Middle Dean Farm

A small country estate within Exmoor National Park - Two stunning detached period properties [one holiday restricted producing healthy income] further detached ancillary accommodation, farm buildings and approximately 41.8 acres of pasture, all in a timeless and tranquil Hamlet close to the Coast. EPC Band D.

Situation And Amenities - Fronting a little used country lane in a timeless and tranquil hamlet and conservation area, on the western fringe of Exmoor National Park, within easy access of excellent walking, riding countryside not to mention the unspoilt rugged North Devon Coast line. Parracombe Village is about 2 ½ miles and offers Church, village hall, primary school and Fox and Goose public house also known for its good food. More extensive shopping facilities and amenities are available at the coastal village of Combe Martin about 3 ¾ miles and the twin villages of Lynton and Lynmouth about 7 miles. Further afield the coastal town of Ilfracombe is about 7 ¾ miles and offers more extensive shopping and leisure facilities including, super markets, theatre, cinema, indoor swimming pool, along with secondary schooling and a range of pubs and restaurants. Further facilities can be found at the Regional Centre of Barnstaple about 11 ¾ miles including shopping, cinema, super markets, leisure centre, college, the Regional Hospital and also famous for its Victorian Pannier Market and Butchers Row. Exmoor National Park is an area of outstanding natural beauty which is extremely popular with walkers, cyclists and horse riders all year round due to the enhanced public access and rights of way. The area is renowned for its spectacular landscape ranging from the high open moorland, wooded combes and dramatic sea cliffs. The West Somerset and North Devon Coast Line is also easily accessible including the popular surfing beaches at Croyde, Saunton Sands (also with championship golf course) and Woolacombe. In the opposite direction is the popular sea side town of Minehead with the Somerset Steam railway and nearby medieval National Trust village of Dunster with its Yarn Market and National Trust Castle. The nearest private schools are at West Buckland with local pick up points, and Blundells at Tiverton. Road access is good with the North Devon Link Road (A361) located at South Molton giving some dual carriageway to the M5 Motorway at Junction 27 where Tiverton Parkway railway station also allows access to London Paddington in just over 2 hours. The Nearest international airports are at Bristol and Exeter. The properties enjoy delightful views over surrounding moorland and less than 10 minutes by car is the popular Hunters Inn in the Heddon Valley from which there is a lovely walk to the coast line.

Description - Middle Dean Farm offers an excellent home and business opportunity with existing income. There are two detached period properties – the original farm house and separate former dairy both are period, neither listed and each have been very tastefully and sympathetically converted/modernised to a high specification, cleverly combining quality 21st century contemporary refinements with original period features. The Lodge is a detached single storey annexe ideal for relatives, guests or possibly a separate office/studio/gym etc. The extensive range of buildings add a further dimension and are currently utilised to accommodate livestock (cattle and sheep) but equally could be converted to stabling for those interested in equestrian pursuits. Other buildings are utilised for storage but could have potential for other uses. The land lies above the properties and is currently grazed by the vendors own stock – 1 field has been utilised for camping in season. Some potential uses may include home with holiday rental (as now) multi-generational use, subject to any necessary planning consent, as a retreat, equestrian use and or with an equestrian holiday angle, or a combination of these uses.

Planning Position - Planning permission was granted by Exmoor National Park in 2015 under planning reference 62/62/15/001 for conversion of agricultural barn to form dwelling with full residential use together with change of use of existing farm house dwelling to be used as holiday accommodation. The consent goes on to say that the holiday letting unit will not be occupied as a permanent dwelling and shall not be occupied by any person for a period exceeding 28 days in any calendar year. We understand that the vendor has had subsequent dialogue with the local planning authority which may be prepared to consider two amendments to this consent; One, to use the farm house as the principal residence and The Dairy as the holiday let. Two, to allow one of the properties to be used as the main family residence and the second as ancillary accommodation for relatives. However, any prospective purchaser would need to satisfy themselves on these particular fronts. There may also be potential to separate the majority of the land from the properties, once again subject to any necessary consent. The most recent consent in August 2021 allowed for retention of the timber cabin for use as ancillary accommodation to the main dwelling (the Dairy). The planning reference here is 62/62/20/001. Exmoor National Park Contact details are as follows Telephone , Email

The Business - Further details about the latest holiday rental income can be obtained from the selling agents. The Farmhouse is business rated, The Dairy pays council tax. The majority of the contents of the Farmhouse are available by separate negotiation. The Website, Facebook/ Instagram pages and existing bookings will be included in the sale. There is additional potential for camping and the vendor is prepared to sell two portable shower cubicles and two WC’s relating to this particular use which we understand can be operated without any license for 28 days with potential to extend to 56 days per annum, subject to verification by the Exmoor National Park planning authority.

The Farmhouse - Presents elevations of stone with double glazed windows beneath a slate roof. The property has been skilfully renovated with accommodation arranged over two storeys.

Ground Floor - Oak PORCH and half glazed front door to KITCHEN/DINING ROOM a splendid spacious, entertaining space at the heart of the property with limestone flagged floor throughout, exposed beam, the kitchen units are arranged in an L-shape over two walls and have a grey theme with black polished granite worksurfaces incorporating 1 ½ bowl sink unit, there are ample drawers and base cupboards including 1 for refuse. Appliances include integrated Neff dishwasher, Rangemaster electric ovens with induction hob and Rangemaster extractor hood above, wine chiller, space for upright fridge/freezer,. Principal oak staircase rising to first floor [described later]. SITTING ROOM with inglenook fireplace, fitted wood burner, engineered oak flooring, exposed beams, rear hall with limestone flagged flooring, exposed stone walls, door to rear courtyard, TV ROOM with engineered oak flooring, secondary staircase rising to first floor. CLOAKROOM/UTILITY ROOM single drainer enamel sink unit, plumbing for washing machine, WC, cupboard housing meters and pipework for under floor heating (there are radiators on the first floor).

First Floor - LANDING with AIRING CUPBOARD and STORAGE CUPBOARD. BEDROOM 1 with exposed beam. EN-SUITE BATHROOM with panel bath hand held telephone style shower attachment, low level WC, wash hand basin, mirror fronted medicine cabinet, exposed beam, corner shower cubicle with both hand held and drench showers, tiled floor, half tiled walls, heated towel rail/radiator, extractor fan. DRESSING ROOM/NURSERY BEDROOM 5 OFF. BEDROOM 2 exposed beam. EN-SUITE SHOWER ROOM with tiled cubicle, hand held and overhead drench shower units, wash hand basin, low level WC, wall mirror with strip light over, tiled floor, heated towel rail/radiator. BEDROOM 3 exposed beam. EN-SUITE BATHROOM with panel bath, mixer tap/shower attachment, low level WC, pedestal wash basin, mirrored splash back and strip light, extractor fan, wood effect flooring, separate shower cubicle, heated towel rail/radiator. BEDROOM 4 L-Shaped, shelved storage cupboard. EN-SUITE SHOWER ROOM travertine tiled walls and cubicle with both hand held and over head drench showers, wash hand basin, vanity cupboard beneath, low level WC, heated towel rail/radiator.

Outside - ADJOINING WORKSHOP/UTILITY AREA housing boiler for both properties as well as hot water cylinder, half vaulted ceiling.

To the front of the property slate steps lead to the front door these are flanked by areas of garden with low stone retaining walls. There is a bin store and pair of five bar gates leading into dedicated parking and turning space. To the left of this is a dedicated garden area on two levels the first has a hot tub and is laid to grass, the second also laid to grass with fixed BBQ area and five bar gate return to the main access drive.

The Dairy - Presents similar elevations to the Farmhouse and has been converted to the same high specification. The accommodation is principally arranged over two storeys on a reverse living/split level basis.

Oak front door to ENTRANCE HALL slate flagged floor, coats pegs. CLOAKROOM/UTILITY ROOM single drainer stainless steel sink unit adjoining cupboards and appliance space, low level WC, slate flagged flooring, extractor fan. OPEN PLAN KITCHEN/DINING ROOM/SITTING ROOM with mainly vaulted ceiling and exposed A frame beams, the dining/sitting area features engineered oak flooring and bi-fold doors on to a private terrace, there is a fitted AGA wood burner on slate hearth, an oak and glass framed staircase descends to the bedroom level below and separates the kitchen area. The kitchen is a cream theme with polished granite ‘sand’ worksurfaces which incorporate a double Belfast sink, there is an integrated Neff dishwasher, carousel unit, Rangemaster incorporating electric ovens, induction hob and stainless steel hood above, built in Neff fridge and freezer, there is a matching central island/breakfast bar with button activated pop up electric socket tower, wine chiller and wine bottle holder, further matching storage cupboards under stairs, slate flagged flooring, glazed door to secondary terrace.

A stair case rises to a MEZZANINE OFFICE/SITTING AREA with oak and glass balcony looking down on to the open plan reception room below. Also off the kitchen is a SNUG/BEDROOM 4 with built in airing cupboard housing the controls for the underfloor heating. At LOWER GROUND LEVEL are the bedrooms. There is a lower hall and cupboard under stairs. BEDROOM 1 has a half glazed stable door to rear courtyard. EN-SUITE BATHROOM with jacuzzi bath, hand held shower attachment, wash hand basin, vanity unit, shaving mirror, built in TV, tiled cubicle with both hand held and drench showers, travertine tiled walls and floor, low level WC, extractor fan, heated towel rail/radiator. LOBBY with access to outside and low ceramic sink. Alternatively, this would convert to a good sized walk in wardrobe. BEDROOM 2 with EN-SUITE SHOWER ROOM cubicle with both hand held and drench shower units, low level WC, pedestal wash basin, illuminated mirror fronted medicine cabinet, extractor fan, heated towel rail/ radiator, marble tiled flooring, tiled walls. BEDROOM 3. EN-SUITE SHOWER ROOM with both hand held and drench shower units, fully tiled walls and floor, low level WC, pedestal wash basin, mirrored splash back, light above, heated towel rail/radiator, extractor fan. There are terraces to the front of The Dairy and a gravel courtyard to the rear with raised rustic planters and bamboo/rustic trellis screen between The Dairy and The Farmhouse. Beyond is an arc with stone retaining wall and BBQ AREA as well as a timber and tin DETACHED LOG STORE.

The Lodge - Is a detached timber, single storey structure, timber clad with fibre glass roof and double glazed windows.

Front door to ENTRANCE LOBBY. RECEPTION ROOM/KITCHENETTE with single drainer stainless steel sink unit, adjoining work surfaces, Lamona induction hob, extractor hood over, Lamona electric oven beneath, Respekta dishwasher, integrated fridge/freezer, storage cupboards, distressed wall tiles. In the reception area there is a pair of double glazed French doors to the outside. DOUBLE BEDROOM. SHOWER ROOM with tiled cubicle, Mira electric shower unit, low level WC, wash hand basin, mirrored splash back, light above. There is ample garden in front of The Lodge.

Outbuildings - Nearest to The Dairy is a DETACHED FORMER MILKING PARLOUR with ENTRANCE LOBBY and TWO MAIN ROOMS ideal for workshops etc. Nearest to the garden of The Farmhouse is a DETACHED SINGLE STOREY PERIOD BUILDING arranged as garden store, workshop and housing for diesel tank. Adjacent to the lane is a DOUBLE CAR PORT of timber frame, tin clad. Nearest to The Lodge is a concrete framed tin BARN on two levels. Adjacent to this are TWO KENNELS [runs not included], moving up into the land there is an old cubicle BUILDING in a state of disrepair, a LARGE TIMBER SHED and a large modern concrete framed BARN with CGI CLADDING concrete base, power, light and water connected currently housing cattle and sheep.

Access Points And The Land - From the lane there is independent access to THE FARMHOUSE, a main driveway leads to THE DAIRY and THE LODGE as well as independent access to both sets of buildings, as well as to the land itself.

In addition to the garden and yard areas there is approximately 40 acres of south facing, gently sloping permanent pasture arranged as 11 fields, most have water troughs, there is also a spring and reservoir. All fields have, or will have, stock proof fencing. There is an existing Stewardship Agreement on all the land where the vendor is currently advancing required works up to the 31.03.22. Further details of this agreement, which will need to be assigned to a new owner, are available upon request. The layout of the land is more clearly identified upon the accompanying land plan.

Services - Mains electricity and water (both dwellings have independent supplies), drainage is shared by both properties and the lodge into a Klargester private system. There are solar supplies (panels on modern barn roof for The Farmhouse and on The Dairy roof for its own supply). There is a pellet boiler serving both properties located in the plant room adjoining The Farmhouse. The Lodge would need independent electric heating.

Viewings - Strictly by appointment with the vendors sole selling agents.

Special Note - The property could potentially be purchased with less land as neighbours have expressed interest in acquiring fields.

Directions - Travelling on the A399 from Combe Martin northwards, ignore the turnings to Kentisbury on your right, pass Waytown Tea Rooms on your left and take the next turning left signed Trentishoe 4 miles. Follow this lane for 0.8 of a mile and then bear right signed Dean ¾ of a mile. Continue down this lane and the property will be found on the left, as you enter the Hamlet, with the entrance to The Dairy clearly marked.

Method Of Sale - The property is being offered for sale by Informal Tender/Sealed Bids. The target date is noon on Friday 8th April. Tender forms are available from the selling agents. The vendors reserve the right to consider offers prior to the due date. They also reserve the right not to accept the highest or any offer.



Marketed by: Stags, Barnstaple