Cotleigh, Honiton, Devon

Lot One of Pitfield Farm. A private residential and sporting farm set in the beautiful East Devon countryside. Handsome Grade II farmhouse with an unspoilt cobbled courtyard of traditional outbuildings in the centre of its land. Range of versatile modern farm buildings and stabling. Ringfenced by 105.17 acres of pastureland, woodland with wildlife ponds and frontage to the Umborne Brook.

Situation - Pitfield Farm occupies a stunning, private position standing at the end of its own driveway, on the western flank of Stockland Hill, surrounded by the unspoilt rolling countryside in the Blackdown Hills Area of Outstanding Natural Beauty (now a National Landscape). This tranquil farmstead is well protected, sitting in the centre of its own land with glorious views down the valley towards Cotleigh Church and beyond. The farm is located between the villages of Stockland and Cotleigh. Stockland has an active community with an inn, The Kings Arms, village hall, well regarded primary school, church and tennis courts. The nearby bustling market town of Honiton is well served with shops, restaurants, sports centre and hospital, as well as a main line rail station to London Waterloo. To the south, the Jurassic Coast World Heritage site features the popular resort of Lyme Regis with its famous Cobb and sandy beach, as well as the picturesque resorts of Branscombe and Sidmouth. Whilst surrounded by beautiful countryside there are good road connections both east and west with the A30 (3 miles away) providing access to the Cathedral city of Exeter with its excellent shopping, leisure facilities, international airport as well as the A303 London trunk route. The county town of Taunton with its connection to the M5 and mainline station to Paddington is also within easy reach.

The Property - Lot One Farmhouse, traditional barns, modern farm buildings and about 105.17 acres (42.56 ha) of pasture and woodland. Owned by the vendors since 1988, Pitfield Farm offers prospective purchasers the rare opportunity to acquire an excellent farm in this sought after area of East Devon. Set at the heart of the farm is a handsome south facing farmhouse (listed Grade II). Built in the 18th Century with stone elevations under a thatched roof, this quintessential Devon farmhouse provides a welcoming family home. Formally known as Pitfield Barton, it is understood that the farmhouse has earlier origins dating back to the 15th Century. The farmhouse has been substantially and sympathetically extended at both ends to create a generous drawing room as well as a light filled kitchen, perfect for modern living, whilst many original features such as inglenook fireplaces and chamfered beams have been preserved. The large kitchen/breakfast room is very much the heart of the home, with handmade kitchen, 4 door Aga and island. French windows open out onto an elevated terrace creating a perfect space for outside entertaining. Complimenting the period dining room and snug, the recently created 34 foot drawing room offers a generous space with direct access to the south facing gardens. Upstairs the master bedroom hasits own balcony and ensuite bathroom, there are a further five bedrooms and a family bathroom. The mature gardens to the front of the house provide a charming setting and have an informal feeling, featuring paved terraces, a gravel garden and a water garden with a stream running through. Beyond the formal garden is an orchard.
Please see floorplan for accommodation and measurements.

Outside - The farm is approached over the long private farm drive, flanked on either side by its own land. At the end of the drive, an entrance to the farmhouse has been imaginatively created by glazing one side of the former cartway. The attractive courtyard is made up of a substantial thatched Threshing Barn which dates to the 18th/19th century (10.14m x 5.13m) and the Old Cider House (5.72m x 5.05m). To the east of the courtyard is a small stone store (3.18m x 2.29m).

Modern Farm Buildings - North of the traditional barns is a range of modern buildings (all erected in the vendor’s ownership) including:
1. 4-bay open fronted Machinery Shed (15.60m x 4.98m) timber framed
2. Double Garage Block (8.69m x 4.98m) concrete portal with roller doors
Well shielded from the farmstead and having a separate access from the farm drive are a further range of farm buildings, set around expansive concrete/hardcored yards, these consist of:
3. Cattle Building (28.45m x 21.39m) timber framed
4. Fodder Barn (18m x 11.50m) steel framed
5. Stable block (9.62m x 3.78m) housing three looseboxes

The Land - An excellent block of gently sloping west facing pastureland offered in good heart and well fenced for livestock or equestrian purposes ring fences the farmstead, providing utility and protection. There is an extremely attractive amenity area with mature native woodland and a substantial pond. Most of the enclosures are bordered by ancient hedgerows with mature trees and our clients have planted numerous new plantations of mixed native woodland on the farm. There is considerable sporting/conservation appeal with species rich pastureland, watercourses (much of the farm fronts the Umborne Brook), wildlife ponds and areas of coppice. The farm, has also formed the basis of a local syndicate shoot for several years. In all about 105.17 acres (42.56 ha).

Services - Lot One - Main electricity. Main and private water supply. Private drainage. Oil fired central heating. Fibre broadband. Solar panels.

Tenure - All freehold with vacant possession upon completion.

Sporting - All rights are understood to be owned and included in the sale. Hunting with The Cotley Harriers. Racing at Taunton or Exeter. Golf at Honiton, Lyme Regis or Axe Cliff. Sailing on the coast at Lyme Regis or Topsham. The topography of the farm is well suited to shooting and has formed the basis of The Cotleigh Shoot previously.

Rights Of Way - A public footpath crosses Lot One a good distance from the farmstead.

Education - Primary schooling at Stockland. Good State secondary schools at Honiton and the excellent Colyton Grammar School. Independent Schools in the area include Wellington School, Blundells at Tiverton and The Taunton Schools.

Local Authority - East Devon District Council. Tel: . Council Tax Band: E

Agricultural Schemes - Delinked BPS payments will be retained by the vendors. No application has been made to the Sustainable Farming. Incentive (SFI) Scheme. A Woodland Grant Scheme previously covered the farm, annual payments have finished but there remain ongoing management obligations that buyers will be required to continue.

Designations - Pitfield Farm is located in the Blackdown Hills National Landscape (an AONB). The farm is not located in a Nitrate Vulnerable Zone (NVZ) and has no Sites of Special Scientific Interest (SSSI).