EXMOOR • SOMERSET

LILLYCOMBE ESTATE

Lillycombe Estate PORLOCK • NEAR MINEHEAD • SOMERSET

Porlock 5 miles • Exford 9 miles • Lynmouth 7 miles M5 motorway at Taunton (J25) 34 miles

Rail services from Taunton to London Paddington in under 2 hours(Distances and times are approximate)

One of Exmoor’s most renowned private shoots

Accommodation and amenities

Lillycombe House Reception hall • Drawing room • Dining room • Garden Room

Study • Kitchen • Larder • Utility • Butlers Kitchen and Laundry

8 bedrooms • 2 bathrooms • 2 shower rooms

Stable Cottage Large Kitchen • Sitting room, 2 bedrooms and a bathroom

Stables with incubator shed, hatchery and workshop

The Bungalow Kitchen • Sitting room • 3 bedrooms • Bathroom

Farm Buildings Range of general purpose modern farm buildings, stores, workshop and feed bins

Further range of livestock buildings and game bird rearing houses

Two static mobile homes

Pasture • Woodland • Open moor

The ShootRenowned high pheasant and partridge shoot with over 20 drives

In all about 861.67 acres

(Further sporting rights over 440.13 acres)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the

last page of the brochure.

Exeter19 Southernhay East,

Exeter, Devon EX1 1QD

Tel: +44 1392 848823william.morrison@knightfrank.com

Country Department55 Baker Street,

London W1U 8AN

Tel: +44 20 7861 1440will.matthews@knightfrank.com

www.knightfrank.co.uk

View over the Bristol Channel and down to the 446 acres of sporting rights

SituationLillycombe House sits in a unique south-facing location at 1200ft above sea level within the northern part of the Exmoor National Park and enjoys superb views of the open moorland that surrounds it. Located almost equidistant between Porlock and Lynton and close to the Somerset and Devon border, Lillycombe overlooks the high moors to the south. To the north the spectacular landform drops away from over 1400 ft to the rugged coastal woodlands, the historic Culbone Church and the open waters of the Bristol Channel with panoramic views towards Lynmouth, South Wales, Porlock Bay and the Mendips.

The countryside of this part of Exmoor with its open moors, magical hidden and tree-fringed valleys and steep combes is world renowned and made famous as “Doone Country” by R.D. Blackmore in his novel “Lorna Doone”. Edward MacDermot, author of the ‘History of Exmoor’ lived at Lillycombe for many years.

The owners have made good use of the deep valleys and secluded combes that form an estate climbing from 800ft above sea level to over 1400ft and straddling the coastal ridge of Exmoor. They have established one of the outstanding shoots in the area which extends in all about 861 acres

of pasture, woodland, wild moorland and steep valleys. It boasts 23 different drives with Pitt Combe presenting the very highest pheasants on the shoot.

Nearby Porlock is an ideal base from which to explore the wild moors, hanging woods and rugged coastline of Exmoor and the surrounding area. There are a number of good hotels, inns, restaurants and shops. The picturesque harbour at Porlock Weir also has a variety of good hospitality facilities and interesting local craft outlets. Lynton & Lynmouth to the west are fascinating twin towns connected by a water powered funicular railway.

The lovely village of Exford is approximately 9 miles to the south and is one of the major village centres of Exmoor National Park. This has a range of hotels, pubs and shops with more extensive facilities being available approximately 10 miles away in Minehead which has a good range of supermarkets, shops and everyday facilities as well as a hospital.

The area is steeped in history with prehistoric field monuments and the tiny and ancient Saxon church at Culbone. Lynmouth is associated with a famous and gallant lifeboat rescue in 1899 and more tragically a devastating flood in 1952. Porlock is long associated with

the poet, Coleridge and the estate itself for having passed uninterrupted through the families of Lord Chancellor Peter King and the first two Earls of Lovelace to the present owners by unbroken succession.

In addition to shooting, the area boasts hunting with the Devon and Somerset Staghounds, the Exmoor Foxhounds and Minehead Harriers as well as freshwater fishing on the East Lyn, Exe and Barle rivers, Clatworthy and Wimbleball reservoirs, and sea fishing from Porlock Weir and Lynmouth.

Communication links to the area are good with the A39 providing links to the M5 motorway at Taunton, where there is a mainline railway station with regular services to London Paddington in under 2 hours. Airports at Bristol and Exeter provide flights to the UK and international destinations throughout the year and the whole property is also very easily accessible by helicopter.

For those looking for schools in the wider area there is an exceptionally good range of state and private schools in the county that include in Taunton, King’s Hall Preparatory School, King’s College and Queen’s College and Taunton School. Further south there is Blundells School at Tiverton and West Buckland School.

The Shoot“Lillycombe Estate in the heart of Exmoor …. shoots partridges early in the season both exclusively and as part of mixed days moving primarily to pheasants as the season progresses. There are seven valleys on the estate, which allows great flexibility in terms of choice of drives. The 23 partridge and pheasant drives are tall with Pitt, Dry bridges and Up About as the signature drives. The aim, say the owners, is for the kind of day guns would lay on for their best friends if they owned the estate.” - The Field magazine 2008.

The topography and the nature of the land at Lillycombe provide the setting for a partridge and pheasant shoot of the very highest quality. The current owners have continuously developed the shoot during their ownership of the estate and the fact that the majority of clients have been repeat bookings speaks volumes for this sporting gem and the esteem in which it is held by the shooting confraternity.

The shoot was established in 1988 and covers a total of 861 acres which range from steep sided wooded valleys and stream sides to wider open combes all of which show off the stunning landscape.

Not to scale. For identification purposes only.

This tried and tested shooting estate provides the opportunity for the buyer either to continue the shoot as a commercial enterprise with capacity to expand or to run it as a private shoot of the highest calibre.

In addition to the freehold ownership, there are a further 440.13 acres of in hand sporting rights to the north of the

shoot that run along approximately 2.75 miles of coastline with beautiful hanging woods and stunning views across the Bristol Channel to Wales. Whilst this area is not currently incorporated into the main shoot it has historically been shot and used for walk-up shooting with particular focus on woodcock. There is also potential for good stalking in this area.

Lillycombe HouseLillycombe House sits in a superb south facing position with long distance views over its immediate gardens and grounds, the valley below and to the open moorland beyond.

The House, Stable Cottage and the Bungalow are all Grade II listed. Lillycombe House was designed in about 1912 by Lady Lovelace, assisted by C F A Voysey and completed in 1914. Pevsner describes the “handsome south veranda on stone pillars” as ‘unmistakably’ the work of Voysey. Internally, typical Voysey features are slate floors, oak window sills and turtle dove ventilation grills and Voysey style fireplaces and mantleshelves.

The accommodation is well laid out with a large drawing room off which is the Garden Room with its triple aspect and spectacular views. The dining room is spacious, seating 16 with ease and served by the adjoining kitchen. The study overlooks the terrace to the west. On the first floor are 8 bedrooms with 2 bathrooms and 2 shower rooms. A spacious attic offers potential for additional accommodation (subject to consents).

Lillycombe is both a lovely family home as well as an excellent lodge for visiting teams of guns. The lawns and terraces to the south and west of the house share the wonderful views over the shoot.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

First Floor

Ground FloorLower Ground Floor

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Approximate Gross Internal Floor Area434 sq m (4,670 sq ft)

Approximate Gross Internal Floor AreaLillycombe Cottage: 94 sqm (1,012 sq ft)

Stables: 144 sq m (1,550 sq ft)

Ground Floor

First Floor

Lillycombe Cottage

Lillycombe Cottage and StablesSituated to the east of the main house is Grade II listed Lillycombe Cottage which has a large open plan kitchen/dining room, sitting room, 2 bedrooms, bathroom and a private garden. The cottage is currently lived in by the Head Keeper.

To the rear of the cottage is a range of 7 stables that have

been extended and converted to support the shoot and in particular the rearing of birds. At one end is the incubator shed with 6 incubators with a capacity of 4,000 eggs a week and in addition there are 3 hatchers. At peak production, the estate was rearing up to 50,000 day old pheasant chicks. In addition there is a workshop and storage in this range.

Lillycombe BungalowAlso Grade II listed and just beyond the Cottage, Lillycombe Bungalow has a kitchen/breakfast room, sitting room, 3 bedrooms, bathroom, outhouse and private garden. The bungalow is lived in by the shepherd.

Approximate Gross Internal Floor AreaLillycombe Bungalow: 95 sq m (1,020 sq ft)

Lillycombe Bungalow

Farm BuildingsThere are a range of farm buildings to the west of the house which offer machinery storage, workshops, extensive cold storage facilities for the shoot and general multipurpose sheds. In addition they are 5 grain silos.

There is a further farm building 400m to the north east of the house which is used primarily for the management of the flock of sheep.

Over the years the farm has supported sheep numbers fluctuating between 450 and 800 breeding ewes.

Two terraces of game bird rearing houses are situated a similar distance to the east of the main house with capacity to rear 12,500 birds each. There is also planning consent for a further two terraces on another part of the estate which when built would double this capacity.

GENERAL REMARKS AND STIPULATIONS

Method of SaleThe property is to be offered for sale by private treaty.

Tenure and PossessionThe property is offered freehold, with vacant possession

granted on completion.

Timber and Mineral RightsThe timber and mineral rights are included in so far as they

are owned by the vendor.

Easements, Wayleaves and Rights of WayThe property will be sold subject to and with the benefit of

all existing rights, both public and private, including rights of

way, supply, drainage, water abstraction, electricity supplies

and other rights, covenants, restrictions and obligations,

quasi-easements and all way leaves, whether referred to or

not.

Sporting RightsThe sporting rights are in hand and will be retained by the

current owners until 2nd February next.

Fixtures and fittingsAll items usually known as tenants’ fixtures and fittings,

whether mentioned or not in these particulars, are excluded

from the sale but some may be available by separate

negotiation. Such items include all carpets and curtains, light

fittings, domestic electrical items and garden statuary.

Local AuthorityWest Somerset District Council – Tel: 01984 632291

Exmoor National Park – Tel: 01398 323665

ServicesLillycombe House – Private Water, Private Drainage, Mains Electricity, Oil Fired Central Heating, telephone

Stable Cottage – Private Water, Private Drainage, Mains Electricity, telephone, OFCH

The Bungalow – Private Water, Private Drainage,Mains Electricity, telephone, OFCH

All three properties have access to satellite TV reception

Directions (TA24 8JP)From the centre of Porlock, carry on west along the A39 out of the village, up Porlock Hill, towards Lynton and Lynmouth. Follow this road for about 4.5 miles, carry on over the cattle grid towards Lynton, passing The Culbone restaurant on your left and after about ½ a mile the drive to Lillycombe House will be found on the left. From Lynmouth, take the A39 east towards Porlock and Minehead, ascend Countisbury Hill and after about 4.8miles pass the County Gate information centre (Devon/Somerset boundary). The Lillycombe Farm entrance is on the right after a further 2 miles and opposite the turning to Broomstreet Farm.

ViewingViewing is strictly by prior appointment with the sole agents, Knight Frank LLP.

Important notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.

Particulars dated: August 2016. Photographs dated: 2015/2016. Reference: EXE/WJM/WM. Kingfisher Print and Design. 01803 867087.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767.”

LILLYCOMBE ESTATE