House for sale in Stoke Canon, Exeter, Devon - 9 bedrooms, 5 reception rooms, 4 bathrooms

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A Georgian 10,000 sq ft Grade II listed house, 13,000 sq ft of stone courtyard buildings & 8,000 sq ft of extensions. 6.4 acres.

Oakhay Barton is available as a whole or in two lots.  Lot 1 consists of a Georgian, unspoilt, 9 bedroom, 10,000 sq. ft., Grade II listed "church" farmhouse dating from 1633, a walled garden, tennis court and paddocks and 4.73 acres - offers are invited in excess of £1 million.  Lot 2 - Also available with the farmhouse are 13,000 sq. ft of traditional stone courtyard buildings with 8,000 sq. ft. of modern extensions and paddocks and a further 1.67 acres - only available together with Lot 1.  Offers are invited in excess of £1.4 million.

DESCRIPTION
Oakhay Barton, whilst having an impressive, predominantly Georgian farmhouse and a grand courtyard of stone farm buildings, has also the gentle and settled feel unique to farms that have been tenanted for many hundreds of years.  A considered and organic growth of the farmstead was encouraged by the Church who owned the farm for nearly a thousand years, with the “mature and well-seasoned” buildings bearing witness to careful management and the success of agriculture on the Exe basin over the centuries with family tenants.  The expansive farmhouse, now over 10,000 sq. ft., would make a wonderful country house with far-reaching views over the Exe valley or, subject to the usual consents, a number of spacious apartments.  The farm buildings could also be developed, subject to the usual consents, for residential or commercial use, with over 21,000 sq. ft. of stone and modern buildings.

LOCATION
Oakhay Barton is just outside the village of Stoke Canon, which is at the confluence of the rivers Exe and Culm, four miles north of Exeter, on the edge of a small, little-used country lane.  The village primary school and post office/stores are within walking distance, and the cathedral city of Exeter 4 miles to the south, with extensive retail, recreational and educational facilities.   There is excellent access to the M5 motorway at Junction 29 (4 miles).  Exeter St David’s railway station is also 4 miles away, on the edge of Exeter, providing direct links to London Paddington in around two hours, and Exeter International Airport 6 miles to the east, offers an expanding range of national and international flights.

HISTORY
The Manor of Stoke Canon was given to Exeter Cathedral by King Athelstan, the first King of England, grandson of Alfred the Great, in the early 900s.  Oakhay (or Oakey) Barton has changed hands only a few times, with the Alford family now giving up the farm after nearly seventy years.  Interestingly, in 1658, Richard Alford (of the same family) was granted a three lives/hundred years lease of the farm.  The farm has never properly been on the open market before, with the Alfords buying the farm privately in 1938 from a Sir Reginald Barnes, who had Winston Churchill to stay at the farm in 1926.  It appears he inherited the farm in 1921 from the Reverend H Barnes, perhaps his father, who was the Prebenday of Exeter Cathedral, (his daughter, Dame Irene Vanbrugh (1872-1949), was the famous stage actress), who probably inherited from the Reverend Rolf Barnes, a clerk to Dean and Chapter of Exeter Cathedral.  Rolf Barnes reportedly had, unusually, bought the farm from the Church in around 1840.  The farm remained tenanted until 1921 to a Mr Ford and his son.  A plaque, erected by the widow of Sir Reginald Barnes, can be found on the south east corner of the house.  The farmhouse was listed in 1984, and it is likely that the courtyard buildings will be treated as being “within the curtilage” of the house, and therefore treated as listed buildings.  The listing entry is as follows:

“Farmhouse. Early C17 front range with C19 additions to rear, and C20 porch and shallow wing to front. Stone. Slate hipped roofs. 2 storeys throughout. The old range originally 3-room, cross passage plan. Front: 2 window range; porch and right-hand wing of circa 1921, and fenestration of same date, 2- and 3-light casements, 6 panes per light. 2 rear lateral stacks (now internal) with moulded caps. 2 brick stacks to right-hand side. The left-hand room retains a good C17 fireplace, bead-moulded stone jambs with lintel, chamfered with step stops. Right- hand room fireplace not inspected. Mid-C19 rear wing, 2 window garden range with contemporary timber asashes, 8 panes per sash. Each part of the house separately roofed, with overhanging eaves. A range of cob farm buildings projects forward from right-hand side forming one side of the front garden. Although the name 'Oakhay' is older, the first documentary record of this house is 1633 and may record the approximate date of the building. Source: Devon Place Names, II, 448”.

FARMHOUSE
The farmhouse is predominantly built of volcanic red Killerton stone synonymous with the local red Devon soil, which gives a soft, warm feel to the house, under a delightful hipped slate roof.  With the house developing over the centuries, the house is a fascinating example of different periods of interior design, producing a rambling and intriguing house, with walls in places up to 2½ feet thick.  There are some impressive reception rooms with up to 10 foot high ceilings, floor to ceiling sash windows, leaded windows, shutters and a range of fireplaces installed over the centuries since the 17th Century, the oldest hidden behind the existing fireplace in the morning room.  Also, reportedly, hidden are flagstone floors in a number of the rooms.  The house, up until recently, housed two generations of the Alford family, living separately, although no permanent division was made.  There are two kitchens, one modernised with fitted units.  There are two main staircases, and a further staircase in the section of the house that runs into the corner of the courtyard housing the stables and garage.  Subsequently, there are many variations as to how the house might be used, or divided, subject to the usual consents, into separate houses or apartments.

COURTYARD BUILDINGS
The impressive courtyard of traditional stone buildings is to the north of the farmhouse, constructed mainly of stone with a small amount of brick and timber boarding, with mainly natural slate roofs.  Modern extensions have been added with the courtyard itself now covered.

Cellar Barn & Meal House a part lofted stone barn (in total 43' length lofted) with a timber framed, natural slate roof and a cobbled floor.  Head height ground floor - 7'6".  Eaves height first floor - 7'9".

Granary & Root House a lofted stone barn with an earth floor and a timber framed roof with natural slate.  Head height ground floor - 8'11".  Eaves height first floor - 12'.

Stable a stone barn with part asbestos sheeted roof.  Eaves height - 11'5".

Shippen a part lofted stone barn with a concrete floor, timber framed roof with natural slate.  (34' length lofted).  Head height ground floor - 8'1".  Eaves height first floor - 6'9".

Stables, tack room, garage and dairy a part lofted stone and timber clad (80' length lofted) with archway and dairy under a natural slate roof with a concrete floor.  Head height ground floor - 8'8" & 9'11".  Eaves height first floor - 3'9".  The stables are next to a cross passage leading into the courtyard in front of the house.

Lean-to an open fronted timber framed barn with a corrugated galvanised steel sheeted roof and an earth floor.  Eaves height 6'10".

Cider Press Barn a timber framed lean to with a concrete floor and galvanised corrugated steel sheeted roof.  Eaves height 7'.

Pole barn with an earth floor, and galvanised corrugated steel sheeted roof.  Eaves height 7'.

Saw Bench House open-sided.

Covered courtyard asbestos sheeted roofs over a concrete yard including the courtyard shippen which has concrete block walls.

GROUNDS
There is a delightful gravelled entrance courtyard in front of the house with a charming walled garden extending to 0.9 of an acre to the south of the house, with a hard tennis court, and a mature and well-stocked garden with old trees such as a Mulberry, Magnolia and Ilex Oak, and beautifully laid out lawns.  Three Thujas have Tree Preservation Orders.  To the west of the house is a timber-framed greenhouse (6' x 4'), next to the delightful open-fronted summer house with a clay pan tiled roof and brick floor.  Attached to this is the potting shed.  Outside the walled garden to the west is an older glass house (18'3" x 13'7") with brick walls, a timber frame, and a raised brick and concrete floor.  Next to this is a propagation house (11'4" x 13'7") with a clay pan tiled roof on brick walls with a flagstone floor.

LAND
To the rear of the courtyard buildings is an orchard, and behind the house a separate paddock with part of a grassland field to the south.

BOUNDARIES
The Vendor will erect a new stock-proof fence along the southern boundary between points A, B and C.  Between points D and E on the northern boundary, the Vendor will erect a close boarded timber fence.

ACCESS
There are three existing access points onto the property, to the north of the courtyard of buildings, through the archway further south into the courtyard, and through the main gates to the gravelled courtyard in front of the house.  There is also the possibility of an additional field access to the south of the walled garden, subject to the usual consents.

VIEWING
By appointment only through Townsend Chartered Surveyors, Matford Centre, Matford Park Road, Exeter, EX2 8FD. Tel: 01392 823935  Fax: 01392 823938 
Email: property@townsendcharteredsurveyors.co.uk

SERVICES
Water Mains water runs from the southern edge of the property to the west of the walled garden with a spur off for the house, continuing through the orchard for the courtyard buildings.  Drainage The house is served by a septic tank which is to the west of the farmhouse in a small spinney between the orchard and the paddock.  Heating Oil-fired central heating.  Electricity Mains.  Council Tax Band H £2,693.84 payable for 2007/8.

EASEMENTS
The property is sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, sporting, drainage, gas, water and electricity supplies and other rights and obligations, easements, quasi-easements and restrictive covenants and all existing proposed wayleaves for masts, pylons, stays, cables, water, gas, or other pipes whether referred to in these particulars or not, and to the provisions of any Planning or Highways scheme of the County or Local Authorities.

FIXTURES & FITTINGS
If not specifically mentioned in the particulars, no fixtures and fittings are included in the sale, including fitted carpets, curtains, light fittings, garden ornaments etc. The vendor may consider selling some items by separate negotiation. If electrical or other items are purchased from the Vendor, these have not been tested by Townsend Chartered Surveyors and therefore prospective purchasers must satisfy themselves as to their working order.

AUTHORITIES
County Council Devon County Council, County Hall, Topsham Road, Exeter, Devon, EX2 4QG, Tel: 01392 382000.  District Council East Devon District Council, Council Offices, Knowle, Sidmouth, Devon EX10 8HL.  Tel: 01392 516 551.  Electricity EDF Energy, Freepost 3814, London, WC1V 6AJ, Tel: 0800 365000.  Water South West Water, PO Box 4, Exeter, EX2 7HS, Tel 0800 169 1144.

FLOOR, SALE PLANS & PHOTOGRAPHS
The floor plans are not to scale and are for illustrative purposes only as to the type of accommodation available. The other plans are also not to scale and should be used for reference only. Although carefully prepared the accuracy of these plans are not guaranteed.

MISREPRESENTATION DISCLAIMER
Any representations made by the Vendor or Townsend Chartered Surveyors whether orally or in writing and whether made prior hereto or contained herein is believed to be correct but it’s accuracy is not guaranteed.  The Purchaser acknowledges that he has satisfied himself as to the accuracy thereof by inspection, measurement, search or otherwise and that he has entered into the contract on reliance upon his own researches and not reliant upon any such representation made by the Vendor or Townsend Chartered Surveyors.

Any description and information given should not be relied on as a statement or representation of the fact that the property or its services or any appliances are in good condition or working order.  Photographs show only certain parts and aspects of the property at the time they were taken.  Any areas, measurements or distances given are approximate only.  Any reference to alterations to or use of, any part of the property is not a statement that any necessary planning, Building Regulations or other consent has been obtained.  These matters must be verified by any intending Purchaser.

property reference: TCEX999000259