Bratton Fleming, Barnstaple, Devon, EX31

An imposing detached former Victorian rectory, together with a self-contained annex and detached secondary cottage, and a large stone barn/stable block, set in park-like gardens with paddocks and woodland, in all about 7.59 acres. Sitting on high ground commanding breathtaking distant views, the delightful situation, is semi-rural yet, within walking distance of village amenities and within a short drive of Exmoor & Barnstaple. The Coast, Link Road and West Buckland School are a little further afield. Suitable as a large family home, dual occupation and/or a number of home and income uses.

Approached via a private road and drive sweeping down through mature woodland within the property boundary, opening out to reveal a stunning view over the land towards the fields and sea views in the distance.

On entering this delightful former rectory, the drive has ample parking for up to 8 cars and there is an electric charging point & useful dog washing station to the side of the house.

ENTRANCE PORCH with arched wooden double doors to the inner front door with original stained glass panels.

ENTRANCE HALL coat pegs, original stripped wooden floors, and a stunning staircase rising to the first floor, maid bell. There is also a smaller original servants staircase leading to the first floor.

LIBRARY/TV ROOM is a double-aspect room enjoying fine views, one window with shutters, an ornamental fireplace, two shelved arched display niches, original stripped wooden floors, an ornate cornice, and picture rail.

DRAWING ROOM - With pair of windows with shutters, marble fireplace with fitted wood burner, original stripped wood flooring, ornate ceiling cornices, and picture rail.

DINING ROOM- Featuring a bay window and shutters allowing fine views, marble fireplace with detail that matches the door surround, ornate cornice and picture rail, and original stripped wooden flooring.

UTILITY ROOM Newly fitted and refurbished utility with modern units, solid worktops, a large sink for washing, space for washing machine and dryer as well as fridge freezer. In addition, there is a generous guest WC with storage.

KITCHEN/ DINING ROOM this ‘dream’ kitchen was added in 2020 and is not only a marvellous entertaining space but the views through the wall of glass are stunning they, together with the roof lantern, flood the room with light and provide a contemporary and stylish contrast to the original building all undertaken very sympathetically. The bespoke designed kitchen is fitted with Neptune’s painted “Henley” wooden cabinets (with a lifetime guarantee) together with a bespoke ‘walk-in’ half-glazed illuminated pantry cupboard, all featuring main colour themes of basalt and aqua, topped by polished granite worksurfaces in colonial ivory. Other notable features include a twin Belfast sink with Perrin and Rowe instant hot water tap, twin Neff slide and hide ovens & five ring gas hob. The central island/breakfast bar is a wonderful work station and incorporates a two-draw fridge and ample storage. There are other features including hidden drawers, two integrated dishwashers, integral recycling bins, and a picture-tiled wall panel depicting the American naturalist, James Audubon’s Roseate Spoonbill. Quality Altro wood effect flooring runs throughout the room. Within the dining area, there is a fitted padded bench with electric points above which is large enough to accommodate any freestanding dining table and above this is a wallpaper mural depicting peacocks. At a lower level there is an illuminated bookcase with room to accommodate a chair/small sofa in order to contemplate the menu for the meal of the day. An open archway, leads to

GAMES ROOM, featuring a large pool/snooker table, darts board and other games. A half glazed door to LOBBY with coat hooks and a boot and shoe storage area.

SCULLERY and back staircase all with original flag stone flooring. A door way from the kitchen leads down to the cellar.

CELLARS Arranged as five rooms all with stone floors. Room 1 is a larder with slate shelves and meat hooks. Room 2 hot water cylinder room. Room 3 boiler room. Room 4 wine room with wine bins and meat safe. Room 5 is a BAR/Party ROOM and also has a wood shute allowing wood to be delivered from outside in.

FIRST FLOOR there are FIVE BEDROOMS. All of the bedrooms have undergone a program of redecoration with new light fittings and carpets throughout. Four of the bedrooms have newly fitted modern shower rooms with built-in storage and seating & tasteful styling. There is a fith separate bathroom which has a delightful roll-top bath and separate shower & is luxuriously appointed.

SECOND FLOOR - Comprises TWO BEDROOMS, BATHROOM, DRESSING ROOM, EN-SUITE SHOWER ROOM - the top floor of the house has been lovingly restored to create a family bathrooom with large sink & high quality brushed gold fittings and a twin bedroom which could also be utilised as a dressing room to the impressive master bedroom. The master bedroom is approached through the stylish open-plan dressing area featuring a free-standing bath and ample built-in dressing table space. This leads to the principle room, with feature lighting and wonderful original beams, built-in storage and a fantastic luxurious en-suite shower room with high-quality fittings.

THE ROOST is the self-contained first-floor flat which comprises BED/SITTING ROOM, KITCHEN AND newly fitted BATHROOM, The apartment can be accessed independently or via the main house through the scullery area.

BLANDINGS COTTAGE is a single storey stone cottage, detached and on the eastern side of the main house which comprises SITTING ROOM with an open-plan KITCHENETTE including a breakfast bar area, as well as a BEDROOM and BATHROOM.

Outbuildings - LARGE TWO STOREY STONE BUILT BARN with two former stables (15.3ft x 12.3ft & 15.5ft x 12.3ft), feed room (12.1ft x 10.3ft), hay loft and log store (44.6ft x 5.9ft).

TOOL STORE with power and light connected as well as POTTING SHED also with power and light and free-standing L-Shaped benches the building is ‘C’-Shaped and within the open fronted part of the building there is a Belfast sink and water tap. Adjacent to the greenhouse are the remains of an octagonal extension which now house the new sauna and sun deck.

GARDENS & GROUNDS -The property owns the PRIVATE DRIVEWAY from the highway which runs onto other properties beyond which have right of way over the top part of the drive only but a secondary spur drive leads down to Bracken House itself and this is entirely private. To the left of the top part of the drive, there is a mature area of WOODLAND which provides ample fuel for the open fire and the wood burner. The driveway terminates alongside the property and there is ample parking and turning space. Blandings Cottage has its own independent parking bay. The formal gardens surround the house and are mainly laid to sweeping lawns, there is an upper games lawn, and nearest to the greenhouse a recently constructed kitchen garden that incorporates vegetable beds, fruit cages, a stone retaining wall as well as cutting beds. Nearest to this area are a number of fenced animal enclosures and a large chicken house. Several sweeping lawns and a number of mature trees sit on the land. Immediately adjacent to the kitchen is a newly constructed SUN DECK which wraps around to the other side of the property and below this a large graveled entertaining area with a pergola that provides shade for a BBQ area and dining space from where the views are spectacular. There is a recently fitted additional SUN DECK created from the original greenhouse, where a wood-fired Swedish sauna and sun loungers overlook the grounds. The gardens continue as sweeping lawns interspersed with mature and young specimen trees and shrubs including seven white cherries, recently planted. The house takes center stage within the grounds that are underplanted with thousands of spring bulbs and include a bluebell woodland, a wild meadow, a large natural pond that has recently undergone an extensive renovation program as well as an orchard and generous kitchen garden, plus areas of open pasture, all with the backdrop of the superb infinity view.

Directions - From the M5 Motorway, Junction 27 take the A361 to South Molton, and at Aller Cross roundabout turn right onto the A399 towards Ilfracombe. Continue on this road for about 8 miles passing Brayford Village and continue up the hill. After a sharp right-hand bend turn left sign posted to Bratton Fleming. Follow this road down to the hill into the village. Opposite the Baptist Chapel turn left down the driveway to Bracken House and follow the signs leading to the house itself.

Please note one of the vendors of this property is a member of the team at Stonebridge & Co.