Oxen Park Lane, Ilfracombe, Devon

Offers in excess of £1,000,000

Commercial Property For Sale in Oxen Park Lane, Ilfracombe, Devon

Situated in a delightful tucked away position in its own grounds of approximately 5.

Perfect for those looking to escape busy urban life for a change of lifestyle, Ettiford Farm offers the perfect opportunity for a slice of countryside living and a fantastic home and income project which already produces an excellent annual income but has huge scope and potential for further development. At present, the property comprises a characterful dilapidated farmhouse which requires extensive modernisation and renovation but which could be restored to former glories as a superb family home. Across the grounds are three very spacious and beautifully converted, high quality holiday cottages which currently trade very successfully and produce an annual income in the region of £60,000. Furthermore, there are two additional large barns that have planning consent for conversion to form a further two holiday cottages and therefore expand the business opportunity and income earning potential even further. All of this sits in its own grounds of 5.55 acres in a delightful rural setting with views in every direction over the neighbouring countryside.

The cottages, converted from former barns, can cater for larger groups and families or just couples and are well equipped and have been sympathetically converted to a high standard yet retain all of their charm, character and some superb internal features such as the high vaulted ceilings with their large oak 'A-framed' beams. There are three cottages currently trading as very successful holiday lets and they are known as Holly Cottage, Hazel Cottage and Oak Cottage. The farmhouse is unoccupied and is in need of extensive modernisation and renovation throughout but once restored, it would provide fantastic owners accommodation ideal for the larger family or multi-generational living as at present the farmhouse is arranged as two semi-detached cottages.

The farmhouse and cottages sit pretty much in the centre of the 5.55 acre grounds. There are gardens immediately adjacent to the farmhouse and amenity areas and parking have been created for the holiday cottages to enjoy. There is also a games rooms for the cottages with a pool table. There is a larger paddock to the east of the holiday cottages which amounts to approximately 2.9 acres which at present is part of the farm woodland scheme with glades that could be used for small animals such as a pony, chickens, goats etc. There is also an area of woodland on the northern side of the property. The farmhouse and cottages enjoy a sunny southerly aspect and sit in a sheltered valley.

There is plenty to do and see in the immediate area. The property is located just 3 miles from Ilfracombe high street and picturesque sea front and working harbour where world renowned artist, Damien Hirst's, 60ft bronze statue 'Verity' sits on the pier and is an attraction that thousands flock to see each year. There are further amenities within the town including a variety of independent shops and the larger supermarkets and leisure attractions. The very popular coastal surfing village of Woolacombe is just 6 miles away and has some of the best beaches in the UK and indeed Europe with 2 1/2 miles of golden sands and some breath-taking scenery to enjoy. Croyde and Saunton are further around the headland and also offer delightful sandy beaches and coastal pursuits. Saunton has its two links golf courses, one at Championship standard, and is extremely popular with members and visitors alike. Surrounding the area is fabulous walking for miles and miles including the South West Coastal Footpath, all of which showcases the magnificent scenery that the area has to offer. The Exmoor National Park is also just a short drive away and offers plenty to see and explore including some charming villages, walking and riding, rocky cove bays, and some of the highest seaside cliffs in the country. There are many excellent restaurants and bars in the area to enjoy.

Barnstaple, which is North Devon's main trading centre, is just 11 miles away and has many of the big names shops and all of the amenities you would expect from a larger town. There is a rail link to the cathedral city of Exeter (approximately 50 miles away) which in turn has direct access into the major stations in London. Barnstaple also has access on to the main A361 North Devon Link Road which joins the M5 at junction 27.


The property is run as a lifestyle business and is perfect for those who are looking for a supplementary income. The letting income is derived from Holly, Hazel and Oak Cottages at present but if the two further barns were to be converted then there is scope to significantly increase the income. The business is run by a husband and wife team who pretty much manage all aspects from advertising and bookings to changeovers, cleaning and maintenance. They have their own website and also use third party sites such as and Trip Advisor.


The farmhouse is a characterful 18th Century building which now requires modernisation and renovation. At present the set-up is as a pair of semi-detached cottages but that could easily be changed and restored as one large family home. The left hand part of the building has been known as Ash Cottage and has been used as a holiday let as well. There are two reception rooms, a kitchen, ground floor bedroom/sitting room, shower room and separate wc, together with a further three bedrooms, a bathroom and separate wc on the first floor.

The right hand part of the building is the oldest part and has bags full of character and charm and some superb period features including original flagstone floors and an imposing inglenook fireplace. Within this area of the building there is a large entrance porch, a large dining room with an old range and a very spacious lounge with the inglenook fireplace, together with a kitchen with a proper old fashioned walk-in pantry. There is also a ground floor bathroom. On the first floor there are two double bedrooms.

The farmhouse enjoys a sunny southerly aspect with views across the gardens and grounds towards the neighbouring countryside.


All three cottages have been beautifully converted and comprise attractive stone fronted elevations under a slate roof and have been fully refurbished to a high standard throughout. There are double glazed windows and under floor heating making it warm and cosy for all the changing seasons. The main living areas have tiled flooring whilst the bedrooms are carpeted. All of the kitchens are fully fitted with a ceramic hob, full sized built in oven, family size fridge/freezer, microwave, dishwasher & automatic washer/dryer. The cottages are to be sold fully equipped and furnished, ready to trade.

There are outdoor seating areas with a gas BBQ and plenty of parking in the farmyard.

Holly Cottage - 3 bedrooms, 2 bathrooms - Sleeps 6

Holly Cottage is the largest of the cottages and has beautifully created and spacious accommodation throughout. The space is immediately evident upon entering the cottage into the 22ft x 17ft open plan living room, kitchen and dining area with its 18ft high vaulted ceiling and impressive oak 'A-framed' beams. There are two ground floor bedrooms, both set up as twin bedded rooms, and a cloakroom/wc. The master bedroom sits on the first floor and is a delightful king-size room with a vaulted ceiling and its own en suite bathroom. There is also a well-equipped family bathroom which has a bath as well as a separate shower cubicle.

Hazel Cottage - 2 bedrooms, 2 bathrooms - Sleeps 4

Hazel Cottage also has impressive internal features including the lofty 18ft high oak 'A-framed' beamed ceilings. Again, there is plenty of space throughout with a delightful 25ft x 11ft open plan living room, kitchen and dining area. There is a twin bedded ground floor bedroom with an en suite shower room. The master bedroom sits on the first floor and is a delightful double room with a vaulted ceiling and also with its own en suite shower room.

Oak Cottage - 2 bedroom, 1 bathrooms - Sleeps 4

Oak Cottage has all of its accommodation on one floor but is equally as impressive and well equipped. There is an 'L-shaped' 29ft x 18ft open plan living room, kitchen and dining area and, like its sister cottages, there is the impressive high vaulted ceiling and oak 'A-framed' beams. The vaulted ceilings continue into the two bedrooms which are set up as double and twin bedded rooms. The family bathroom has a bath as well as a separate large walk-in shower cubicle.


Planning permission was granted under application number 45793 in March of 2008 for five units of holiday accommodation together with a games and drying room. This permission has, of course, been implemented by the conversion of the three holiday cottages and the games/drying room that exist to date. This means that consent for the additional two barns remains 'live' in perpetuity.

There is a large barn attached to Holly Cottage which has plans drawn up for a large holiday cottage comprising three bedrooms and two bathrooms arranged over two floors and with approximate accommodation of 120m2 (1,292ft2). This barn has already had some works started with an internal block built spine wall having been built and the oak 'A-framed' beams being installed.

There is a further derelict barn set in an elevated position away from the main courtyard of existing cottages. This barn has had plans drawn up to provide a detached unit comprising three bedrooms and two bathrooms over two floors, together with a lounge, kitchen and a sun lounge/study.

Both barns will have equally impressive accommodation once converted and will provide an additional income stream.

The full planning permission which includes plans and drawings and supporting documents can be seen at


As mentioned earlier, the grounds amount to approximately 5.55 acres and surround the farmhouse and cottages. There is a 700 metre long tarmaced driveway which is owned by Ettiford Farm and which leads down from Oxen Park Lane to the property. This lane is also used by the South West Shooting School to access their grounds (the land for which is owned by the vendor of Ettiford Farm). Maintenance of the lane will be a shared responsibility with contributions for any repairs split 50% - 50%. We understand that there is also an historic right of way for a neighbouring farm to use the lane and cross the farmyard but as this wouldn't lead to anywhere this is never used.

There are gardens adjacent to the farmhouse and amenity and parking areas for the existing holiday cottages. The 2.9 acre paddock extends out on the eastern side of the property. A driveway leads through the grounds to the rear of farmhouse and access into the grounds is via a 5 bar gate. Immediately behind the farmhouse is open fronted garaging/stores. The driveway leads towards the holiday cottages and their respective parking areas with the cottages sitting to the southern side of the driveway. On the northern side, there is a stone built two storey outbuilding. The ground floor comprises the games room for the complex and has a pool table, football table and a various board games etc for guests to use and enjoy. Leading from the games room is an office and the plant room.

The first floor of this building has separate access from the side and comprises and open area measuring approximately 27ft x 18ft (45.1m2/486ft2). This part of the building is currently used as storage but could have a variety of other uses including conversion to a holiday apartment or similar subject to any necessary consent.

There is a further enclosed area comprising mainly woodland on the far southern side of the grounds which sit on the opposite side of the lane that leads to the Shooting School.


The property has mains electricity. The farmhouse has its own supply and there is a separate supply to the holiday cottages. There is a 5kw Solar PV system which helps to supplement the electricity supply to the existing three cottages. The panels sit on the southern side of the large unconverted barn that is attached to Holly Cottage. There is a feed in tariff to the National Grid which provides an annual return in the region of £700.

The water supply for the farmhouse comes from a well. Water from the cottages is derived from a borehole and is filtered via UV. There is a 3000 litre holding tank that sits to the rear of games room/store building.

The farmhouse has a cess pit but it is likely a new system will be required for this. The cottages have a septic tank and a reed bed to filter and break down pollutants. We understand that the tank has capacity for the additional two barns that are still to be converted.

The farmhouse has an oil supply which fuels the Rayburn within the property (in Ash Cottage). The cottages have underfloor heating throughout. Hazel and Oak Cottages' are heated by a ground source heat pump. Holly Cottage is heated by an air source heat pump.


Part of the farmhouse is subject to council tax (the right hand part); this is Band C. The Ash Cottage part, at present, is deemed as non-domestic use as it has been used as a holiday let and has a rateable value of £1,300. Previously the council tax band was band D.

The rateable value for the existing holiday cottages is £10,000. At present there is a 100% business rate relief for properties with a rateable value of less than £12,000 and therefore the current owners do not pay any business rates. Purchasers are advised to check their personal situation in this regard.


We are required under the Estate Agents Act 1979 to inform all interested parties where a member of our staff is connected to the seller. In this particular case, a member of the Braunton Office is closely related to the owners of Ettiford Farm.

MAIN FARMHOUSE (Ash Cottage Side)

Ground Floor

Utility Area 6'10" x 6'5" (2.08m x 1.96m).

Kitchen 16'9" x 6'8" (5.1m x 2.03m).

Dining Room 12'9" x 12'5" (3.89m x 3.78m).

Inner Hall


Shower Room

Lounge 14'10" x 12'9" (4.52m x 3.89m).

Bedroom/Sitting Room

First Floor

Bedroom 1 13' x 13' (3.96m x 3.96m).

Bedroom 2 14'8" x 13'1" (4.47m x 3.99m).

Bedroom 3 13' x 6'1" (3.96m x 1.85m).


Separate WC

MAIN FARMHOUSE (Right hand side)

Ground Floor

Large Porch 12'9" x 6'6" (3.89m x 1.98m).


Kitchen 13'2" x 6'8" (4.01m x 2.03m).

Walk-in Pantry 7'3" x 6'2" (2.2m x 1.88m).

Dining Room 15' x 12'10" (4.57m x 3.91m).

Bathroom 12'2" x 4'8" (3.7m x 1.42m).

Lounge 19'2" x 13'10" (5.84m x 4.22m).

First Floor

Bedroom 1 14'6" x 12'10" (4.42m x 3.91m).

Bedroom 2 10'8" x 7'6" (3.25m x 2.29m).


Ground Floor

Living/Dining/Kitchen 21'7" x 17'2" (6.58m x 5.23m).

Bedroom 2 13'8" x 10' (4.17m x 3.05m).

Bedroom 3 13'8" x 10' (4.17m x 3.05m).

Bedroom 3 13'10" x 10'2" (4.22m x 3.1m).


First Floor

Bathroom 8'4" x 7'7" (2.54m x 2.31m).

Bedroom 1 18' x 12'6" (5.49m x 3.8m).

En Suite Bathroom 7'10" x 5' (2.39m x 1.52m).


Ground Floor

Living/Dining/Kitchen 25'3" x 11'3" (7.7m x 3.43m).

Bedroom 2 11'7" x 10'8" (3.53m x 3.25m).

En Suite Shower Room 7'8" x 5'6" (2.34m x 1.68m).

First Floor

Bedroom 1 13' x 12'3" (3.96m x 3.73m).

En Suite Shower Room 6'2" x 5'4" (1.88m x 1.63m).


Entrance Hall

L-Shaped Living/Dining/Kitchen 29'7" x 18'3" (9.02m x 5.56m).

Bedroom 1 13' x 11'8" (3.96m x 3.56m).

Bedroom 2 12'5" x 11'6" (3.78m x 3.5m).

Bathroom 9'8" x 7'8" (2.95m x 2.34m).


Games Room 17'6" x 17'5" (5.33m x 5.3m).

Office 8'7" x 8'6" (2.62m x 2.6m).

Plant Room 8'7" x 8'6" (2.62m x 2.6m).

First Floor Store 27' x 18' (8.23m x 5.49m).

Applicants are advised to proceed from Barnstaple heading out of the town passing the North Devon District Hospital along Shirwell Road. Turn left onto the B3230 and follow this road through Muddiford Milltown for approximately 7 miles to Lynton Cross. At Lynton Cross stay on the B3230 for a further 1/2 a mile turning first right at Iron Letters into Oxen Park Lane, sign posted 'South West Shooting School' and 'Key Pitts Off Road Adventure'. Follow along the road for a further 170 metres and turn right into the driveway signposted 'Ettiford Farm Cottages'. Follow the drive to the bottom where the entrance to Ettiford Farm is immediately in front of you.

Property Features

  • Fantastic opportunity to escape the rigours of urban life
  • Main farmhouse with three additional holiday cottages
  • Planning consent passed for conversion of two further barns to form additional holiday cottages
  • Excellent lifestyle business providing a good supplementary income
  • Farmhouse requiring extensive modernisation and renovation
  • Holly Cottage – 3 bedrooms, 2 bathrooms
  • Hazel Cottage – 2 bedrooms, 2 bathrooms
  • Oak Cottage – 2 bedroom, 1 bathroom
  • Approximately 5.55 acres of gardens and grounds
  • Delightful far reaching views over the surrounding countryside






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Ref: 21698_COM210022

Fine & Country Ilfracombe

48 High Street
EX34 9QB
United Kingdom

T: 01271 863091

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