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1 High Barn Park 8PP.qxp_Stags 24/03/ :22 Page 1 Higher Barn Park

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3 Higher Barn Park Charles, Brayford, Barnstaple, Devon EX32 7PT Brayford 2 miles South Molton 6 miles Barnstaple 10 miles A highly individual modern detached country house built in the style of a period barn, situated in a tranquil and timeless rural location, on the fringes of Exmoor Garden room/ Entrance Vestibule Entrance Hall 41 ft Drawing Room 19 5ft Dining Room 52 ft Kitchen/Family Room with Aga Rear Lobby Larder Cloakroom Laundry room Study/ Bedroom 6 with second Cloakroom off Master Bedroom 1 with En-Suite Guest Bedroom with En-Suite 3rd Bedroom with En-Suite 2 Further Bedrooms Family Bathroom 35 ft Leisure Room/ Secondary Kitchen possibly suitable for adaptation to relative suite Double Garage with room above Ample additional parking Extensive Sun Deck Gardens landscaped with ease of maintenance in mind incorporating water features and kitchen garden The property is offered for sale together with acres mainly laid to pasture with an additional adjoining acres available by separate negotiation The accommodation covers over 6000sqft excluding the garage. Stags 30 Boutport Street Barnstaple Devon EX31 1RP Tel: barnstaple@stags.co.uk The London Office 40 St James s Place London SW1A 1NS Tel: stags.co.uk

4 Situation and Amenities Higher Barn Park is set off a little used country lane, in glorious rural surroundings and enjoys fine views over unspoilt surrounding countryside. Charles itself is about ¾ of a mile and is a small village offering quaint church. The nearby village of Brayford lies about 2 miles away, and boasts a primary school and village hall, whilst the village of West Buckland, which is well known for its boarding and day school, is within easy reach. Approximately 6 miles to the south is the historic local market town of South Molton, which offers an excellent range of day to day amenities including shopping, banking and schooling for all ages up to secondary level. This town still holds regular weekly livestock sales, together with a charming Pannier Market, which bustles with activity on Thursdays and Saturdays. The ancient borough of Barnstaple is about 10 miles to the west and as the Regional centre offers the areas main business, commercial, leisure and shopping venues, as well as its own Pannier Market, Theatre and North Devon District Hospital. The magnificent Exmoor National Park is close by and the North Devon coast line, offering the renowned surfing beaches at Croyde, Saunton (also with championship golf course) Putsborough and Woolacombe, is within easy reach by car. There is access to the A361 just to the north of South Molton which links to Tiverton and the M5 (Junction 27) to the east, where there is also a station on the London Paddington line and the city can be reached in about 2 hours. Description This impressive unique family home presents particularly attractive elevations of stone, part timber clad, beneath a slate roof. The property was constructed around the year 2000, in the style of a massive period barn. The fabulous accommodation is arranged on a reverse living basis and since originally being constructed the property has been updated and now offers well presented and versatile accommodation. The capacious main living rooms certainly have a WOW factor and the property exudes character and quality. The existing layout can easily be adapted to suit dual occupation by parts of the same family, furthermore the adjoining double garage with room above and laundry room behind could be developed as a self-contained cottage annexe or holiday let subject to planning permission. Externally there are landscaped gardens featuring stone work, a productive kitchen garden, 2 ponds and feature lamps and lanterns. There is a sweeping gravel driveway providing ample additional parking and turning space. There are several level paddocks suitable for equestrian use for exercising dogs or simply as protection. The property is available with either acres or acres. The secondary lot of acres is available by separate negotiation, and is clearly identified upon the land plan which accompanies these particulars. This is certainly a property which needs to be viewed internally to be fully appreciated. The layout of accommodation with approximate dimensions is more clearly identified upon the accompanying floor plans. Garden Level Glazed front door into Garden Room with 3 walls fully glazed and separated by stone pillars, varnished strip wood flooring, inner front door with gothic arched detail to Entrance Hall with reclaimed pine flooring and central staircase leading up to drawing room described later. From the entrance hall is a door to Bedroom 1 a spacious L shaped room, with half glazed French doors to garden, double built in wardrobe, En-Suite Shower Room with corner cubicle, tiled surround, low level w/c, pedestal wash basin, mirror fronted medicine cabinet, shaver point, extractor fan, wood effect flooring. To the rear of the entrance hall is Bedoom 5 which has a walk in wardrobe with light En-Suite Shower Room with tiled cubicle, wash

5 hand basin, tiled surround, vanity cupboards, low level w/c, and extractor fan. Opposite this bedroom is the Leisure Room/Kitchen, there is a full range of oak units with slate work surfaces, integral dishwasher, oven and hob, there are 3 double French windows to the garden and together with bedroom 5 can easily be used to provide accommodation for relatives, staff etc. Alternatively the room is ideal for indoor sports, office, gym, media room etc. To the right of the hallway Bedroom 4 can be accessed from the main or inner hall. The inner hall has a secondary staircase rising up to the kitchen (described later) and features in its own right a good sized storage cupboard and walk-in airing cupboard, with pre lagged cylinder. Bedroom 2 another spacious double aspect room with walk in wardrobe and light, En-Suite Shower Room with tiled cubicle, pedestal wash basin, mirror above, shaver point, low level w/c, heated towel rail/ radiator, extractor fan, shelved recess, Victorian style decorative wall and floor tiling. Bedroom 3 currently arranged as a dressing room incorporating 3 double built in wardrobes. Family Bathroom Victorian style suite including ball and claw footed cast iron bath, telephone style mixer tap/ shower attachment, low level w/c, pedestal wash basin with tiled splash back and mirror, shaver point, heated towel rail/ radiator, oversized walk in shower cubicle with black and white tiled surround, matching black and white tiled flooring, extractor fan. Upper Level From the entrance hall the stairs lead up into a magnificent Drawing Room featuring wooden barred picture windows at each end of this through room, allowing far reaching views towards both Dartmoor and Exmoor. There is a lofty ceiling featuring exposed timber roof trusses, below one of the windows is a range of fitted storage cupboards, there is an impressive stone fireplace and exposed stone chimney breast as well as an exposed stone wall to the left, the fireplace has a fitted wood burner on a brick hearth. Adjacent is the Study or Bedroom 6 and Cloakroom with Victorian style suite, pedestal wash basin, low level w/c, tiled flooring, and extractor fan. On the opposite side of the drawing room, glazed double doors with matching side panels can fold back to open into the Dining Room, another good sized double aspect room with French doors onto Sundeck ideal for Al Fresco dining. Kitchen/ Family Room This is quite simply a fantastic triple aspect through room, once again with lofty ceiling featuring exposed beams and A frames, Suspended from one A frame is an antique wooden hame which was probably once connected to a farm cart and pulled by shire horses, there is stripped wood flooring throughout. Within the family room area is a corner fireplace with fitted wood burner with stone detailed surround, within the kitchen area is a fireplace accommodating an electric Aga with four ovens, adjoining is a pizza oven with cast iron door. The kitchen units are bespoke in blue painted wood, topped with lavastone counters, with central unit incorporating twin Belfast sinks, plumbing for dishwasher, cupboards below, back to back unit incorporating further cupboards and drawers, matching range of furniture and fitted book case, pair of French doors to the sundeck. From the kitchen there is a rear hall with Cloakroom low level w/c, pedestal basin and extractor fan, walk in larder. Laundry Room with matching blue units to the kitchen, single drainer stainless steel sink, adjoining wood effect work surfaces, drawers and cupboards beneath, integrated fridge, matching wall cupboards, plumbing for washing machine, tiled flooring, coat pegs, Grant oil fired boiler for central heating and domestic hot water. From the rear hallway there are stable doors giving access to both front and rear gardens as well as doorway to the integral Double Garage which has power and light connected, up and over door and staircase to Boarded Room above, once again offering potential for a number of uses.

6 Outside The property is approached from the lane via a five bar gate, over a sweeping gravelled driveway which leads first to the garage and provides ample parking and turning space, and then leads down to the front of the property. This is bounded by a most attractive curved stone wall to the right and to the left is a deep bank of mature shrubbery. The front garden is mainly laid to sweeping lawn, incorporating a small copse under planted with spring bulbs. There is an ornamental pond and two feature Victorian style coach lamps. To the rear of the house at the upper level is an extensive decked area bounded by a castellated wall and a further feature Victorian lamp. The access drive runs around to the rear of the property and on the opposite side of this is a most attractive large ornamental pond, bounded by stone boulders, below this is a large garden shed. Beyond the pond is a Kitchen Garden with Green House and to the left of this is a small Paddock. To the right of this and coming back round to the front of the property there are 2 level paddocks. Special Note The third paddock can be accessed just before the five bar gate entrance to the property, alternatively there is a secondary access gate currently overgrown fronting the top lane. As previously mentioned this is available by separate negotiation if required, and within this field is the water source for an adjoining property. Services Mains electricity, private drainage, private water, oil fired central heating. We understand that water taps are strategically placed around the outside of the house and that there is water in the fields. Directions From the M5 Junction 27, take the A361 North Devon link road towards Barnstaple, continue for approximately 15 miles to the roundabout with the A399. From here the property is approximately 10 minutes drive, taking the third exit onto the A399 signed to Ilfracombe and Brayford. Continue for approximately 3 miles and immediately after crossing the bridge over the river take the very small turning left signposted to Charles. Proceed up the hill into the hamlet of Charles and turn left below the church. Continue along this lane for a few hundred yards and turn right at the next crossroads. After a short distance the property will come to view the last on your left. Special Note Google maps will take you to the centre of the postcode area and not necessarily the specific property, please follow our directions. Alternatively, leaving Barnstaple via Bear Street on the Goodleigh Road, after about a mile and a half bear right signed Goodleigh and Gunn. Continue through Goodleigh and Gunn, continue along this road for several miles, pass through the next Junction which is Kimland Cross, after about a further mile and well before Brayford village bear right (the signpost should point to Charles but the sign is damaged and has no marker at present), follow this lane for about a mile, turn next right signed East and West Buckland. Continue for a hundred yards and the property entrance is the first on your right. These particulars are a guide only and should not be relied upon for any purpose.

7 Approximate Gross Internal Area (Including Garage / Potential Annexe ) sq m / 6016 sq ft WC Study / Bedroom x '5 x 11'6 Dn Dining Room 5.92 x '5 x 15'4 Kitchen Larder Laundry Room Drawing Room x '3 x 18'5 Dn WC IN Garage (Garage With Room Above) Bedroom x '11 x 12'0 Wardrobe Leisure Room x '0 x 13'6 Kitchen Upper Level = Potential Annexe x '0 x 19'3 Graden Level Bedroom x '0 x 17'0 Wardrobe Entrance Hall 5.18 x '0 x 16'0 Up Garden Room 5.94 x '6 x 10'1 Bedroom x '6 x 15'4 A/C Bedroom x '6 x 13'2 Hall Family Room Up Bedroom x '0 x 13'4 Dressing Room

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