Pound Lane, Upottery, Honiton, Devon

WELLSPRINGS FARM.
Wellsprings Farm comprises an imposing and exceptionally impressive detached modern farmstead which is located in an outstanding private setting on the country fringes of the popular village of Upottery. It sits amongst stunning grounds which extend to approximately 50 acres and which offer a magical, secluded retreat being surrounded by gardens and rolling pasture which gently slopes to the south. The property sits in the eye of the sun and gains spectacular far-reaching panoramic views over a typical Devon patchwork scene within the Blackdown Hills National Landscape.

Although semi-rural, Wellsprings Farm sits in an accessible and convenient location being just off the A30/A303 and is within a mile or so of the village which has a strong community, popular public house and primary school. It is also within easy access of the busy market town of Honiton with its main line railway station, the Cathedral City of Exeter and the World Heritage Jurassic Coast which is about half an hour by car.

Wellsprings Farm has undergone a complete transformation since the current owners purchased it in 2020 which has included the re-siting and construction of an outstanding Neo Georgian Country House, along with the refurbishment and restoration of its traditional farm buildings. It occupies an elevated position and was designed in a way to make the very most of its spectacular setting with views stretching out in all directions. The house itself is of classic proportions and is exceptionally impressive on the approach, commanding the site beautifully. It is of traditional construction with stone and rendered elevations under a steeply pitched slate roof and the front façade is dominated by its large sash windows and central projection, with the rear having a grand pillared portico.

Wellsprings Farm was created with the vision to build a timeless country home with immense character and a sense of ‘period’ grandeur, yet offers all the modern conveniences one would expect along with exceptional eco credentials. It has high levels of insulation throughout, air source heating (with underfloor heating to the ground floor), highly rated double-glazed units, heat recovery system and a 12kw bank of photovoltaic panels with 10kw of battery storage. As a result, the property generates an astonishing 85% of its own
electricity and offers, for a house of its size, low maintenance and practical living which is exceedingly rare to find in such a glorious country position.

The interior has been designed with the same forensic attention to detail and exudes quality and class with beautifully proportioned rooms and great care given to the fixtures and fittings. It is approached from the rear through an impressive pillared portico which opens into a stunning galleried stair hall with its attractive tiled floor. The drawing room is an enormous room with an oak floor, bi-fold doors onto the terrace (and a side door), a fireplace with a multifuel burner and outstanding views. Off the drawing room is a study, whilst to the front is an entrance hallway off which is a shower room. The heart of the house is the superbly appointed kitchen/family room which has been expertly fitted with bespoke units under granite worktops, integral appliances, an electric Aga and pelmet lighting. It also features a pantry, and off the kitchen is a side hall and a large utility room.

To the first floor is a superb vaulted and galleried landing with a linen cupboard, storage and cupboards housing the water system and giving access to the loft which is boarded and no doubt offers further potential to convert should one want additional bedrooms/accommodation. There is a spacious principal bedroom with a luxuriously fitted en-suite bath/shower room with a slipper bath and a similar guest suite. The two further bedrooms are good sized doubles, and the family bathroom features a freestanding rolltop bath along with a large shower.

GARDENS, GROUNDS & LAND.
Undoubtedly, one of the main features of Wellsprings Farm is its stunning setting which offers great privacy and simply breathtaking views. The property sits at the head of a long private driveway which sweeps through the land to the house and buildings. It also continues around to the rear of the property giving access to a very large recently constructed detached garage/implement store which has two roller doors (one electric) and on which sits the photovoltaic panels. Wellsprings Farm has an extensive range of traditionally built farm buildings which are very attractive and have been repointed and have new roofs. Alongside the house is a large barn of stone and block under a slated roof and this has three stores with a loft above. Behind this is the former dairy which now houses the water filtration system and a storage tank. Whilst on the subject of water, the house benefits from a borehole which is sited in a field known as ‘The Moor’ to the east of the house. It is worth noting that the pipework has been replaced between the borehole and storage tank.

Another notable feature of the property is a magnificent walled garden which was created utilising the footprint of the original farmhouse. This is a sheltered kitchen garden with raised beds and another attractive outbuilding (the former wash house) for use as a potting shed and which houses the mains power supply. Attached to this is a former linhay. To the north of the house is a winter barn with a chalk floor and this has two troughs with a constant water feed.

The pasture surrounds the property and in total extends to about 40 acres. It is well fenced and all but two of the fields have water, with the southerly fields also having separate lane access. Within ‘The Moor’ are the remnants of two old stone cottages (which could offer future potential), whilst to the east is around 10 acres of woodland which offers good screening from the road. Beside the garage building is a concrete yard and orchard, and there is a further yard around the winter barn. In total the land extends to circa 50 acres, but could be divided into smaller lots.

DIRECTIONS & DISTANCES.
From Honiton, take the A30 in an easterly direction towards London. Proceed for approximately 2 miles, through the village of Monkton, and just before the road widens into three lanes turn left signposted Rawridge and Upottery. Continue through the hamlet of Rawridge and turn right at a green triangle onto Pound Lane. Follow this lane for about 300m where the driveway to Wellsprings Farm will be found on your left hand side.
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Coast at Lyme Bay 12 miles | Honiton & Waterloo line 5 miles | Taunton 25 miles | M5 access 10 miles | Exeter Airport 18 miles | Bristol Airport 50 miles

TENURE & LOCAL AUTHORITY.
Freehold.
East Devon District Council - .
Council Tax Band: G.

SERVICES.
Mains electricity. Private water. Private drainage (treatment plant). Air-source central heating with heat recovery system and photovoltaic panels with battery storage.

ENERGY PERFORMANCE CERTIFICATE.
Rating: A.

BROADBAND, MOBILE & FLOOD RISK.
The seller has advised us that broadband is available in the area. Current broadband speeds can be checked through: checker.ofcom.org.uk/
Mobile coverage can be checked through: checker.ofcom.org.uk/en-gb/mobile-coverage
Flood risk information can be checked through the following:

VIEWINGS.
Strictly to be made via the agents - Humberts Devon:
Plymton House, 59 High Street, Honiton, Devon, EX14 1PW
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