Valleys Reach Accessibility

This access statement does not contain personal opinions as to suitability for those with access needs, but aims to accurately describe the facilities and services offered to all guests/visitors. This statement has been drawn up by the owner(s) of Valleys Reach and therefore Sleeps12 do not accept responsibility for any omissions or inaccuracies. Please call us on 01823 665500 if you have any questions regarding the accessibility of this property that are not answered within this statement.


Valleys Reach is an old farmhouse dating back in parts to the 14th century. The house sleeps 14 with the option of an adjacent annexe room for 2 available at a small extra charge. The house is an ideal choice for holidays with friends and family and for celebrations & reunions. Within easy walking distance there’s a very good pub - The Rock Inn; the nearest shops are in Wiveliscombe, (2.5 miles). All the main supermarkets, Dart Fresh and COOK will deliver to Valleys Reach.

Valleys Reach is situated on a hillside and the garden and grounds slope away from the house. Almost all rooms face south, with the exception of the kitchen, utility/scullery & Bedroom 7 which look out to the rear garden and the countryside beyond.

Due to the nature of the site, there are differing levels and surfaces and so mobility may be hampered for some people.


Valleys Reach is quarter of a mile off the B3227 at Waterrow and is approached via a steep country lane. A gravel drive leads around to the front of the house and the main entrance.

There is enough parking for 8 cars, with additional parking close by, and there is temporary parking to the rear of the house for unloading only.

A flight of six, shallow 7" (18cm) stone steps, 6ft (183cm) wide leads to the stone paved terrace with a second flight of four shallow 7" stone steps to the porch and one further 7" step leading to the main entrance via a 36"w x 73"h (91cm x 185cm) main door.


Inside, the hallway leads round to the stairs, the dining room and games room. Straight ahead of the main entrance is a rear lobby and downstairs shower room with WC. The sitting room is also accessed from the entrance hall.

The carpeted hallway is L shaped, 66" (168cm) wide reducing to 42" (107cm) at its narrowest part.

Kitchen & Scullery

A door leads from the dining room to the utility room/scullery and kitchen down one 7" (18cm) steps. Valleys Reach was once a hotel and restaurant so the kitchen is very practical and is well equipped with a dual fuel range cooker, an additional standard size electric fan oven and a microwave. There is a double bowl/double drainer sink, and an additional sink with drainer in the utility/scullery.

A 32" (81cm) wide opening links the kitchen to the utility/scullery where there are 3 fridges, 2 dish washers, a washing machine & tumble dryer and a 32"w x 74"h (79cm x 188cm) wide door with level access to the rear yard and unloading area.

The flooring throughout the kitchen and utility/scullery is ceramic tiles.

Dining Room

The dining room is down a 4" (10cm) step from the hallway through a 31" (79cm) wide door.

French doors 48"w x 78"h (122cm x 198cm) open to a gravel path along the front of the house.

The dining table is 39"w x 144"l (1m x 3.66m) and can seat 14 (16 at a push), with an additional small (drop leaf/folding) table to seat 4 available. There are ample dining chairs.

There is a fireplace with a user-friendly wood-burning stove.

The floor is wood (polished oak) 

An archway 72" (1.83m) wide leads up one 5" (12.5cm) step to the games room.

Games Room

The games room can be accessed from the dining room (as above) or off the hallway through a level 34"w x 73"h (86cm x 185cm) door.

The Snooker/Pool table is 7ft x 3ft 6"(2.23m x 1.06m)

The room is carpeted.

Sitting Room

The sitting room is off the hallway through a level 33"w x 72"h (84cm x183cm) door.

There is a large wood-burning stove.

The flooring is short pile fitted carpet.

A short passage, 32"w (82cm) leads up a gentle slope through a 32"w x 73"h (82cm x 1.85m) to the drawing room.

Drawing Room

The drawing room has a large wood burning stove, and a TV.  The flooring is slate with underfloor heating, and a large central rug.

A door 31"w x 75" h (79cm x 190cm) opens onto a gravel path.

A door 32"w x 78"h (81cm x 198cm) opens onto the rear yard.

A door 34"w x 75"h (86cm x 190cm) and then two 7" (18cm) steps take you down to the front gravel path.


The cloakroom is off the hallway through a 32"w x 76"h door with a shallow 1" (25mm) step up.

The flooring is quarry tiles.

A door 28"w x 74"h (71cm x 188cm) leads to the shower room and toilet.

There is a door 32"w x 74"h (81cm x 188cm) to the outside covered porch/boot room with a 5" (127m) step down to the concrete floor.

Shower Room & Toilet

This room comprises of a corner shower, a toilet and hand-basin.

The flooring is quarry tiles.


The 44" (112cm) wide staircase is wood with a central runner and rises eight 7" (18cm) steps to a half landing.

From the half landing a door 28"w x 73"h (71cm x 185cm) opens to Bedroom 7 via a flight of three 9" (23cm) steps.

Bedroom 7 has a sloping ceiling and a dormer window. This room has zip and link beds which can be arranged as a super king or two singles.

There is a hand basin in this room and the flooring is fitted carpet.

The stairs continue from the half landing up a further flight of seven 7" (18cm) steps to Landing 1.

Landing 1

At the end of Landing 1 a door 31"w x72"h (79cm x 183cm) leads to a lobby with doors to Bedrooms 1 & 2 and a shared bathroom.

The flooring for all landings and bedrooms is fitted carpet.

The door to Bedroom 1 is 30"w x 76"h (76cm x 193cm). This room has 3ft twin beds.

The door to Bedroom 2 is 29"w x 76"h (74cm x 193cm). This room has a 4ft double iron bedstead.

The door to the shared bathroom is 29"w x 76"h (74cm x 193cm); there is a shower and bath, toilet and double hand basin. The flooring in the bathroom is vinyl.

Landing 1 also leads to Bedroom 3 through 32"w x 69" (82cm x 176cm) door. This room has a 4'6" double bed. Through a door 30"w x 75"h (76cm x 190cm) is the ensuite bathroom with a shower, bath, toilet and hand-basin.

From Landing 1 a door 32"w x70"h (81cm x 178cm) leads to Landing 2.

Landing 2

Bedroom 4 is off Landing 2 through a door 28"w x 76"h (72cm x 193cm). This room has twin 3ft single brass beds.

A door 27"w x 75"h (69cm x 190cm) leads to the ensuite bathroom with a shower, bath, toilet and hand-basin. The bathroom flooring is vinyl.

Also on Landing 2 is an Emergency Exit door 32"w x 78"h (81cm x 198cm) leading to a fire escape comprising a flight of thirteen 7" (18cm) metal steps down to the gravel area by the hot tub.

A door 29"w x 78"h (74cm x 198cm) leads through from Landing 2 to Landing 3.

Landing 3

A door 30"w x 75"h (76cm x 190cm) opens to Bedroom 5 where there’s a 4'6" double bed and a door 24"w x 75"h (60cm X 190cm) to the ensuite bathroom which has a bath, toilet and hand-basin. The bathroom floor is vinyl.

A door 30"w x 77"h (76cm x 195cm) leads to the lobby to Bedroom 6. There is an archway 32"w (81cm) into Bedroom 6 which has a 4'6" double Art Deco bed. From the lobby a door 30"w x 77"h (76cm x195cm) opens to the ensuite bathroom with a shower, bath, toilet and hand-basin. The bathroom flooring is vinyl.

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