Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:28 Page 1 Smallbrook Old Farm Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:28 Page 2 Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:28 Page 3 Smallbrook Old Farm Newton St Cyres, Exeter, Devon EX5 5AZ Crediton 3.5 miles • Exeter 5 miles A characterful Grade II Listed farmhouse set in 1.6 acres of exquisite grounds with a potential annexe barn • Semi-rural position on the edge of the village • Substantial (over 2,800sq.ft.) Grade II Listed former farmhouse • Charming and characterful home • Versatile accommodation • Exquisite grounds • Barn with potential for annexe 1.6 Acres Sole Agents: Stags Solicitors: Peter Boyne The London Office 21 Southernhay West Kitsons 40 St James’s Place Exeter Minerva House, Edginswell Park London Devon EX1 1PR Torquay TQ2 7FA SW1A 1NS Tel: 01392 255202 Tel: 01803 202020 Tel: 020 7839 0888 Email: [email protected] Email: [email protected] stags.co.uk Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:28 Page 4 Situation The farmhouse is set within the small hamlet of Smallbrook, surrounded by farmland, just a short distance from Newton St Cyres. Newton St Cyres has a strong community and a number of facilities including a fine church, primary school (Ofsted – Good), post office/general store, two pubs, farm shop, village hall, football, tennis and cricket clubs plus golf course. The village also has a railway station on the Tarka Line (Exeter to Barnstaple). The bustling market town of Crediton (3.5 miles) has a good number of independent shops together with banks, garages, post office and supermarkets as well as secondary schooling and a sports centre with indoor swimming pool. Five miles to the east lies the university and cathedral city of Exeter, which has an impressive range of amenities befitting a centre of its importance including excellent shopping, dining, theatre and sporting and recreational pursuits. Exeter has mainline railway stations on the Paddington and Waterloo lines. Exeter International Airport lies approximately four miles to the east of the city with daily flights to London. Introduction Smallbrook Old Farm is a striking Grade II Listed period home of plastered cob and rubble construction, it is believed to date back to the mid-17th Century. This impressive property offers the rustic charm we come to appreciate with former farmhouses, awash with period features which include inglenooks, revealed beams and impressive flagstone flooring. This versatile property of over 2,800sq. ft. is arranged with 5 bedrooms and family bathroom on the first floor, 2 reception rooms, farmhouse kitchen, scullery, snug and sixth bedroom on the ground floor that could be beneficial for elderly dependants. This private plot of 1.6 acres has tall perimeter trees enclosing the wonderful grounds which include large areas of lawn, established trees, vegetable plot and cottage gardens. A useful barn is currently used as a garage and store but has the potential to be converted into an annexe (subject to the necessary consents). The House An entrance hall, spanning the width of the property, with flagstone flooring and timber panelling, leads to a glazed stable door opening to the cottage garden, and a cloakroom. To the left is the generous sitting room which has a garden aspect window, wood burner and a revealed beam. To the right is the dining room which enjoys double doors leading out onto the cottage garden, impressive flagstone flooring, an inglenook fireplace with wood burner, Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:28 Page 5 timber panelling, and a useful under stairs storage cupboard which also provides plumbing and a sink and stairs leading to the first floor. From the dining room is a bright and spacious farmhouse kitchen with a delightful garden aspect, matching base and wall units with an integrated dishwasher and fridge, an inglenook with space for a range-style cooker and a pantry. The scullery has space and plumbing for a washing machine, butler sink, rear exit and a second staircase to the first floor. A useful addition to the ground floor is a snug which has a dual aspect, pitched roof and revealed beams, with a door opening to a versatile room which the current owners have used as a single bedroom. These two rooms could provide accommodation for an elderly dependant or for the larger family where the children have their own entertainment area. The long first floor landing provides a storage cupboard and fitted shelving. The master bedroom has a garden aspect with fitted wardrobes, vanity sink, feature fireplace and stripped wood flooring. Bedroom 2 has a garden aspect with hillside views, built-in cupboard, stripped wood flooring, free-standing claw foot bath and vanity sink. Bedroom 3 has a garden aspect and stripped wood flooring. Bedroom 4 has garden and hillside views, a vanity sink and stripped wood flooring. Bedroom 5 has garden and hillside views. The family bathroom has a bath with shower over, wc and basin. Services Mains electricity. Mains water. Private drainage. LPG central heating. Directions On leaving Exeter proceed on the A377 signposted Crediton. Continue into and through the village of Newton St Cyres, passing Quicke’s Farm. After approximately 1 mile, just before the right hand band, turn left opposite a pair of thatched cottages where the entrance to the property is located after a short distance along the lane. Local Authority Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, EX16 6PP. 01884 255255 middevon.gov.uk Viewing Strictly by appointment through Stags on 01392 255202. Disclaimer These particulars are a guide only and should not be relied upon for any purpose Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:29 Page 6 The Grounds This generous plot offers a wonderful private sanctuary enclosed by established trees and conifers. A gated entrance leads to a long sweeping drive to the rear of the property providing two areas of parking. A large area of lawn lies to the right of the drive with a delightful summerhouse and a vegetable plot. To the left is a small area of trees with a patio area and a gravel path leading up to a set of French doors, set within the walls of a former barn, into the cottage garden. To the right of the wall is a small ‘gardener’s shed’. The cottage garden is a delight with an area of lawn, flowerbeds and a gravel patio area. To the rear of the farmhouse is a further raised area of lawn and a wonderful long pergola ithw a gravel path leading to a former wash house complete with a copper bowl and the workings of a well pump, this outhouse is currently used as a workshop. A path leads alongside the farmhouse down to a barn which incorporates a garage and a gravel parking area with access via a five-bar gate from Smallbrook Lane. Overall the property amounts to about 1.6 acres. Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:29 Page 7 Further potential for Smallbrook Farm* The farmhouse itself has a versatile layout of accommodation to suit extended families but further potential can be found with the conversion of the outbuilding. This barn is currently arranged with a garage on the ground floor and games room above with access to both storeys, power and light supplied. In July 2006 the current owners were granted Listed Buildings Consent (06/01271/LBC) to convert the outbuilding into ancillary accommodation to the farmhouse. This permission has now lapsed after the 3 year granted period of commencement so any prospective purchaser would need to re-submit an application. The previous consent created a 1 bedroom unit with a reverse layout configuration, a living space on the ground floor and an en suite bedroom on the first. *Subject to the necessary consents Well House Summer House 3.18 x 3.18m 4.45 x 2.92m 10'5 x 10'5 Garage 14'7 x 9'7 Ground Floor Games Room 5.18 x 4.57m First Floor 17' x 15' 5.18 x 4.65m 17' x 15'3 Smallbrook Old Farm Approx. Gross Internal Floor Area 262.7 Sq Metres 2828 Sq Ft (Excludes Outbuildings & Excludes Garage) Store Bedroom 5 3.35 x 2.06m 11' x 6'9 Bedroom 4 Bedroom 2 Bedroom 3 Kitchen / 3.86 x 2.79m 4.19 x 3.86m 3.86 x 3.81m Sitting Room Dining Room Scullery Breakfast Room Bedroom 1 12'8 x 9'2 13'9 x 12'8 12'8 x 12'6 5.05 x 4.83m 6.40 x 5.05m 5.69 x 4.57m 5.05 x 4.72m 16'7 x 15'10 21' x 16'7 18'8 x 15' 16'7 x 15'6 Up Down Up Down Ground Floor First Floor Bedroom 6 Snug 2.49 x 2.01m 6.40 x 2.49m 8'2 x 6'7 21' x 8'2 Smallbrook Old Farm 8PP.qxp_Stags 27/06/2017 11:29 Page 8.