Primrose Farm

A detached country residence (subject to an agricultural occupancy condition) occupying a superb rural position with open views over the Otter Valley together with a complex of four holiday cottages, a range of buildings including stabling, adjoining pasture and ponds. In all about 33.90 acres. EPC = E.

Primrose Farm provides prospective buyers the opportunity to purchase a detached country residence understood to have originally been a bungalow but in 1997 extended and developed to create a spacious and flexible home. The property is prominently situated within its own grounds, with mature and well maintained gardens adjoining; this property is truly a real gem in the East Devon countryside.
The current vendor has further modernised and reconfigured the accommodation in recent years and the spacious and well laid out accommodation is arranged on two floors comprising an entrance hall, kitchen / breakfast room linking to a dining room, utility, sitting room, secondary kitchen, cloakroom and ground floor bedroom. On the first floor are four well-proportioned bedrooms, two being ensuite and a further family bathroom.

Situated to the south of the farmhouse are the complex of holiday cottages comprising:

THE GABLES
An accessible wheelchair friendly cottage comprising 3 bedrooms, ensuite shower room, wet room and living / dining room with patio doors to outside

STARGAZER
An end of terrace two bedroom cottage comprising on the ground floor 1 bedroom, ground floor shower room, kitchen, living room / dining room with patio doors to decking area and on the first floor a further bedroom and bathroom.

VALLEY VIEW
A single storey cottage comprising 2 bedrooms, kitchen, wet room and living room / dining room with patio doors to decking area.

GREENFIELDS
A single storey cottage comprising 2 bedrooms, wet room, kitchen and living room / dining room with patio doors leading to decking area.

TENURE
Primrose Farm is of freehold tenure with vacant possession available upon completion, subject to any holiday let occupation.

SERVICES
Mains electricity supplies are connected to the farmhouse, cottages and buildings. Private water is connected to the farmhouse and cottages. Drainage and sewerage of the house and cottage are to private systems. Telephone and broadband at present are connected.
The land benefits from a combination of mains and natural water supplies.
The property also benefits from solar panels and further details are available from the selling agents.

OUTGOINGS
These comprise local Council Tax on the farmhouse (Band D), together with the usual service and environmental charges.
The holiday cottages are subject to Business Rates which we understand is currently subject to small business rate relief.

FIXTURES AND FITTINGS
All fixtures and fittings, unless specifically referred to within these particulars of sale are otherwise expressly excluded from the sale of the freehold and will be removed by the Vendors or their Agents prior to completion.

TOWN AND COUNTRY PLANNING
The farmhouse is subject to an agricultural occupancy condition which states:
“The occupation of the dwelling shall be limited to a person solely or mainly employed in the locality in agriculture as defined in section 336 of the Town & Country Planning Act 1990, or forestry or a dependant of such a person residing with him or her or a widow or widower of such a person”.
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining any necessary planning consent from East Devon District Council.

RIGHTS OF WAY, EASEMENTS, ETC
A bridleway passes along the lane adjacent to the holiday cottages. 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.

BASIC PAYMENT SCHEME/STEWARDSHIP
Basic Payment Entitlements for the relevant area of land will be included in the sale and the vendors agree to use their best endeavours to transfer the entitlements to the Purchaser, subject to receiving written instructions. On request of this transfer the Purchaser will be responsible for the Vendors Agents reasonable costs incurred in completing the relevant transfer documents. The purchasers will covenant to farm in accordance with Cross Compliance until the end of the scheme year.
We understand the property is also subject to a mid tier stewardship agreement and the purchasers will be required to take on the obligations of the agreement.

LOTTING
The property is being offered for sale as a whole as detailed within these sale particulars. The right is reserved however, to alter or amend the proposed lotting and prospective purchasers shall make no objection to any such changes. Prospective purchasers are also invited to discuss alternative lotting arrangements to suit individual circumstances and budgets.

AUTHORITIES
Devon County Council, County Hall, Topsham Road, Exeter, Devon EX2 4QD. Tel: .
East Devon District Council, Blackdown House, Border Road, Heathpark Industrial Estate, Honiton EX14 1EJ. Tel:

Primrose Farm occupies an outstanding rural position situated within the Blackdown Hills Area of Outstanding Natural Beauty, with far reaching views over the highly regarded Otter Valley, widely considered as some of the most attractive countryside in the county. The property enjoys a delightful setting being situated approximately 1.7 miles to the south west of the village of Upottery and approximately 6 miles to the north east of the Devon town of Honiton.

Upottery is a small traditional Devon village with a thriving community spirit and home to a range of local amenities and services including, Primary School, Public House, Village Hall, Church and sports field.
Honiton provides a good range of everyday shopping and banking facilities whilst the city of Exeter affords an extensive range of commercial, educational and recreational facilities befitting those of an important regional and administrative centre, together with a wide range of primary, secondary and further education facilities.
Despite its rural position the property enjoys easy access to the surrounding districts and further afield with access to the M5 motorway available at Exeter (J29), Cullompton (J28) and Taunton (J25). Main line rail services are also available at Honiton (London Waterloo) and Taunton (London Paddington). Access to the A30/303 trunk route at Honiton provides an easy link to London and the South East, with international airports at Exeter and Bristol.

To the south lies the Jurassic Coast, a World Heritage Site, with pretty coastal towns and villages such as Lyme Regis, Seaton, Sidmouth, Branscombe and Beer.

The property stands in a prominent and elevated position overlooking its own grounds. A tarmacadam area to the north of the property provides an area for car parking whilst a secondary drive provides access to the adjoining farm buildings and a third access point provides an independent access to the cottages. Mature and well maintained gardens lie to the south of the house, which are laid mainly to lawn and interspersed with a variety of trees, plant and shrub borders.

THE LAND
The land comprises a mixture of sloping traditional pasture, together with small areas of woodland, a carp lake, small pond and two former rearing ponds which have been recently upgraded and re-wilded to encourage local flora and fauna. Situated within a ring fence the land adjoins the farmhouse to the south and west and is divided into easily manageable enclosures. The land provides great agricultural, amenity, sporting and conservation appeal located in an unspoilt and peaceful part of East Devon.

OUTBUILDINGS
A useful range of modern farm buildings and concrete yards considered suitable for a combination of equestrian or livestock purposes serve the property, all being easily accessible and also providing a useful buffer between the house and holidays cottages.  
These may be further described as follows:  
3 bay profile clad storage barn (Approx 42’5 x 20’) with split level access. 
3 bay steel and block workshop (45’ x 45’ max) 
Adjoining former open fronted silage barn (45’ x 38’) Further adjoining cloakroom with low level wc and sink and further store / tack room (13’ x 14’7).
Block barn (46’1 x 16’1) including 4 loose boxes / stables and further loose box accessed externally (16’2 x 9’3). Steps up to further store / laundry room (Approx 16’6 x 14’9) with plumbing for washing machine and door to outside. 
Adjoining steel and block covered yard (89’5 x 44’2) with door to loose box (16’2 x 9’3).

Marketed by: Greenslade Taylor Hunt, Honiton