Bratton Clovelly - Okehampton, Devon

Outstanding 320 acre organic livestock and sporting estate. Impressive 16th century 8 bedroom country house. 4 further letting & residential cottages. Amenity woodland, lakes and river. Extensive complex of buildings, processing plant, office suite. Far reaching views to Dartmoor.

A rare opportunity to purchase a quality organic 320 acre ring fenced farming and sporting estate. Character 8 bedroom (all en-suite) 16th Century farmhouse, 4 further dwellings. A well apportioned beef and sheep farm with an extensive range of farm buildings with dairy potential. Sporting opportunities including an established shoot and a fishing lake. Modern FSA approved meat cutting plant including cutting rooms and large offices. Far reaching countryside views to Dartmoor national Park.

Ellacott occupies a private location three quarters of a mile from the rural village of Bratton Clovelly which has a popular country inn. Boasley cross primary school is 3 miles to northeast. Okehampton is 9 miles to the east and offers a comprehensive range of day to day facilities, individual shops, supermarkets, schools, various leisure facilities and a train station which has regular services to Exeter. The A30 dual carriageway can be accessed at either Okehampton or the Broadwoodwidger junction, providing good road communications to Exeter with the M5 beyond, Launceston is 13 miles to the southwest which offers a range of shopping, recreational and educational facilities. Exeter is 35 to the east, providing a wealth of facilities including shopping, dining, recreation, education, train station with main line service to London and an International Airport. The surrounding area provides an array of excellent educational facilities including Mount Kelly senior and Junior School in Tavistock and St Josephs School in Launceston, with a large selection of state and primary schools nearby and in Exeter.

Ellacott provides a rare opportunity to acquire a 320 acre organic, farming and sporting estate in a ring fence with no public rights of way, in a popular area of West Devon.
In addition to the superbly presented main 8 bedroom (all en-suite) 16th Century farmhouse there is a 2 bedroom annexe, a 4 bedroom house, a 3 bedroom bungalow, and a 2 bedroom bungalow.
Ellacott house and ‘Bulls Cottage’, a 2 bedroom annexe are located in a private setting, with far reaching views over the surrounding countryside towards the rolling hills of Dartmoor. The lawned and landscaped gardens are interspersed with a variety of specimen shrubs and trees, a stream fed pond and a feature lake.

The 4 bedroom house ‘Meadow Bank’, the 3 bedroom bungalow, ‘Water Meadow’, and the 2 bedroom bungalow ‘Linhay Cottage’ provide opportunities for accommodating extended family, estate workers or letting income.
A fully licensed, modern, Meat Hanging & Cutting plant and extensive office suite provides valuable and modern facilities to butcher and market home grown meat and game, maximizing profits from the field to the plate.
The farm has a substantial complex of useful buildings constructed of a mix of steel portal and timber frame. There are also several traditional agricultural buildings constructed of natural stone and brick with slate and tile roofs with further potential.
The productive organic farmland extends to approximately 320 acres (129ha). The majority of the land is level or gently sloping grassland, woodland and some game cover crops. The land is entered in various schemes which provide further incomes.
Ellacott boasts a quality shoot benefiting from a large investment in the planting of woodlands, introduction of wildlife strips and restoring hedgerows, giving cover for game birds. There is an established and substantial lake which has been stocked with Brown and Rainbow Trout which proves popular with Fly Fishermen. The river Thrushell, a tributary of the Tamar, also boasts wild trout and salmon and flows through the farm.

Ellacott House - Ellacott house is a most appealing and character 8 bedroom, 5 reception room country house, set in a private enviable position. The spacious and flexible accommodation briefly comprises: Entrance porch; Travertine flooring. Sitting Room; Travertine flooring, open fireplace with display cupboards and shelves to either side, beamed ceiling. Sitting / Family Room; exposed timber floor, a dual aspect room stunning far reaching panoramic views over the surrounding countryside to Dartmoor beyond, open fireplace wood burning stove. Kitchen / Breakfast Room; Dual aspect room, stunning views, travertine floor, Aga with side gas burner rings, fitted wall and base units, black granite worksurfaces. Rear Entrance Porch / Boot Room. Cloakroom; Travertine flooring, w/c, wash hand basin, window to rear. Dining Room; A most characterful room, large inglenook fireplace, woodburning stove, parquet flooring, beam ceiling and wooding panelling to dado height. Entrance Hall; Travertine flooring. Games Room / Study, dual aspect room, wood laminate flooring, exposed ceiling beams, built in storage cupboard. Bar / Cinema Room; fitted bar, beamed ceiling, built in store / supply cupboard, inglenook fireplace, granite surround and cloams ovens, fitted cupboard. Utility; space for washing machines and tumble dryers, storage shelves, w/c, tiled floor. Gun Room. On the First Floor; 8 double bedrooms with large en suite bathrooms. Cellar/Boiler Room: Oil fired boiler and hot water cylinders for The house and Bulls Cottage.

Bulls Cottage - Bulls Cottage is very well presented 2 bedroom converted barn, conveniently set to the side of the house, providing multi-generational living, and letting income. The accommodation briefly comprises: Kitchen/sitting/dining room, fitted kitchen, sink, hob, electric oven, dishwasher, seating and dining area, French doors to the rear patio, Bedroom 1; double room, window to the rear overlooking the land with stunning views. Shower room; shower cubicle, multi directional shower, lighting and music system, basin and w/c. First floor mezzanine; Double bedroom.

Adjoining Barn - 8.86m x 3.40m (29'0" x 11'1") - Potential to extend Bulls Cottage

Linhay Barn - 19.32m x 4.92m (63'4" x 16'1") - Stone & granite

Garage - 5.54m x 2.68m (18'2" x 8'9") -

Gardens - There are enclosed lawned and landscaped gardens at the rear of the house, which are interspersed with a variety of flowering shrubs and deciduous trees. A stream meanders through the garden which feeds an ornamental pond and a substantial feature lake. At the side of the house is large paved patio which is ideal for alfresco dining whilst enjoying the outstanding, far reaching views to Dartmoor.

Meadow Bank - Meadow Bank is a 4 bedroom house providing well proportioned, comfortable family living, briefly comprising: entrance hall, sitting dining room, kitchen breakfast room. On the first floor: 4 double bedrooms and family bathroom.

Water Meadow - Water Meadow is a 3 bedroom bungalow which provides spacious and flexible living accommodation which briefly comprises: Entrance hall, sitting room, kitchen/dining room, cloakroom, 2 double bedrooms, 1 single bedroom and a family bathroom.
Garage: 5.12m x 2.72m (16’10 x 8’11).

Linhay Cottage - Linhay Cottage is a single storey barn conversion, with well proportioned accommodation, briefly comprising: kitchen/sitting/dining room, 1 double bedroom with a bath, a further double bedroom and a family bathroom.

The Land - Ellacott is a productive organic farm which extends to approximately 320 acres (129ha), the majority of the land is level or gently sloping permanent pasture in conveniently sized enclosures, woodland and some game cover crops. The fields benefit from post and wire fencing and connected by a good network of farm tracks with some of the land bordered by the river Thrushell. The farm is entered in to various schemes which provide further incomes.

Fishing - A long-established 1.5 acre fishing lake provides a natural environment offering excellent fly-fishing.

Shooting - The present owners have invested heavily in the planting of woodlands, introduction of wildlife strips and restoring hedgerows, giving perfect cover for game birds.

The Buildings -

Hanging/Cutting Plant & Farm Offices - 29.36m x 14.00m (96'3" x 45'11" ) - The plant is Food Standards Agency approved. All the rooms are temperature controlled with mobile phone alarm alerts.
Intake Room: 8.43m x 2.00m (27’8 x 6’7)
Hanging Room: 8.29m x 7.53m (27’2 x 24’8)
Cutting Room: 9.63m x 4.86m (31’7 x 15’11)
Packing Store: 4.92 x 4.66m (16’2 x 15’3)
Game Fridge: 3.30m x 2.43m (10’10 x 8’)
Dispatch Room: 5.34m x 4.42m (17’6 x 14’6)
Chemical Store: 2.92m x 1.52m (9’7 x 5’)
Finished Goods Fridge: 4.40m x 2.70m (14’5 x 8’10)
Changing & Toilet Area: 4.29m x 2.58m (14’1” x 8’6”)
Kitchen: 3.20m x 2.25m (10’6 x 7’5)
Reception: 3.64m x 3.20m (11’11 x 10’6)
First floor Open Plan Offices: 13.29m max x 9.87m max (43’7 max x 32’5 max)
Conference Room: 3.00m x 4.50m (9’10 x 14’9)

Warehouse / Packing / Distribution Building - 28.95m x 22.48m (94'11" x 73'9" ) - Packing and dispatch distribution hub with fridges and freezers

Feed/Machinery Store - 29.80m x 5.32m (97'9" x 17'5" ) -

Livestock Building - 33.63m x 24.25m (110'4" x 79'6" ) - Central feed passage & feed barriers.

Former Weighbridge Office - 3.60m x 2.83m (11'9" x 9'3" ) -

Livestock/General Purpose Building - 53.23m x 24.46m (174'7" x 80'2" ) -

2 Loose Box Buildings - 12.95m x 3.90m (42'5" x 12'9" ) - Divided into 4 boxes.

General Purpose/Machinery Store - 22.75m x 11.91m (74'7" x 39'0" ) -

Workshop/General Purpose Building - 14.33m x 8.71m (47'0" x 28'6" ) -

General Purpose Building/Silage Clamp - 23.30m x 20.50m (76'5" x 67'3" ) -

Redundant Building - 24.12m x 18.94m (79'1" x 62'1" ) -

Livestock Building - 30m x 22.60m (98'5" x 74'1" ) - Feed barriers and feed passage adjoining building

Livestock Building - 30m x 14.90m (98'5" x 48'10" ) - Adjoining Lean To: 10.26m x 3.82m (33’8 x 12’6) Further Lean To: 10.50m x 6.61m (34’5 x 21’8)

Storage Building - 15.86m x 8.82m (52'0" x 28'11" ) -

General Purpose Building - 13.78m x 10.96m (45'2" x 35'11" ) -

Barn - 26.11m x 5.96m (85'7" x 19'6" ) - Incorporating former workman’s kitchen/rest room with potential for conversion.

Workshops & Fuel Store - 30.15m x 5.75m (98'11" x 18'10" ) -

Barn - 31.70m x 5.70m (104'0" x 18'8" ) - Class Q conversion potential

Tenure - The property is offered for sale freehold with vacant possession on completion. Water Meadow, Meadow Bank and Linhay Cottage are subject to Periodic Shorthold Assured Tenancies which require 2 months’ notice if the dwellings are required vacant.

Countryside Stewardship - The farm is entered into a Mid-Tier Countryside Stewardship Scheme until December 2028 which benefit from substantial revenue and capital payments.

Assurance Schemes - The farm has certification with:
Pasture For Life – Beef Production
Red Tractor – Beef and lamb Production
Soil Association – Organic Registration

Services - To the dwellings:
Water - Mains.
Drainage – Private septic tank
Electricity - Mains
Heating – Oil Fired Central Heating, and electric
Telephone - BT connection
Broadband - Airband
Council Tax band - G

The Farm and Cutting Plant:
Water – Mains
Electricity - Mains
Drainage - Electric sewage treatment plant
Telephone & Broadband BT connection

Local Authority - West Devon Borough Council, Kilworthy Park, Tavistock, Devon PL19 0BZ.
Tel:

Viewing Arrangements - Strictly by appointment with D. R. Kivell Country Property