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" In a tranquil rural setting amidst picturesque West Devon rolling countryside with no near neighbours. Grade II Listed residence, 6 bedrooms, 3 reception rooms, 2 bedroom annexe, 2 letting cottages, DPP for 4 holiday cottages & games room, outbuildings & 2.7 acres. Lot 2, 7.9 acres. 10.74 Acres In All

SITUATION In the heart of unspoilt countryside enjoying far reaching, south facing views with Dartmoor National Park and the renowned Brentor forming a majestic backdrop to this splendid panorama. Roadford Lake, covering some 940 acres of water, is the largest expanse of inland water in the Westcountry and is heralded as one of the top tourist attractions. There is a well presented visitor's centre together with conference and wedding reception venue, a sailing club, fly fishing for naturalised brown trout, bird reserve as well as a walking and cycle path encircling the water's edge. This major asset to the tourism business is only two miles away and Dartmoor only twelve miles to the southeast. Access could hardly be easier, leading off the A30 dual carriageway at Stowford Cross, then three miles through pleasant country lanes to the front gate of Norton Barton. The historical, former market town of Launceston is ten miles to the west on the Devon/Cornwall borders and provides a wide range of shops, supermarkets and out of town retail outlets. Other amenities provided in this medium sized town include doctors, dentists, veterinary surgery, as well as numerous sports and recreational clubs and venues. Scholastic facilities up to A-level standard are available at Launceston, Okehampton and Tavistock. Private education can be found at Kelly College in Tavistock. Duchy College, between Launceston and Callington, provides young adults with vocational courses in agriculture and equestrian studies. Excellent universities can be found in Exeter and Plymouth. DESCRIPTION This property is an embryonic position for creating a substantial and potentially lucrative holiday complex. Already there is the possibility of three letting units and, with further development, this could increase the total number to seven. Whilst establishing the business this family orientated property can support an idyllic country lifestyle with versatile pasture land supporting horses for the equestrian enthusiast or could support specialised stock rearing such as alpacas, pigs, small flock of pedigree sheep or free range poultry. One will find the location of Norton Barton is one of its finest assets. The Grade II listed Manor House sits comfortably beside a quiet parish road and is believed to have been constructed in the 18th century. It is a most impressive looking house being traditionally constructed with a colour washed and render finish beneath a slate roof. The extensive accommodation, benefits from oil fired central heating and possesses tremendous charm and character. The following is included: GROUND FLOOR Oak entrance door to: ENTRANCE PORCH Inner oak door to: RECEPTION HALL Slate flag floor. SITTING ROOM Fitted woodburning stove, built-in glazed cupboard either side with store cupboards beneath. DRAWING ROOM Feature stone wall in which sits an inglenook fireplace, original bread oven and beam over. Tiled and slate hearth. Wood block floor and exposed beamed ceiling. DINING ROOM Slate flag floor. KITCHEN / BREAKFAST ROOM Oil fired Aga cooker (also hot water system) in tiled recess. Pine fronted wall and base units, one and a half bowl enamel sink unit, extensive worksurfaces, plumbing for dishwasher, built-in fridge / freezer and walk-in larder cupboard. BOILER ROOM UTILITY ROOM Plumbing for washing machine, space for freezer and cloakroom with wc and wash hand basin. REAR RECEPTION HALL Exposed beams, slate floor. ENTRANCE PORCH FIRST FLOOR CENTRAL LANDING BEDROOM 1 (South east) EN-SUITE BATHROOM Fitted free standing bath, pedestal wash basin, low flush WC and radiator. Bench window seat, exposed beamed ceiling. BEDROOM 2 (South central) Exposed beamed ceiling and bench window seat. BEDROOM 3 (South West) Recess either side of chimney breast. Exposed beamed ceiling and bench window seat. FAMILY BATHROOM Panelled bath with mixer taps and shower attachment. Vanity wash basin. Low flush WC. Built-in double fronted airing cupboard. BEDROOM 4 (North East) BEDROOM 5 (North Central) BEDROOM 6 (North West) Exposed beams. FIRST FLOOR FLAT Attached to the main residence on the North Eastern elevation, approached via its own staircase leading off the rear hall. The accommodation includes: SITTING ROOM STUDY BEDROOM OUTSIDE Rear gravelled courtyard. To the front of the main residence is a large lawned garden area with shrubs and herbaceous borders. A low level stone retaining wall surrounds a paved patio area. This is a very pleasant terraced garden where one can fully appreciate the lovely south facing aspect and extensive views. The outbuildings comprise of: THREE BAY OPEN FRONTED GARAGE 32' x 20'3' (9.75m x 6.17m) Apexed to the roof with a concreted floor. Adjoining WORKSHOP and enclosed BARN, 8m x 6.1m

(26'3' x 20'). MODERN COVERED BARN 25' x 30' (7.62m x 9.14m) This enclosed and versatile building can be developed further to accommodate the agricultural and equestrian interests of this truly outstanding property. THE COTTAGES There are two delightful cottages, each with two bedrooms that were subject to a barn conversion scheme some 10/11 years ago. Presently these are let on 6 month shorthold tenancies to bring in an income of around ?10,000 per annum. THE HOLIDAY COMPLEX POTENTIAL The remaining Barton-style range of outbuildings are L-shaped and open onto a large courtyard. Detailed planning consent has been granted for the conversion into five further units. The vendors have gone to considerable expense in re-roofing four of the five units and installing a substantial private drainage system with capacity for 45 persons. Considerable ground works have been carried out and further work to convert these buildings will be a less arduous scheme. UNIT 1 Divided into two split level barns, on one two stories 5.73m x 4.5m

(18'9' x 14'9'). The lower level, 8.84m x 3.73m

(29' x 12'3'), with two velux windows and three ground floor attractive brick archways. The plans provide for two en-suite bedrooms, sitting room, kitchen / dining room and cloakroom. UNIT 2 41' x 19' (12.50m x 5.79m) Attached to unit 1 is a large two storey barn with plans providing for three bedrooms (one en-suite) and family bathroom on the first floor. Reception hall, cloakroom, sitting room and kitchen/diner on the ground floor. UNIT 3 43' x 14' (13.11m x 4.27m) This single storey barn will provide holiday accommodation to include two bedrooms, shower room and kitchen / living room. UNIT 4 29'6' x 16'3' (8.99m x 4.95m) Open plan recreational area with adjoining store room. This could also provide further accommodation subject to the plans being altered and approved by the planning authority. UNIT 5 65' x 13'6' (19.81m x 4.11m) This former single storey shippen has been specifically designed for disabled access. Two bedrooms, a wet room, sitting room and kitchen / diner will make a more desirable conversion. THE ORIGINAL ROUND HOUSE 22' x 21'6' and 14'8' to ceiling apex (6.71m x 6.5 A massive original heart of oak strategically crosses the diameter of this architecturally impressive building. PLEASE NOTE Detailed plans of the conversion may be inspected on site. These have been prepared by the vendors Chartered Architects Messrs Scarratt and Martyn of Lewdown, Okehampton, EX20 4PL. DETAILED PLANNING PERMISSION Decision number 1/0536/2010/LBC was granted by Torridge District Council on 6th August 2010 for the proposed conversion of 5 barns to 4 holiday cottages and 1 ancillary accommodation. Copies of the consent can be inspected at the Agents offices or on site. THE LAND EXTENDS IN ALL TO 2.7 Acres (1.1 hectares or thereabouts) and comprises an excellent pasture enclosure and two smaller enclosures. AGENT'S NOTE For those persons looking to have more land, the adjoining 7.9 acre paddock is available and may be acquired by separate negotiation. DIRECTIONS From the A30, west of Okehampton at Stowford Cross, leave the dual carriageway following the signs to Broadwoodwidger (Broadwood) and Roadford Lake. Within a few hundred yards at Rexon Cross bear left to Broadwoodwidger village. Go straight through the village and take the next left posted Upcott. In 0.4 miles turn right posted Buddle 0.25 miles. In 1 mile, pass Norton Cottages on the left hand side and in a further 0.6 miles Norton Barton will be found on the right hand side. Map reference: OS Landranger sheet 190:406/922. VIEWING Strictly by appointment with the vendor's appointed agents, Stags. Please note both cottages can only be viewed on the 2nd viewing and with at least 24 hours prior notice. SERVICES Mains electricity. Private borehole water supply. Private drainage. Telephone / broadband connection. Please note the agents have not inspected or tested these services. LOCAL AUTHORITY Torridge District Council, Riverbank House, Bideford, Devon, EX39 2QG. Tel: 01237 428700. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "