Pewson Barton presents an enticing opportunity to secure an historic, ring-fenced pasture farm in glorious Devon countryside on the Torridge / West Devon border, with a house and buildings in a stunning location.

There are several potential development prospects a new owner might consider, including restoring the farmhouse to reincorporate a disused stone wing, repurposing the traditional farm buildings and developing holiday let & leisure uses (all subject to planning). The farmland ranges from level pasture land suited to cutting, grazing and fodder crops, to some interesting valleys and woodlands offering excellent habitat and amenity appeal.

The farmhouse Tucked just below the top of the highest ridge between Dartmoor and Exmoor, the farmhouse and its yard enjoy stunning views south across the rolling Okehampton and Hatherleigh valleys to the entire northern range of Dartmoor. The south range of the farmhouse dates from the mid-1400s and is believed to be a largely unaltered example of the classic Devon three room and cross passage plan, constructed in cob on stone footings with a thatched roof on rare, jointed crucks and extensive surviving historic features. The south range consists of three bedrooms over two storeys and is in need of modernisation. A stone-built 17th century west range, comprising a former kitchen wing with accommodation above, is connected to the house by a cob north range: with neither currently in residential use, they offer the potential for restoration as independent accommodation or reincorporation into one magnificent family home.

Garden The farmhouse enjoys a large, south facing garden to the east and south, which has an extensive lawn and plenty of space for a family or an enthusiastic gardener, as well as an enclosed kitchen garden to the southwest. An inner cobbled yard to the west, bounded by hedges and by the south and west ranges, separates the house from the main yard and provides parking for several vehicles. The gardens enjoy sun throughout the day and have glorious views across the farm, the Devon countryside and to the hills and peaks of Dartmoor in the distance.

Outbuildings and Orchard The main yard is a rare surviving example of an intact traditional farmyard with ranges of cob, brick and stone-built buildings to the south, west and north and the farmhouse and inner yard to the east. These buildings are currently in agricultural use and offer excellent potential for alternative uses (subject to planning). Options include residential, holiday lets and/or business uses which would each compliment a farming business run from the property. A measured survey and architect’s concept plans for conversion to hospitality and retail use is available with the property.

To the north of the main yard lies a rear yard, formed by a traditional open-sided cattle shed to the north and the north range of the main yard to the south. This rear yard affords access to the historic orchards above the farmhouse to the north, three acres of which have recently been replanted by the owners, chiefly with dessert and cider apples but also with pears and soft fruit (mulberries, quinces, cherries) and walnuts.

The Land The land is largely in a ring fence block with several access points from public roads around the boundary. The farmland comprises around 251 acres (102 ha) of permanent pasture with large areas being flat and gently sloping. Soils are Grade 3 & 4 and are classified on the Soilscape series as “Soilscape 6: “Freely draining slightly acid loamy soils” and “Soilscape 17: Slowly permeable seasonally wet acid loamy and clayey soils” each suitable for arable and grass.

The land is currently farmed extensively with low management and zero inputs and is grazed under seasonal licence by two local farmers and a Farm Business Tenancy expiring December 2025.

The land is sub-divided into manageable field parcels across the farm. All fields have a water source, whether mains, private or natural. Much of the fencing has been recently renewed and provision has been made to control livestock access to natural watercourses and to facilitate, where required, alternative water sources.

Wildlife and Habitat The farm has a rich variety of habitats and microhabitats, including two large stands and several smaller pockets of mixed species, unmanaged broadleaf woodland; a traditional orchard; a steep embankment of gorse and succession scrub; ponds; some small fields of culm grassland-like habitat with potential for revival and a goyle in the large field beneath the farmhouse supporting a wetland microhabitat.

A recent botanical survey identified over 100 native plant species as present, several unusual, including cow-wheat, watermint and various orchids. The farm is an excellent habitat for a range of wildlife, including a local herd of red deer, raptors, owls, badgers, dormice and hares. A shallow watercourse that runs along the valley bottom through the woodland and pasture, is a haven for wildlife and a beautiful place to enjoy the peaceful surroundings.

Sporting There is excellent potential for a small shoot on the farm but this is not currently exploited.

Leisure At the eastern boundary of the farm, a field benefits from an annual caravan site licence and is the site of five portable glamping pods (which are available by separate negotiation), each sleeping two adults and two children with en suite bathroom. The glamping site opens this year and is due to have compliant mainswater, drainage and electricity from a generator.

Additional footings for the glamping pods have been placed in the field behind the farmyard, with a view to the future relocation as part of a redevelopment of the outbuildings for hospitality and tourism.

Location Pewson Barton is set in a secluded rural position in the heart of Devon yet is easily accessible to a number of main villages and towns. The property is approximately two miles from the village of Dolton, five miles from Winkleigh and also within easy reach of the stunning Dartmoor National Park. Dolton and Winkleigh offer a variety of amenities including general stores, post offices, primary schools, a vet, GP surgery and various shops. Okehampton is approximately 11 miles away, offering further amenities and facilities, including a variety of shops, supermarkets (Waitrose, Lidl and Co-op), a swimming pool, sports centre, medical centre/community hospital and a choice of schools including the outstanding-rated secondary Okehampton College.

There is superb walking, cycling and riding in the nearby Dartmoor National Park, while to the north, the pristine surfing beaches of the North Devon coast are approximately 18 miles away. The vibrant city of Exeter is located about 28 miles to the south east and offers a wide choice of cultural activities with theatres, the RAMM museum, arts centre and a wealth of good shopping and restaurants. Many good schools can be found in Exeter, whilst Exeter University is recognised as one of the best universities in the country.

Communication links are good. The M5 motorway provides links to Bristol and London, the A386 to Plymouth and the A30 to Cornwall and Exeter has regular rail services to London Paddington (2 hours 15 minutes) with local connections every half hour from Morchard Road and Okehampton stations alternately. Buses from Dolton serve Exeter and Bideford/ Barnstaple several times daily.

General Method of Sale: Pewson Barton is offered for sale by private treaty as a whole. Bare land may be available by separate negotiation, please contact the agent for details.

Tenure: The property is sold freehold. Vacant possession of the farmhouse and buildings will be provided on completion. The land will be sold subject to short term seasonal licences and an FBT ending December 2025. Further details available from the vendor’s agent.

Services: Pewson Barton has mains water and electricity. There is private draining to a septic tank. We understand the drainage may not be compliant. Heating & hot water are provided by an oil-fired Rayburn. The land has mains, private and natural water supplies.

EPC Rating: F

Council Tax: Band D

Wayleaves and easements: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. There are public footpaths over the land. Further details are available from the vendor’s agent.

Basic Payment: The entitlements to the Basic Payment are not included in the sale.

Schemes: The majority of the land at is entered into a Countryside Stewardship Scheme ending 31/12/2028. The options include BE3 (management of hedgerows), GS1 (take field corners and small areas out of management), GS2 (permanent grassland with very low inputs), GS16 (rush infestation control supplement) and GS17 (lenient grazing supplement); plus various capital works. The purchaser will be deemed to have full knowledge of the scheme(s) and will take it on and comply with the scheme(s) from completion if necessary. The vendor will retain any payments payable up to completion of the sale. Further details are available from the vendor’s agent.

Designations: None

Sporting, timber and mineral rights: All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

Listed Buildings: The farmhouse is Grade II listed. List Entry Number: 1104601.

Fixtures and fittings: All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

Covenantsand/or restrictions: There may be restrictions / covenants listed on the Land Registry Title deed, details of which will be made available by the vendors’ solicitor on request.

Local authorities: Torridge District Council www. torridge.gov.uk; Devon County Council www.devon.gov.uk

VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings, animals and machinery.

Viewing: Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Exeter 01392 215 631.

This property has 310 acres of land.