acres.

Accommodation - Entering from the driveway, a door opens into a spacious entrance hall. Directly ahead is the kitchen, with a W.C to the left, and to the right, an impressive sitting room, part of the new extension, featuring large windows and French doors overlooking the garden and a wood burner. The kitchen, which forms the second half of the extension, is fitted with a range of base, wall, and drawer units, with integrated appliances, and a modern electric AGA, together with a walk in larder. French doors and a window overlook part of the garden, and an opening leads to a colourful family room with a window and door to the outside. The family room leads to a large utility room with fitted units, a sink, a large drying room, and a door leading to a side passage with access to both the front and a rear courtyard garden. From here, a door opens into a fantastic workshop/studio, with French doors leading to the front of the property. The family room leads into the older part of the property, where you’ll find a lovely spacious dining room, an inner hall with a staircase rising to the first floor, a downstairs bedroom with en-suite bath and shower room currently used as an office. On the first floor, a door leads to the master bedroom with an en-suite shower room and walk in wardrobe. Across the landing is a third double bedroom, also with an en-suite shower room.

Outside - A shared driveway with one other property leads to a five-bar gate opening into a private gravel driveway, providing parking for several cars. Adjacent to this is a lawned area enclosed by fencing, with a gate opening into a beautifully landscaped, formal garden. This garden is mainly gravelled and leads around the recent extension, where there is a decked seating area, a timber summer house, a wild flower area, and several well-stocked, raised flower beds. Accessed from the breakfast room, is a courtyard garden with more raised beds. On the opposite side of the access drive, approaching The Meade, is a field planted with mature fruit trees, measuring approximately 3.1 acres.

Services - Current Council Tax: D (Currently under review)
Utilities: Mains electric and water
Drainage: Treatment plant which is shared with the neighbouring property with annual running costs shared 50/50.
Heating: Electrical air sourced heat pump installed 3 years ago which services under floor heating on the ground floor and panel heating on the first floor.
Solar: Solar panels on the roof which feed a Tesla battery and there is an electric charging point.
Tenure: Freehold
Standard and ultrafast broadband available. EE, O2, Three and Vodafone mobile limited networks available (Ofcom).

Directions - From Exeter, head towards the Sandygate roundabout and take the third exit onto the A376 Sidmouth Road. Exit the roundabout on the A376, onto Sidmouth Road via the second exit, onto the A3052. At 3.3 miles, turn right at the crossroad onto Sanctuary Lane. follow the road around and The Meade is on the left hand side after approximately 1 mile.

Agents Note - Additional land may be available by separate negotiation.
The vendor has also advised that the current Council Tax is being reviewed. Please speak to agent for further information.

Agents Note - The vendor advises there is an uplift clause on the land for 25% of the difference in value between the value as agricultural land and the value with permission for RESIDENTIAL USE only. The restriction is for 25 years from 31 June 2021. Please contact the agent for more details.
Access to the house is via a right of way over a shared entrance splay.