Property description

A rare opportunity to acquire a detached three bedroom character cottage behind which is a substantial detached two bedroom barn conversion. Smokey Cottage provides accommodation that is ideal for two families or working from home.

DIRECTION
From Totnes proceed along the A382 Kingsbridge/Dartmouth road heading towards Harbertonford. Smokey Cottage will be found on the Right hand side before reaching the village of Harbertonford just after the down hill approach.

SITUATION
Smokey Cottage is situated on the outskirts of the desirable village of Harbertonford and is only a short drive from Totnes and all its facilities. Harbertonford itself offers an excellent village shop and post office, pub, petrol station, popular church and primary school. The village is actively involved with its close neighbouring village of Harberton which falls within the same parish and also offers a pub, church and thriving village hall and playing field. The ancient borough of Totnes being only a few miles away enjoys a prominent position above the River Dart. The town is one of Devon's gems: full of both colour and character that stems from a rich cultural, historical and archaeological heritage. It is the second oldest borough in England and is full of facilities to include its own hospital, two supermarkets, interesting shops and galleries together with the riverside walks, Guild Hall, churches and its very own Norman Castle. The railway station links directly with London Paddington and the A38 Devon Expressway is only 15 minutes away joining it at Buckfastleigh, giving excellent access to Plymouth and northbound Exeter.

DESCRIPTION
Smokey Cottage presents purchasers with a rare opportunity to acquire a five bedroom rural residence comprising 2 detached dwellings. The two dwellings are located towards the end of a long drive, on which there is ample opportunity for parking. There are delightful gardens to the front of the cottage which are mainly laid to lawn, a patio area between the cottage and the barn and a further lawned garden to the rear of the barn. The property is surrounded by open farmland which provides a distinctive rural ambience. The first property is a detached three bedroom character cottage behind which is a substantial two bedroom detached barn conversion. Smokey Cottage provides accommodation that is ideal for two families or working from home. Planning consent had been granted to conjoin the detached cottage and barn conversion with an atrium style link (www.southhams.gov.uk Ref 1085/07/F)

SMOKEY COTTAGE
Smokey Cottage is a lovey character cottage approached by a path from the long driveway and benefits from LPG fired central heating. The property comprises with approximate measurements:

LOUNGE - 13' 6'' x 12' 1'' (4.11m x 3.68m)
Stone chimney breast with viewing through to the snug. Raised hearth with a large wood burning stove. Window to the front of the property over looking the garden.

SNUG - 12' 9'' x 7' 2'' (3.89m x 2.18m)
Windows to two sides one of which over looks the front garden and the other towards the rolling pasture land.

DINING ROOM - 12' 1'' x 11' 4'' (3.68m x 3.45m)
Window with a pleasant aspect. Feature cast iron fireplace.

KITCHEN - 18' 5'' x 8' (5.61m x 2.44m)
Range of wall and base level bespoke kitchen units. One and a quarter bowl stainless steel sink unit with mixer tap. Built in double oven and hob. Wall mounted LPG boiler. Windows to two sides. Stable door to the rear lobby and shower room/WC.

SEPERATE WC/SHOWER ROOM
Comprising low level WC, wash hand basin and shower.


Stairs from the ground floor lead to the first floor landing. Cupboard housing hot water cylinder.

BEDROOM ONE - 12' 7'' x 11' 4'' (3.84m x 3.45m)
Window to the front of the property. Built in cupboard.

BEDROOM TWO - 12' 5'' x 10' 4'' (3.78m x 3.15m)
Window to the front of the property.

BEDROOM THREE - 12' 11'' x 8' 0'' (3.94m x 2.44m)
Window to the side of the property with a lovely rural aspect.

FAMILY BATHROOM
Attractive tiles to wall and floor. Modern suite comprising Jacuzzi style panelled bath, pedestal wash hand basin and low level WC. Window with lovely aspect to the adjoining pasture land.

STORE ROOM
External steps lead to the store room.

THE BARN
This attractively converted barn is approached across a paved courtyard and has stone and rendered elevations and a slate roof. The property benefits from electric heating, under floor in the kitchen, is fully double glazed and comprises with approximate measurements:

LOUNGE/DINING ROOM - 22' 7'' x 15' 11'' (6.88m x 4.85m)
Timber flooring. Stonework to two walls. Three windows to two sides. Log burner set on a slate hearth to the corner of the room.

SEPERATE WC
White suite comprising low level WC and wash hand basin. Extractor fan. Electric heated towel rail.


Stairs from the lounge lead to:

RAISED SUN LOUNGE - 13' 11'' x 9' 0'' (4.24m x 2.74m)
Slate flooring. Two wall mounted electric heaters. Double timber doors leading to the rear garden.

KITCHEN - 25' 0'' x 14' 1'' (7.62m x 4.29m) (APPROX)
Range of wall and base level bespoke kitchen units. Space for American style fridge/freezer. Space for range cooker. Tiled flooring. Patio doors to the courtyard. Electric under floor heating. Steps lead to

DINING AREA
Full height windows with a lovely rural aspect. Exposed ceiling trusses. Wall mounted electric heater. Space for dining table.


Stairs from the ground floor lead to the first floor landing

BEDROOM ONE - 15' 11'' x 9' 6'' (4.85m x 2.9m)
A superb bright room with timber flooring. Exposed stonework to three walls. Vaulted ceiling with exposed trusses and beams. Wall mounted electric heater. Double doors leading onto a Juliette style balcony which has stunning views over the surrounding countryside.

BEDROOM TWO - 12' 9'' x 7' 11'' (3.89m x 2.41m)
Timber flooring. Wall mounted electric heater. Exposed stonework. Velux window.

FAMILY BATHROOM
Modern suite comprising panelled bath with mixer tap and hand shower attachment, mosaic tiled surround, pedestal wash hand basin and low level WC. Velux window. Wall mounted electric heater and heated towel rail.

OUTSIDE

GARDENS
From the parking area a timber gate provides access to a large garden enclosed by stone walling and mainly laid to lawn. A pathway flanked by trees leads to the front of the cottage and a 5 bar timber gate leads into a paved courtyard which is between the Cottage and the Barn. Behind the Barn there is a further lawned area which adjoins open fields.

PARKING
A long driveway approach provides ample parking.

SERVICES
SMOKEY COTTAGE - Private water supply and private drainage. Mains electricity. LPG fired central heating.THE BARN - Private water supply and private drainage. Mains electricity. Electric heating.

COUNCIL TAX
BAND E

TENURE
Freehold

ADDITIONAL INFORMATION
South Hams District CouncilFollaton HousePlymouth RoadTotnesTQ9 5NETel: 01803 861234www.southhams.gov.uk www.landregistry.co.uk

AGENTS NOTE
Planning permission has previously been obtained to join the house and barn. www.southhams.gov.uk Ref: 1085/07/F