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12.56 acres, 12.56 Acres - Pennicott, Shobrooke, Crediton, EX17, Devon
Sold (STC) - Guide Price £1,150,000

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• Smallholding
• 12 acres of land
• Spacious accommodation
• Hamlet location
• Studio/AirBNB potential

Higher Pennicott Farm offers a fantastic opportunity to acquire a substantial Victorian farmhouse, situated within a picturesque countryside setting. In all around 12.56 acres, including productive arable land and pasture, and an adaptable range of outbuildings. Easy access to Crediton and Exeter add to its appeal.

DESCRIPTION
The property itself is believed to date back to around 1900, with brick elevations under a slate roof and the added benefit of generous room sizes with high ceilings and ornate cornicing in most rooms. This combinination provides the property with an original and traditional feel. The large sash windows to the south elevation have been replaced with double-glazed timber sashes, maintaining the original design and maximising the natural light available.

The accommodation currently provides for;
Front door into the Entrance Hallway with original tiled flooring, ornate cornicing and under stairs cupboard. Dining Room is a large reception room with front aspect and ornate cornicing and an open fireplace with timber surround and slate hearth. Sitting Room a further large reception room with front aspect, open fireplace and inset woodburning stover with tiled mantle and surround and solid wood flooring. Kitchen/Breakfast Room a fantastic family space, with side aspect and a matching range of farmhouse-style fitted base and drawer units with marble work surface over. Oil-fired AGA as well as an integral electric oven and hob with extractor hood over. There is ample space for a large table and chairs, with tiled floor. A door leads through to the Utility Room with further matching base and drawer units, stainless steel sink unit, space and plumbing for washing machine and houses the oil-fired boiler. A further door leads to a walk-in larder cupboard providing ample storage. From the Utility Room, a door provides access to the Studio, a space providing a perfect working from home setup or the potential for annexe accommodation or AirBnB (subject to the necessary planning consents). This space has a Belfast sink unit, woodburning stove and multiple Velux windows, flooding the room with natural light. A set of double doors lead to the outside. A separate Shower Room is fitted with a shower cubicle, close coupled WC and wash hand basin. Adjoining the Studio, there is a further Work Room fitted with power and light.

From the Entrance Hall, stairs rise to the first floor landing with dual aspect and large airing cupboard housing the hot water cylinder and programmer for the central heating. There is also access to the large loft space with power and light. Bedroom 1 is a large master bedroom with front aspect and far reaching views, built-in storage cupboard and exposed timber flooring. En-suite with bath with shower over, close coupled WC and wash hand basin. Bedroom 2 is a large double bedroom with front aspect and wash basin set in vanity unit. Bedroom 4 is a single bedroom with side aspect. Bedroom 3 is a double bedroom with rear aspect. Family Bathroom is a large room fitted with panelled bath, separate shower cubicle, pedestal wash hand basin, close coupled WC and heated towel rail.

OUTSIDE
Pennicott Farm enjoys an enviable position surrounded on four sides by mature gardens including areas of lawn interspersed with shrubs and mature trees. To the rear are various vegetable growing areas and three timber sheds, one of which stands in a pen which could readily be employed to keep chickens or other small animals. Leading from the rear of the farmhouse, a part covered walk leads to Building 1 with steps beyond leading to a concreted area adjoining Building 2. These enjoy separate vehicular access and may be described as follows:

Building 1 – block built attractive and adaptable building externally rendered to part height and timber clad over. Comprised of two sections each with concrete floor and accessed by two glazed double pedestrian doors:

Studio: 9.07m x 5.94m – attractive and versatile space beneath mono-pitched cement fibre roof with some Perspex roof panels and currently employed as an artist’s studio.

Hot house: 5.94m x 4.45m – employed for plant growing with timber fronted plant boxes to three sides and beneath monopitched Perspex roof. IBC containers used for storing water from pitched Perspex roof. IBC containers used for storing water from Building 2 provide the Hothouse’s water supply.

Building 2 – 20.64m x 16.22m – 4-bay timber-framed agricultural building beneath ridge pitched profile steel roof (with two Perspex roof lights per bay), timber clad to part height to north, south and west, and with timber space boarding over to west. Largely open to east with some galvanised iron side panels and with further vehicular access by three sheeted metal gates to west. Compacted earth floor. Suitable for a variety of uses including machinery and fodder storage, and could straightforwardly be adapted for use as a livestock building.

THE LAND
In total, Pennicott Farm extends to 12.56 acres. Excluding the farmhouse, gardens, buildings and their respective curtilages, the land at Pennicott Farm extends in total to around 10.63 acres. This includes a 5.55 acre arable field currently licenced to a local farmer who has planted the field with various brassicas expected to be harvested in March. Further to the west is a 5 acre area of pasture and amenity land containing a timber built field shelter and which could satisfy a variety of horticultural, amenity or equestrian interests. Both the arable field and pastureland enjoy separate gated accesses to the public highway. We understand there is no mains water connected to the land, however numerous springs feed into a stream running through the paddock, which could theoretically be used for livestock drinking purposes.

SERVICES
Council Tax Band F - Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon EX16 6PP.

Mains water is connected. Drainage to a septic tank supply. Oil fired central heating. Solar panels are installed on a feed-in tariff.

Further details can be obtained via the Agents.

SITUATION
The property is situated within unspoiled countryside just outside the village of Shobrooke and is set within a hamlet of around four houses, enjoying far-reaching views. The market town of Crediton lies close by, with surrounding beautiful rolling countryside and focused around the Parish Church, formerly the cathedral for the county before Exeter became the see in 1050 giving rise to the saying ‘When Exeter was a vuzzy down, Kirton was a market town’. The town offers a broad range of amenities including supermarkets, pubs, post office, bank & building societies, modern health centre and sporting facilities. The well-regarded Queen Elizabeth’s Secondary School is a popular sixth form college located in the town. The town square hosts the award-winning farmers market on alternate Saturday mornings. The community enjoys a diverse arts scene, centred around the Arts Centre, which hosts theatre, dance, film & music events.

DIRECTIONS
Using the app 'What3words', please follow directions to 'items.equivocal.crackles'. From Shobrooke (if from Crediton), proceed through the village, crossing a small bridge at the bottom of the hill. Follow the road, take the first right turn onto an unmarked lane, where the property can be found on the left-hand side after around 0.2 miles. Bear right once on the drive and the house will be found at the end.