Down Farm Brayford, Devon

Down Farm Brayford, Devon A superb organic parkland mini-estate with a Grade II listed family home and two cottages, positioned centrally within 53 acres of grounds consisting of pasture, woodlands and a lake set within the midst of idyllic Devon countryside in a secluded yet accessible location.

Barnstaple 10 miles (Exeter St David’s 1 hour), Saunton, Croyde & Putsborough Beaches 20 miles, Tiverton Parkway 34 miles (London Paddington 2 hours), Exeter 39 miles (All distances and times are approximate)

Exeter Country Department 19 Southernhay East 55 Baker Street Exeter, EX1 1QD London, W1U 8AN Tel: +44 1392 848824 Tel: +44 20 7861 1717 [email protected] [email protected] knightfrank.co.uk Situation Down Farm sits in some of the most idyllic countryside in the West Country, nestled in a south facing valley on the edge of Exmoor surrounded by unspoilt rolling hills at the end of a long private drive. The location is both secluded and private, yet within easy reach of communication links with the A399 within easy reach, giving access to the North Devon Link Road, which connects North Devon with Tiverton, Exeter and the M5 motorway. Barnstaple is about 10 miles away from Down Farm and provides an extensive range of shopping facilities including a number of supermarkets and numerous well-known retail outlets as well as good leisure and sporting facilities. The highly regarded beaches of the North Devon coast are all around 20 miles from the property. Saunton, Croyde and Putsborough all offer spectacular sandy beaches with opportunities for various water sports including surfing, kite surfing and wind surfing. Down Farm sits on the edge of Exmoor National Park where there are many stunning walking routes from which to enjoy some of the country’s most spectacular countryside. The well-regarded West Buckland school is only 5.5 miles from Down Farm. Down Farm offers the ideal combination of seclusion and accessibility thanks to its proximity to local communication links. The A361 North Devon Link road is about 7 miles away and gives access to Tiverton Parkway from where there is a regular train service to London Paddington taking from 2 hours. Exeter Airport is less than 50 miles away and provides a daily flight to London City Airport taking 1 hour 10 minutes, as well as a number of other popular European destinations. Down Farm Down Farm has a magnificent approach via a long private drive that sweeps through the land with stunning views either side over the surrounding countryside, arriving at a large parking and turning area at the front of the house. The house, cottages and surrounding outbuildings sit in a private and secluded spot in the centre of the land, in a sheltered valley protected by rolling paddocks and ancient woodland. Originally a Devon Longhouse, this Grade II listed property has been significantly improved and now stands as a an immaculately presented family home with an abundance of unique features and impressive rooms. The kitchen is of particular note, forming the heart of the home and cleverly extended to take advantage of the natural light from the large windows facing the rear gardens. The house flows extremely well thanks to its semi open plan layout, unusual in a house of this age. The principal sitting room is accessed from the kitchen via an open doorway and features a superb fireplace with a wood burner and original bread oven. Also accessed from the kitchen is the dining room, with a magnificent original fireplace with two former bread ovens intact. An Esse Ironheart wood burning oven with hob has been installed in the open fireplace. Also on the ground floor is a home office and snug / TV room as well as a recently added utility room with built in storage.

On the first floor are five bedrooms, all of generous proportions. The master bedroom is particularly impressive with an en-suite bathroom and dressing room. The attention to detail is exceptional throughout, especially in the family bath and shower room, which has been finished to an exacting standard. Copper Kettle Cottage Attached to the main house is this delightful cottage, finished with the same attention to detail as the main house. The main entrance leads to the stylish kitchen fitted with the latest appliances, and with steps leading to the charming sitting room with exposed beams and stunning fireplace with wood burner. There are three bedrooms and a bathroom on the first floor. Ladybird Barn A private patio area at the front of this delightful barn conversion leads to the main entrance through large double glazed oak doors. A magnificent open plan sitting / dining room with a vaulted ceiling and oak floors forms the centre of this contemporary barn conversion. An immaculately finished shower room and cloak room sit one side of the sitting room, and a bedroom on the other. On the first floor, either side of the vaulted ceiling, are two bedrooms. Approximate Gross Internal Floor Area 556.3 sq m / 5,989 sq ft (Excluding Outbuildings) This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

LADYBIRD BARN

OUTBUILDINGS

First Floor

Ground Floor

DOWN FARMHOUSE

Ground Floor Reception Bedroom First Floor Bathroom Kitchen/Utility Storage Terrace Recreation

COPPER KETTLE Ground Floor First Floor COTTAGE Outbuildings There is an excellent range of attractive and practical outbuildings at Down Farm, situated around a central lawn area to the front of the house. The workshop provides a useful space that could be converted into stabling or perhaps additional accommodation, subject to obtaining the necessary planning consents. A large log store that sits next to Ladybird Barn also has fantastic potential for conversion. Within the long barn that runs in line with the vegetable garden is a fully functioning bar. Further along the barn is additional storage space. Along the long and private drive is a newly constructed agricultural barn with ample storage space, ideal for additional vehicle storage if required. Gardens and grounds The gardens and grounds at Down Farm are magical, forming an idyllic mini-estate that give the house great privacy and protection whilst providing a haven for wildlife. Immediately in front of the house is a large, flat lawn area providing an ideal entertaining area or space for children to play, and overlooking the lawn is a productive vegetable garden with raised beds and a poly tunnel. A pathway leads from the principal gardens through beautiful ancient woodland, extending to about 15 acres. At the bottom of the pathway, hidden from the house and in an incredibly private and sheltered spot, is the freshwater lake, triple decked terrace and lake house with wood burner. The views from the lake house are magnificent, over the crystal clear water for swimming to the island and across to the wooden jetty. This idyllic part of the property also features an outdoor entertaining and barbeque area overlooking the lake. The woodland walk continues to the tree house area, looping back round to the house. The land surrounding the house is predominantly laid to pasture, with undulating paddocks typical of this part of Devon. There are even three tiers of ancient irrigation channels that can still be seen today on the southern slopes of the farm. The land is organic, and is farmed to Soil Association Standards and there are no pesticides or weed killer used anywhere. The land extends to around 53 acres with wood area with stock fencing and water supply, previously used for pigs. Ordnance Survey © Crown Copyright 2019. All rights reserved. Licence number 100021721. NOT TO SCALE. Services Mains electricity. Private water supply and North Devon Link Road, signed towards private drainage. Oil fired central heating Barnstaple and South Molton. Continue and hot water. on this road for about 19 miles and at the roundabout, take the fourth exit onto the Local Authority A399 signed to Combe Martin, Ilfracombe, Woolacombe and Lynton. Continue for Devon County Council: new.devon.gov.uk around 6 miles after which you will enter North Devon Council: Brayford. In Brayford, turn left onto Littlebray www.northdevon.gov.uk Lane and continue for about 1.7 miles and then turn right onto a single track lane. After Directions about half a mile the entrance to the drive From the M5 motorway junction 27, take the for Down Farm will be found on the right A361 towards Tiverton. After about 7 miles, hand side. at the roundabout, continue on the A361

Down Farm

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. 100021721.”

Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. 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 is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Particulars dated August 2019. Photographs dated August 2019.