Branscombe, Devon, EX12

Superbly situated in an elevated yet sheltered south facing location in the beautiful East Devon parish of Branscombe, the coast of which merits World Heritage site status (The Jurassic Coast) and is largely held under The National Trust`s protection. Keepers Cottage nestles serenely midst rural pastures and ancient woodlands. The village of Branscombe has two fine Inns, a primary school and the important 12th century Norman church of St.Winifred. The South West Coastal Path and wide shingle beach at Branscombe Mouth are approximately a mile away. The property lies about five miles east of the regency coastal town of Sidmouth which has a number of well-regarded schools, comprehensive shopping, sporting and leisure amenities. One of England`s top performing schools is at nearby Colyton, whilst the cathedral city of Exeter is approximately 18 miles distant, providing excellent educational, recreational and shopping facilities. There is also a mainline rail service to London (Paddington), M5 access and international airport.

Keepers cottage is believed to have been built in the middle of the last century in traditional style with rendered and colour washed elevations under a reed thatch roof and was originally part of the adjoining estate. The position and internal layout of this attached cottage has been thoughtfully planned to take full advantage of the wonderful location.

Approached over a private road, the property has been skilfully extended and has undergone a sympathetic programme of modernisation including oil-fired central heating, leaded hardwood double glazed windows, a bespoke fitted kitchen, utility room and luxuriously appointed bathrooms. The beautifully presented accommodation has good ceiling heights and briefly consists of two reception rooms and three bedrooms, with stunning views of the combe and the sea at Branscombe Mouth. Outside are landscaped gardens and a single garage with parking.

N.B. This property is slightly off the beaten track and accessed along a narrow private road. Please contact the agent for directions.




The accommodation, all measurements approximate, comprises:

GROUND FLOOR

CANOPIED ENTRANCE
Wooden painted stable door with glazed panel to

HALL
Stairs rising to first floor

LIVING ROOM - 5.41m (17'9") x 3.38m (11'1")
A dual aspect room with two windows to side and a southerly facing window to front, enjoying views over fields and woodland to the sea. An open grate Beer stone fireplace with Bath stone hearth provides an attractive focal point of the room. Two double radiators. Exposed timber ceiling beams. Television aerial point. Door to kitchen. Archway through to:

STUDY - 3.04m (10'0") x 2.01m (6'7")
Dual aspect with windows to the side and rear. Double radiator. Exposed timber ceiling beams. Telephone point. Wall lights.

KITCHEN - 4.36m (14'4") x 2.03m (6'8")
A bespoke kitchen fitted with a quality range of limed oak base and eye level storage units incorporating glass fronted display cabinets with integral lighting, a plate rack and shelving and concealed down lighting illuminating working surfaces. Full height storage units concealing integrated refrigerator, freezer and microwave oven. Double sink unit set in roll edge work top with tiled splashback. Integrated dishwasher. Fitted AEG fan assisted oven and black ceran/halogen hob, canopy with extractor and down lighting. Deep under stairs storage cupboard. Exposed timber ceiling beams with recessed down lighting. Attractive African slate flooring. Door to utility room. Archway through to

DINING ROOM - 3.34m (10'11") x 3.34m (10'11")
Attractive southerly facing room enjoying views over the combe and to the sea beyond with wood burning stove, inset in a brick fireplace with slate hearth and timber lintel over. Double radiator. Exposed timber ceiling beams. African slate flooring.


Door from Kitchen to

UTILITY ROOM - 2m (6'7") x 1.69m (5'7")
Fitted with a bespoke range of base and eye-level limed oak storage units with concealed down lighting. Inset Belfast sink in granite worktop surface with matching splashbacks. Integrated tumble dryer and washing machine. Wall mounted central heating unit, timer control panel and remote oil storage level sensor. Radiator. African slate flooring. Concealed electricity consumer panel. Exposed timber ceiling beams. Recessed ceiling, downlighting and hatch with access to roof void. Velux window and stable door to rear of property. Door to:

BATHROOM
Beautifully appointed room with limestone tiled walls and floor with under floor heating. A white suite comprising panel bath with power shower unit and screen, wash hand basin and mixer tap with maple wood storage unit under. Bidet. Close coupled W.C. with concealed cistern. Twin wall-mounted heated towel rails. Exposed timber ceiling beams with recessed downlighting. Obscure window.

FIRST FLOOR

LANDING
Radiator. Hatch to boarded roof space. Door to airing cupboard with hot water cylinder and immersion heater control panel. Doors to:

BEDROOM ONE - 3.39m (11'1") x 3.35m (11'0")
A dual aspect with windows to side and front enjoying far-reaching views down the combe and towards Branscombe Mouth beyond. Radiator.

BEDROOM TWO - 3.36m (11'0") x 3.35m (11'0")
Window to front with wonderful views over the combe to the sea beyond. Radiator. Built-in wardrobe with shelf and hanging space.

BEDROOM THREE - 3.4m (11'2") x 1.96m (6'5")
Window with outlook to rear. Radiator.

BATHROOM
A well-appointed room with Travertine tiling to walls and floor with underfloor heating. White suite comprising panel bath with power shower unit and screen. Pedestal wash basin. Close coupled W.C. with concealed cistern. Wall-mounted chrome towel rail/radiator. Recessed ceiling down lighting. Obscure window.

CLOAKROOM
White close coupled W.C. and wash hand basin. Marble tiling to walls and floor. Radiator. Obscure window.

OUTSIDE
Garage of timber construction with pitched roof and double doors opening onto a private driveway at the front. The garage is situated a short distance from the cottage. Accessed from the lane and also via a pathway from the rear of the property.

The terraced gardens lay principally to the south and east side of the property and enjoy wonderful country views. To the front there is an area of lawn with flower borders. A grassed pathway leads to a flagged seating area to the side and a pathway to the rear door of the cottage. Steps lead up to the principal elevated area of garden of terraced lawn with stone retaining walls offering uninterrupted and delightful views over the fields and the woodlands of the combe. The garden is complimented with a variety of established ornamental trees, flowering shrubs and plants. The sylvan surroundings provide a perfect habitat for wildlife and a high degree of privacy. A gate at the rear of the garden leads to a pathway with access to the garage.


SERVICES
Oil central heating. Private water and drainage (sewage treatment plant). Mains electricity.

COUNCIL TAX
Band E. East Devon District Council. ? 2,793.72 (2024/25).

BROADBAND
Broadband availability at this location can be checked through: https://checker.ofcom.org.uk/

MOBILE
Mobile coverage can be checked through: https://checker.ofcom.org.uk/en-gb/mobile-coverage

FLOOD RISK
Flood risk Information can be checked through the following: https://www.gov.uk/check-long-term-flood-risk

ADDITIONAL INFORMATION
Viewing strictly by appointment with the vendor`s sole agents. Gordon and Rumsby on 01297 55378 or 01460 30888. Approached over a private road, please contact the agent for directions.





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Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Utilities
Electric: Mains Supply
Gas: None
Water: Mains Supply
Sewerage: None
Broadband: None
Telephone: None

Other Items
Heating: Oil Central Heating
Garden/Outside Space: Yes
Parking: Yes
Garage: Yes