Lipson Farm Ashwater, Beaworthy, Devon, EX21 5BX

Situation

Lipson Farm can be found in unspoilt Devonshire countryside a short distance from the popular

villages of Ashwater and Halwill Junction, both of which have a small range of amenities such as

primary schools, places of worship, village store and two public houses.

Holsworthy, an ancient market town is just under 8 miles away and offers a wide range of shops

including a Waitrose supermarket, choice of banks and professional services and primary and

secondary schools. This renowned farming district is well supported with a new agri-business centre

and livestock market, veterinary practices, machinery and feed merchants. The main A30 is reached

within a fifteen minute drive and provides a fast link to the cathedral cities of Truro in the west and

Exeter in the east. Both cities have wide and diverse range of shops,

restaurants, theatres, and mainline railway stations, bus terminal and regional airport in Exeter,

together with a link to the M5 motorway and London.

Introduction

Lipson Farm offers a unique opportunity to purchase two properties with planning permission for a

third, range of general purpose farm buildings and some 28 acres of adjoining land.

Set a convenient distance from the farmstead, the bungalow sits in good sized gardens and has super

far reaching views over surrounding countryside. The farmhouse, yard and buildings offer a fantastic

opportunity to renovate and extend a character property, convert a traditional barn to a dwelling and

utilise a range of farm buildings and yards.

The land sits to the north of the properties and extends to some 27.87 acres (11.28

hectares) in all and comprises mainly level pasture land with the benefit of planning

permission for a free range egg production unit (granted in September 2011).

Lotting

The Farm is available in the following two lots;

LOT 1: Three/four bedroom bungalow (Agricultural Occupancy Condition) and some 23 acres with

planning for a free range egg production unit.

LOT 2: Character farmhouse in need of renovation, stone and slate barn with planning permission

for a dwelling, range of farm buildings in need of attention and about 5 acres.

Lipson Farm Ashwater, Beaworthy, Devon, EX21 5BX

A wonderful opportunity to acquire a small farm with huge potential

LOT 1 (Coloured blue on the plan)

A three/four bedroom bungalow (AOC) with wonderful far reaching countryside views

and some 23 acres of land with planning for an egg production unit.

Oakfield Bungalow

Set just off the parish road and in large gardens, this spacious three/four bedroom bungalow

has LPG gas central heating and hardwood double glazing but would benefit from some

updating. The property is subject to an Agricultural Occupancy Condition and the

accommodation comprises;

Front entrance door leading to HALL with doors off to; SITTING ROOM, patio doors to rear

garden, open fireplace with stone surround and slate hearth. KITCHEN with a range of fitted units

and work tops over, tiled splash backs, sink and drainer. Space for electric cooker and plumbing for

washing machine. Rear door to Lean-to greenhouse and garden. Archway from kitchen to DINING

ROOM.

STUDY /BEDROOM, two further BEDROOMS, one with cupboard housing hot water tank and site

of central heating boiler. Master BEDROOM with fitted wardrobes and EN-SUITE BATHROOM with

panelled bath, shower over, wash hand basin and WC. FAMILY BATHROOM comprising panelled

bath with shower over, wash hand basin and WC.

Outside the bungalow is a concrete parking and turning area with a DOUBLE GARAGE to one side.

Lawns wrap around the bungalow on three sides and are mainly level with some mature shrubs and

flower beds.

The Land

Extends to some 23.05 acres (9.33 ha) and lies

to the north and east of the bungalow with

excellent access from the parish road. It is

mainly level and gently sloping and divided into

good sized enclosures with natural hedge bank

boundaries.

Planning permission was granted in 2011 for

the erection of a poultry unit. (1/0736/2011/

FULM)

Floor Plan (No to scale and for identification purposes only).

LOT 2 (Coloured pink on the farm plan)

Character farmhouse, traditional stone barn with planning for a dwelling, range of farm

buildings plus two paddocks.

Lipson Farmhouse

The farmhouse can be found a short distance from the bungalow and is set just off the parish road.

The character accommodation is in need of renovation and modernisation although it benefits from oil

fired central heating and most of the windows are double glazed. Planning

permission has been granted for an extension [ 1/0156/2017/FUL], adding a fourth bedroom and

garage to create a good sized family home.

A door at the side of farmhouse leads to a PORCH with door off to rear BOOT ROOM and door to

KITCHEN, which has a range of fitted units, worktop over, sink and drainer. Fireplace with cloam

oven and inset oil fired Rayburn. From the kitchen a doorway leads through to the front RECEPTION

HALL with French doors to front garden, stairs with cupboard under to first floor, door to sitting

room and door to lean-to WASH ROOM at rear with Belfast sink and door to WC. SITTING

ROOM with a feature exposed stone wall and blocked door way through to DAIRY with further door

to outside.

Upstairs, the first floor landing gives access to three BEDROOMS and a BATHROOM with

panelled bath, wash hand basin and WC.

The Farmhouse Gardens

The gardens can be found at the front and rear of the farmhouse and are mainly laid to lawn with the

front garden being enclosed within a attractive stone walling. A hand gate to and path lead to both the

front and side door and the rear of the property can be accessed from the yard.

The Yard & Buildings

There is a separate and independent access from the parish road to the yard, buildings and rear of the

farmhouse. Located here is an attractive stone and slate BARN - 36' 1'' x 32' 10'' (11m x 10m), which

has permitted development for a three bedroom dwelling. [ 1/0169/2017/AGMB].

Conveniently located and further down the yard is a range of multi-purpose farm buildings which

would be suitable for a number of ventures, such as livestock rearing, an equestrian enterprise or

workshop/storage space.

They comprise;

POLE BARN - 65' 7'' x 32' 10'' (20m x 10m) Part concrete block and CGI elevations under a

CGI roof

Adjoining concrete block former milking PARLOUR with corrugated sheet roof

FEED BIN

‘C Hodgson’ LOOSE HOUSE - 49' 3'' x 45' 11'' (15m max x 14m) Steel portal frame, Yorkshire

board elevations

FEED STORE - 45' 0'' x 25' 0'' (13.71m x 7.61m)

Timber COW KENNEL - 77' 6'' x 45' 0'' (23.60m x 13.71m)

SLURRY PIT

Open fronted BARN - Steel frame under a CGI roof.

On the parish road, between the farmhouse and bungalow there are the following buildings which are

in need of some attention;

Timber frame and CGI GARAGE

STABLES

The Land

The majority of the land can be found to the north of the farmstead, behind the farm buildings and can

be accessed from the yard. It is mainly level and gently sloping pasture which is enclosed within natural

hedge banks. There is a small paddock to the side of the stone and slate barn, which also has road

access.

Please note: Further land is available by separate negotiation.

Important Information

Basic Payment Scheme (BPS): The land is registered for claiming the Basic Payment Scheme and

corresponding entitlements will be available as part of the purchase. Subject to the opening of Rural

Payments Agency transfer windows the Vendor (and not Kivells as selling agents; unless specifically

instructed in writing to do so) shall transfer the necessary entitlements commensurate with the eligible

area of the Property and bear any necessary costs. There shall be no apportionment of the money

claimed during any scheme year between the parties.

Tenure: The farm is freehold with vacant possession upon completion.

Valuation: The purchaser will be required to take over all silage, hay, straw, fodder,

growing and standing crops at valuation to be prepared by Kivells and there will be no

counter claim for dilapidations. Such valuations to be conducted in accordance with the

central association of agricultural valuers.

Farm Sale: The vendor reserves the right to hold a Farm Sale on the farm before

completion.

Farm Plan: The farm plan is based on ordnance survey extracts, and the areas are not

guaranteed and purchasers must satisfy themselves as to their accuracy.

Easements, Wayleaves, Rights of Way: The Property is offered for sale, subject to and with the

benefit of all matters contained in or referred to in the Property and Charges Register of the

registered title together with all public or private rights of way, wayleaves, easements and other rights

of way, which cross the property.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and

neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the

ownership thereof. Should any dispute arise as the boundaries or any points on the

particulars or plans or the interpretation of them, the question shall be referred to the vendors agent

whose decision acting as experts shall be final.

Photographs: Taken July 2017.

Local Authorities: Torridge District Council, Bideford, Devon, EX39 2QG. Tel: 01237 428700

Council Tax Band: Oakfield - Band D, Lipson Farmhouse - Band E.

Energy Performance Certificate

Oakfield - Energy Efficiency Rating F (32)

Lipson Farmhouse - Energy Efficiency Rating F (24).

Services

LOT 1: Mains water and electricity, private drainage. LPG central heating.

LOT 2: Mains water and electricity, private drainage. Oil fired central heating.

Directions

From Holsworthy proceed out of the town on the A388 heading toward Clawton. Once in this

village, turn left signposted Ashwater and Halwill and follow this road until reaching a T-junction. Turn

right here and proceed for about a mile taking the next left hand turn, signposted Halwill. Follow this

road for 4 miles and take a right turn at Quoditch Cross. Follow this road for a further 2 miles and

the bungalow and farmhouse can be found on the right hand side.

Viewings

Please call to make an appointment. We are open from at least 8.30am to 4.30pm Monday to Friday

and 9am to 1pm Saturdays.

Kivells Farms Department

Tel: 01409 259547 or Email: farms@kivells.com

Web: www.kivells.com

Kivells for themselves and for the vendors or lessors of this property whose agents they are give notice that:

1. The particulars are set out only for the guidance of intending purchasers or lessees, and do not constitute part of an offer or contract.

2. All descriptions, photographs, which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use

and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or

representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

3. All measurements are approximate. Non of the electrical items have been tested.

4. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property.

5. In the even that out details are used in part exchange negotiations we reserve the right to recoup our costs.