Blackborough, Cullompton, Devon

INTRODUCTION.
South Farm Cottages and Fishery comprises a handsome period farmhouse and range of holiday cottages located in an idyllic setting within the Blackdown Hills National Landscape. It sits at the head of a long private driveway which offers a picturesque approach and breath-taking views which stretch over a typical rolling Devon landscape to Exmoor in the distance. The properties and grounds have benefited from substantial improvement recently and are now presented in excellent condition. The site also includes Blackdown Views, a stunning detached 6-bedroom contemporary residence (which has full residential planning consent) which was built about 10 years ago. This is currently let for luxury holidays, however, alternatively could provide comfortable owners accommodation. It is set at the head of its own private driveway and has further unimplemented planning approval to redevelop a barn into garaging and stabling with further accommodation above.

Fishing is now a particularly strong feature of the business. The four lakes have been considerably improved, with better fish stocks, new fishing platforms and a higher standard of ongoing maintenance. The ‘specimen’ Home Lake now holds carp up to 27lb, while the breath-taking Lower Ram Lake and Upper Ram provide varied fishing, with the latter particularly well suited to children. The current owners have also looked into the potential of the extension of Marlpit Lake into a one-acre lake with island feature. This could become an exceptional specimen lake and another superb feature of the site. Species include Mirror, Koi, Ghost, Crucian and Common Carp, Rudd, Perch, Tench, Roach and Bream. These improvements are attracting far more returning guests who fish.

South Farm Cottages and Fishery is set in circa 28 acres which offer beautiful seclusion and privacy, and the land, houses and cottages afford spectacular views over the grounds and pasture to the adjoining countryside. The fields are in good heart and are currently tenanted to a local farmer for grazing sheep. The complex also benefits from facilities including a large solar heated outdoor swimming pool, play area, tennis court, party/games barn, hot tubs and sauna, office, a detached 2/3 bedroom managers chalet known as Perch Lodge, and a range of modern agricultural buildings which are used for parking and provide excellent storage.

LAKES & FISHING
All the lakes are spring fed, have a good flow of water through them and are all in excellent condition.

LOWER RAM LAKE is the largest lake and is very well stocked with carp up to 20 lbs but mostly in the 8-16lb range so excellent for both match type fishing and specimen hunting. There is a large fishing platform at the far end of the lake ideal for distant casting.

UPPER RAM LAKE is an ideal small lake for children looking to fish in a safe and comfortable environment where the fishing is not too difficult and very rewarding. A good confidence booster to ensure your children will develop the skills necessary to ensure success on more challenging waters, whilst appreciating the most magnificent surroundings and distant views. Carp, tench and a roach can be caught in this lake. A perfect lake to give beginners a great fishing holiday.

HOME LAKE is the specimen lake with a wide range of species up to the following weights: Carp up to 27lbs, Roach up to 2lb 8 oz, Tench up to 8lbs, Bream up to 7lbs, Perch up to 3 1/2 lbs, Rudd up to 1 lb, Crucian carp up to 2 lbs. The lake has a number of island features and three fishing platforms including one for the disabled. The lake has had recent bank improvements and pathways and is the most popular and accessible lake with a depth of up to 8 feet.

MARLPIT LAKE - Nestled in a small copse, this well stocked carp lake is currently only offered to guests staying in Blackdown Views. Plans have been drawn up and budgeted to extend the lake by circa 1/2 acre to create an excellent specimen lake with a wooded island and far-reaching views.

DEVON LONGHOUSE.
The farmhouse comprises a particularly handsome and spacious Devon Longhouse which has origins dating back to the 17th century. It has accommodation of great character and retains many period features including several inglenook fireplaces, ceiling beams and exposed stone walls. It is beautifully presented with all the principal rooms taking advantage of the glorious views. Worthy of mention is the large sitting room with its wood burning stove, and the dining room which features an Aga in the large stone fireplace.

On the ground floor there is a double bedroom with adjoining shower room, whilst to the first floor there are a further 4 bedrooms, a great galleried landing, and a family bathroom. The principal suite is a large room with spectacular views and an en-suite bathroom.

The farmhouse would provide comfortable owners accommodation however is currently let for holidays sleeping up to 10 guests. It benefits from a new hot tub and double garage. For larger groups, there is an interconnecting door through to Oaktree Cottage which provides a further 3 bedrooms and two bathrooms, so the two combined can accommodate up to 16 guests, perfect for family gatherings and celebrations.

BLACKDOWN VIEWS.
To the south-west of South Farm and sitting at the head of its own private driveway is Blackdown Views, a substantial 5/6 bedroom detached house which was constructed about 10 years ago. This highly efficient ‘eco’ house has full residential planning and is of traditional block construction with cedar clad elevations under a slated roof. It benefits from a high level of insulation, PV panels and under floor heating. The accommodation is contemporary with all rooms taking advantage of spectacular views and at the heart of the house is a magnificent vaulted sitting room with bi-fold doors and glazing into the gable. These doors open onto a large decked terrace with hot tub, the perfect spot to relax and take in the breath-taking panoramic views. These views can also be enjoyed from a first-floor balcony off the principal bedroom.

The property also has a Shepherds Hut in the grounds which can be hired as overflow accommodation. Blackdown Views had planning approval (now lapsed) for a large triple garage, stabling and a studio, and could be combined with the land to the north to provide exceptional owners accommodation. Surrounding the house is a lawned garden and decked terrace and the property also benefits from its own private fishing lake (Marlpit Lake) and wildlife pond.

THE COTTAGES.
OAKTREE COTTAGE is a three-bedroom, house with magnificent distant views. Downstairs, there is a fully fitted kitchen, a dining area that opens out onto a patio and a twin bedroom with en- suite. The lounge has a wood burning stove and large windows overlooking its garden with stunning views beyond. Upstairs there are two bedrooms and a jack and jill bathroom. The property has its own private garden.

COSHES GARDEN COTTAGE is a single storey, two-bedroom cottage retaining beamed ceilings and part stone walls. Double patio doors open to a lawned garden with magnificent views. The sitting/dining room includes a wood burning stove and fitted open plan kitchen. Coshes has a double bedroom and a second bedroom with a set of bunk beds and a single bed. Coshes Garden Cottage has full residential consent and has been let off season as a long term let.

CINDERS COTTAGE is a three-bedroom, single storey cottage retaining beamed ceilings and part stone walls. Double patio doors open to a lawn with magnificent views. The large sitting/dining room includes a wood burner and there is a fitted open plan kitchen. Cinders has a double bedroom, a twin bedroom and a small third bedroom with full size bunk beds. The property has its own private garden. Cinders Cottage has full residential consent and has been let off season as a long term let.

SWALLOW COTTAGE is a single storey, one-bedroom cottage. It has a entrance porch opening onto the courtyard and backdoor which opens onto a verandah. This property has a separate fitted kitchen and a good-sized dining/living room. The large bedroom has a double bed and adjoins the bathroom. Swallow Cottage has full residential consent and has been let off season as a long term let.

STABLE COTTAGE is a three-bedroom single storey cottage with its own garden with hot tub and superb views over farmland and distant woods. The lounge/diner with wood burner and large glass conservatory makes this a lovely roomy cottage with lots of space for the family. There is a separate kitchen. The double bedroom is off the living room and there are 2 further twin bedrooms and a large bathroom. Stable Cottage has full residential consent and has been let off season as a long term let.

LAKE COTTAGE is a small, charming cottage with lake views. Ideal for fishermen being only 30 meters from Home Lake, the cottage has an entrance with steps down into a fitted open plan kitchen and dining/living room with wood burner. There is a main bedroom and a further bedroom and bathroom which is accessed from a door off the main bedroom.

CARP LODGE is a spacious, two bedroom wooden lodge with a large kitchen and a large lounge/dining area. It sleeps 6 in a double room and room with 2 single beds and a set of bunk beds. It has night storage heating, a large covered veranda and lovely views over Home Lake and the woodland. Carp Lodge has in the past been used as an activity centre and offers an excellent space for group workshops.

PERCH LODGE (current Managers Accommodation) provides a comfortable 2/3 bedroom self-contained chalet. It has a large open plan sitting/dining/kitchen area, its own private garden and takes advantage of the glorious outlook.

GARDENS, GROUNDS & OUTBUILDINGS.
South Farm is approached over a long driveway which meanders past the paddocks and the Upper and Lower Ram Lakes to the south, to the properties and outbuilding. These lakes form a stunning nature reserve and are semi enclosed by woodland, as well as containing many specimen and beautifully established trees. A truly magical spot and a space to get lost in the stunning views, wildlife, peace and quiet.

The driveway splits to South Farm which has its own exclusive parking area and a detached double garage. Its gardens lie to the front and comprise a large area of lawn which takes full advantage of the glorious views. Beyond this is the solar heated swimming pool and a children’s play area. Behind the farmhouse is an attractive gravelled courtyard around which sits five of the cottages.

The former farm buildings have been converted to provide an office, sauna and hot tub, and a large play barn with badminton/pickleball court. There are also two agricultural buildings which are used for parking and an implement/general store. To the other side of this yard is Perch Cottage, a detached 2/3 bedroom chalet where the current managers reside.

To the west of the complex is the picturesque Home Lake, above which is a tennis court. To the north are a further four fields, one of which runs down to a beautiful natural area alongside the stream. Blackdown Views is set within these paddocks where there is a further wildlife pond and Marlpit Lake. Blackdown Views has a large area for parking and a timber barn which had planning approval (now lapsed) for conversion into stabling and garaging. There is a lawned garden with shepherds hut and a deck with hot tub gaining the most spectacular outlook.

South Farm is available as a whole or in two lots.
Lot 1 – South Farm with 28.2 acres – OIEO £3,000,000
Lot 2 – 12.2 acres - £200,000

THE BUSINESS.
South Farm Cottages and Fishery has been well established for over 30 years and has undergone several improvements recently, resulting more repeat business, higher rental levels and improved turnover. The whole complex can accommodate up to 57 guests (45 guests excluding Blackdown Views), making it the perfect venue for large family gatherings and celebrations. The business has also invested in new signage, an updated website, refreshed social media pages and a SuperControl booking system, providing a stronger and more consistent platform for marketing and reservations.

South Farm is being sold as a going concern. It has its own dedicated website at and Blackdown Views can be found under Devon Properties at

Fixtures, fittings, plant, machinery and stock are available by separate negotiation.

PLANNING PERMISSION AND FUTURE POTENTIAL.
Whilst there has been a continued programme of investment and improvement by the current owners over the last 18 years, there is clearly scope for a new owner to take advantage of the many opportunities that South Farm still offers. Planning permission has been approved for two new 6-bedroom lakeside holiday houses above Upper Ram Lake (which can be viewed on the Mid Devon District Council Planning Portal using Ref: - 21/01616/FULL). There are also ongoing negotiations to swap one of these to full residential use, as well as submissions having been made for self-build plots which could be pursued further if one wished.

It is worth noting that there is Full Residential Use on the Devon Longhouse, Blackdown Views, Stable Cottage, Cinders Cottage, Coshes Cottage and Swallows. They therefore could be let on assured shorthold tenancies, with further short let income from Oaktree Cottage, Carp Lodge, Lake Cottage and Perch Lodge.

DIRECTIONS.
From Junction 28 on the M5 at Cullompton, take the A373 towards Honiton. After two and a half miles you will pass a pub on the right hand side called 'Keepers Cottage'. 300 yards past the pub turn left signed Sheldon 4. Proceed for 3 miles up a long hill, straight on at every junction following the signs to Sheldon to a T-junction. Turn right and then turn left almost immediately signed Sheldon. You will pass Westcott Farm on your left hand side, then after another 100 yards fork left (i.e. do not take this Sheldon sign). South Farm is signed one mile further on, on the left.

LOCAL AUTHORITY.
Mid Devon District Council - .
Rateable Value- to be confirmed for 8 self-catering holiday units and premises.
Council Tax Bands – Perch Lodge: Band A.
Coshes Garden Cottage: Band A.

SERVICES.
Mains electricity. Private water and drainage. Oil fired heating for the farmhouse and Blackdown Views.

ENERGY PERFORMANCE CERTIFICATE.
Available on request.