Knowstone, South Molton, Devon, EX36

Under Offer ££1,075,000 Guide

Key Features

Attractive Residential Holding
Outstanding and readily accessible rural position
Substantial Grade II listed farmhouse (6 beds) for renovation
Extensive range of adaptable traditional and modern farm buildings
Productive pasture land
Lot 1 extends to about 29.36 acres
Three further land lots also available.

About This Property

An attractive and versatile Residential Smallholding enjoying an outstanding rural position, comprising a substantial Grade II listed farmhouse (6 beds) for renovation, an extensive and adaptable range of traditional and modern farm buildings, together with the adjoining productive pasture land. EPC: E

Lot 1 extends to about 29.36 Acres

Great Wadham extends in total to about 91.43 Acres and is offered for sale by private treaty either as a whole in in lots as follows:-

Lot 1: Farmhouse, Farm Buildings & Pasture Land extending to about 29.36 Acres - Guide Price £1,075,000

Lot 2: Pasture Land extending to about 34.85 Acres - Guide Price £245,000

Lot 3: Pasture & Woodland extending to about 15.94 Acres - Guide Price £130,000

Lot 4: Woodland extending to about 11.28 Acres - Guide Price £100,000

Great Wadham represents a most attractive residential holding enjoying a delightful rural position with fine countryside views. The property has been in the ownership of the current vendors’ family for over 55 years and this sale thereby affords prospective purchasers a rare opportunity to acquire an unspoilt and adaptable holding, originally operated as a traditional dairy farm although in more recent years utilised primarily for the grazing of cattle, sheep and fodder production.
The holding is centered upon a substantial detached Grade II listed Devon longhouse, believed to date originally from the early 1600’s, with later 19th and 20th century alterations. The farmhouse provides spacious six bedroomed accommodation and, despite now requiring complete renovation, undoubtedly offers the potential to create a superb country residence enjoying an outstanding rural setting.
An extensive range of adaptable traditional and modern farm buildings may afford potential, subject to obtaining any necessary planning consents, for further enlargement of the house or for conversion to residential, commercial, holiday or other ancillary uses, whilst also appealing to those prospective purchasers with agricultural interests. A pre-application enquiry response has recently been obtained from the local planning authority which indicates that there may be potential for the conversion of three agricultural barns, subject to any application complying with the relevant planning and material considerations. Please refer to the ‘Town & Country Planning’ section below.
The farmstead enjoys an elevated position overlooking a predominantly wooded valley, well positioned within its own land which principally comprises traditional pasture sloping down to the pretty Crooked Oak River. An attractive parcel of mixed deciduous woodland is situated on the opposite side of the valley. The land may be well suited to a variety of agricultural, equestrian, conservation, sporting or other amenity uses.
Great Wadham extends in total to about 91.43 Acres (37 Ha) and is offered for sale as a whole, or in up to 4 lots as described within these sale particulars.
Note: A further pasture paddock, shown coloured yellow on the identification plan, may also be available by negotiation.

Accessed from the quiet council road over a private entrance drive, Great Wadham occupies an elevated and readily accessible rural position lying to the south of the Exmoor National Park between South Molton and Tiverton. The property occupies an outstanding rural position enjoying superb countryside views situated close to the pretty and historic village of Knowstone which boasts the renowned Masons Arms, a Michelin star rated Inn and Restaurant.
Enjoying convenient access to the A361 North Devon Link Road, the bustling market town of South Molton to the north west and Tiverton to the south east are both easily accessible, providing a good range of everyday shops, banks, schools, restaurants, public houses, health centres, library and sporting facilities. The A361 also provides quick access to the M5 motorway (Junction 27), with mainline Intercity rail links available at Tiverton Parkway. International Airports are available at Exeter and Bristol.

A well situated traditional holding affording considerable residential, agricultural and amenity appeal centred upon a substantial Grade II listed farmhouse, now in need of complete renovation, with an excellent range of adaptable farm buildings, pasture and woodland. Great Wadham provides lifestyle options in an outstanding rural setting.

Lot 1:
Farmhouse, Farm Buildings & Pasture Land extending to about 29.36 Acres

The Farmhouse
The farmhouse has remained unchanged for many years and is now in need of extensive renovation throughout with the accommodation accessed via an entrance porch leading into an entrance hall with stairs rising to the first floor. A study enjoys a dual aspect and contains an open fireplace, whilst the large character sitting room is timber panelled to dado height with a large walk-in understairs cupboard, exposed beams and an impressive inglenook fireplace in a stone surround with a beam over. The dining room has a fitted bench seat with a door leading to the traditional dairy, which is situated beneath a lean-to to the rear of the house, currently partitioned into two parts retaining some slate cold shelves. A farmhouse style kitchen provides an oil-fired Aga stove, a base cupboard unit with an inset double bowl sink and a fitted dresser style cupboard. From the kitchen a door leads through to the utility, which has a glazed sink and plumbing for a washing machine. A passage and door lead from here to the outside, with a shower room off. On the first floor a main landing serves six bedrooms and two bathrooms.For approximate room dimensions and layout please refer to the enclosed floorplan.

The property is approached from the council road over a private double gated entrance drive, the initial part of which is shared with the neighbouring property known as Cops End. A large mainly lawned garden adjoins to the front of the farmhouse, with shrub borders and a small copse area containing mature conifers. There may be potential to create a further entrance to the property via a pretty disused lane and the small parcel of land linking to the road on the northern periphery of the holding, subject to obtaining any necessary consent.Adjoining the farmhouse to the west is a two-storey Traditional Building of cob, stone and block construction beneath a slate roof. The ground floor comprises a workshop area with a rear external staircase leading to the large loft over. This part may have the potential to create further accommodation or a self-contained annexe, subject to obtaining appropriate planning/listed building consent.

The Farm Buildings
The main entrance drive continues past the rear of the farmhouse to provide access to the extensive range of farm buildings. Well serviced by concrete yard areas, the buildings are currently utilised for the housing, feeding and rearing of livestock and may be further described as follows:-Adjoining the entrance drive is a stone and cob Traditional Barn, avg. 40?11" x 17?5" (12.48m x 5.33m), with a block lean-to adjoining. Situated in the yard to the west of the farmhouse, backing on to the garden, is a dilapidated former Pigs House, approx. 24? x 8? (7.32m x 2.44m), of stone construction beneath a part slate roof. Adjoining are Two Loose Boxes, each approx. 14?9" x 12?4" (4.51m x 3.77m), of block construction with sheeted double doors and concrete floor. Four bay steel framed Fodder/Machinery Shed, 60? x 38?10" (18.30m x 11.83m).Six bay steel framed building with two bays comprising Youngstock Housing, approx. 34? x 19? (10.37m x 5.80m), and the remaining four bays used as a Grain Store, approx. 55? x 19? (16.78m x 5.80m).Former dairy now used as a Workshop, 18?11" max. x 16? max. (5.77m x 4.88m), containing the water filtration system. Adjoining former 8 Abreast Parlour. Adjoining six bay lean-to Collecting/Handling Yard, approx. 90? x 13?1" (27.40m x 4m),. Further adjoining six bay steel framed former Cubicle Shed, approx. 90? x 44?2" (27.40m x 13.48m), with 29 raised bed cubicles remaining and two concrete scraping passages.Four bay steel framed Fodder/Machinery Store, 59?5" x 44? (18.10m x 13.44m), with part concrete floor.Adjoining three bay timber framed lean-to former Silage Barn, 45? x 19?6" (13.76m x 5.96m), with part timber sleeper walls. Further adjoining three bay lean-to timber framed Cattle Shed, 45? x 19? (13.76m x 5.79m), with block and timber space board clad elevations.Situated in a lower yard is a three bay former silage barn currently used as a Covered Yard, overall approx. 58?4" x 42?3" (17.80m x 12.90m), with lean-tos to either side.

The Land
The land associated with Lot 1 comprises an attractive block of gently and moderately sloping pasture divided into a number of convenient enclosures. Currently utilised for fodder production and the grazing of livestock, Lot 1 extends in total to about 79.54 Acres, as shown shaded pink on the attached identification plan.

Lot 2
Pasture land extending to about 34.85 AcresThis comprises a larger block of productive pasture land enjoying a gently and moderately sloping southerly aspect, also bordered by the Crooked Oak river. Divided into a number of convenient enclosures the land has been primarily utilised for livestock grazing and fodder production, with access available from the quiet council road to the west. Lot 2 is shown shaded blue on the attached identification plan.

Lot 3:
Pasture & woodland extending to about 15.94 AcresLying immediately to the south of Lot 1 this comprises a delightful combination of pasture and attractive woodland areas enjoying a southerly aspect sloping down to the pretty Crooked Oak river, with a small strip of pasture situated on the opposite bank. Gated road access is available from the council lane which runs along the eastern boundary. This lot affords considerable agricultural, conservation and amenity appeal and is shown shaded mauve on the attached identification plan.

Lot 4:
Woodland extending to about 11.28 AcresLying on the opposite side of the river, Lot 4 comprises a most attractive parcel of mixed deciduous woodland, known as East Wadham and Great Wadham Woods. A small enclosure of traditional pasture adjoins the road to the south, with a pretty track running through the lower part of the woodland providing road access at the eastern and western most points. This lot affords considerable conservation and amenity appeal and is shown shaded green on the attached identification plan.

Tenure and Possession
Freehold with vacant possession available upon completion.

Services & Outgoings
Lot 1 benefits from mains electricity and mains water. A private water supply is also available. Drainage of the farmhouse is to a private system. Please note, the drainage system may require attention and upgrading and prospective purchasers should carry out their own investigations. Lots 2, 3 and 4 will be sold without any mains services. Local Council Tax on the farmhouse, Band E, together with the usual service and environmental charges.Basic Payment SchemeThe Vendors will be claiming and retaining the basic payment on the land for 2022 and the Purchaser(s) will be required to farm the land in accordance with the cross compliance regulations until the 31st December 2022. Basic Payment Scheme entitlements for the relevant areas of land will be included in the sale and the Vendors agree to use their best endeavours to transfer the entitlements to the Purchaser(s) subject to receiving written instructions. On request of this transfer the Purchaser(s) will be responsible for the Vendors Agents reasonable costs incurred in completing the relevant transfer documents.

The land is not currently subject to any agri-environment schemes. The property lies within a Nitrate Vulnerable Zone.

Fencing Obligation
In the event of Lot 1 and Lot 2 being sold separately, the purchaser of Lot 1 will be required, within two months of the completion date, to erect and maintain a stock proof fence between points A and B shown on the identification plan.

Town & Country Planning
The farmhouse is Grade II listed. A pre-application enquiry response from North Devon Council was obtained in April 2022 (App. No. ENQ/0154/2022) which indicates that there may be potential for the conversion of three agricultural barns provided any application complies with relevant planning and material considerations. A copy of the Pre-Application Enquiry Response may be available from the Agents upon request.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 the necessary planning consent. It is understood that the buildings were considered to be in agricultural use in March 2013 and may therefore meet the criteria for prior approval under Class Q of the Town & Country Planning (General Permitted Development) Order 2015.

Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

Rights of Way, Easements, Wayleaves, Etc.
The neighbouring property known as Cops End benefits from a right of way access over the initial part of the entrance drive, with the private drainage system for Cops End situated upon the land associated with Great Wadham. An easement also exists for the passage of a mains water pipe to serve Cops End and adjacent land.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.
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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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