A very attractive 4 bedroom period farmhouse with separate holiday cottage and further outbuildings with potential. A wonderful mix of gardens, woodland and pasture running to a total of 12.6 acres. Stunning location with spectacular views towards Tawstock Castle and Codden Hill.
Ordance Survey Reference: Ss 552 286.
Strictly by appointment with Stags Farm Agency on or Stags Barnstaple office on
From the A361 (T) North Devon link road on the outskirts of Barnstaple, proceed in a westerly direction on the A39 for about ½ mile. At the roundabout turn left onto the A377 towards Bishops Tawton and Crediton. Follow the road through Bishops Tawton and continue for a further mile crossing over the River Taw and just after the bridge turn right at Newbridge Cross signed for Newton Tracey. Follow this road up the hill for 1 ¼ miles following signs for Newton Tracey and at Fire Beacon Cross at the top, the off lying parcel of land will be seen on the left hand side. For the main farm turn right at Fire Beacon Cross signed Uppacott and follow the road down the hill for approximately ¼ mile where the drive to Lower Uppacott will be found on the right hand side.
Lower Uppacott is situated in a renowned farming area in North Devon lying approximately 2 miles south of Tawstock and 4 miles from the North Devon regional town of Barnstaple. There is access to the A361 (T) North Devon link road running between Barnstaple and Tiverton on the southern fringes of Barnstaple and this road continues around to the west following the rugged North Devon coast from the A39 Atlantic Highway.
From the property there are two landmarks evident in the beautiful scenery. One is Codden Hill, which can be seen to the north east and the other the impressive Tawstock Castle, both visible in the distance across the land and valley from the farm.
The village of Bishops Tawton offers community facilities including a primary school, butchers shop / store, two pubs and a regular bus service into Barnstaple, approximately 4 miles distant.
Barnstaple has good access to the A361 North Devon Link Road, which provides communications to and from the North Devon area, connecting directly through to Junction 27 of the M5. At Tiverton Parkway there is a rail connection to London Paddington. The property offers easy access to the dramatic North Devon coastline with its beaches for sailing and surfing.
Barnstaple is known for its exclusive range of retail outlets including many High Street favourites, as well as a diverse selection of local stores and banks. The North Devon Leisure Centre offers many indoor pursuits along with the Tarka Tennis Centre. Theatres are located at Barnstaple and Ilfracombe, whilst other sporting and leisure pursuits are close at hand, including golf at Landkey, Ilfracombe, Saunton and Westward Ho!. North Devon's rugged coastline, including the popular resorts of Appledore, Croyde, Instow and Woolacombe are all within easy reach, as is Exmoor.
Tawstock Castle is a Grade II Listed Bailey Castle with original parts dating back to the 18th century.
Lower Uppacott has been in the same family for over 65 years and the tree-lined drive, with an old 2-bay cart shed, gives a suitably appealing entrance to the attractive period farmhouse with double height porch and part exposed stone walling, all under a tiled roof.
The house itself extends to 2530 sq ft. And is Grade II Listed. It offers substantial and versatile accommodation with some lovely features and has the potential for some modernisation including the installation of central heating and redecoration.
The floor plans illustrate the size and layout of the accommodation on offer, with features being the double storey entrance hall providing a wonderful outlook / reading room on the first floor with views along the private entrance drive; a large sitting room with stone fireplace, double aspect and doors to a conservatory. The wide entrance hall with part panelled walls leads to the stairwell and across to the living room with a large inglenook fireplace with inset wood burning stove, part panelled walls and exposed ceiling beams. The sizeable kitchen / diner has an oil-fired Aga as well as an electric cooker and walk in larder and a further door to outside. At the rear of the property is a utility / cloakroom.
The first floor offers four bedrooms and two bathroom serviced by two stairwells. Bedroom 1 measures 4.9m x 4.88m and therefore offers potential for creating en-suite facilities. Bedroom 3 has an inter-connecting door to the second stairwell as well as a bathroom and has historically been used as a dressing room to give a master en-suite. The accommodation is therefore versatile and can be adapted as desired.
On the southern side of the house is a mature garden with old potting shed, greenhouse, dilapidated summerhouse and many specimen shrubs, plants and trees providing vibrant colour and shelter as well as privacy.
This was converted approximately three years ago with planning consent for holiday use (but the owner was given dispensation for occupation by a dependant relative). It is situated to the north eastern side of the house and has spacious accommodation which on the ground floor comprises a large kitchen / diner with Sandyfoot oil fired range providing hot water and heating, plenty of space for a table and window with beautiful views down over the land and valley to Tawstock Castle. Off the kitchen is a dual aspect sitting room with a wood burning stove set into a fireplace. To the other side of the kitchen is a large back house / utility room with two doors leading outside, cupboards and a cloakroom. There is the potential to create a marvellous sunroom / conservatory off the utility room by knocking through (subject to permission).
On the first floor is a master bedroom with en-suite shower room including a large walk-in shower cubicle and a further bathroom, bedroom 2 and an office / study.
The Shippon was converted from a stone barn and has a pitched slate roof. There is a gravelled courtyard to the rear leading out to the vegetable garden, greenhouse, summer house and a tool shed which adjoins the property. There is a further area with chicken run and orchard, as well as steps leading down into the broadleaf woodland behind.
There is a lovely range of predominantly traditional farm buildings in a courtyard area to the lower side of the farmhouse. These include a Stone Barn with lean-to to side providing a cart house and pony stable and with a further extension to the rear providing 2 loose boxes / yards. The barn continues with an Old Stable Barn with 2 stables with loft over and lean-to to the rear, old shippon now divided into two, an Open Lean-to leading out into an enclosed open concrete yard.
Lying away from this range of buildings (near the entrance to the farm) is an old Dutch Barn. Also in a field behind the farmhouse, and with a separate access, is a large but dilapidated Old Poultry Shed with Hay / Straw Barn adjoining. This requires rebuilding or alteration but could suit stabling or livestock / storages uses in future. At the very least, it provides a footprint for further development.
The land in Lot 1 extends to 12.60 acres including the two pasture fields running down the valley from the house and in the view towards Tawstock Castle. In addition, there is a field to the south side of the house which is down to grass and leads into a very attractive area of 4 acres of broadleaf woodland. There is a well walked private path around this woodland winding through the mature trees, past the stream and back around to the field. A lovely way to start or finish the day with or without dogs!
Mains water to the house, the Shippon, the farm buildings and Lot 1. Separate private drainage to the farmhouse and The Shippon. Broadband connection.
North Devon District Council, Civic Centre, North Walk, Barnstaple, Devon, EX31 1EA. Tel:
South West Water plc, Peninsula House, Rydon Lane, Exeter, Devon, EX2 7HR. Tel:
Western Power Distribution, Osprey House, Sowton, Exeter, Devon, EX2 7HZ. Tel:
The farm is registered with 28.46 entitlements and as at 2011 these entitlements had a value of £251.28/ entitlement/hectare.
The Entitlements will be included with the various lots as appropriate and purchaser(s) will undertake to cross comply until 31 December 2012.
The sporting and mineral rights insofar as they are owned are included with the freehold.
All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale of the freehold.
Wayleaves, rights of way etc
The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc.
A plan, which is not to scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.
These particulars are a guide only and should not be relied upon for any purpose.
Stags Farm Agency, 21 Southernhay West, Exeter, EX1 1PR. Tel: Fax: e-mail:
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