Wembworthy, Chulmleigh, EX18

An outstanding Residential Smallholding enjoying a superb rural position with an attractive farmhouse (5 beds) and an adaptable range of traditional and modern farm buildings with alternative use potential, beautifully situated within in its own productive pasture land. In all about 66.01 Acres.

Collacott Farm has been in the current vendors ownership for over 36 years and this sale therefore provides prospective purchasers a rare opportunity to acquire an extremely versatile smallholding, providing a delightful mix of residential, agricultural, equestrian and amenity appeal, including a superb farmyard style arrangement of traditional barns. The farm is centred upon a substantial detached character farmhouse providing well-proportioned five bedroomed family accommodation, which despite now requiring some updating and modernisation, affords the potential to create a superb country residence. The house overlooks wonderful gardens which have been divided into a number of private areas, incorporating a summer house and pretty wildlife pond, whilst enjoying lovely countryside views.
A particularly attractive feature of the property is the largely unspoilt traditional farmyard around which are situated a superb range of mainly stone barns. These barns may offer the potential, subject to obtaining the appropriate planning consents, for conversion to separate dwellings, annexe, offices, holiday cottages, studios or other ancillary uses, whilst also appealing to those prospective purchasers with livestock or horses. There is a further range of modern farm buildings and yards which may also be adaptable to a variety of alternative uses.
The farmstead is well positioned within an excellent block of surrounding agricultural land, which is principally contained within a ring fence and slopes gently down to a small stream on the southernmost boundary. The land is in excellent heart and enjoys a southerly aspect, benefiting from superb countryside views and comprising a productive pasture which may be well suited to a variety of agricultural, equestrian, conservation or other amenity uses. In total, Collacott Farm extends to about 66.01 Acres (26.72 Ha) and is offered for sale as a whole.

THE FARMHOUSE
The farmhouse, which is not listed, is believed to date from the 1800’s of traditional rendered and slate roofed construction. It provides spacious five bedroomed family accommodation and enjoys wonderful views over its own gardens and the beautiful North Devon countryside beyond.
The accommodation is accessed via a recessed entrance porch leading into a welcoming entrance hall with stairs rising and turning to the first floor. Off to the right is a well proportioned south facing sitting room containing a fireplace inset with a wood burning stove, with arched recesses to either side. The open plan kitchen/breakfast room has a range of fitted base cupboard and drawer units with work surfaces over, tiled splashbacks, matching wall cupboards, an inset 1½ bowl sink, an inset four ring ceramic hob with extractor hood over and an upright unit with a built-in electric oven and grill. A breakfast bar divides the kitchen from the breakfast area, which contains further matching base and wall units. A side entrance conservatory with double doors to outside is situated off the kitchen. A lovely large dual aspect dining room contains a fireplace in a stone surround, with two shelved display recesses each with built-in cupboards. Double doors lead out to a conservatory overlooking the gardens. Situated off the breakfast room is an L-shaped double aspect utility/office containing the Worcester oil-fired boiler providing the central heating and domestic hot water. This area may have been formerly divided into two parts, with a second door leading back to the breakfast room. A useful downstairs shower room is situated off the utility.
The stairs rise to a main landing serving three good sized double bedrooms to the front of the house, two containing Victorian style cast iron fireplaces. These bedrooms enjoy superb views over the gardens and open countryside beyond. A rear landing leads to two further bedrooms and the family bathroom.
For approximate accommodation room dimensions and layout please refer to the enclosed floorplan.

OUTSIDE
The property is approached over a smart private driveway which leads past the farmhouse and into the main farmyard, where ample car parking and turning space is available. A lawned garden adjoins the house to the eastern elevation, extending as a bank along the rear of the dwelling, enclosed within a beech hedge. Adjoining the house to the western elevation and accessed from outside is a gardeners WC, with plumbing also provided for a washing machine. A traditional stone lean-to adjoins the house to the east, currently used as a Garden Store, although this part may have potential for incorporation into the main accommodation, subject to obtaining any necessary planning consent. Situated in the former orchard to the rear of the farmhouse is a part stone and part cob traditional Linhay, approx. 11.7m x 2.8m.
The lovely main gardens are situated opposite the house, on the other side of the entrance drive, principally comprising three separate large compartment-like areas, laid mainly to lawn, contained within hedged boundaries and interspersed with a variety of trees and shrubs. The southernmost garden contains a delightful Wildlife Pond overlooked by a charming timber Summer House, a perfect place to spend a quiet summer’s evening enjoying the beautiful countryside views.

THE FARM BUILDINGS
The main farmyard is surrounded by an impressive range of traditional farm buildings of principally stone and part cob construction, accessed either via a continuation of the main entrance drive or over a separate spur off which has been created to avoid passing the house, entering the yard from the west. The buildings briefly comprise the following:-
Farm Workshop, approx. 5.22m x 5.05m, with a part cobbled floor and door out to a rear lean-to Boot Room and Coal Shed, approx. 5.46m x 1.3m overall. External stone steps lead up to a large Loft Store, approx. 5.32m x 5.26m, on the first floor of this building. Adjoining range of former Stables, approx. 9.66m x 5.22m, with Hay Loft over.
Further adjoining the stables at right angles is a substantial stone and part cob Threshing Barn, approx. 16.33m x 5.58m, with two sets of opposing double timber doors, incorporating a Log Store, with a mezzanine style loft over. To the rear of the threshing barn is a former Cart Shed, 4.38m x 4.07m, with double timber doors, and a further modern lean-to Fodder Barn/Cattle Yard, approx. 6.79m x 6.63m. Opposite this building is a former Dung Store with low block walls.
The southern part of the farmyard comprises a range containing a former Milking Parlour, approx. 8.49m x 4.64m, with double doors, a former Shippen, 4.64m x 3.69m, and a Tank Room, 4.98m x 2.24m, with a loft over this whole range. Further two bay Tractor Shed, approx. 7.34m x 5.35m and lean-to Store, 4.65m x 2.39m.
Adjoining the above range at right angles, forming the eastern side of the farmyard, is a range comprising former Pigs House, approx. 6.56m x 2.47m, divided into three pens with loft space over. Further Single Garage, 4.7m x 3.21m, with up and over garage door.
For the approximate dimensions and layout of the traditional farm buildings please refer to the floor contained within these sale particulars.
Lying to the rear of the main farmyard is another concreted yard area adjacent to which is situated a three bay steel framed, block walled and fibre cement roofed Cubicle Shed, approx. 13.6m x 13.3m, with two scraping passages and four banks of raised beds with steel divisions for 48 cows.
Adjoining block walled Silage Clamp, approx. 13.6m x 9.95m, with a concrete floor. A scraping ramp leads from the yard into a former earth banked Slurry Lagoon.
A gated grass track off the main drive provides access to a three bay reinforced concrete and timber framed Fodder Barn, approx. 13.5m x 11.6m, with earth floor.

THE LAND
The farmstead is conveniently positioned within its own attractive block of agricultural land which is divided by traditional Devon hedge banks into a number of manageable enclosures. This comprises an excellent block of gently sloping and productive pasture land enjoying a principally southerly aspect. The land is more moderately sloping along the southernmost periphery, running down to a small boundary stream. Divided into a number of convenient enclosures the land has been primarily utilised for the grazing of livestock and fodder production. Lying to the east of the farmstead is a fenced area containing a pretty wildlife pond, with a narrow band of mixed deciduous woodland running along the eastern periphery of the holding. Collacott Farm extends in total to about 66.01 Acres, as shown shaded on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and water supplies. 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.
Local Council Tax on the farmhouse, Band E, together with the usual service and environmental charges.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
The land is currently entered into a 5-year Mid-Tier Stewardship Agreement which commenced on the 1st January 2023 (Agreement No. 1443359). The land will be sold subject to the terms of this agreement and prospective purchasers should satisfy themselves as to the contents and obligations of this agreement and will covenant to farm in accordance with the management prescriptions. Further details are available from the Agents.

GRAZING AGREEMENT
The agricultural land is currently let under a grazing agreement. For further details please contact the agent.

TOWN & COUNTRY PLANNING
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.

FIXTURES & 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 property is offered and as far as required by the Vendors will be conveyed subject to all rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
Greenslade Taylor Hunt and their clients give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise.

SITUATION
Collacott Farm represents a quintessential residential smallholding, beautifully situated within gently rolling Devon countryside. Occupying an outstanding position in a peaceful rural area a short distance to the west of the picturesque Taw Valley, the property benefits from a delightful southerly aspect enjoying exceptional privacy and seclusion.
The property is initially accessed via a right of way over the track known as Betham Lane, which in turn leads to a private driveway to the farm. The nearby country town of Chulmleigh provides a thriving and very active local community which has managed to retain a good range of local services including highly regarded primary and secondary schools, a sports centre, post office, various shops, a health centre, dentist, public houses, restaurants and a historic town hall.
Despite its rural position the property still enjoys easy access to the surrounding districts and main routes of communication with the A377 providing an easy link to the larger towns of South Molton, Crediton and Barnstaple, each providing an extensive range of everyday shopping, banking, recreational and educational facilities. From Barnstaple the A361 provides quick and easy access to the M5 motorway (Junction 27). There are nearby rail stations on the Barnstaple to Exeter (Tarka) line at Eggesford and Kings Nympton. Main line rail services are available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol.
The property lies in the beautiful band of countryside between the Exmoor and Dartmoor National Parks, a predominantly agricultural landscape primarily comprising pasture and arable land interspersed with an abundance of woodland and pretty river valleys. Exmoor to the north offers beautiful moorland scenery with many foot and bridle paths, whilst the North Devon coast is easily accessible with lovely sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

Directions
From South Molton head south westerly out of the town on the B3226 signed Crediton. Follow this road for about 9 miles and at the Fortescue Cross junction turn left onto the A377 towards Exeter. After approximately 2 miles turn right at Leigh Cross signed for Bridge Reeve and Ashreigney. Continue along this road, over the River Taw bridge and at the T-junction turn left. Follow this road for about 1.6 miles whereupon the entrance track leading to the property will be found on the left hand side on a sharp right hand bend. Continue along this track following the sign for Collacott Farm.
What3Words:- For the exact location download the App and enter:-agents.hillsides.joggers
Please Note:- You are strongly advised to follow the directions above rather than relying on satellite navigation.