Langleigh House - OnTheMarket · the summer of 2017. ... SITTING ROOM with ornamental fireplace, fitted coal effect gas stove, slate surround and hearth, painted wooden mantle wood

Langleigh House

Berrynarbor, Ilfracombe, EX34 9SGLangleigh House

A beautifully presented attached Edwardian village house offeringgenerous accommodation & large garden, close to the Coast.

Guide price £599,995

Village amenities nearby. 5 Min drive to the Coast. Barnstaple 25 mins.

• Thriving B&B Business

• Well Appointed Hall, Cloakroom, Gas C.H.

• 2 Reception Rms, Shop

• Kitchen, Laundry Room

• 6/7 Bedrooms, 6 En-Suites

• Car Port + Parking for 6

• Large, Well Tended Garden

SITUATION AND AMENITIESIn an area of outstanding natural beauty, between Combe Martin and Ilfracombe, on the NorthDevon Coast. Berrynarbor is a quiet picturesque, traditional black and white painted village, itself afrequent repeat 'Best Kept Village' and 'Britain in Bloom' winner. The village offers community postoffice/general store, church, 13th century village inn and a well respected primary school. Theproperty also enjoys fine views in to the Sterridge Valley below. Coastal and country walks can beenjoyed nearby. The popular North Devon coastal village of Combe Martin is about 2 miles and setat the bottom of the hilly coastline, with a sheltered beach along with a variety of shops.Ilfracombe is about 4 miles and offers facilities including supermarket, schools, leisure centre,theatre, not to mention Damien Hirst's Verity which stands proud at the entrance to the quaintharbour. The surrounding countryside and coastline provide excellent recreational facilities withlovely beaches at Croyde, Putsborough, Saunton (also with championship golf course) andWoolacombe, which are also known for their surfing. The Exmoor National Park is within easyaccess and provides endless bridleways and footpaths for those who appreciate the dramaticrugged countryside. Barnstaple is about 25 minutes by car and as the regional centre, offers theareas main business, commercial, leisure and hopping venues. There is also access to the NorthDevon Link Road leading on to junction 27 of the M5 motorway where via Tiverton Parkway,London (Paddington) can be reached in just over 2 hours. Barnstaple Railhead provides a link tothe National Railway System.

DESCRIPTIONA three storey attached character property which presents whitened rendered elevations withdouble glazed doors and windows beneath a Mansard tiled roof and is understood to dateoriginally from the Edwardian era. The property offers generous , well presented and versatileaccommodation which has been tastefully modernised to a very high standard and sympatheticallycombines original character features with quality 21st century refinements. Externally the streambordered gardens are maintained to the same high standard and all in all this is a property thatreally needs to be inspected to be fully appreciated.

THE BUSINESSLangleigh House is currently operated as a thriving Bed & Breakfast establishment, rated number 1in Berrynarbor on Trip Advisor and winner of a '4 star silver certificate' by Visit England TouristBoard. Within the ground floor is a self contained shop, currently selling gifts but previously agallery and with potential for other uses. There is also scope to utilise the delightful gardens forcream teas. Many of the fixtures and fittings are available by separate negotiation if required,further details of income are available upon request. Further information of the business and

library of the vendor's photographs, can be viewed on their website which iswww.langleighguesthouse.co.uk.

PLANNING POTENTIALThe vendor has carried out a pre-planning enquiry with the Local Planning Authority (LPA) andreceived advice that the land within the valley to the rear of the property offers planning potentialfor a further holiday lodge or dwelling subject to a number of policy constraints. The advice wasgiven, by the LPA, in consideration of the policies contained within the emerging Northern DevonLocal Plan. It should be noted that the LPA do not anticipate formally adopting those policies untilthe summer of 2017. The acceptability of any detailed proposals would need to be tested by thepurchasers via submission of a planning application made to the LPA. The layout of the accommodation with approximate dimensions is more clearly identified upon theaccompanying floorplans but briefly comprises:

GROUND FLOORFront door to ENTRANCE LOBBY half stained glass inner door to ENTRANCE HALL cupboard understairs, CLOAKROOM. SITTING ROOM with ornamental fireplace, fitted coal effect gas stove, slatesurround and hearth, painted wooden mantle wood effect flooring, views over the grounds.DINING ROOM with bay window and views over the grounds. SHOP/STUDIO/ FURTHER RECEPTIONROOM with half glazed door on to the street, painted boarded flooring. KITCHEN excellent rangeof modern units, painted in a sage theme with oak work surfaces and incorporating 1 ½ bowlstainless steel sink, adjoining work surfaces, drawers, cupboards and appliance space under,peninsular unit, shelved storage cupboard, tiled effect flooring, fitted appliances include; Boschand Miele dishwashers, 3 fridges and freezer, Canon electric oven with gas hob above. Lincat grilland extractor hood over, Panasonic microwave.

FIRST FLOORAiring cupboard housing hot water cylinder, ornate plaster ceiling rose. LAUNDRY ROOM withplumbing for two washing machines and space for tumble dryer (AEG washing machine andIndesit tumble dryer included), wash hand basin, fitted shelving. There are THREE BEDROOMS ONTHE FIRST FLOOR (bedrooms 4,5 &6) 2 have very well appointed EN-SUITE SHOWER ROOMS andBEDROOM 6 (currently utilised by the owners) has an EN-SUITE BATHROOM.

SECOND FLOORLANDING. INNER LANDING trap to loft space via retractable aluminium ladder, lagged and partboarded with light, also with potential to convert to additional bedroom accommodation subjectto planning permission. This floor accommodates Bedrooms 1,2 & 3. BEDROOM 1 actuallyaccommodates two rooms as well as BATHROOM and could be utilised as alternative selfcontained owner's accommodation of living room, bedroom and bathroom. BEDROOM 2 has anEN-SUITE SHOWER ROOM as does BEDROOM 3 all presented to the same high standard as theen-suites on the first floor.

OUTSIDEFrom the lane there is a shared private driveway which leads on to a private car park forapproximately 6 vehicles. Adjacent is an external power box, CAR PORT and beyond 2 SHEDS anda GREENHOUSE. Above is a bank of apple orchard, under planted with masses of Spring bulbswith grass pathway leading to a SECRET GARDEN, the remains of a FORMER SWIMMING POOL (this being the proposed site for development). Adjacent there are areas of lawn interspersed withmature specimen trees and shrubs, including a fine Magnolia and Camelias. Returning to theparking area a pedestrian gate leads via a rustic bridge which crosses a fast running stream withwaterfall features beneath a painted, rustic Pergola to a series of deep wide gravelled steps, edgedby rustic sleepers which eventually meander up to the front of the property. This is flanked byfurther areas of lawn, once again interspersed by mature shrubs and trees, there are well stockedflower beds and borders, Sensor activated lighting throughout. Other notable features include aGALLERIED DECKED BBQ AREA, FURTHER DECKED AREA WITH SEAT. Immediately adjacent to theproperty is a LARGE TERRACE with stone edged border and retaining wall. There is a GALLERIEDUPPER DECK and a LOWER GALLERIED DECK with gazebo included. There is access to the righthand side of the property via a pedestrian gate to the centre of the village, as well as a furtherpedestrian access from the other end of the terrace on to the drive. The garden is generally fencedor hedge enclosed and amounts to 0.648 of an acre.LOCAL AUTHORITYNorth Devon District Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG. Tel: 01271327711 (www.northdevon.gov.uk).

SERVICESAll mains services, gas fired central heating (the gas boiler is discreetly hidden within the en-suiteof bedroom 3), fire alarm system.

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Langleigh House, Berrynarbor, Ilfracombe, EX34 9SG

30 Boutport Street, Barnstaple, Devon,EX31 1RP

Tel: 01271 322833

[email protected]

These particulars are a guide only and should not be relied upon for any purpose.

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