Higher Brownston Farm Higher Brownston Farm, Brownston, Ivybridge

Modbury Office 4 Broad Street, Modbury, Devon PL21 0PS Tel 01548 831163 Email: modbury@marchandpetit.co.uk www.marchandpetit.co.uk

Higher Brownston Farm, Higher Brownston Farm, Brownston, Ivybridge

Modbury 3 miles, Kingsbridge 7 miles, A38 4 miles, Totnes Station 10 miles (distances

Higher Brownston is of historic interest, being a magnificent example of a true Devon longhouse. There are as few as 130 longhouses remaining in the county, most of them being on Dartmoor. A true longhouse was a three room dwelling divided by a "cross passage" separating the living quarters from "the shippen" where the animals sheltered in winter. The property is now beautifully presented with all necessary modern amenities carefully designed to retain the integrity of the original house. The accommodation is well laid out around the central kitchen/breakfast room, the real heart of the house. The accommodation is still divided by the cross passage, on one side of which is the kitchen/breakfast room, whilst two bedrooms and a bathroom are situated on the first floor. On the other side is the drawing room (the former shippen) with another en suite bedroom above. Brownston is a small quiet farming hamlet with easy access to the A38, being about half a mile from California Cross, where there is a public house and a garage with a comprehensive forecourt shop. The Georgian town of Modbury lies about three miles to the west and provides a wide range of facilities, including a good selection of shops, a primary school, post office, bank, churches, public houses and restaurants. For comprehensive shopping Kingsbridge is to the south east and Plymouth is to the north west which is within easy commuting distance. To the north there is Dartmoor National Park and to the south there are a number of long sandy beaches, as well as fine cliff top and coastal walks, many of which are owned by the National Trust. The Salcombe and Yealm estuaries are close by providing water sports facilities. The north wing of the house, an 18th century addition formerly the parlour and dairy, offers the opportunity of creating a self-contained annexe by dividing it off from the majority of the house, making it suitable for either a dependant relative or holiday let.

ACCOMMODATION GROUND FLOOR Solid painted wide timber door opening into:- RECEPTION HALL With wonderful flagstone floor. Spiral staircase rising to first floor set around a rustic timber post with painted wrought iron handrail. Part glazed door to:- REAR PORCH With triple aspect windows. Sloping ceiling with pine cladding. Door to rear garden. Ceramic tiled floor.

CLOAKROOM Wall mounted wash hand basin. WC. Obscure glazed window. Ceramic tiled floor. DRAWING ROOM A beautifully proportioned room well lit by triple aspect windows to the front, rear and two small arrowslit windows to the side set in exposed stonework to the end wall with exposed timber lintels above. Feature stone fireplace with stone hearth and fitted with woodburning stove. Exposed ceiling beams. KITCHEN/BREAKFAST ROOM Beautifully finished room. Dual aspect windows. Range of floor base and wall units. One-and-a-half bowl porcelain sink with drainer and mixer taps set within a roll edge work surface with tiled splashback. Rangemaster lpg gas cooker with six ring hob and Rangemaster extractor hood and

light above. Space and plumbing for dishwasher and space for upright fridge/freezer. Exposed ceiling beams. Ceramic tiled floor. Fireplace with pine mantle and surround housing oil-fired boiler supplying hot water and central heating. Built-in storage cupboard with fitted shelving. Door to:- INNER HALL Built-in storage cupboard. Further built-in storage cupboard with shelving.Staircase rising to first floor. Glazed door to:- UTILITY ROOM Roll edge work surface with space and plumbing below for washing machine and tumble dryer and freezer. Wall units. Tiled splashback. Ceramic tiled flooring. Window to the front.

SITTING/DINING ROOM A wonderful room with exposed ceiling beams. Windows overlooking the front garden with window seats and glazed French door. Further window to the side. Flagstone floor. Stone built fireplace with tiled hearth fitted with a Fisher woodburning stove and shelf to one side. FIRST FLOOR LANDING Window to the front with exposed lintel. Two sets of double doors to built-in airing cupboard with factory insulated hot water cylinder and slatted shelving. Loft hatch with pull down loft ladder to partly boarded loft.

MASTER BEDROOM A beautifully proportioned room with triple aspect windows. Part exposed stonework to one wall. Exposed ceiling beams. Built-in wardrobe. Door to:- EN-SUITE SHOWER ROOM A spacious shower room with fully tiled double corner shower cubicle fitted with a Mira thermostatically controlled shower. Pedestal wash hand basin. WC. Partly tiled walls. Exposed ceiling beams. Window overlooking the gardens and across to surrounding countryside. Extractor fan. BEDROOM 2 Currently used as a study. Exposed ceiling beams. Window to the rear with window seat. Arched alcove.

BATHROOM A good sized family bathroom. Bath with thermostatically controlled shower above and folding shower screen. Pedestal wash hand basin with wall mounted mirror and electric shaver point above. WC. Partly tiled walls. Window to the rear with window seat. Built-in storage cupboard. BEDROOM 3 A good sized double bedroom with dual aspect windows. INNER LANDING Staircase to ground floor. Window to the side with window seat. BEDROOM 4 A double bedroom with window to the side. Built-in wardrobe with hanging rail.

SHOWER ROOM Fully tiled corner shower cubicle fitted with a thermostatically controlled shower. Pedestal wash hand basin. Electric shaver point. WC. Partly tiled walls. Window to the side with exposed timber lintel. Corner built-in storage cupboard. Sun tube allowing in extra natural light. BEDROOM 5 A double bedroom. Window to the side with window seat overlooking the front garden and across to adjoining farmland. Built-in wardrobes with hanging rails. OUTSIDE From the road is a partly tarmaced drive with timber 5-bar gate. Camelias planted to one side and lawned area to the other side with established planting. Gravelled driveway in front of the GARAGE with timber electrically operated up-and-over door. To the side double doors to a WORKSHOP with window to the side, electric power and light. To the side of the garage is plenty of parking and the gravelled driveway leads up to the property through beautifully planted mature gardens. To the front of the property is a wrought iron gate giving access to the road and set within a stone wall. Steps and stone pathway leading to the front door. Courtyard garden with established planting. At the rear of the property is a good sized patio seating area with lawned area and planted shrub flower borders. Sunken garden area with paving set around a fish pond. At the top of the garden is an greenhouse and small vegetable plot with apple tree. Views to

open countryside. SERVICES Mains water and electricity. Oil fired central heating. Private drainage. COUNCIL TAX The property is in Council Tax Band G. LOCAL AUTHORITY South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon TQ9 5LY. Tel: 01803 861234 POST CODE PL21 0SQ. FIXTURES AND FITTINGS All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

IMPORTANT NOTICE 1. These particulars are for guidance only. They are prepared and issued in good faith and are intended to give a fair description of the property, but do not constitute part of an offer or contract.

2. Any description or information given should not be relied on as a statement or representation of fact that the property or its services are in good condition. Neither Marchand Petit, nor any of its employees, has any authority to make or give any representation or warranty whatsoever in relation to the property.

3. The 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.

4. Any reference to alterations to, or use of, any part of the property is not a statement that any regulations or other consent has been obtained. These matters must be verified by any intending purchaser.

5. Descriptions of a property are inevitably subjective, and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If any points of particular importance need clarifying before viewing, please do not hesitate to contact our office.

DIRECTIONS From the Modbury office, turn right into Brownston Street. Follow this road out of Modbury for about 3 miles to California Cross. Immediately after passing the California Inn public house turn left, signposted towards Brownston. Continue down the lane and the property can be found on your right hand side.

Modbury Office 4 Broad Street, Modbury, Devon PL21 0PS Tel 01548 831163 Email: modbury@marchandpetit.co.uk www.marchandpetit.co.uk