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Blackborough, Cullompton, Devon, EX15
Guide price £1,100,000 | 5 bedrooms | 17.75 acres

Property features

• Substantial 4 bed house
• 1 Bedroom annexe
• Studio
• Beautiful gardens
• 4,500 sq ft of stone barns
• 11,000 sq ft farm buildings
• Glorious countryside views
• 17.75 acres in 3 paddocks

Historic 17.8 acre farmstead in a glorious position with views. 4 bed farmhouse, 1 bed annexe, studio and courtyard of traditional stone barns.
 
SITUATION
The property is situated in a quiet location on the edge of the Blackdown Hills, with far reaching views of this Area of Outstanding Natural Beauty. The farm is located down a private drive just outside the village of Blackborough, just 2 miles from the larger village of Kentisbeare with its public house, church, primary school and post office/ store. Blackborough itself has a strong sense of community with various clubs and events centered on the village hall. The nearby town of Cullompton has a range of facilities including a junction on the M5 (J28) about 5 miles away.
 
Tiverton and Taunton to the West and North have railway stations on the London Paddington line and are within easy reach via the M5. The market town of Honiton is within a short drive and has supermarkets, banks and mainline railway station on the London Waterloo line. There are a variety of state and independent schools in the area with bus services from Kentisbeare, including the popular Uffculme secondary school.
 
Nearby there are plenty of footpaths and bridleways to enjoy the glorious countryside and fabulous views.

DESCRIPTION
Set down a quiet lane, this wonderful small farm consists of an unspoiled courtyard of traditional stone barns set either side of a character 4 bedroom farmhouse. An annexe (attached to the farmhouse), a detached studio and further stone buildings provide scope to earn an income, subject to the necessary consents. Approximately 11,278 sqft (1,047sq m) of modern farm buildings add to the appeal and flexibility of the property alongside the rolling pasture.
 

ACCOMMODATION
The farmhouse is understood to have its origins in the 16th century having evolved through various owners and custodians to form a comfortable and substantial four bedroom home. Although the property is not listed there was an abundance of character revealed when the current owners began renovating and improving the property in 2000. The cruck beams of an early house are still visible as well as an inglenook fireplace showing evidence of three subsequent incarnations.
 
The accommodation is classically laid out with two main reception rooms either side of the entrance hall, the sitting room with an oak floor and wood burning stove and dining room with historic inglenook fireplace and exposed beams. The former kitchen, at the back of the property is now a study, with a walk in cupboard and access to the downstairs bathroom. The kitchen is a generous space with oil-fired range cooker, rustic pine kitchen and a heavy stone style floor giving a robust yet comfortable heart to this lovely home. The room opens to a large utility/boot room and downstairs WC.
 
Up the main gently turning staircase the guest bedroom has an en suite shower room and built in cupboards. Two individual double bedrooms have built in cupboards. The large master bedroom, with its expansive views, is accessed by a spiral staircase to a landing, off which is a large shower room and door into an unconverted storage room.

ANNEXE
Attached to the farmhouse is a 1 bedroom annexe with a large sitting room, kitchen and entrance hall heated by a separate oil fired system.
 

STUDIO
Converted in 2005, this barn conversion has an impressive vaulted ceiling with exposed oak frames and stone walls. This versatile, largely open plan space is heated by a wood pellet stove. There is a shower room and a potential bedroom/store on a mezzanine floor, accessed via a ladder.
 

COURTYARD OF BARNS
Extending to over 4,500 sq ft, (421 sq m) and around a part concrete, part grassed yard the restored stone barns are one of the many standout features of this wonderful property, with opportunities for further accommodation or other uses all subject to various consents.
 
Workshop & Loft Adjoining the house and built of stone under an improved slate roof.
 
Granary 409 x 17 (12.43 x 5.17m) Substantial double height stone barn with existing timber grain bins under an improved slate roof. Off the rear is a lean-to.
 
Garage & Tractor Shed 151 x 163 (13.7 x 4.96m) Part stone, part concrete block construction under a mono-pitch roof. Plus stone store.
 
Former Shippon 546 x 161 max (16.6 x 4.89m max) Sizable stone barn split over two levels, with loft
 
The Linhay 679 x 151 (20.64 x 4.61m) Built of stone with brick quoins, this one and a half store barn has been used for wedding receptions and the occasional community event.
 
Old Shippon 372 x 910 (11.33 x 3m) Attached to the annexe and built of a range of materials the building is split, forming useful stores with an open lean-to at the rear.
 

MODERN FARM BUILDINGS
Accessed from a branch off the drive, the modern farm buildings are extensive and their uses varied. The second drive leads past an old timber chicken shed and sweeps down to a concrete yard with buildings as follows
 
Hen House 408 x 171 (12.4 x 5.2m) Timber house with surrounding concrete area
 
Sheep Shed 597 x 237 (18.16 x 7.19m) Purpose built timber frame shed has been split into various parts including two stables.
 
Implement Store 556 x 306 (16.91 x 9.29m) Part traditional stone wall, part timber construction
 
Slat House 585 x 428 (17.8 x 13m) A purpose built steel portal frame livestock building with dung store under.
 
Silage Shed 591 x 3210 (18 x 10m) Steel portal frame with concrete floor
 
General Purpose Building 591 x 44 (18 x 13.4m) Steel portal frame virtually fully clad, recently used for dog training.

GARDENS AND GROUNDS
An area of lawn, spring bulbs and some shrubs shelter in the courtyard. To the rear of the house is a large kitchen garden, split with various paths and sheltered by various fruit trees with a surrounding mature hedge.
 

LAND
The rolling pasture is divided into three fields; a smaller enclosure alongside the rear drive comprising two principal fields set either side of a small stream leading down the valley over which views extend across Mid and East Devon.
 
In all the property extends to approximately 17.75 acres (7.18 ha).
 

SERVICES
Mains electricity. Private water from a shared system (mains water available nearby). Private drainage. Oil-fired central heating to the farmhouse. PV panels.
 

WAYLEAVES, RIGHTS OF WAY
The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc.
 

VIEWING
Strictly by appointment only through the agents Stags 01404 45885
 

DIRECTIONS
From the M5 at Junction 28 take the A373 towards Honiton for approximately 2 miles and at Post Cross turn left signposted
Kentisbeare and Blackborough. After just over 1 mile take the right turn towards Blackborough and follow this lane for approximately 1.5 miles. Ponchydown Farm will be found to your right on the left bend before the village.

 

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