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"A detached stone cottage with planning consent to extend, stunning views towards Exmoor and a grass paddock. Approached over a long entrance drive, the current cottage has planning consent to be extended to provide a total of three bedrooms. Pretty gardens and a 1.76 acre paddock. Double garage. FREEHOLD. EPC BAND E. Council Tax Band C.

Situation Higher Shutscombe is set in an elevated position on the western side of the Bray Valley with superb views towards Exmoor to the east. The A399 is accessible nearby and provides a good road link to the A361 North Devon Link Road which is 5.5 miles away, near to South Molton.

The nearest village is Brayford 1 mile which has a primary school and the market town of South Molton is within 7.5 miles and has a more comprehensive range of shops, bakeries, butchers, primary and secondary schools, a supermarket as well as weekly livestock and farmers markets.

The regional centre of Barnstaple 9.5 miles provides all the area s main business, shopping and commercial venues as well as railway services between Barnstaple and Exeter along the picturesque Tarka Line. The independent West Buckland School is between South Molton and Barnstaple.

Exmoor National Park is very nearby and is known for its hundreds of square miles of superb unspoilt scenery, and the North Devon surfing beaches of Putsborough, Saunton, Croyde and Woolacombe are all within an easy driving distance.

The A361 North Devon Link Road provides a link to the M5 motorway at Junction 27, nearby to which is Tiverton Parkway rail station with mainline services to London Paddington.

Description The cottage occupies a fine position and has far reaching views over the Bray Valley towards Exmoor. It is approached over a stone entrance lane with post and rail fencing either side and the construction is stone walls underneath a slate roof with brick surrounds to the window and door openings.

The current accommodation includes a spacious vaulted living room and dining room with exposed beams, a timber floor and patio doors out to the garden, a kitchen with superb views, a shower room and w.c. with a sauna function and on the first floor there is a double bedroom with a dual aspect to take advantage of the stunning views.

Planning consent is in place to extend the accommodation to create a total of three bedrooms and a bathroom on the first floor and on the ground floor the approved plans are for a porch, living room, kitchen, shower room, utility and a dining family room.

Outside, the gardens include a gravel seating area from where the fine views can be enjoyed, an ornamental pond, mature shrubs and a lawn area which runs to the adjoining paddock which totals 1.76 acres.

There is also a double Car Port with stone and block walls, a concrete floor and a slate roof.

Additional Lots Available LOT 2 A modern barn and a stone barn, both with planning consent for conversion to residential dwellings plus a range of former equestrian buildings and a paddock.
LOT 3 16.33 acres of grass land and paddocks.

Services LOT 1 Water is supplied from a borehole which is sited within LOT 2. Mains electricity is currently connected and provided via LOT 2. The purchaser of LOT 1 will be required to establish a new mains electricity connection quote available from the seller and will be provided with a sub metered supply from LOT 2 in the interim. Private drainage which is shared with other properties.

The cost of maintenance of the borehole water supply will be divided between the different lots. This borehole also supplies Higher Shutscombe House and one barn conversion which are in separate ownership. The septic tank in LOT 1 is also used by Higher Shutscombe House.

Based on information from Ofcom mobile phone coverage is likely with EE, O2, Three & Vodafone. Ofcom predicted broadband availability is standard 1 Mbps to 13 Mbps and ultrafast 220 Mbps to 1000 Mbps .

Access The entrance lane to the east will belong to LOT 1. The purchasers of LOTS 2 domestic only and 3 will be granted a right of access over this lane, subject to contributing towards maintenance.

Tenure The property is owned freehold and is registered on the Land Registry.

Planning A certificate of lawful use for Higher Shutscombe Cottage to be used as a residential dwelling with no restrictions on its use was granted on the 10th December 2020 Planning reference 72278 .

Planning consent was approved for the extension of Higher Shutscombe Cottage on the 19th September 2023 Planning reference 77465 .

Local Authority North Devon District Council. Council Tax Band C.

Viewing Strictly by prior appointment with Stags. Please call to arrange an appointment or email south .

Directions From the North Aller roundabout on the A361 near South Molton, proceed north on the A399 towards Brayford and Blackmoor Gate.

Follow this road for approximately 5 miles and just before entering Brayford turn left into Shutscombe Hill signed unsuitable for HGV s . Continue up the hill and along this lane for 0.35 miles and the entrance to Higher Shutscombe will be found on the right.

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