Higher Farm, Scoriton National Park South TQ11 0JB

A unique unspoilt Dartmoor farm consisting of a large detached farmhouse with adjoining stone buildings, threshing barn, stone granary, village plot and approximately 123 acres (49.78ha) of farmland.

For Sale as a Whole or in Lots

1 mile , 3 ½ , 5 Miles Ashburton In Dartmoor National Park, South Devon Dartmoor National Park, South Devon. Higher Farm, Scoriton, Buckfastleigh Devon TQ11 0JB

LOT 1 —The Farmhouse, Courtyard and Buildings, garden and land totalling 16.28 acres.

LOT 2 — 12.37 acres of land at Holybrook.

LOT 3 — 8.36 acres of pasture and 14.75 acres of Woodland.

LOT 4 —19.30 acres of land at Higher Scoriton Down.

LOT 5 — 6.31 acres of land at Lower Scoriton Down.

LOT 6 —27.77 acres of land including a Farm Building at Coombe Fields.

LOT 7 — Postbox Field of 3.71 acres.

LOT 8 — Garden Plot of 0.11 acres at Combe Bridge Road.

LOT 9 — 6.99 acres of land at Higher Stumpy Oak.

LOT 10 — 1.54 acres of land at Lower Stumpy Oak.

LOT 11 — Dribble Park Barn, vegetable garden and 1.39 acres of pasture.

LOT 12 — A Village Plot near the Middle of Scoriton.

LOT 13 —The Granary, a Stone and Slate Barn with 0.08 acres of Higher Meadow Field.

LOT 14 — Higher Court Barn, a Range of Traditional Buildings with 1.50 acres of Lower Meadow Field.

For Sale by Private Treaty. Offers Subject to Contract for the Whole property, a Combination of Lots or Single Lots.

Rendells and the owners have spelt Scoriton with one r for over 100 years SITUATION Higher Farm situates on the edge of Dartmoor, within a unique part of the Dartmoor National Park adjoining Scoriton Down. Higher Farm, Scoriton was purchased from the Brook Manor Estate in the early 1900s by Mr John Mann of Brixton, and has remained in the Mann family for four generations, being managed as a typical Dartmoor farm with a dairy herd of South Devon cattle and a flock of Whiteface Dartmoor sheep. Summer grazing extended onto the Commons of Buckfastleigh and the Forest of Dartmoor, while latterly the farm has focused on pasture production for the sale of grass by tender to neighbouring hill farmers. The structure, character and landscape of the farm have changed little since the nineteenth century.

The property with its attractive farmhouse, buildings and farmland is located on the south east side of Dartmoor by the small hamlet of Scoriton. The village of Holne is only 1 mile away and the towns of Buckfastleigh 3½ miles and Ashburton 5 miles with access onto the A38 - Plymouth to .

GENERAL REMARKS & STIPULATIONS Tenure: The property is freehold and offered for sale with vacant possession. Land Registry title registrations: DN701128 & DN691692.

Boundary Ownership: Where known is marked by a ‘T’ on the plans. Note the ‘red lines’ on all photographs depict the approximate position of the boundaries and are for guidance only.

Plans: A Location Plan A plan of the whole holding has been prepared from Ordnance Survey plans. This is not to scale but gives guidance of the overall extent of the property. Would-be purchasers are advised to make a thorough inspection to make themselves aware of the composition and extent of each Lot. A separate plan has been provided for Lots 1, 11, 12, 13 and 14. Floorplans of the property are for guidance and all measurements are approximate.

EPC: The EPC of the farmhouse is rated G with potential of a B Rating.

Access: Lots 1, 2, 3, 4, 5, 6 , 13 & 14 enjoy rights of access from the unmade track known as the ‘Two Moors Way’ running from the public highway in Scoriton to the moorland gateway at Scoriton Down. Lot 11 has an easement for the right to access over and pass services under the hardstanding to the front of the barn from the highway. This is granted in favour of the neighbouring property “Moorlands House”. Access to Lot 13 is over the area shown hatched on the sale plan; for all purposes, at all times. The purchaser will have the right to construct a harden surface over that area and shall not park or leave anything upon it.

Local Authority: Dartmoor National Park Authority, Parke, Bovey Tracey, , Devon, TQ13 9JQ. Tel: 01626 832 093. Email: [email protected] District Council, Follaton House, Plymouth Rd, TQ9 5NE www.southhams.gov.uk. Tel: 01803 861234.

Services: Water: Mains water supply to Lots 1,6, 7 & 9. Note there is a natural water supply to Lots 2, 3 and 4. There is a mains water supply under the road running from the south into Scoriton Village. Lot 10 will have the right to lay a waterpipe under Lot 9 in order to connect to the mains water supply in the road. Electricity: Mains electricity is connected to Lot 1. Drainage: Lot 1 is connected to the mains sewerage system.

Utility Providers: Water: South West Water, Peninsula House, Rydon Lane, Exeter, Devon, EX2 7HR, Tel: 0344 346 2020. Electricity: Western Power Distribution, Avonbank, Feeder Road, Bristol, BS2 0TB, Tel: 0800 096 3080. Basic Payments: The farm as a whole is registered with the Rural Payment Agency and receives the Basic Payment annually. The 38.07 SDA entitlements will be apportioned and transferred free of charge to eligible purchasers.

Common Grazing Rights: CL146 Buckfastleigh Moor; CL164 Forest of Dartmoor; Higher Farm entered as Scoriton Farm (Lots 1, 2, 3, 6, 7, 9, 10, 11, 13 & 14) Entry no.20 CL146 & entry no.468 CL164 = 119 livestock units which are made up of 264 sheep and 66 cattle or 66 ponies. Scoriton Down entered as Hawson Farm (Lots 4 & 5) Entry no.156 CL146 & Entry no.1597 CL164 = 32 livestock units which is made up of 70 sheep and 18 cattle only. These rights will be apportioned by the sellers’ agent, per Lot as per the acreage of the entries above upon completion.

Sporting & Mineral Rights: These belong to the property and will be transferred with the purchase.

Wayleaves: The property is sold subject to any Rights of Way, Wayleaves, Rights or Easements which exist at the time of sale whether they are mentioned in these particulars or not.

Directions: Leaving Newton Abbot take the A38 Devon Expressway south towards Plymouth. Exit at the Dartbridge, Buckfastleigh junc- tion, turn right over the A38 and continue to the roundabout. Take the second exit (signposted for Scoriton) along Buckfast Road. At the mini roundabout take the first left up Higher Mill Lane. After 550 yards at the brow of the hill turn right at Church Cross onto Hockmoor Hill, continue for around 2 ½ miles, turn left signposted for Scoriton. After 550 yards enter into the village take the first left in Scoriton Lane and Higher Farm is on the right.

Fixtures & Fittings: All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale ofthe freehold.

Viewing Arrangements: Lots may only be viewed by arrangement with the sellers’ agents who will explain current protocols.

Sellers’ Agent: Rendells, 13 Market St, Newton Abbot TQ12 2RL Tel. 01626 353881 Email [email protected] Ref CCM/JJB

Sellers’ Solicitor: Tozers, 10 St Pauls Rd, Newton Abbot TQ12 4PR Tel. 01626 207031 Email [email protected] Ref.MM

DANGER: Entry to some of the buildings could be hazardous, the agents advise inspections should be taken at a reasonable distance and at ones own risk. LOT 1 —The Farmhouse, Courtyard and Buildings, Garden and Land totalling 16.28 acres

Situate to the west of the popular moorland village of Scoriton and adjoining the ‘Two Moors Way’, an access-only track leading to the moorland gateway at Scoriton Down.

The farmhouse is constructed of stone, rendered under a slate roof, facing south next to a former drift road leading to Scoriton Down, being a typical Dartmoor longhouse. The ground floor comprises an entrance lobby with front door, sitting room and kitchen with an open fireplace and snug, former dairy (dining room), churn room and utility with boot room and access to the rear; to the west end of the ground floor is a converted annex containing two bedrooms and a bathroom. The first floor consists of a main bedroom with ensuite WC and wash basin, two further double bedrooms with a separate bathroom. Above the annex is a room containing a water tank and immersion heater. To the east end of the main house is the shippon and dairy suitable for conversion, subject to the necessary planning permission. To the front is a stone walled garden with a picket front gate and a cobbled path that leads to the porchway entrance. To the west side is the original stone mounting block and entrance with a granite pillared gateway. A rendered brick garage adjoins the gateway, leading to the rear of the farmhouse opening into a traditional yard area which can be approached by gateways to both sides of the farmhouse. Within the yard behind the farmhouse is the former calving house currently used for log storage, a two storey stone block barn, stables and a workshop with the old pulp house to the rear offering further ancillary accommodation subject to the necessary planning permissions, while a lawned garden with fruit trees provides a secluded garden area. The adjoining farmland of just over 16 acres, lies to the south and west of the farmhouse, gently sloping towards the northern boundary of Holybrook, consisting of six pasture fields that are well fenced with access through the farmhouse entrance, off the ‘Two Moors Way’ through field no. 1154 and from the east through field no. 0874 at Holybrook bridge.

Porch: Stone built and rendered entrance, with a solid wooden front door that leads into;

Entrance Hall: 9’8’’ x 5’6’’ (2.94m x 1.66m) Tongue and groove panelling with solid wooden beams, built-in utility cupboard and telephone point, with doorways leading into the sitting room or kitchen.

Lounge Dining Room: 18’2’’ x 16’10’’ (5.53m x 5.12m) Solid deep walls and a large double-glazed uPVC window with seating area. Open fireplace with a stone-built surround and wooden mantle.

Annex consisting of: Bedroom 1: 18’2’’ x 9’5’’ (5.54m x 2.88m) Double bed, front double glazed uPVC window, power sockets and built in cupboards containing immersion hot water tank.

Bathroom: 6’7’’ x 7’7’’ (2.02m x 2.31m) WC, pedestal sink and bath, tiled walls, glazed window to the rear and a heated towel rail.

Bedroom 2: 3’ x 9’10’’ (2.14m x 3.0m) Single bed with a window to the rear and power sockets. Kitchen Breakfast Room: (5.4m x 4.2m) The heart of the home with solid kitchen units and laminated worktop. Electric hob and oven with extractor hood. Built in dishwasher and under-counter refrigerator. Fully tiled surround and a stainless-steel double bowl sink. Exposed timber beams. open fireplace with brick surround creating a ‘snug’ beside the staircase to the first floor accommodation. Large win- dow with seat to the front overlooks the walled garden and there is enough room to place a large kitchen table and chairs for up to eight people. Leading to:

Former Dairy: 14’11’’ x 11’9’’ (4.56m x 3.56m) Sloping access onto a solid floor and thick walls with recent double-glazed uPVC patio doors opening onto the front garden. The electricity meters are located on the southern wall.

Back Porch & Boot Room: 17’9’’ x 13’9’’ (5.4m 4.2m) max. Solid stone floor and rear window.

Utility & Washhouse: 11’2’’ x 7’4’’ (3.42m x 2.24m) Solid walls with rear window, Belfast sink, hot and cold water taps.

UPSTAIRS: Landing: 12’1’’ x 6’2’’ (3.7m x 1.9m) A wooden staircase leads to the landing where all the bedrooms follow. With thick outer walls and a low roof line the space on this level has been used to the full extent.

Bedroom 1: 15’4’’ x 13’1’ (4.67m x 4m) Double room with fireplace, large uPVC front window.

Bathroom: 14’2’’ x 8’1’’ (4.32m x 2.4m) Containing an enamelled roll top bath, WC and handbasin, part tiled and wood panelling with built in airing cupboard.

Bedroom 2: 14’9’’ x 11’6’’ (4.51m 3.5m) Double room with a window to the front.

Bedroom 3: 17’10’’ x 13’ (5.43.m x 3.95m) Large double master, with fireplace and dressing area. Double windows to the front, carpeted and built in wardrobe (1.6m x 1.3m) ensuite (1.25m x 3.6) WC and handbasin. OUTSIDE: Garage: 16’ x 9’8’’ (4.9m x 3m) Constructed of rendered brick with an apex galvanised iron roof.

Stables, Workshop & Pulp House: 29’5’’ x 39’4’’ (9m x 12m) max Consisting of three stables and an enclosed tractor shed/workshop while to the rear is the old pulp house that leads into the first floor hay store above the stables.

Wood Store/Stable: 13.’1’’ x 13’1’ (4m x 4m)

SCHEDULE

OS Reference Name Description Area Hectares

Farmhouse, Buildings & Yard 0.19 0.46

3063 Orchard Park Pasture 0.70 0.28

2560 New Park Pasture 2.75 1.11

1154 Little Thomas Park Pasture 2.57 1.04

0366 Higher Hodges Pasture 4.06 1.64

1699 Lower Hodges Pasture 2.91 1.78

0874 Holybrook Meadow Pasture 3.12 1.26 River Water Holybrook Total 16.28 6.97

F Guide Price: £750,000 Dartmoor National Park, South Devon. Higher Farm, Scoriton, Buckfastleigh Devon TQ11 0JB For Illustration Purposes—Not To Scale For Illustration Purposes—Not To Scale LOT 2 — 12.37 acres of land at Holybrook

This land lies north of Scoriton lane leading to Scoriton Down known as “Two Moors Way” and consists of 3 pasture fields with a meadow adjoining Holy Brook and a natural water supply.

SCHEDULE

OS Reference Name Description Area Hectares 8255 Bent Post Pasture 3.86 1.56 9653 Big Thomas Pasture 3.52 1.43 9060 Kiln Park Pasture 2.77 1.12 9069 Loggy Field Meadow 2.22 0.90 Total 12.37 5.01

Note: This can easily be connected with Lot 1 the house, buildings and land.

Guide Price: £100,000

LOT 3 — 8.36 acres of pasture and 14.75 acres of Woodland

This land borders Holybrook river to the north. There is a separate access to the woodland and rough pasture. The 3 pasture fields having access from the ‘Two Moors Way’ leading to Scoriton Down.

SCHEDULE

OS Reference Name Description Area Hectares 6855 Narroway Pasture 2.12 0.90 5955 Great Field Pasture 3.35 1.36 4755 Hillah Pasture 2.89 1.20 7678 The Breaks Rough Pasture/Woodland 3.64 1.50 6668 The Breaks Rough Pasture 3.34 1.35 6675 The Breaks Woodland & River 0.34 0.14 5574 The Breaks Woodland 0.72 0.30 5467 The Breaks Rough Pasture 2.58 1.04 4373 The Breaks Woodland 1.00 0.41 4465 The Breaks Rough Pasture 3.13 1.30 Total 23.11 9.50

Note: This can easily be connected with Lot 1 & Lot 2 to create a substantial Dartmoor farm.

Guide Price: £140,000 LOT 4 —19.30 acres of land at Higher Scoriton Down

Consisting of 3 pasture fields with direct access off ‘Two Moors Way’ and an area of woodland with access to Holybrook river to the north.

SCHEDULE

OS Reference Description Area Hectares 0730 Pasture 4.30 1.74 1641 Pasture 5.24 2.12 0754 Pasture 5.68 2.30 0674 Gibby Combe Wood Adjoining Holybrook 4.08 1.65 Total 19.30 7.81

Guide Price: £100,000

LOT 5 — 6.31 acres of land at Lower Scoriton Down

Two level south facing pasture fields, that have been cut for hay most years with direct access onto the “Two Moors Way”.

SCHEDULE

OS Reference Description Area Hectares 3086 Pasture 3.99 1.62 2225 Pasture 2.32 0.94 Total 6.31 2.60

Guide Price: £40,000

LOT 6 — 27.77 acres of land including a Farm Building at Combe Fields

A block of gently sloping pasture land that runs from the “Two Moors Way” down to Higher Combe. The land has the benefit of a mains water supply to the east and includes a timber & galvanised iron pole barn measuring (9.5m x 7.5m x 7m).

SCHEDULE

OS Reference Name Description Area Hectares 0839 Little Southway Pasture Including Buildings 3.04 1.23 9439 Big Southway Pasture 6.10 2.50 8927 Summer’s Park Pasture 3.14 1.27 8818 Lower Summer’s Park Pasture with Access To The Lane at 2.19 0.90 Higher Combe 7525 Carrots’ Close Pasture 3.67 1.50 7515 Lower Carrots’ Close Pasture 2.14 0.90 6529 Outer Binhays Pasture 2.99 1.21 6218 Lower Binhays Pasture 4.50 1.82 Total 27.77 11.33

There is a mains water connection at the south east corner of OS 0839 which flows from Lot 7 and under adjoining land to the water trough. Lot 6 will have the right to continue to take a water supply from Lot 7 on condition a brick or block built inspection chamber is constructed, together with a stopcock and meter, with a metal cover level to the ground. Water usage will be paid at SWW rates within seven days of demand by the owners of Lot 7. Note OS number 7515 has access to the lane at Higher Combe.

Guide Price: £250,000 LOT 7 — Postbox Field of 3.71 acres

A south facing pasture field with a mains water supply through a meter. Access through the gateway from Combe Bridge Road. Lot 6 will have the right to continue to take a metered water supply see Lot 6 particulars.

SCHEDULE

OS Reference Name Description Area Hectares 2918 Post Box Pasture 3.71 1.50

Total 3.71 1.50

Guide Price: £50,000

LOT 8 — Garden Plot of 0.11 acres at Combe Bridge Road

See attached plan.

Guide Price: £15,000 LOT 9 — 6.99 acres of land at Higher Stumpy Oak

Consisting of two pasture fields with gateway access off the public highway to the east. Field 6419 has road frontage on two sides.

SCHEDULE

OS Reference Name Description Area Hectares 6419 Big Eight Acres Pasture 2.36 0.96

9213 Little Eight Acres Pasture 4.62 1.90

Total 6.99 2.86

There is a mains water supply by meter.

Guide Price: £70,000

LOT 10 — 1.54 acres of land at Lower Stumpy Oak

A gently south sloping pasture field with a right to lay a pipe under Lot 9 to connect to the mains water supply. There is direct access from Stumpy Oak lane through a gateway above Cullaford Cottage.

SCHEDULE

OS Reference Name Description Area Hectares 8705 Cullaford Meadow Pasture 1.54 0.62 Total 1.54 0.62

Guide Price: £40,000 LOT 11 — Dribble Park Barn, Vegetable Garden & 1.39 acres

A fine stone and timber frame barn with a slate roof measuring 32’ x 14’5’’ (4.4m x 9.8m), double doors to the front where there is a large hard-standing area. To the rear through the garden gate is a south facing vegetable garden with raised beds. With separate gateway access off the road a pasture field measuring 1.39 acres adjoins the vegetable garden and barn to the south.

Note the neighbouring property “Moorlands House” has a right of way over the hard standing for access only and the right to pass services under the hard- standing to the highway.

Guide Price: £115,000

OS Refence Description Area Hectares

Barn & 0.12 0.05 Garden 4626 Pasture 1.27 0.51

Total 1.39 0.56 LOT 12 — A Village Plot

An interesting investment.

See attached plan.

Guide Price: £20,000 LOT 13 —The Granary with approximately 0.08 acres part of Meadow Field

A stone and slate barn with wool loft above, situates on Scoriton Lane opposite the farmhouse. There are steps to the rear and separate access to the land as shown on the sales plan hatched blue. A new roof and guttering was installed in recent years. Access to Lot 13 will be over Lot 14 as referred to in the remarks and stipulations. The pasture field that adjoins the plot measures around 0.08 acres.

A right will be reserved in favour of Lot 13 to lay all types of service media and drainage including a soakaway under Lot 14. The purchasers shall within six months of completion erect a fence with access gateway constructed of pressure treated creosote timber posts with galvanised stock netting and two strands of galvanised wire. This will be maintained in good condition thereafter by the owner of Lot 13.

DANGER: Entry to some of the buildings could be hazardous, the agents advise inspections should be taken at a reasonable distance and at your own risk. DO NOT enter the loft of Lot 13.

Guide Price: £80,000 LOT 14 — Higher Court Barns, a Range of Traditional Buildings with 1.50 acres part of Meadow Field

An Old Threshing Barn made of solid stone and a fantastic oak timber frame, with a corrugated galvanised sheeted roof. The barn has been extended with adjoining pole barns. The range of traditional buildings together with a meadow extends to around 1.60 acres in all. Note: there is a right of access reserved in favour of Lot 13 as shown by the hatched area on the sales plan.

Guide Price: £180,000 LOT 1 - The Farmhouse & Buildings, Scoriton, Buckfastleigh TQ11 0JB

All measurements are approximate Plan produced using PlanUp LOT 13 - The Granary LOT 11 - Dribble Park

LOT 14 - Higher Court Barns

Pole Barn Extension

All measurements are approximate Plan produced using PlanUp Consumer Protection from Unfair Trading Regulations 2008

1) These particulars are set out for the interested parties and purchasers as a guideline only. They are intended to give a fair description but not to constitute an offer or contract. 2) All descriptions, dimensions, distances, orientations and other statements/facts are given in good faith but should not be relied upon as being a statement or representation of facts. 3) Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services are in good working order. The agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for their purpose. Interested applicants are advised to make their own enquiries and investigations before finalizing their offer to purchase. 4) The photographs appearing in these sales brochures show only certain parts and aspects of the property at the time the photographs were taken. Aspects may have been changed since the photographs were taken and it should not be as- sumed that the property remains precisely as displayed in the photographs. Items shown in photographs are not included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. 5) Any area measurements or distances referred to herein are approximate only. 6) Where there is reference in these particulars to the fact that alterations have been carried out, or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regula- tions or other consents have been obtained and these matters must be verified by any intending purchaser. 7) Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If there are any points of particular importance that need clarifying before viewing please do not hesitate to contact this office. 8) References to the tenure of a property are based on information supplied by the seller. The agent has not had sight of the title documents. A buyer is advised to obtain verification from a solicitor and before finalizing their offer should make their own enquiries and investigations. Buyers should check the availability of any property and make an appointment to view before embarking on any journey to see a property.