Bratton Fleming, Barnstaple, Devon, EX31

An outstanding development opportunity comprising a pair of traditional barns with consent for conversion into one substantial residential dwelling (4 beds) enjoying a delightful rural position set in its own attractive parcel of land. In all about 0.44 Acre.


This sale affords prospective purchasers a wonderful opportunity to acquire a pair of traditional agricultural barns which now have the benefit of planning permission for conversion into one large detached two storey residential dwelling. Formerly part of a larger farmstead, the barns occupy an outstanding rural position approached from the quiet country road via a double gated private entrance with ample space for car parking and turning. Enjoying lovely views over its own land and the surrounding unspoilt countryside, the property offers the potential to create a most attractive and individual country residence.
The property briefly comprises two former agricultural barn of principally stone and part rendered elevations beneath slate roofs, with a stone and gi section linking the two buildings. The first barn has internal dimensions of approx. 10.4m x 5m, with the linking section measuring approx. 4.4m x 2.6m, leading into the second barn which is approx. 8.3m x 4.7m. The barns have obtained planning consent for conversion into an imaginatively designed two storey residential dwelling with a proposed accommodation layout to comprise the following:-

Ground Floor
Open plan Kitchen, Dining and Living Room, with vaulted ceilings over the kitchen and living areas and a wood burning stove. Inner Lobby with a useful Utility Room off. Inner Hall serving a downstairs Master Bedroom with En-Suite Shower Room, further Bedroom and Family Bathroom.

First Floor
Stairs rise from the dining area to a large mezzanine Lounge/Study Area with velux roof lights. From the hallway, further stairs lead up to a Landing serving Two Double Bedrooms and a further Bathroom.
For the accommodation layout please refer to the above proposed floor plan.
Situated in the grounds is a recently constructed Garage/Workshop, approx. 5.35m x 3.76m plus 4.56m x 2.30m, with double timber doors and concrete floor.

Outside there is scope to create wonderful private landscaped gardens surrounding the barns, currently comprising a large very gently sloping grassed area enjoying lovely views over the surrounding countryside. Subject to any necessary consents, this area may also be eminently suited to the creation of a small orchard or other amenity areas to complement the residential enjoyment of the property. A useful pile of reclaimed local stone has been left for the benefit of a prospective purchaser. In total, Leworthy Barns extend to about 0.44 Acres, as shown edged red on the attached identification plan.

Services & Outgoings
The property benefits from a mains electricity connection. The Purchaser(s) will need to install their own private water supply and drainage system. North Devon Council Tax - To be assessed. EPC rating to be confirmed.

Town & Country Planning
Planning permission was obtained in August 2019 for ‘Conversion of two linked redundant stone buildings to a single dwelling with lean-to shelter to form log store and new outbuilding to form garage and associated works.’ Copies of the planning decision notice and approved plans, together with the relevant supporting documentation are available to view via the North Devon Council planning portal using the Application Reference No: 66726. A subsequent Lawful Development Certificate was obtained in November 2021 confirming the commencement of operations.

Right of way, Easements, Wayleaves, Etc.
The property, as far as required by the Vendors, will be conveyed subject to all rights of way, easements and wayleaves of telegraph and telephone poles, stays and wires, electric pylons, poles and cables, drains, water and gas pipes at present erected on and passing over or under the property and subject to the agreements affecting the same (if any).

The property lies just outside of the Exmoor National Park in an idyllic position which is rural but by no means isolated, lying less than 1 mile to the east of the A399. The nearby favoured village of Bratton Fleming is the closest settlement affording a thriving local community and a useful range of day to day facilities with its village shop, out reach post office, primary school and parish church. Beyond lies Barnstaple, with this historic North Devon town providing a comprehensive range of commercial, educational and recreational facilities as well as a district hospital and sprinter rail connections to Exeter. To the south and approached over the A399 is the popular market town of South Molton from where the A361 North Devon Link Road provides easy access eastwards to Tiverton and the M5 motorway (Junction 27). Mainline Intercity rail links available at Tiverton Parkway (Paddington approx. 2 hours) and international airports at Exeter and Bristol.
The property is situated within a part of Devon renowned for the diversity of its countryside and, for the many varied sporting and recreational facilities available either within the immediate locality or further a field. Nearby the Exmoor National Park provides some of the most diverse countryside in the southwest, ranging from open moorland to tumbling river valley’s, quaint villages and rural settlements, affording beautiful scenery with many foot and bridle paths and the stunning North Devon coastline. To the west are the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe. The property is surrounded by picturesque countryside providing a wealth of recreational activities including walking, horse riding, cycling, fishing on the rivers Bray and Mole, hunting, shooting and golf courses at Barnstaple and Tiverton.