Charles, Brayford, Barnstaple

A successful racing yard with extensive equestrian facilities, an attractive cottage with consent to extend and stunning views towards Exmoor National Park. 26.36 acres. Stone cottage with pretty gardens and planning consent to extend to create a three bedroom home. A Tack Room with potential to create additional accommodation (subject to planning) and a versatile range of equestrian buildings used for stabling, machinery and hay storage. Grass paddocks and larger fields suitable for grazing and mowing. FREEHOLD. EPC: BAND E. Council Tax: Band C.

Situation - Higher Shutscombe Cottage is set in an elevated position on the western side of the Bray Valley with superb views towards Exmoor to the east. The A399 is accessible nearby and provides a good road link to the A361 (North Devon Link Road) which is 5.5 miles away, near to South Molton.

The nearest village is Brayford (1 mile) which has a primary school and the market town of South Molton is within 7.5 miles and has a more comprehensive range of shops, bakeries, butchers, primary and secondary schools, a supermarket as well as weekly livestock and farmers markets.

The regional centre of Barnstaple (9.5 miles) provides all the area's main business, shopping and commercial venues as well as railway services between Barnstaple and Exeter along the picturesque Tarka Line. The independent West Buckland School is between South Molton and Barnstaple.

Exmoor National Park is very nearby and is known for its hundreds of square miles of superb unspoilt scenery, and the North Devon surfing beaches of Putsborough, Saunton, Croyde and Woolacombe are all within an easy driving distance.

The A361 (North Devon Link Road) provides a link to the M5 motorway at Junction 27, nearby to which is Tiverton Parkway rail station with mainline services to London Paddington.

Introduction - Higher Shutscombe is approached over a private entrance drive, with post and rail fencing and grass verges either side and has been run as a successful horse racing yard by the current owner who has produced over 350 winners in national hunt and flat racing and over 80 point to point winners since 1995.

The property includes an attractive stone cottage which has planning consent in place to extend the existing accommodation, a stone tack room building which offers potential for alternative uses (subject to planning consent), a versatile range of buildings currently used for equestrian purposes and productive pasture land for mowing and grazing.

In total the property extends to approximately 26.36 acres (10.65 hectares).

Higher Shutscombe Cottage - The cottage occupies a fine position and has far reaching views over the Bray Valley towards Exmoor. The construction is stone walls underneath a slate roof with brick surrounds to the window and door openings.

The current accommodation includes a spacious vaulted living room and dining room with exposed beams, a timber floor and patio doors out to the garden, a kitchen with superb views, a shower room and w.c. with a sauna function and on the first floor there is a double bedroom with a dual aspect to take advantage of the stunning views.

Planning consent is in place to extend the accommodation to create a total of three bedrooms and a bathroom on the first floor and on the ground floor the approved plans are for a living room, kitchen, shower room, utility and a dining / family room.

Outside, the gardens include a gravel seating area from where the fine views can be enjoyed, a lawn area which runs to the adjoining paddock, an ornamental pond and mature shrubs.

Double Garage - Stone and block walls, a concrete floor and a slate roof.

Tack Room - Stone walls and a slate roof. On the ground floor there is a tack store, a wash room, a drying room, a w.c. and kitchenette. On the first floor is a rest space including a kitchen, shower room and sitting room. This building has potential for alternative uses (Subject to planning consent).

The Equestrian Buildings - Equestrian Store: Timber frame, concrete floor, box profile sheet roof. Two internal lockable store rooms.

American Barn: Steel frame, part block construction (cavity wall) with box profile sheeting above under a corrugated fibre cement roof. 14 stables made from top-grade African hardwood. Concrete floor (with damp proof membrane). This barn is suitable for alternative uses (subject to planning consent being obtained).

Claydon 7-Horse Walker: With an integral cover and rubber matted inner and outer fences.

Lower Stables: Harlow Stables of timber construction, concrete floor and apron, box profile sheet roof. Electricity connected. Five stables (four boxes and one corner box) and a tack room.

Older Block Stables: Four internal boxes, concrete floor, rendered elevations and a corrugated fibre cement roof.

Covered 5-Horse Walker: Covered with a steel frame building with a concrete floor, timber space-boarding and a corrugated fibre cement roof. The horse walker is on a concrete base and has rubber matted inner and outer fences and an open concrete yard to the rear.

Tractor Barn: Steel frame, open-fronted, concrete floor. Timber boarded elevations with space-boarding above. Corrugated fibre cement roof. Attached stables including two boxes and a further two loose boxes of block construction underneath a fibre cement roof.

Lunging Arena: Measuring approximately 19m x 18m. Enclosed with an earth bank and post and rail fencing, the lunging arena has a carpet surface and a sand sub-surface (drained).

Across the yard is a Farm Office and Stables with a Tack Room. The stables are of timber construction underneath a corrugated onduline roof (four boxes and a tack room measures). Two of the boxes have an external loafing area.

There is a planning restriction on these stables which states they shall be used for the storage of inert equipment, machinery and materials only (no livestock or animals) and not for any uses that are likely to impact on the residential amenity of the adjacent dwelling.

Neighbouring Gallops - There is the potential for a new owner of Higher Shutscombe to make arrangements to use the neighbouring gallops which were laid by the current owner in 1996 and have been used ever since.

The Land - The land at Higher Shutscombe is all grass and divided into paddocks for grazing and exercising horses or mowing for hay and haylage. Most of the land is level and the fields towards the eastern boundary are more sloping.

There is a pony shelter (approximately 6.8m x 4m) within one of the smaller paddocks which are all fenced. The soils are described as freely draining slightly acid but base rich.

Services - Private water (borehole) which supplies Higher Shutscombe Cottage, the buildings and land. This borehole also supplies Higher Shutscombe Farmhouse and one barn conversion which are in separate ownership. Mains electricity. Private drainage (septic tank) which is also used by Higher Shutscombe Farmhouse. Oil fired boiler (underfloor heating for the cottage).

Based on information from Ofcom mobile phone coverage is likely with EE, O2, Three & Vodafone. Ofcom predicted broadband availability is standard (1 Mbps to 13 Mbps) and ultrafast (220 Mbps to 1000 Mbps).

Tenure - The property is owned freehold and is registered on the Land Registry.

Planning - A certificate of lawful use for Higher Shutscombe Cottage to be used as a residential dwelling with no restrictions on its use was granted on the 10th December 2020 (Planning reference: 72278).

Planning consent was approved for the extension of Higher Shutscombe Cottage on the 19th September 2023 (Planning reference: 77465).

Local Authority - North Devon District Council. Council Tax: Band C.

Designations & Land Management - The property is within a Nitrate Vulnerable Zone (NVZ).

There are no stewardship or land management agreements affecting the farm.

Material Information - The neighbouring residential properties (Higher Shutscombe Farmhouse and two barn conversions) have a right of access over the farm entrance leading from the public highway to the west.

Sporting & Mineral Rights - The sporting and mineral rights insofar as they are owned, are included with the freehold.

Wayleaves & Rights Of Way - The property is sold subject to and with the benefit of any wayleave agreements and any public or private rights of way or bridleways etc.

There are no public rights of way passing through the farm.

Viewing - Strictly by prior appointment with Stags. Please call to arrange an appointment or email: south- .

Directions - From the North Aller roundabout on the A361 near South Molton, proceed north on the A399 towards Brayford and Blackmoor Gate.

Follow this road for approximately 3.5 miles and at Newtown turn left signposted to Charles. Continue up the hill into Charles, stay on this road through the village and soon after leaving the village at Welcombe Cross turn right (straight on), follow this road for half a mile and the entrance to Higher Shutscombe Cottage will be found on the left.

What3words - Reference/// highly.zips.caged

Disclaimer - Stags gives notice that: 1. These particulars are a general guide to the description of the property and are not to be relied upon for any purpose. 2. These particulars do not constitute part of an offer or contract. 3. We have not carried out a structural survey and the services, appliances and fittings have not been tested or assessed. Purchasers must satisfy themselves. 4. All photographs, measurements, floorplans and distances referred to are given as a guide only. 5. It should not be assumed that the property has all necessary planning, building regulation or other consents. 6. Whilst we have tried to describe the property as accurately as possible, if there is anything you have particular concerns over or sensitivities to, or would like further information about, please ask prior to arranging a viewing.

Warning - Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.