LOT 1 - Brixton House, The Paddock & Land at Venn Farm (Phase 2B), Plymouth, PL8 2AL

The house: One of Devon’s most remarkable private homes, offering an exceptional way of life.

Hidden behind private gates, approached by a sweeping driveway and set within three acres of beautifully landscaped grounds, this incredible country home provides more than 8,600 square foot of principal accommodation, a wellness retreat including gym and sauna, heated indoor and outdoor swimming pools, staff quarters, private gardens, floodlit tennis court, orchard, summer house, garages and much more.

Dating from the late 18th century and remodelled in 1835 by the renowned architect George Wightwick, Brixton House combines the elegance and presence of a historic country estate with an extraordinary collection of modern leisure facilities.

Fine period detailing can be found throughout, while carefully considered additions have allowed the house to evolve into the perfect home for modern family life.

The Living Spaces: Beyond the distinguished Corinthian portico lies the magnificent grand hall, described in Pevsner’s ‘Buildings of England’ as one of the county’s finest entrances.

With its exceptional scale, graceful proportions and wealth of architectural detail, it creates an unforgettable sense of arrival.

More than simply an entrance, the hall is an impressive reception space in its own right and a place to welcome guests, gather before dinner or raise a glass at the beginning of a special occasion.

It sets the tone for the stature of Brixton House while retaining the warmth and elegance of a home intended to be lived in, shared and enjoyed.

The elegant drawing and dining rooms each boast floor to ceiling windows and are centred around striking marble fireplaces, with direct access to the terrace and gardens beyond, providing impressive yet inviting settings for both entertaining and everyday living.

These formal rooms are complemented by a variety of additional living spaces; a family room, snug and office with a rare wooden Sheraton fireplace, have been designed to balance the house’s refined character with the functionality of a contemporary home.

At the heart, the beautifully finished kitchen where stunning white granite sweeps across the surfaces and is offset by bespoke pastel cabinetry.

A large electric Aga draws focus, paying homage to the tradition of the home. The generous central island offers seating and storage, complemented by separate preparation and principal sinks.

A neatly integrated Quooker tap provides instant boiling, chilled and sparkling water, whilst a dedicated drinks station and adjoining utility room provide extensive shelving and storage, allowing the kitchen to remain elegant and uncluttered, bringing practicality to the refined setting.

From here, large glass double doors open into the magnificent Thomas Messenger orangery, where floor-to-ceiling glazing with decorative iron detailing, allows natural light to pour into the room and frames delightful views across the gardens.

Equally suited to relaxed breakfasts, afternoon tea, informal dining or drinks before dinner, its close connection with the grounds allows each season to become part of the room’s character - from the first signs of spring and long summer days to the rich colours of autumn.

A space to truly indulge in the privacy and tranquillity of the private estate. The Bedrooms: The bedrooms are arranged to provide exceptional privacy and versatility.

A collection of individually designed suites offer generous space for family, guests or staff, enhancing the flexibility of the house.

The principal suite forms a substantial primary residence, comprising two bedrooms, a bathroom and living room.

The entire suite can be secured independently from the remainder of the home, creating a private sanctuary when desired.

Discreetly integrated security provisions allow the wider house and estate to be monitored and managed from within the suite, providing complete peace of mind.

The Wellness Retreat: Brixton House’s leisure facilities are quite extraordinary.

A private wellness centre not dissimilar to that of a boutique hotel, incorporates a competition grade endless pool with underwater treadmill, gym, sauna and relaxation facilities, allowing exercise, recovery and wellbeing to become part of daily life.

The Grounds: The grounds extend to approximately three acres and are integral to the character of the property.

Sweeping lawns, mature trees and established planting create a wonderfully secluded setting, with ornamental gardens, an orchard and productive kitchen garden providing a succession of distinct areas to explore and enjoy.

A heated swimming pool, steam pod, hot tub, summer house and adjoining terrace provide an idyllic setting for outdoor entertaining or the perfect place to unwind beneath the stars.

A private floodlit tennis court completes the experience, giving the estate the atmosphere and amenities of an exclusive country club - entirely within the privacy of the home.

Whether hosting, gathering beside the pool, working on the veg garden, playing tennis or simply finding a quiet corner in which to relax, the gardens offer an exceptional extension of the living space.

The Location: Despite its privacy and setting, Brixton House is remarkably well positioned in the heart of village life.

A short drive to Ivybridge train station offers free parking and a fast, direct mainline connection to London Paddington, making it easy to divide the working week between Devon and the capital.

The Yealm Estuary and the picturesque waterside villages of Newton Ferrers and Noss Mayo are within easy walking distance, offering an array of aquarian sports and waterfront dining or simply a wonderful dog walking spot.

The wider South Devon coastline, together with Salcombe and Dartmouth, provides an outstanding choice of beaches, coastal walks, restaurants and sailing waters, while Plymouth offers an extensive range of city amenities, cultural attractions and educational facilities.

A place where life can unfold at a gentler pace, without compromising on connectivity. Brixton House - A distinguished architectural legacy. A remarkable private estate.

An exceptional Devon lifestyle.

The paddock: Location: Brixton House Paddock sits on the southern fringe of Brixton, immediately north of the A379 - the principal coastal route linking Plymouth to Kingsbridge and the South Hams.

Plymouth City Centre: 15 minutes (6 miles) A38 Devon Expressway: 10 minutes (4 miles) Yealmpton Village amenities: 5 minutes (2 miles) Mainline Rail (Plymouth): 15 minutes (6 miles) Regular bus services run along the A379, providing frequent connections to Plymouth and the South Hams Coastline Access & Right of Way: Vehicular and pedestrian access is granted via an established private driveway leading directly from the A379.

The purchaser will benefit from a permanent right of way, subject to a fair proportion of future service, repair, and maintenance costs for the shared drive.

Planning & Development Potential: The paddock lies outside, but adjoining, the Brixton settlement boundary and is not currently allocated for development in the adopted South Hams Local Plan.

Prospective purchasers may explore (subject to planning): Small-scale residential infill (self-build or custom-build) Equine or smallholding uses Horticultural or leisure uses (e.g.

Glamping - subject to consents) All enquiries should be directed to South Hams District Council (Planning).

Services: Electricity: Overhead line in adjacent lane Water: Mains water pipe reported in nearby highway verge Drainage: Purchaser to install private package treatment plant or seek mains connection Tenure & Title: Freehold with vacant possession available on completion.

Title number DLNH494 (part). The land at venn farm (phase 2B): Location: Situated off Orchard Road & Daisy Park on the Northern side of Brixton.

Approximately 125m North of the A379, givings swift access to Plymouth, Plymstock and the South Hams Coastline Regular bus services along the A379; mainline rail at Plymouth (15 minutes) Village facilities include primary school, shop/post office, put and recreation ground; full urban services in Plymouth Planning & Design Overview: Use: Residential development (Class C3) for up to 17 dwellings Status: Decision Pending on Application for outline consent - purchase to be made subject to receiving planning consent Design principles (Illustrative Masterplan res 6738-oa-051-b / 052-b): Two generous areas of public open space (south-west & north-east corners) Landscape buffer to protect setting of Grade II Brixton House Low-rise form (predominantly 2-2.5 storeys) to respect village character and optimise solar gain Integrated footpath links tying in with earlier Canes Orchard phases Policy-compliant 10% Biodiversity Net Gain achievable on-site Access & Highways: Vehicular access reserved, anticipated via the constructed estate road network (Orchard Road / Daisy Park) linking to the A379 Highway Authority accepts an attenuated drainage option with detailed design to be conditioned S106 obligation to design minor bell-mouth improvements at A379 junction and provide pedestrian safety measures prior to first occupation Technical Highlights: Flood Risk: Entire site lies in Flood Zone 1 Ground Conditions: Ground Investigation Report indicates standard foundations feasible; no abnormal remediation flagged Arboriculture: No category A trees; mitigation planting will need to be secured under reserved matters Ecology: Dormouse habitat enhancement, new hedgerows and wildflower meadows proposed Services: Adjacent phases demonstrate connection capacity for electricity, water and foul sewerage (Southwest Water) Opportunity: Deliver a boutique scheme of family housing in a sought-after South Hams village only minutes from Plymouth Outline status allows incoming purchaser to finalise layout, house types and architectural design Strong market demand: Limited new-build supply in Brixton and overspill from Plymouth commuter buyers Affordable element (5 units) provides policy compliance and local need contribution Discover Brixton: Nestled in the scenic South Hams countryside, Brixton is a charming village offering peaceful rural living with easy access to the coastal city of Plymouth.

Ideal for those seeking a quieter lifestyle, the village is surrounded by rolling countryside and scenic walking routes, with nearby beaches and the South Devon coast just a short drive away.

Brixton itself is home to a primary school, a garden centre, a traditional pub, and a popular fish and chip shop, providing local convenience and a friendly, community-focused atmosphere.

Just a short drive from Brixton, the suburb of Plymstock offers a wide range of amenities, including supermarkets, shops, cafes, restaurants, and leisure facilities, making it ideal for everyday convenience.

Excellent road links and public transport connections provide easy access to Plymouth, combining rural charm with city accessibility.

Brixton’s location offers the perfect balance of peaceful village life, countryside beauty, and access to nearby towns and the coast, making it a highly desirable place to live.

Disclaimer: These particulars are prepared for guidance only; they are not part of any offer or contract All measurements and areas are approximate and provided in good faith Any plans, photographs or drawings are for identification purpose and should not be relied upon as to scale Prospective purchasers must satisfy themselves by inspection or otherwise as to the correctness of the information provided Method of Sale: For sale by Private Treaty Viewing: Strictly by appointment with the sole agents, Luscombe Maye.

Material Information Relating to 'Brixton House' named 'the house' above.

To ensure legal compliance, we require our sellers to complete a Property Information Questionnaire or provide a Material Information Guide along with the title document.

If available, please scan the qr code or access the additional online material information. Alternatively, you can contact our team for this information.

Costs and tenure Tenure: Freehold Council tax band: H EPC rating: F The building Detached house, standard brick and block construction 8 bedrooms, 5 bathrooms, 6 receptions Accessibility adaptations: Wide doorways Loft: Insulated and unboarded, accessed by 2 x loft access hatches Outside areas: Front garden, Rear garden, and Side garden No spray foam insulation Services Mains electricity Mains water Foul drainage: Septic tank No mains surface water drainage Mains gas central heating, installed 1st Jan 2023 Heating features: Underfloor heating, wood burner, aga/Rayburn, and open fire Broadband: Fttc (Fibre to the Cabinet) Mobile coverage: O2 good, Vodafone good, Three ok, EE good Parking: Garage, Covered, Driveway, Gated, and Private Not in a controlled parking zone Disabled parking available Risks and restrictions Listed building 1107858: Brixton House Main Street [House.

Circa late C18 or early C19 house with west front added in 1835 by George Wightwick for Henry Collins-Splatt, and with circa 1850 and late C19 alterations. Rendered stone.

The original house has double span gable-ended slate roof. The west front has slate hipped roof. Parapet, moulded cornice and moulded string course. Listed buildings for the Parish of Brixton.

Grade II, (4/3). Property above shown in the List of Buildings of Special Architectural or Historic Interest for the District of South Hams.].

Not in a conservation area Tree preservation order present Public right of way: Part of the entrance driveway has no-stopping rights of way for 2 neighbouring properties Title register restrictions (DN458256): - The owner is not permitted to build any structures or buildings higher than 12 feet on the specific part of the land shaded yellow on the title plan.

- The owner must not do anything on the property that could cause a nuisance, damage, or annoyance to the neighbors.

- The owner cannot claim a legal right to 'light or air' if it would prevent neighbors from building on their own adjoining land.

- The owner is not allowed to block the shared access road with vehicles or stored materials.

- There are historical rules regarding the payment of a 'tithe redemption annuity', which was an old form of land tax.

- The owner must contribute a fair share towards the cost of maintaining and repairing the shared access road.

- The owner is restricted from using certain parts of the estate for anything other than the specific rights granted in the deeds.

Non-coal mining area: Yes Neighbour development: Planning application the field north of the property Specialist issues: - Dry rot or timber treatment: 25years ago - the entrance was treated for damp Onward chain: No All information is provided without warranty.

Contains hm Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.

The information contained is intended to help you decide whether the property is suitable for you.

You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: Builder, plumber, electrician, damp, and timber expert.