5 bedroom detached house for saleCheriton Fitzpaine, Crediton, Devon, EX17
- Beautifully located farm
- 77 Acres
- 5 Bed Farmhouse
- 3 Bed barn conversion
- Modern barn
- Traditional barn with PP
- Pasture and Woodland
- Delightful Gardens
A 77 acre farm with 2 houses and a food business in a peaceful and sheltered Mid Devon valley, less than a mile from the pretty village of Cheriton Fitzpaine. Available as a whole or in up to 6 lots. Web Find: 56472. EPC rating: E
Landranger map 192. Ref 858070
Strictly by prior appointment through the agents on 01392 680059
From the centre of Cheriton Fitzpaine at Church Cross take the left turn towards
Stockleigh English, follow the road towards Tower Hill Cross and bear left. Proceed
along this lane, over the bridge, and after approximately 1 mile pass the church on
your right and turn right by the post box. Continue along this lane and in 0.75 miles the
entrance to Rookbeare farm is on your left.
Rookbeare Farm occupies a sunny and sheltered position in Mid Devon, a short
distance from the delightful hamlet of Stockleigh English and approximately 1 mile north
east of the village of Cheriton Fitzpaine which offers a primary school, doctors surgery,
village shop and a public house.
The market towns of Crediton and Tiverton are within 7 and 10 miles respectively and
offer a wide range of retail, banking and recreational facilities. Both towns have leisure
centres and indoor swimming pools. In addition these towns have a number of excellent
public and state schools, including Blundells School in Tiverton and Queen Elizabeth
Academy in Crediton, which has its own 6th form.
The University and Cathedral City of Exeter lies only 10 miles south of Rookbeare and
boasts an extensive range of shops, leisure and recreational facilities. The city benefi ts
from excellent communication links, access to the M5 motorway and mainline railway
services to London and the rest of the country. Exeter International Airport lies to the
East of the city and offers an expanding range of national and international fl ights.
Situated off a quiet country lane, Rookbeare Farm is situated in its own unspoilt
and tranquil valley, yet lies in an accessible and convenient location. Originally a
Domesday site, the present Victorian farmhouse was completed in 1895 and forms
the heart of the original farmstead. A stone barn across the quiet country lane has
been beautifully converted into a contemporary 3 bedroom home. A further barn has
planning permission for conversion into a meeting room, new offi ce, studio and guest
accommodation over. There are over 50 acres of mostly south facing redsoil pasture,
which runs down to Holly Water. A further 20 acres of woodland are made up of Oak,
Ash, Walnut, Beech and other hardwoods and are surrounded by a deer-proof fence.
Most of the trees were planted in 1994 and 2000 and now form a beautiful nature
The property is available as a whole or in lots so could suit a multi-generational or
friend / associate purchase. A business is also available by separate negotiation (www.
Lot 1 The Farmhouse, Cider Barn, Gardens & Paddock
Surrounded by its own beautifully kept gardens Rookbeare Farmhouse is constructed of
stone elevations and brick quoins, with traditional cast iron guttering under a slate roof.
As is typical of many Victorian properties the house makes the most of the sun, with
high ceilings and large windows making it feel particularly light and airy.
The entrance hall leads through to the dining room, which features a cast iron fi replace
with built in display cabinets on either side. The kitchen has fantastic views of the valley
to the east, and boasts a bespoke range of base units with polished granite worktops,
and an inglenook fi replace, which contains a two-oven oil-fi red red Aga and a bread
oven. Also off the kitchen is a spacious utility room and a shower room/WC with a
condensing boiler providing domestic hot water and central heating.
The sitting room faces the afternoon and evening sun and has a solid teak fl oor, cast
iron fi replace with woodburner, marble surround and mantle with slate hearth. French
doors lead out onto the patio and lawn.
Briefl y, the fi rst fl oor accommodation comprises fi ve well-proportioned bedrooms, four
of which are set off the central landing. The master bedroom has an en suite shower
room with hand basin, WC, shower and heated towel rail. The fi fth bedroom/study is
accessed through the family bathroom, which has a bath, hand basin, WC and airing
Gardens And Grounds
Lying to the south and west of the farmhouse are the attractive and sheltered gardens,
with an expansive lawn opening out in front of the house. This is partly surrounded by a
former traditional walled garden with stream and shrub beds, which lead to the old cider
orchard beyond, now forming a useful paddock.
To the north of the farmhouse there is a range of traditional outbuildings. Some of these
were historically used for business purposes so could offer potential for home working.
Former Apple Store:
11.10m x 2.95m. (36'5 x 9'8 )
Now used as a garage. Stone
construction, brick quoins, timber door opening to the driveway and with GI roof over.
Original cobbled fl oor and two window openings, as well as an opening to the rear.
Timber Storage Building:
10.74m x 2.64m. (35'3 x 8'8 )
Divided into three separate
compartments, part open-fronted, part stone, part timber elevation under a box profi le
roof. Electricity connected.
6.88m x 4.45m. (22'7 x 14'7 )
Of rendered elevations, concrete
fl oor, electricity and water connected and window openings to side.
Overlooking the garden is an:-
Old Cider Barn:
17.6m x 5.31m. (57'9 x 17'5 )
Part cob, part block elevations, earth
fl oor, partly lofted with original timber A frames and beams. This building formerly
housed the cider press and offers potential (subject to the necessary planning
consents). Mains water and electricity connected.
Approximately 3.2 acres of grazing.
Lot 2 - Stone Barn, A Barn With Pp And A Range Of Buildings Suitable For Food Production
Rookbeare Stone Barn:
A stunning detached contemporary barn conversion. As per
the fl oorplan. The accommodation comprises a light and spacious hallway with tiled
fl ooring with cloakroom housing a WC and hand basin. An Inner hallway leads to the
triple-aspect Sitting Room with free-standing wood burning stove, with a glazed door
leading out to the garden. Large windows offer views out to the countryside.
Also on the ground fl oor is a good sized Kitchen with a range of oak-fronted units under
granite worktops with integrated appliances and large sliding patio doors open to the
garden. A useful utility room is fi tted with base units and has plumbing for a washing
machine. A recess houses the ground source heat pump which powers domestic hot
water and under fl oor heating throughout. A door leads out to the Double Carport, with
electricity and separate log store to the side.
On the fi rst fl oor is a master bedroom with oak fl ooring and en suite shower room and
WC. A Family Bathroom and Two Further Bedrooms complete the accommodation.
The Garden is mainly laid to lawn and surrounds the house, with a useful patio area
providing ample outside seating space.
Barn With Planning Permission:
(Reference No 12/01552/FULL) allowing for the
re-furbishment of the existing barn to provide a meeting room, a new offi ce studio and
guest accommodation on the fi rst fl oor.
Range Of Buildings:
Range Of Buildings: A useful range of buildings lie to the west of the converted barn
and are currently used by the ice cream and sorbet business but also offer considerable
scope for food businesses / distribution or could even revert to agricultural or equestrian
The buildings have separate road access and are situated around an open concreted
yard. They comprise:-
(I) Enclosed Clear Span Secure Barn
18.29m x 12.19m. (60'0 x 40'0 )
equipped with manufacturing room, blast freezer, 2 x storage freezers, offi ce, dry store
and cloakroom. 60 x 20 lean-to for storage. (Please note the fi xtures and fi ttings are
not included in the sale price but are available by separate negotiation).
(Ii) General Purpose/Storage Building
13.72m x 6.10m. (45'0 x 20'0 )
open ended building. Enclosed eaves with double sliding doors at rear. Concrete fl oor.
(Iii) Open Front Machinery Store
12.50m x 6.10m. (41'0 x 20'0 )
2 bay with hay rack at
(Iv) Hay/Machinery Store
10.67m x 6.10m (35'0 x 20'0 )
Rookbeare Farm Ice Creams And Sorbets
Negotiation. The company has a growing number of blue chip clients as well as a
loyal local customer base. More information can be found at www.rookbearefarm.
co.uk and http://vimeo.com/29436011. Fixtures, fi ttings and equipment used by the
business are not included in the sale.
Extending to approximately 3.65 acres of which over 3 acres is suitable for
Please note that Lot 2 is not available separately, and may only be
purchased if Lot 1 is also acquired. Buyers are not required to purchase the
Rookbeare Ice Cream business, but if it is not the vendors will require time to
relocate the business elsewhere.
Lot 3 Pasture Land
A delightful run of redsoil pasture land extending to 37.12 acres with the benefi t of
planning permission for a farm building 60 x 40 18.29m x 12.19m with a 10 lean-to.
There is also consent for solar panels on the roof.
Lot 4 - 20 Acres Of Young Woodland
There are 18 acres of young woodland (1994 and 2001) Oak, Ash, Beech and other
species, as well as 2.45 acres of established broadleaved woodland, on the western
boundary. There is a protective deer fence around the exterior and a right of access
over Lot 3 to access between Points A and B as shown on the sale plan.
Lot 5 Pasture Land And River Meadows
7.59 acres of redsoil pasture and river meadows with separate access and river
Lot 6 Pasture Land And River Meadows
5.6 acres of redsoil pasture and river meadows with separate access and river frontage.
Mains water to Lots 1, 2 and 3. If sold separately, Lot 2 would be submetered, while
Lot 3 would be by arrangement. Spring water to Lot 1 and Lot 2. Lots 3, 5 and 6
have stream frontage. Mains electricity to the farmhouse, stone barn and outbuildings.
Separate private drainage with bio-digester plants to both Lots 1 and 2. Oil fi red central
heating to farmhouse. Ground source heat pump to Lot 2.
There are 22.62 ha of land eligible for entitlements under the single payments scheme
(SPS). The farm is also entered into an entry level scheme (ELS) agreement.
Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon EX16 6PP.
Tel: 01884 255255
South West Water, Peninsula House, Rydon Lane, Exeter, Devon EX2 7HR.
Tel: 0800 1691144.
Western Power Distribution, Osprey House, Sowton, Exeter, Devon EX2 7HZ.
Tel: 0845 6012989
The Ice Cream building within Lot 2 is subject to business rates but none are payable
due to Small Business Relief. Council Tax: Band F (House) and Band D (Stone Barn).
Sporting And Mineral Rights
The sporting and mineral rights insofar as they are owned are included with the freehold.
Fixtures And Fittings
All fi xtures and fi ttings, unless specifi cally referred to within these particulars, are
expressly excluded from the sale of the freehold.
Wayleaves, Rights Of Way
The property is sold subject to and with the benefi t 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 benefi t of any public or private rights of way or bridleways etc.
Please note that the majority of the photographs were taken in 2012/2013, but some
Plans And Boundary Fences
A plan, which is not to scale and is not to be relied upon, is attached to these
particulars. Purchasers must satisfy themselves by inspection or otherwise as to its
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