Kentisbury, Devon, EX31

A superb residential holding enjoying an outstanding rural position on the edge of the picturesque Exmoor National Park benefiting from a character traditional farmhouse (5 beds), a well appointed holiday cottage (2 beds), adaptable outbuildings and productive pasture land. In all about 62.76 Acres.

There has been a farmstead situated on the site of Hollacombe Farm since at least Domesday times, when it was held by a Walter de Douai. This most attractive residential smallholding occupies a superb position within the Exmoor National Park, centred upon an imposing traditional farmhouse, which is believed to date in part from the 17th Century with later Georgian style additions. In more recent years a barn conversion, undertaken to a high standard, has created a well-appointed detached holiday letting cottage, providing a useful additional income source. Renewables in the form of solar PV panels and a wind turbine have also been installed. Situated within the farmyard is a substantial traditional bank barn with alternative use potential, subject to planning, together with an adaptable range of modern farm buildings.
The farmstead is exceptionally well positioned within its own block of productive agricultural land, comprising a delightful mix of traditional pasture, meadow and amenity land enjoying stream frontage. Hollacombe Farm extends in total to about 62.76 Acres and is offered for sale as a whole.

THE FARMHOUSE
The farmhouse, which is not listed, comprises a substantial detached traditional dwelling of principally stone and colour washed elevations beneath a slated roof, affording a superb country residence occupying a private position in a beautiful rural setting. Benefiting from well-proportioned rooms with good ceiling heights and an abundance of natural light, the accommodation is entered through a smart entrance portico with granite pillars and a flagstone floor leading into a grand entrance hall, with stairs rising and turning to the first floor. The lovely formal drawing room enjoys a double aspect with a wood burning stove in an ornate marble fireplace surround. Patio doors afford delightful countryside views, opening directly out into the front gardens. An inner lobby area has an arched opening leading through into a charming sitting room, which contains a fireplace recess inset with a wood burning stove. This room also enjoys lovely views with patio doors leading to outside. The large character kitchen/breakfast room epitomises the traditional farmhouse style with a wonderful original heavy flagstone floor and a large inglenook fireplace inset with a four oven oil-fired Aga stove (2021), forming the beating heart of the house. A good range of timber fronted base cupboard and drawer units have solid oak work surfaces over, an inset sink and built-in dishwasher, whilst further matching wall cupboards and upright units have a built-in eye level electric oven and grill. A door from the kitchen provides access to the rear stairs, whilst a door also leads out to the side entrance hall. Situated off this hallway is the plant room containing the water filtration and storage system, the Worcester oil-fired boiler, a glazed sink in a slate surround and a useful downstairs cloakroom. Opposite is a separate utility room also containing a glazed sink and plumbing for a washing machine.
The impressive main staircase rises to a half landing with a door and steps leading down to a lovely large family bathroom, with both bath and shower facilities. The stairs continue up to the gallery style main landing, which has three good sized bedrooms off, including the double aspect master bedroom which benefits from an en suite shower and separate walk-in wardrobe. From the kitchen separate stairs lead up to a rear landing and two further bedrooms, served by a Jack & Jill shower room. Bedroom 2 has enclosed stairs leading up to a large partly boarded loft space used for storage purposes.
Unusually for Devon farmhouses, Hollacombe has a cellar, accessed via a door and steps under the main stairs. Once believed to have comprised the ground floor of an earlier farmhouse, a former fireplace recess containing an early bread oven, and a part flagstone floor hint at the considerable age of this part. The cellars are currently utilised primarily for storage purposes with a door leading directly out to the front gardens.
The accommodation benefits from double glazing, oil fired central heating via the Worcester boiler and solar hot water panels. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.

OUTSIDE
The property is approached from the main road via a double gated private entrance with a smart post and rail lined entrance drive leading to the parking area to the rear of the farmhouse and continuing past to provide access to the farm buildings, holiday cottage and adjoining land.
Adjoining to the front elevation of the farmhouse is a small raised lawned area with flower and shrub borders enjoying wonderful views over the large gardens, which are gently sloping and mainly lawned interspersed with mature trees and shrubs, bordered by a pretty natural stream.
To one side of the house is a sitting out area adjacent to which is situated an attractive range of traditional outbuildings comprising a Garage/Workshop with an adjoining Bin Store. To the rear of this range is a further stone and slate roofed pair of Stables , approx. 4.7m x 3.2m and 4.6m x 3.9m.

THE RED LINHAY
The entrance track continues past the farmstead and sweeps down to provide access to a pretty stone and tiled traditional building which was converted a number of years ago into an attractive holiday letting cottage. Known as The Red Linhay, the cottage enjoys its own delightful private and secluded position well removed from the farmhouse with lovely countryside views.
The character accommodation boasts exposed ceiling timbers and joists and is accessed via an entrance hall with a cloakroom off. From here a door opens through into the superb open plan kitchen/living room. The kitchen area has a tiled floor and comprises an excellent range of fitted base cupboard and drawer units with work surfaces over, an inset sink, a breakfast bar and further matching wall cupboards. An upright unit houses a built-in electric double oven and grill with a further inset four ring gas hob (bottled LPG) with an extractor hood over, a washing machine, microwave and dishwasher. Arched and glazed double doors provide access to outside. The living area has further arched double doors to the outside front and a wood burning stove. Stairs rise to the first floor with an enclosed understairs cupboard. On the first floor a landing provides access to two double bedrooms, each benefiting from a well appointed en-suite shower room.
The accommodation benefits from a modern ground source heatpump heating system, solar hot water panels and double glazing. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.
A tarmacadam area immediately to the front of the cottage provides sitting out space with an adjoining lawn overlooking a pretty tumbling stream, whilst to the rear is a large gently sloping lawned garden with a children’s play area.

THE FARM BUILDINGS
The property benefits from a useful range of adaptable traditional and modern farm buildings, offering the scope, subject to planning, for conversion to alternative uses, whilst also appealing to those prospective purchasers with livestock or horses. The buildings may be briefly described as follows:-
Substantial two storey stone and slate roofed Traditional Bank Barn, approx. 16.8m x 9.1m max, containing a former shippon on the ground floor, currently used as a fencing store/workshop. A later lean-to Mower Shed adjoins. Two large first floor storage areas may be accessed to the rear at first floor level. This building has been re-roofed in recent years and may lend itself to a variety of alternative uses subject to obtaining the appropriate planning consent. Adjoining to the front of the traditional barn lying between this and the stable is a concreted former yard with a hard standing parking area and gate to the gardens.
A concrete yard area serves an adaptable range of modern farm buildings briefly comprising the following:-
Range over three levels comprising Three Stables, with a Wash Down Area and Feed Store, approx. 11.8m x 7.8m. The middle level is currently used as a Machinery/Fodder Store, approx. 11.8m x 7.9m, with a Log Store and covered Cattle Running Out Area above, approx. 11.8m x 6.5m. Consent has been obtained to further extend this covered area. Situated to the rear of this range is a Poultry Run, Fruit Cage and Vegetable Patch.
Situated opposite the above is a four bay Straw/Hay Barn, approx. 8.3m x 10.8m overall, opening to an adjoining lean-to Covered Cattle Yard with steel sheeted doors to either end. Overall this range extends to approx. 18.2m x 16.7m. Adjoining to the front of this range is an enclosed Running Out/Feeding Yard with a block walled Manure Store to the side.
To the lower side of the above is a lean-to five bay Cattle Shed, approx. 23.4m x 7.5m max., and a further adjoining open fronted Car Port, approx. 5.5m x 4.9m.

THE LAND
The farmstead is conveniently positioned within its own attractive block of agricultural land which is divided by traditional Devon hedge banks into a number of manageable enclosures. The land is well fenced and in excellent heart, comprising mainly gently and moderately sloping productive pasture currently utilised for livestock grazing and fodder production. The majority of the fields may be accessed either directly off the entrance drive or via a useful stone track which leads from the farmstead. A small parcel of mixed deciduous woodland adjoins a pretty stream on the north eastern boundary. The land may be well suited to a variety of agricultural, equestrian, sporting or other amenity uses. Hollacombe Farm extends in total to about 62.76 Acres and is offered for sale as a whole as shown shaded red on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and a private water supply. Drainage of the farmhouse and cottage is to a private system.
Council Tax & Business Rates: Local Council Tax on the farmhouse, Band E, together with the usual service and environmental charges. The cottage is subject to business rates.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
Hedgerow and boundary works have been undertaken subject to a capital grant scheme which commenced on the 1st April 2024. It is anticipated that these works will be completed prior to the sale of the farm. The Purchaser will covenant to maintain these capital funded assets in the condition and to the specification set out in the agreement for a period of 5 years from the date of commencement of the agreement. The farm lies within a designated Environmentally Sensitive Area, a Less Favoured Area (SDA) and a Nitrate Vulnerable Zone.

RENEWABLES
The farm benefits from a 5KW wind turbine which produces FIT payments. There is also a 4KW Solar PV array on the roof of the outbuilding which also receives FIT payments. Solar hot water panels are situated on the roofs of the farmhouse and cottage.

SPORTING & MINERAL RIGHTS
The sporting and mineral rights across the holding are owned and will be included in the freehold sale.

TOWN & COUNTRY PLANNING
It is understood that the traditional bank barn has previously benefited from change of use planning permission to create two holiday cottages. Whilst any previous consents have now expired there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning approval.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
Greenslade Taylor Hunt and their clients give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. 
They assume no responsibility for any statement that may be made in these particulars.  These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
4. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.

ADDITIONAL INFORMATION
Broadband: Broadband is available - we are informed that the vendors currently use EE with a download speed of approx. 50 Mbps.
Mobile Coverage: Potentially available via EE, O2, Three and Vodafone. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data).
Flooding: The property is in an area at a very low risk of flooding from River/Sea (defined as the chance of flooding each year as less than 0.1%)and in an area of low risk of Surface Water flooding (defined as the chance of flooding of between 0.1% and 1% each year).

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working smallholding is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing horses or stock. All persons viewing the property are asked to observe the country code and close all gates.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement slates used on the roof of the house may contain asbestos.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
Ref: STM240233

Hollacombe Farm lies on the western periphery of the Exmoor National Park within its 267 square miles of beautiful protected landscape, occupying an outstanding rural position conveniently situated within its own land at the end of a long private entrance drive, enjoying an exceptional setting with superb views over the surrounding unspoilt countryside. The parish is made up of the three small hamlets of Kentisbury, Kentisbury Ford and Patchole, which together afford a thriving local community providing a primary school, post office/village store, garage, village hall and parish church.
Despite its peaceful and secluded rural position Hollacombe Farm still enjoys easy access to the surrounding districts and further afield with the larger towns of Barnstaple and South Molton providing an extensive range of every day shopping, banking, recreational and educational facilities. From both of these towns the A361 North Devon link road provides easy access to Tiverton and the M5 motorway (Junction 27). Mainline intercity rail links are available at Tiverton Parkway (London, Paddington approx. 2 hours) with international airports at Exeter and Bristol.
The Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline, designated an Area of Outstanding Natural Beauty, with its popular resorts of Lynton, Lynmouth, Combe Martin and Ilfracombe. Further to the west are the renowned bathing and surfing beaches of Woolacombe, Putsborough, Croyde and Saunton. The property is surrounded by picturesque North Devon countryside which provides unsurpassed riding and is renowned for its recreational and sporting opportunities, boasting some of the finest hunting, fishing and shooting in the country.