4 Bed Land For Sale
Brayford
EX32 7PU
£495,000
Added 01 Mar 2025
Property Details
Property Type
Land
Bedrooms
4
Location
EX32
Description
A rural development opportunity with stunning views towards Exmoor National Park. A modern barn with planning consent for conversion to a detached house with 4 bedrooms, plus a separate stone barn with planning consent for conversion and a range of former equestrian buildings and a grass paddock. FREEHOLD.
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 buildings include a modern American Barn and a stone barn, both with planning consent for conversion to residential dwellings plus a range of former equestrian buildings which can be used for storage only.
This lot can also be approached over the stone entrance lane to the east and also the existing lane to Higher Shutscombe from the west.
AMERICAN BARN: This barn has planning consent for conversion to create a spacious home with four bedrooms and has a steel frame, part block construction (cavity wall) with box profile sheeting above under a corrugated fibre cement roof.
The approved plans for the ground floor include three bedrooms, all with en-suite bath or shower rooms, a snug, a wonderful open plan kitchen, dining and living space, a pantry, utility room, a boot room, an entrance hall, play room, home office and store. On the first floor there is a bedroom with en-suite shower room.
Outside there is provision for parking, a patio and garden area which will have stunning views over the surrounding countryside towards Exmoor.
TACK ROOM. This barn has stone walls and a slate roof and planning consent is in place for conversion to a dwelling with two bedrooms.
The approved accommodation includes two bedrooms, a bathroom, a kitchen with dining space on the ground floor and on the first floor there is a living room. Outside there is a patio and lawn with parking for two vehicles.
THE BUILDINGS
Former Equestrian Store: Timber frame, concrete floor, box profile sheet roof. Two internal lockable store rooms. This barn is to be removed as part of the planning consent for the American Barn.
Older Block Stables: Four internal boxes, concrete floor, rendered elevations and a corrugated fibre cement roof. This barn is to be removed as part of the planning consent for the American Barn.
Lower Stables: Harlow Stables of timber construction, concrete floor and apron, box profile sheet roof. Electricity connected. Five stables (four boxes and one corner box) and a tack room.
Tractor Barn: Steel frame, open-fronted, concrete floor. Timber boarded elevations with space-boarding above. Corrugated fibre cement roof. Attached stables including two boxes and a further two loose boxes of block construction underneath a fibre cement roof.
Most of the buildings above must only be used for the storage of inert equipment, machinery and materials.
THE LAND
The land within this lot includes two paddocks totalling approximately 1.64 acres. There is a pony shelter (approximately 6.8m x 4m) within the smaller paddock which has post and rail fencing. The soils are described as freely draining slightly acid but base rich.
Additional Lots Available - LOT 1: A stone cottage with planning consent to extend with a grass paddock.
LOT 3: 16.33 Acres of pasture land and paddocks.
Services - LOT 2: Water from the borehole. Mains electricity connected. A sub-metered electricity supply will be provided to LOT 1 until the purchaser of LOT 1 has a new electricity supply connected. The purchaser will be required to install a new private drainage system. The Tack Room will continue to use the private drainage system within LOT 1.
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.
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. LOT 2 will own the original entrance lane to Higher Shutscombe from the west.
Higher Shutscombe House and two barn conversions have a right of access over the entrance lane from the west and contribute towards maintenance.
Tenure - The property is owned freehold and is registered on the Land Registry.
Planning - LOT 2:
Planning consent was approved for the conversion of the American Barn to a residential dwelling on the 6th January 2025, with conditions (Planning reference: 79420).
Planning consent was approved for the conversion of the Tack Room to a residential dwelling on the 3rd February 2025, with conditions (Planning reference: 79492).
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.
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 buildings include a modern American Barn and a stone barn, both with planning consent for conversion to residential dwellings plus a range of former equestrian buildings which can be used for storage only.
This lot can also be approached over the stone entrance lane to the east and also the existing lane to Higher Shutscombe from the west.
AMERICAN BARN: This barn has planning consent for conversion to create a spacious home with four bedrooms and has a steel frame, part block construction (cavity wall) with box profile sheeting above under a corrugated fibre cement roof.
The approved plans for the ground floor include three bedrooms, all with en-suite bath or shower rooms, a snug, a wonderful open plan kitchen, dining and living space, a pantry, utility room, a boot room, an entrance hall, play room, home office and store. On the first floor there is a bedroom with en-suite shower room.
Outside there is provision for parking, a patio and garden area which will have stunning views over the surrounding countryside towards Exmoor.
TACK ROOM. This barn has stone walls and a slate roof and planning consent is in place for conversion to a dwelling with two bedrooms.
The approved accommodation includes two bedrooms, a bathroom, a kitchen with dining space on the ground floor and on the first floor there is a living room. Outside there is a patio and lawn with parking for two vehicles.
THE BUILDINGS
Former Equestrian Store: Timber frame, concrete floor, box profile sheet roof. Two internal lockable store rooms. This barn is to be removed as part of the planning consent for the American Barn.
Older Block Stables: Four internal boxes, concrete floor, rendered elevations and a corrugated fibre cement roof. This barn is to be removed as part of the planning consent for the American Barn.
Lower Stables: Harlow Stables of timber construction, concrete floor and apron, box profile sheet roof. Electricity connected. Five stables (four boxes and one corner box) and a tack room.
Tractor Barn: Steel frame, open-fronted, concrete floor. Timber boarded elevations with space-boarding above. Corrugated fibre cement roof. Attached stables including two boxes and a further two loose boxes of block construction underneath a fibre cement roof.
Most of the buildings above must only be used for the storage of inert equipment, machinery and materials.
THE LAND
The land within this lot includes two paddocks totalling approximately 1.64 acres. There is a pony shelter (approximately 6.8m x 4m) within the smaller paddock which has post and rail fencing. The soils are described as freely draining slightly acid but base rich.
Additional Lots Available - LOT 1: A stone cottage with planning consent to extend with a grass paddock.
LOT 3: 16.33 Acres of pasture land and paddocks.
Services - LOT 2: Water from the borehole. Mains electricity connected. A sub-metered electricity supply will be provided to LOT 1 until the purchaser of LOT 1 has a new electricity supply connected. The purchaser will be required to install a new private drainage system. The Tack Room will continue to use the private drainage system within LOT 1.
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.
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. LOT 2 will own the original entrance lane to Higher Shutscombe from the west.
Higher Shutscombe House and two barn conversions have a right of access over the entrance lane from the west and contribute towards maintenance.
Tenure - The property is owned freehold and is registered on the Land Registry.
Planning - LOT 2:
Planning consent was approved for the conversion of the American Barn to a residential dwelling on the 6th January 2025, with conditions (Planning reference: 79420).
Planning consent was approved for the conversion of the Tack Room to a residential dwelling on the 3rd February 2025, with conditions (Planning reference: 79492).
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.
Location
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Disclaimer: Property descriptions, images, and related information displayed on this page are aggregated from publicly available sources across the web and presented for informational purposes only. While we strive for accuracy, home.co.uk cannot guarantee that all details are current or complete. This information is provided as a guide only and should not replace professional property advice. We strongly recommend contacting Stags directly to verify availability, arrange viewings, and obtain comprehensive property documentation.
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