South Combe Waters Blackdown Hills, Cullompton, Devon EX15 2JE

Fenn Wright - 01206 216 555

At a glance  Established holiday letting

and fishing business  3 Bed owners’ residence  4 Holiday lodges  2 Coarse fishing lakes  Site extending to 3.8 acres

Established Holiday Letting and Fishing Business, Devon Comprising owner’s accommodation, holiday lodges and coarse fishing in a secluded location set in 3.8 acres.

The property Established holiday letting and fishing business in a secluded location with stunning views. Excellent 3 bed owners accommodation, 4 holiday lodges, PP for 2 additional lodges, 2 coarse fishing lakes and children's playground. Overall 3.8 acres. Situation South Combe Waters is set in a wonderfully secluded location within the Blackdown Hills, not surprisingly designated an Area of Outstanding Natural Beauty. It is a beautiful area of countryside with pastoral scenes interspersed with areas of woodland which straddle the Devon and Somerset border to the north of Honiton and to the south of Taunton villages in the area most of which have pubs and village shops etc include Hemyock, Culmstock, Ufculme, Ashill and Kentisbeare. The countryside around the property has numerous footpaths, bridleways plus areas of Forestry Commission and Woodland Trust owned woodland. Towns in the locality include Honiton (8 miles), Wellington (9 miles) and Taunton (19 miles). Although in a rural location the property is not far from the M5 with J26 being 10 miles, J27 (11 miles) or J28 (7 miles). To the south the A30 (8 miles) links to the A303 and then M3. Description The property was first established in the 1990s and during the owners occupation of 16 years the property has been further developed, enhanced and matured and is now for sale for retirement reasons. There are four well-appointed lodges at present though permission has been granted for a further two.

Fenn Wright - 01206 216 555

There are four well-appointed lodges and planning permission has been granted for a further two. Willow Wood Lodge This Norwegian lodge home is set in a most secluded location away from the holiday business area. It has its own driveway and open fronted garage along with established gardens. The front door leads into an entrance hall off which is a utility room. A door leads into the main hallway which opens out into a stunning triple aspect sitting/dining room with vaulted ceiling plus French doors leading out onto a balcony with a beautiful outlook over the lakes and beyond over the hills. The kitchen has a range of cupboards and drawers with granite worktops with built-in appliances.

The master bedroom also has French doors out onto the balcony with excellent views off which there is an ensuite wet room. There are a further two double bedrooms with potential to perhaps create another bedroom over the kitchen. It is in excellent decorative order with high-quality fittings. The Lodges There are 4 detached lodges - 2 single storey and 2 two storey. These lodges have LPG heating and each overlooks the lake. Each lodge has its own tackle storage shed. Nuthatch (sleeps 3): A single storey lodge with living room, kitchen, double bedroom, single

There are two attractive lakes, a well-stocked specimen lake with carp and a further lake with a wide range of coarse fish species. bedroom and wet room. Dormouse (sleeps 3): A single storey lodge with living room, kitchen, double bedroom, single bedroom and wet room. Badgers Retreat (sleeps 6): Large kitchen/living room with balcony and lovely views. Bathroom with separate shower, double bedroom, 2 twin bedrooms. Kingfisher (sleeps 6): Large kitchen/living room with balcony and lovely views. Bathroom with separate shower, double bedroom, 2 twin bedrooms.

The Grounds There are two attractive lakes, a well-stocked specimen lake with carp up to 24lbs, and a further lake with a wide range of coarse fish including Perch, Roach, Rudd, Bream, Orfe, Tench, Chub, Mirror Carp, Common Carp, Grass Carp and Koi Carp ranging in size from fingerlings to 12lbs. There are numerous pegs with mature trees surrounding the fishing. There is a children's play area with various items of equipment and an on-site laundry room with washing machine etc for guests. There are further areas of pasture within which are positioned the sites for two additional lodges.

Fenn Wright - 01206 216 555

The Business It has been developed by the owners during their ownership. They choose to open between 1st April to the end of October half term so there is scope for further growth if required. The owners run the business themselves with the assistance of cleaners on Saturdays, changeover day. Bookings are taken directly from the owners website www.southcombewaters.co.uk There is a high level of repeat business. Financial information is available from the agents.

Services Private water, mains electricity. Oil fired central heating to owners lodge. LPG heating to the holiday lodges. Outgoings Rateable Value for the lodges for the period 01 April 2015 to 31 March 2016 = £3,744.00. The property benefits from Small Business Relief of £2,620.00. Total Payable £1,123.31 Willow Wood Lodge - Council Tax Band C total payable £1,473.23

Local Authority County Hall Topsham Road Exeter Devon EX2 4QD Tel: 0345 155 1015 EPC—D

*Safety Note to Fishery Buyers* Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!

Fenn Wright - 01206 216 555

Agents’ Notes Tenure & Possession

Viewing

The property is offered for sale freehold as a whole with vacant Viewing is strictly through appointment with Fenn Wright or possession on completion. joint agents Stags. Fixtures, Fittings & Stock

Important Notice

The sale includes the commercial fixtures and fittings and fish stocks within the lakes. Fenn Wright/Stags are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Fenn Wright/Stags for themselves and the Vendor of this property whose Agents they are, give notice that:

Rights of Way & Easements The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchaser/s and lessees should seek their own professional advice.

All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Fenn Wright/Stags has any authority to make or give any representation or warranty, Consumer Protection Regulations whether in relation to this property or these particulars, nor to Under the regulations, what we say or publish about a property enter into any contract relating to the property on behalf of the must not be false or misleading and we must provide certain Vendors. No responsibility can be accepted for any expenses material information to enable a potential viewer or purchaser incurred by any intending purchaser/s in inspecting properties to take an informed transactional decision. that have been sold, let or withdrawn. Measurements Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Plans

Fenn Wright - 01206 216 555

Floor Plan - Willow Wood Lodge

Directions From J28 of the M5 take the A373 to Honiton. After 3 miles and soon after Keepers Cottage turn left signposted Sheldon. After Forest Glade Caravan Park proceed to the T junction, turn right and then left to Sheldon. Turn left at the next junction and after a further mile, after driving past woodland, the entrance to South Combe Waters is on the left.

Photographs taken Particulars prepared

August 2015 December 2015

To find out more or book a viewing

01206 216 555 Fenn Wright is East Anglia’s leading, independently owned firm of chartered surveyors, estate agents and property consultants.

• Residential, commercial and agricultural sales and lettings • development, planning and new homes • agricultural property advice, farms and land • mortgage valuations, Homebuyers reports and building surveying • Fisheries (UK and France) and equestrian property (UK-wide) Consumer Protection Regulations 2008 Fenn Wright has not tested any electrical items, appliances, plumbing or heating systems and therefore cannot testify that they are operational. These particulars are set out as a general outline only for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions ,dimensions ,references to condition necessary permissions for use and occupation and other details are given in good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protection Regulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer

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