Lower Loxhore, Barnstaple, Devon, EX31

Under Offer ££775,000 Guide
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3
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Key Features

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A lovingly restored Grade II listed farmhouse
Beautifully presented four bedroomed accommodation
Superb edge of village position
Stone barn with pp to create a separate residential dwelling
Further adaptable traditional outbuildings
Adjoining pasture land
In all about 1.95 Acres.

About This Property

A lovingly restored Grade II listed farmhouse, large traditional stone barn with consent to create a separate residential dwelling, further adaptable outbuildings and pasture land. In all about 1.95 Acres.




Bales Farm represents a most attractive and versatile country residence occupying a beautifully tucked away position in a sought after part of North Devon. The property is centred upon a superb Grade II listed 17th century Devon farmhouse, which has been sympathetically restored to provide characterful four bedroomed family accommodation. Set in charming cottage style gardens, the house benefits from an excellent range of traditional farm buildings, including a large stone barn with planning consent for conversion to a separate residential dwelling or alternatively affording potential to create an annexe or magnificent contemporary addition to the main house. There is also a further charming former granary and piggery. These outbuildings may afford potential for adaptation to a variety of alternative uses, subject to obtaining any necessary planning consent. Immediately opposite the farmhouse is a pretty former orchard area containing a useful mobile home, with a further parcel of sloping productive pasture land adjoining the main farmstead. Bales Farm extends in total to about 1.95 Acres.

Bales Farm enjoys a delightful position on the edge of the pretty hamlet of Lower Loxhore, within a small collection of traditional houses and barn conversions accessed over the quiet country road known as Longpot Lane. The parish of Loxhore provides a thriving community with an abundance of local activities and vibrant village life. The nearby larger village of Bratton Fleming offers pre and primary schooling, a post office facility, village shop and sports and social club.
Barnstaple provides an extensive range of commercial, recreational and educational facilities, befitting those of an important regional centre and including both local and national high street shops, banks, restaurants, public houses, a leisure centre, cinema and theatre. From Barnstaple Station the picturesque Tarka line runs to Exeter St David’s with further connecting mainline services to London, whilst Exeter Central station provides easy access to the excellent shopping facilities the city has to offer. The Tarka Trail forms part of the national cycle network and an excellent bus service operates from Barnstaple to the surrounding towns and villages.
The A361 North Devon link road provides easy access to South Molton, Tiverton and the M5 motorway (J27). Mainline intercity rail links are available at Tiverton Parkway (London Paddington approx. 2 hours) with international airports at Exeter and Bristol.
The property is surrounded by picturesque North Devon countryside which provides a wealth of outdoor activities including walking, horse riding, cycling, sea, coarse and game fishing, and golf courses at Portmore, Saunton and Westward Ho!. To the east the Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths, whilst the stunning North Devon coast is easily accessible, with popular sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

To the front of the farmhouse is a charming cottage style walled garden with a gate and path leading from the road, flanked with flower beds and lawn. The larger main garden lies to the side of the farmhouse, laid mainly to lawn with some flower and shrub borders. A stone and slate roofed traditional former Privy is situated on the edge of the garden. An opening leads though into a pretty enclosed cobbled courtyard situated immediately to the rear of the farmhouse.
Adjacent to the courtyard is an attractive stone and slate roofed two storey building known as The Granary and containing on the ground floor an original dairy with windows to the side elevations, slate cold shelves, a large stone sink and brick flooring. Accessed from a separate side door is a feed store. From the courtyard external stone steps lead up to the first floor of the granary, which is a lovely large open space with windows to the side elevations. The Granary may offer the scope, subject to the appropriate planning consent, for conversion to an annexe, holiday cottage, office, studio or other ancillary uses.
Note: The first floor of The Granary is hazardous and, for their own safety, prospective purchasers are requested not to enter this part.
Adjoining the granary and also situated within the courtyard is an outside WC. From the courtyard a pedestrian gate leads into a further enclosed lawned garden area with cobbled and gravelled pathways out into which the door from the study opens.
The Threshing Barn
Situated immediately to the west of the farmhouse, this substantial traditional barn obtained planning consent on the 1st April 2019 (App. No: 66178) and Listed Building consent (App. No: 66179) for conversion to a separate residential dwelling. Whilst currently used as workshop and storage facilities, the building offers the potential to create a highly individual and architecturally interesting two bedroomed family home, comprising the following accommodation:-
Living Room opening through to a Dining Room, a Kitchen with a vaulted ceiling, a Utility Room, Cloakroom and Bedroom, with a Bedroom and Bathroom on the first floor.
For the proposed accommodation layout please refer to the North Devon Council Planning Portal using Ref. No. 66178 and 66179.
The Outbuildings & Land
Situated opposite the farmhouse and traditional barn is a former orchard currently maintained as a large lawned garden with a set-back post and railed parking area adjacent to the entrance. The mobile home situated in the former orchard has been used in the past to accommodate occasional visiting family and friends, although no formal planning permission has been obtained for its siting there is understood to have been a caravan/mobile home on the site for well over 40 years. The mobile home will be included in the freehold sale.
A gate out from the main garden leads into an adjoining pasture paddock, which contains a lean-to traditional Piggery, approx. 12m x 2.80m overall, part formerly used as stables. The land comprises a sloping productive pasture contained within hedged and fenced boundaries, sloping down to a small stream in the far north east corner. The land may be well suited to variety of agricultural, equestrian or other amenity uses. In total Bales Farm extends to about 1.95 Acres.

The Farmhouse
This characterful 17th century Grade II listed farmhouse has been the subject of a sympathetic renovation project by the current vendors resulting in a lovingly restored four bedroomed family home occupying an outstanding semi-rural position. The house has been a labour of love, with recent works including re-roofing and structural repairs, new electrical and plumbing systems, replacement of the majority of the windows, installation of oil-fired central heating and provision of a new private borehole water supply.The beautifully presented accommodation is entered via a welcoming entrance hall with an original flagstone floor and a delightful inner hall, a great place for coats and shoes. The flagstone floor continues into a large sitting room containing a feature inglenook fireplace inset with a wood burning stove on a raised flagstone hearth. A window seat overlooks the front garden, with an enclosed early staircase rising and turning to the first floor. Beyond the sitting room is a large versatile room described as a study with a tiled floor and door out to the rear. A cosy dining room has a door and steps leading down into the double aspect kitchen/breakfast room containing a small range of fitted base units and work surfaces, with space provided for an electric cooker and an extractor hood over. Another early fireplace recess has been inset with an Alpha oil-fired range providing cooking and domestic hot water. A recess to one side of the fireplace contains a base unit inset with a stainless steel sink. A door leads out to the pretty cobbled courtyard the rear. From the kitchen an inner lobby has a walk-in pantry and door back to the main hall, with a charming downstairs cloakroom off. On the first floor a landing, with exposed roof timbers and built-in shelved storage, provides access to four well-proportioned and characterful double bedrooms, with a good sized family bathroom containing a modern suite and providing both bath and shower facilities.For approximate room dimensions and layout please refer to the enclosed floorplan.


Outside
To the front of the farmhouse is a charming cottage style walled garden with a gate and path leading from the road, flanked with flower beds and lawn. The larger main garden lies to the side of the farmhouse, laid mainly to lawn with some flower and shrub borders. A stone and slate roofed traditional former Privy is situated on the edge of the garden. An opening leads though into a pretty enclosed cobbled courtyard situated immediately to the rear of the farmhouse.Adjacent to the courtyard is an attractive stone and slate roofed two storey building known as The Granary and containing on the ground floor an original dairy with windows to the side elevations, slate cold shelves, a large stone sink and brick flooring. Accessed from a separate side door is a feed store. From the courtyard external stone steps lead up to the first floor of the granary, which is a lovely large open space with windows to the side elevations. The Granary may offer the scope, subject to the appropriate planning consent, for conversion to an annexe, holiday cottage, office, studio or other ancillary uses. Note: The first floor of The Granary is hazardous and, for their own safety, prospective purchasers are requested not to enter this part.Adjoining the granary and also situated within the courtyard is an outside WC. From the courtyard a pedestrian gate leads into a further enclosed lawned garden area with cobbled and gravelled pathways out into which the door from the study opens.


The Threshing Barn
Situated immediately to the west of the farmhouse, this substantial traditional barn obtained planning consent on the 1st April 2019 (App. No: 66178) and Listed Building consent (App. No: 66179) for conversion to a separate residential dwelling. Whilst currently used as workshop and storage facilities, the building offers the potential to create a highly individual and architecturally interesting two bedroomed family home, comprising the following accommodation:-Living Room opening through to a Dining Room, a Kitchen with a vaulted ceiling, a Utility Room, Cloakroom and Bedroom, with a Bedroom and Bathroom on the first floor. For the proposed accommodation layout please refer to the North Devon Council Planning Portal using Ref. No. 66178 and 66179.


The Outbuildings and Land
Situated opposite the farmhouse and traditional barn is a former orchard currently maintained as a large lawned garden with a set-back post and railed parking area adjacent to the entrance. The mobile home situated in the former orchard has been used in the past to accommodate occasional visiting family and friends, although no formal planning permission has been obtained for its siting there is understood to have been a caravan/mobile home on the site for well over 40 years. The mobile home will be included in the freehold sale. A gate out from the main garden leads into an adjoining pasture paddock, which contains a lean-to traditional Piggery, approx. 12m x 2.80m overall, part formerly used as stables. The land comprises a sloping productive pasture contained within hedged and fenced boundaries, sloping down to a small stream in the far north east corner. The land may be well suited to variety of agricultural, equestrian or other amenity uses. In total Bales Farm extends to about 1.95 Acres.


Services & Outgoings
Mains electricity and private borehole water supply. Drainage to a private system, which has been scheduled for replacement. North Devon Council Tax, together with the usual service and environmental charges.
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Contact South Molton Residential Sales

23 Broad Street Devon South Molton EX36 3AQ

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Richard Webber Partner - Surveyor & Valuer Full Bio 01769 574500 07740 881180
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