The Property
Waterhouse Farm has been extensively modernised and extended within recent years by the present owners and now provides a wonderful balance of living accommodation, ancillary accommodation and equestrian and agricultural buildings. The extensive use of slate/flag stone flooring, quality exposed timberwork, pointed stone walls as well as the creation of the feature quadruple aspect 30'6 x 18'1 open plan kitchen/diner/family room with its semi vaulted ceiling make this the perfect blend of period country home with stylish modern convenience.

The Setting
There can be few homes that come to the market within the Exmoor National Park that offer a better balance of private home and equestrian facilities. There are perhaps even fewer homes that offer such a convenient edge of village setting (ideal for a short walk to the shop and the pub) balanced with a high degree of privacy and direct access onto some of the very finest open moorland walking and riding within the whole of the National Park.

Withypool is an attractive, traditional village predominantly surrounded by open moorland and bisected by the River Barle in the heart of the Exmoor National Park with good local amenities which include the village shop and post office, tea room and renowned village inn, The Royal Oak, where R.D.Blackmore wrote part of Lorna Doone and Alfred Munnings was said to have kept a studio.

For those keen on country pursuits and sporting activities, Exmoor is one of the smallest National Parks (267 square miles) but arguably one of the most attractive, offering such a variety of scenery from high heather-clad moorland, deep wooded river valleys to the breathtaking coastline boasting the highest marine cliffs in England and of course Exmoor's famous amazing Dark Skies,
which can be admired from the grounds of the property.

Dulverton and South Molton are located to the south and south west, Minehead to the north, Barnstaple to the west along with some of the finest surfing coastline in the West Country. Taunton, Somerset's County town, is to the east (approx. 40 minutes' drive) with its wider range of shops and amenities as well as main line rail access to the national rail network (fast trains from Taunton to Paddington taking 1:45 minutes) as well as direct access to the M5. Exeter and Tiverton also to the south (approx. 60 minutes and 35 minutes respectively)

The Accommodation (Main House)
Entrance Porch with windows at either side, Reception Hallway with flagstone floor, glass and oak timbered access way with oak stairs to Stunning Quadruple Aspect Open-plan 30'6 Kitchen/Diner/Family Room, this stunning room has a vaulted ceiling as well as mezzanine area over the kitchen end. Flagstone flooring throughout with oak framed French doors to side elevation giving access to Private Fire Pit and Decking Area with rural views. This impressive room at one end has a fireplace with inset villager wood burning stove, central dining area, the other end features the bespoke kitchen with range of hand crafted units and slate work surfaces, double bowl sink and plumbing for dishwasher, electric "Everhot Range" set into fireplace recess (directly under this room is a basement room for freezers, storage etc but accessed externally). Accessed from the Reception Hall are the Boot Room/Utility Room and the Drawing room. The Utility/Boot Room with fireplace recess, work surface, plumbing for washing machine, storage cupboards, plumbing for washing machine, under stairs storage cupboard. (door off to Rear Entrance Porch, glazed to three elevations and stable door to outside and yard).

The double aspect Drawing room is another wonderful feature of this fine home with its extensive pointed stone work and superb cross timbered beamed ceiling, flag stone flooring, deep recessed feature fireplace with hearth and bread oven at side, recess and shelving, wiring for wall lights.

A Double Aspect Study with windows to front and side elevations, corner fireplace with slate hearth and small recessed wood burner, ornamental plate rack. Side Lobby with flagstone floor, turned staircase to first floor, door to side elevation and door off to:- Cloak Room/Shower Room with WC, corner shower cubicle, wash hand basin, cupboards, boiler cupboard, flagstone floor.

The First Floor is accessed from two separate stairwells (from the Reception Hall and the Side Lobby adjoining the Study). The Principle Staircase from the Reception hall is a central staircase with balustrade and landing surrounding on either side, polished timber flooring. Family Bathroom/Shower Room with panelled bath, pedestal wash hand basin, corner shower cubicle. Bedroom 2 with range of fitted wardrobes and storage space, access to En-suite Bathroom comprising panelled bath, shower fitment, WC, pedestal wash hand basin. Bedroom 5. Bedroom 3. Bedroom 4 with connecting "Jack and Jill" door to principle bedrooms suites en- suite bathroom. Accessed from the secondary staircase off the side lobby, is the Secondary Landing (with turned staircase and Airing Cupboard) from which there is access into the Double Aspect Main Bedroom Suite comprising an extensive range of handmade wardrobes and storage units. Access to adjoining En-suite bathroom with copper rolled top bath, WC and pedestal wash hand basin.

"The Cottage"
Used as "ancillary accommodation" to the main house, this two storey barn conversion

offers 2 Double Bedrooms, Bathroom at first floor level with Large Double Aspect

Open Plan Lounge/Diner (28'7 x 15'9) with steps down to additional Kitchen Area.

Outbuildings
Waterhouse Farm offers an exceptional range of modern and traditional equestrian and agricultural farm buildings. These include a Superb Indoor Arena (approx. 72' x 157') of clear span construction with spectator seating and office/judging room to one side. Access through to Extensive Range of Stables (7) as well as additional Storage and Tack/Feed Rooms with covered walk way. Adjoining Storage/Hay Barn which could potentially be developed into further stabling if required.

To the rear of the main equestrian yard and arena there is a Large Traditional Stone Building (two storey and adjoining "The Cottage" which is sub divided into ground floor storage and large first floor storage room which the present owners have used as a gym area and previously as storage. The ground floor combines further accommodation that would historically have been used as further small stables or storage rooms) "Kates Pottery" Adjoining this building are a selection of potting sheds and garden storage. To one side of the yard there is a Modern Agricultural Building which is presently divided into the Boiler room (with "Froling T4" woodchip boiler) to the rear of which is a larger area used as the main woodchip storage area with fuel pit and auger feeding the boiler.

To the Eastern side of the principle yard areas is the Main Agricultural Yard which gives access to both the main drive, the arena and also to the lower fields. Within this area there is a steel framed and concreted Agricultural Building (known as "Pop's Tractor Shed") with sliding double doors. Open Fronted Shed of steel construction with corrugated elevations (used as a hay barn).

The Gardens, Grounds and Pasture
Waterhouse Farm is approached from a small country lane that leaves Withypool towards Sandyway and South Molton. The private drive has post and rail fencing at either side as it leads down to the main parking area (to the east of the main house) with parking for multiple vehicles and from which there is access to the home yard at the rear of the farmhouse, the agricultural yard to one side and in turn to the Indoor arena. The main garden is located to the southern side of the main house and is laid to lawn on principally two levels (adjoins the home field and gives access to the front and side doors).

The property stands in total within some 40 Acres. In the main this is laid as pasture and comprises both gently sloping and level meadow fields surrounding the property (sub divided into 13 Principle field areas with two parcels of land along the western boundary) with river frontage running along the northern boundary onto the River Barle.

Agents Notes
Footpath
A public footpath crosses part of the property (northern side of the farm buildings along the River Barle and lower meadow pasture) and is screened from the main house by the large Indoor Arena and Farm Buildings indicated on the landplan. (The footpath is fenced where it crosses the property).

Knotweed
Waterhouse Farm is part of the Exmoor National Park Knotweed Control Project. Our clients are happy to provide more detailed information upon request.

Rural Payments
Entitlements/BPS – The current owners claim for BPS payments, the entitlements are available by separate negotiation.
Higher Level Stewardship Scheme – The current owners claim the HLS scheme which runs until 30th April 2023 and can be transferred to the new owners. Please see agents for more details.

Commoners Rights – Waterhouse has commoners rights which will be included within the sale of the property and are managed by the Withypool Commoners Association. The current owners take the non grazing payment per annum but the new owners could opt to use the grazing in the future. Please see agents for more details.

Central Heating – The Main house and the cottage the heating is provided through a wood chip fuelled system but could also be fed with pellets (Biomass Boiler). The system was installed by the current owners and is on a RHI transferable scheme which ends in 2033. The estimated return is £2,000. (After deductions of costs for purchasing "chip" for both properties).

Sporting Rights
The Hunting Rights are held with the Badgworthy Land Company.

The Shooting Rights are held with the property.

The Fishing Rights are also held with the property and extend to approximately 787 yards (720m) of Single Bank Salmon Fishing.

Water
Mains water to all of Waterhouse including the field troughs except a spring feeds the small pond and the water troughs in the large stable block.

Drainage
The current owners have recently installed a new sewage treatment plant which we understand to be fully compliant with the General Binding Rules of 2015.

Withypool is located to the north, North West of Dulverton. On entering the village from the Dulverton/Winsford/Exford direction, pass over the bridge (by the post office/shop/tea rooms and then after the cattle grid take the first turning right (sign posted to Sandway and South Molton). Continue along this road for approx. 150/200 yards and the entrance to Waterhouse Farm will be found on your right hand side (last property on right as village ends and becomes open moorland)

Using What3words Smart Phone App
For those who already use this Geolocation App device for your smartphone – Type in the following three words robes.eaten.ranked (Approximate location where drive starts and leads down to the property)

For those not already using this facility. It is a smartphone App that can give you directions to any 3qm area on the planet and is ideal for finding properties in remote or secluded locations – You can download the app to your smartphone or visit their website by typing in

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5 bedroom detached house for sale