Smalland Farm Smalland Farm Lydford, Okehampton, EX20 4BP Okehampton 10 Miles Tavistock 13 Miles Plymouth 23 Miles Exeter 32

• Delightful Character Farmhouse • Detached Annexe • Superb Formal Gardens • Pasture Paddocks • Woodland • Secluded Location with Dartmoor Views • Adjoining Lydford Gorge • 10.02 Acres

Guide price £690,000

SITUATION Smalland Farm is situated within easy reach of the village of Lydford, approached via a long private shared lane and then the property's own long private driveway, sweeping down through meadows and woodland to the house. The property enjoys a delightful aspect with views towards Dartmoor and borders the National Trust woodland of Lydford Gorge. Lydford itself is an attractive rural community located within the Dartmoor National Park. The village is centred around its historic castle and also has a village hall, primary school and popular inn. From the village there is easy access to the open moor with unrivalled opportunities for riding, walking and outdoor pursuits. Lydford also boasts the delightful Lydford Gorge with its famous water fall together with the granite cycleway, which runs close by. The town of Okehampton is within easy travelling distance, with an excellent range of shops and services, schooling from infant to sixth form level Delightful period house with detached annexe, grounds with modern hospital and leisure centre. The town of Tavistock is similarly within easy travelling distance, being well known for its Pannier market and excellent range of shops and services. From Sourton Down, just west of Okehampton, there is direct access to the A30 dual carriageway approximately 10 acres adjoining Lydford Gorge. providing a direct link to the cathedral an university city of Exeter, with its M5 motorway, mainline rail and international air connections. There is also comparatively easy access to the city of Plymouth, some 23 miles away, and to the north and south coasts of Devon and Cornwall with some attractive beaches and delightful coastal scenery. DESCRIPTION Smalland Farm is delightful property within the Dartmoor National Park incorporating a traditional Devonshire farmhouse, having been modernised and improved within recent years. The property is partially double glazed and benefits from oil fired central heating. To the rear of the farmhouse is a delightful barn, which has been converted into a self-contained annexe with extensive ground floor workshop/storage space. The gardens are imaginatively laid out, incorporating formal gardens which lead into adjoining woodland together with areas of meadow and the grounds adjoin Lydford Gorge being a haven for wildlife. The property would be ideal as a comfortable family home with annexe or income potential if required and subject to any necessary consents. ACCOMMODATION ENTRANCE HALL: With timber flooring, radiator. STUDY: With window to rear aspect. SITTING ROOM: Inglenook fireplace with granite pillars and bressumer. Oil fired stove. Patio doors to garden and stairs to first floor. DINING ROOM: A delightful room with open stone fireplace housing wood burning stove, timber bressumer above. Patio doors to gardens. KITCHEN/BREAKFAST ROOM: Belfast sink with adjoining timber drainer. Extensive range of solid oak worksurfaces with tiled splashbacks, space and shelving beneath. Fitted wall shelving. Double aspect with French doors to side and rear. Solid oak floor boards. Space and point for range cooker. Recessed ceiling lighting. UTILITY ROOM: With Worcester oil fired central heating boiler, plumbing for automatic washing machine. Sink. SHOWER ROOM: Tiled shower with electric shower unit. Pedestal wash basin with tiled splashbacks, low level WC with window to rear. BEDROOM 1: Double aspect windows with delightful aspect over gardens and woodland, access to roof space. EN SUITE BATHROOM: Panelled bath with tiled splashbacks, pedestal washbasin with tiled splashbacks, low level WC, access to roof space, extractor fan. BEDROOM 2: Double aspect windows, part exposed A-frame timbers. BEDROOM3: Window overlooking gardens. BATHROOM: Panelled bath with tiled splashbacks, pedestal washbasin with tiled splashbacks, low level WC, built-in airing cupboard. SMALLAND BARN Accommodation accessed via external stone steps. ENTRANCE LOBBY: With plumbing for automatic washing machine. SITTING ROOM/KITCHEN: An open plan room. Sitting Area: Having large built-in storage cupboards and corner shelving. Sliding patio doors out to a raised terrace area. Painted timber panelled walls and two night storage heaters. Kitchen Area: Having single drainer stainless steel sink unit, range of wooden work surfaces and tiled splashbacks. Storage cupboards, shelving and space and point for electric cooker. Window overlooking gardens. BEDROOM: With part pine panelled walls and exposed ceiling timbers. Night storage heater. BATHROOM: Panelled bath with shower, tiled splashbacks, pedestal washbasin with tiled splashbacks, low level WC, electric convector heater. TERRACED BALCONY: With double glazed sliding patio doors from the sitting room, this area provides a delightful sitting out area for the annexe, bordered by timber fencing with climbing plants. OUTSIDE The property is approached via the private lane, and via its own long private driveway, which sweeps down through the property's own meadow and woodland and being bordered by spring flowers. The driveway leads down to a gravel parking area with space for a number of vehicles and from here a five bar gate leads immediately to the rear of the house and annexe, where there is a further gravelled courtyard area with further parking, outside light and outside tap. This area is delightful for tubs and planters and there is access to extensive WORKSHOP/STORAGE SPACE beneath the annexe. Also adjoining the annexe is its own private area of garden with an open fronted timber BARN/STORE and a gate from the parking area.

Immediately to the rear and side of the main house are attractive patio areas with a lean-to greenhouse and outside lighting. Delightful and well-stocked gardens with gravelled pathways bordered by shrub beds and borders. Large GREENHOUSE and vegetable garden. Orchard area and attractive pond. From the gardens there is access into the woodland which adjoins Lydford Gorge. The woodland incorporates Oak, Ash and Beech and part is designated as a special site of scientific interest. In addition to the woodland, there are 4 MEADOWS, making the property of particular interest to the equestrian purchaser. The gardens and grounds are a particular feature of the property enjoying a high degree of peace and seclusion and a unique opportunity to acquire a property on the fringes of Lydford Gorge. The gardens and grounds total approximately 10.02 Acres. DIRECTIONS From Okehampton proceed out of the town in a westerly direction towards Tavistock on the B3260. Join the A30 dual carriageway, leaving at the next junction Sourton Cross, signposted for Tavistock A386. Turn left at the bottom of the slip road, onto the A386 and follow this road for approximately 4 miles, before turning right signposted to Lydford. Follow the road down into the village and at the war memorial turn right signposted Coryton. Continue along this road as if for Coryton and after approximately ½ mile the shared access drive for Smalland Farm will be found on the left hand side, signposted Raddon Farm, Heather Gate & Bramble Farm. Proceed for approximately ½ mile down to the end of this lane. As soon as you see a large agricultural barn on the right, the driveway is immediately on the left hand side and the name is inset into the hedge for Smalland Farm. SERVICES Mains electricity & water. Private drainage. Smalland Farm, Lydford, Okehampton, EX20 4BP

These particulars are a guide only and should not be relied upon for any purpose.

Stags 11 Charter Place, Market Street, Okehampton, Devon, EX20 1HN Tel: 01837 659420 [email protected]

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