Abbey Farm Estate, Knowstone, South Molton, Devon

Abbey Farm Estate, Knowstone, South Molton, Devon Abbey Farm Estate Dulverton with its character shops and restaurants, is also situated about 10 minutes away from Abbey Knowstone, South Molton, Farm Estate. Devon EX36 4RT The M5 motorway can be accessed to the east of Tiverton at Junction 27 and provides A charming private estate set in a easy access to Exeter, Bristol, the midlands secluded Devon valley. and north of England and connects the M4 motorway just north of Bristol to provide Knowstone 1.4 miles, South Molton 6.6 miles, a motorway link to London. Regular high Dulverton 10 miles, Tiverton 13.5 miles, speed trains operate from Tiverton to London Exeter 28 miles Paddington with a journey time from 2 hours. Bristol International and Exeter International Principle house with kitchen/breakfast room Airports are both within convenient reach. The Dining room | Drawing room | WC | Study airports provide flights to international and Master bedroom and en-suite with 6 further UK destinations throughout the year, notably bedrooms | Two bathrooms | Shower room with regular business flights to London City Airport from Exeter. A range of modern and traditional agricultural buildings There are a number of well-regarded Potential for good family shoot independent schools in the area, including Blundell’s School near Tiverton and West 260.56 acres of pasture l 22.52 acres of Buckland School near Barnstaple to name but woodland a few. There are a number of primary schools in the local area including Rackenford, East In all about 286.60 acres (115.99 ha) Anstey and South Molton. Secondary schools in the area include South Molton, Chulmleigh Available as a whole or in four lots and Barnstaple. Location Abbey Farm Estate is situated in an idyllic Lot 1: Abbey Farm Estate sheltered private valley within the undulating 106.84 acres (43.23 ha) countryside just outside the Exmoor National Park. Abbey Farm Estate is accessed via a long From the high points of the land superb views private drive which descends in to the private can be enjoyed of the vast surrounding landscape valley. The attractive period house is not listed including views of Exmoor National Park. and is south east facing, with the farm buildings predominately situated to the north west of the Despite Abbey Farm Estate enjoying the rural house. There are no public rights of way over tranquillity, it is well connected. The local village, the Estate. Knowstone is situated about 1.4 miles to the east where there is a parish church, village hall and The The house has undergone significant Masons Arms, which has one Michelin Star. The renovations and improvements in recent years North Devon Link Road (A361) is easily accessed including a new roof, the electrics have been the other side of Knowstone, just 2.6 miles to the rewired and a new central heating system south, providing a fast route to the popular North installed. Unusual for the area, the property is Devon beaches. The A361 also provides good mainly constructed from Bath stone. access to the towns of South Molton, Barnstaple and Tiverton which both offer an excellent range of high street shops and restaurants. The stonework has benefited from important works and has recently been repointed with lime mortar, enhancing the property greatly. Internally the property has sympathetically been renovated with a program of improvements, enhancing and retaining much of its character and period features such as, exposed beams, open fireplaces and wooden windows.

Up on entering through the main doors, the entrance hall leads to a central hallway. This leads to the drawing room, with double aspect to the east and south east, which features an impressive inglenook fireplace, there is also a staircase to the first floor. The central hallway also leads to the generous dining room with a log burning stove and French doors opening onto the front terrace. The kitchen/breakfast room is on from the dining room to the south west of the property. The kitchen/breakfast room has been subject to significant improvement including granite worktops, stone floors and a wood burning stove. The large reception room to the north connects the central hallway and the kitchen/breakfast room. There is also a ground floor WC and a staircase leading to the first floor. There are two externally adjoining stores, one of which houses the boiler.

On the first floor there is the master bedroom with an en-suite and four further bedrooms, a bathroom and a shower room.

There are two further staircases leading to the second floor where there is a study, two bedrooms and a bathroom. All the rooms enjoy fantastic views of the surrounding countryside. Outside The Land To the south east is the front garden, with the Within a ring fence the land protects and potential of making this into an impressive main surrounds the house making it a very private entrance drive. A terrace has recently been laid retreat. In total Lot 1 extends to 106.84 acres. There to the east and south sides of the house in order are 89.88 acres of pasture land and 15.76 acres to enjoy the peaceful surroundings. of woodland.

Outbuildings The land immediately surrounding the house There are a number of traditional and modern and main farm buildings is made up of a outbuildings. There is a two storey cob and number of smaller paddocks with the larger stone outbuilding two the west of the house, fields extending up either side of the valley. which could be converted to a variety of uses Fantastic far reaching views of the surrounding including more accommodation, subject to the countryside can be enjoyed from the higher appropriate planning permissions. ground with Exmoor in the distance. There is a charming mature belt of woodland with a good To the north west of the house is a range of number of mature oak trees running down the modern interconnected agricultural barns with a centre of the valley with a picturesque stream separate workshop to the north. There is also a meandering through. This is a rare and superb smaller outbuilding with a WC to the east. Away opportunity to purchase some of the finest, from the main farm, near the main gate there is unspoilt Devon countryside with the potential of a modern agricultural barn known as Top Barn. setting up a family shoot. Lot 2: Upper Ground 119.88 acres (48.52 ha) The land comprises of 115.78 acres of pasture land. The land is divided into several enclosures currently used for grazing sheep, however has the potential to be ploughed subject to Environmental Impact Assessment (EIA). The land to the north can either be accessed from the main farm or from the B3227, just to the north. The land has the benefit of two agricultural barns. Lot 3: Village Fields 24.24 acres (9.80 ha) Approximately 24.24 acres of mainly level pasture land with the potential to be ploughed subject to an EIA. There a number of access points along Cross Side Hill Lane and Cross Moor Lane. There is also a recently constructed agricultural barn. Lot 4: Land to the East 35.64 acres (14.44 ha) The land consists of approximately 30.66 acres of pasture land and approximately 2.66 acres of woodland, with part of the pasture land historically being arable land. Access is gained via a track just off Cross Moor Lane. For identification purposesonly. Stores internal area 107 sqft(10m) Main Houseinternal area 3,652 sqft(339 sqm) Floorplans Ground Floor Kitchen 29'11" x 21'7" (Maximum) 9.12 x9.12 6.58 16'11" 15'7" x Dining Room (Maximum) 5.16 x 4.75 Breakfast Room 9'10" 5'10"x 3.00 x 1.78 Store 1 10'11" x 7'0"x 10'11" 3.33 x 2.143.33 x The position & size of doors, windows, appliances a appliances windows, doors, of size & position The Hall © ehouse. Unauthorised reproduction prohibited. Draw prohibited. reproduction Unauthorised ehouse. Drawing Room 22'3" x 17'3" (Maximum) 6.78 5.26 x 10'2" 4'11"x 3.11 1.50 x Store 2 Dressing Room 2.33 1.90 x 7'8" x 6'3" x 7'8" First Floor First 19'6" x 7'0" x 19'6" 5.94 2.13 x Bedroom 3 nd other features are approximate only. approximate are features other nd Second FloorSecond ing ref. dig/8348991/SS ref. ing 17'10" x 12'2" x 17'10" (Maximum) Bedroom 2 5.44 x5.44 3.71 18'0" 16'0" x (Maximum) 5.49 x5.49 4.88 Bedroom 6 Bedroom (Maximum) 9'9" x 7'10" 2.97 2.39 x Bedroom 4 2.46 x 2.31 8'1" x 7'7" x 8'1" Study Void 2.44 2.13 x Bedroom 5 8'0" x 7'0" W 17'5" x 11'8" x 17'5" S (Maximum) 5.31 x 3.56 Bedroom 1 16'0" x 12'0" (Maximum) Bedroom 7 4.88 x 3.66 N E

6905 0.67 ha 6101 1.66 0.17 ha 0.41

6695 1.65 ha 8092 4.07 0.87 ha 2.16 1384 0.05 ha 5587 0.14 2.42 ha 5.97 7684 2.19 ha 5.42

9177 1772 6575 5.95 ha 0.28 ha 1.91 ha 1076 14.71 0.68 4.71 2.21 ha 5.46

2668 4.67 ha 4969 11.53 9.53 ha 23.54 7866 6.14 ha 0459 15.18 2.08 ha 5.14 8456 4.95 ha 3852 6945 12.24 0.11 ha 1.27 ha 0.27 3.14 1450 9644 2.95 ha 0.18 ha 7.29 0.44

3142 5.81 ha 5940 7839 14.36 4.34 ha 3.12 ha 10.72 7.71

0132 3.98 ha 9.84 8733 3730 0.53 ha 3.66 ha 7030 1.32 9.04 0.02 ha 8129 0.05 0.05 ha 0.13 7524 2025 1.26 ha 4.87 ha 6121 3.12 12.03 2.83 ha 7.00 6708 8017 9316 4414 0.36 ha 1.27 ha 3.18 ha 4.17 ha 0.89 3.13 7.86 10.30 7213 0.70 ha 8103 2312 1.72 0.46 ha 0.94 ha 1.15 2.32 0811 1509 6207 7704 0.15 ha 1.29 ha 0.58 ha 7306 0607 0.05 ha 0.36 3.18 1.44 0.49 ha 7703 0.46 ha 0.12 1.20 0.13 ha 9505 1.13 0.32 1.12 ha 2.78 0201 5500 0.29 ha 2.14 ha 0.71 5.28 8802 0.99 ha 9796 6795 7995 2.45 8695 0.48 ha 5393 0.47 ha 0.48 ha 0994 0.43 ha 1.17 1.51 ha 1.16 1.19 1.06 2.55 ha 3.74 6.30 7499 0.13 ha 7596 0.34 0.09 ha 8788 0.22 0.67 ha 7086 8181 1.65 0.09 ha 7486 0.96 ha 0.23 0.89 ha 2.37 2.20 7577 9682 0.22 ha 8782 3.15 ha 0.53 0.07 ha 7.79 0.17 8375 0.26 ha 7773 0.65 7371 0.49 ha 0.18 ha 1.22 0.45 5267 6666 3.07 ha 1.84 ha 7467 7374 7.60 4.55 0.13 ha 0.31 0.02 ha 0.05

3257 4.58 ha 11.33

Abbey Farm Estate

This plan is published for the convenience of the purchaser - Lot 1 only. Its accuracy is not guaranteed and it is expressly - Lot 2 excluded from any contract. Based on Ordnance Survey 1:2,500 mapping with the - Lot 3 permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 - Lot 4 Not to Scale. Drawing No. R9643-09 | Date 27.07.18 General Basic Payment Services The Entitlements are included in the sale. Private water, private drainage and mains electric. The seller will retain the 2018 payments. Oil fired central heating and a number of back up night storage heaters. The farmhouse is in Council Health and safety Tax Band E - £2,221.93 and has an EPC of E. Given that the potential hazards of a working property we ask you to be as vigilant as possible Fixtures and fittings when making your inspection for your own Vendors’ fixtures and fittings are excluded from personal safety, particularly around the farm the sale. In particular the carpets, curtains, buildings. garden statuary, furniture and ornaments are specifically excluded. However, certain items Local authority may be available by separate negotiation. North Devon Council Lynton House, Commercial Road, Barnstaple, Designations EX31 1DG Part of Abbey Farm Estate is in a Nitrate Tel: 01271 327711 Venerable Zone. Postcode Wayleaves, easements and rights of way EX36 4RT The property is being sold subject to and with the benefits of all rights including; rights of way, Directions whether public or private, light, support, drainage, Exit the M5 at junction 27 and follow signs to water and electricity supplies and other rights and Tiverton on the A361 and follow this road for obligations, easements and quasi-easements and about 6.4 miles. At the roundabout take the restrictive covenants and all existing and proposed second exit keeping on the A361 signposted wayleaves for masts, pylons, stays, cables, drains, to Barnstaple. Stay on this road for about 9.7 water and gas and other pipes whether referred to miles and take the exit to Knowstone. In about in these particulars or not. 0.4 miles turn left towards Knowstone and after about 0.9 miles at the T-junction turn left and There are no known public footpaths over any of continue for about 1.3 miles. The property is the land. accessed via the lone track on the right after East Crosside Farm. The property is not visible from the public road. South West Estates & Farm Agency 24 Southernhay West, Exeter, Devon EX1 1PR 01392 215631 [email protected] struttandparker.com @struttandparker IMPORTANT NOTICE /struttandparker Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective 60 offices across England and Scotland, including purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken June 2018. Prime Central London Particulars prepared June 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.