Description
An attractive 81.13 acre residential/stock farm, located in the Blackdown Hills, on the Devon/Somerset border. Period farmhouse with annexe for improvement, range of farm buildings, ring fenced by pastureland and woodland, with frontage to the River Yarty.
Situation - Knapp Farm occupies a secluded but accessible position in the heart of the Blackdown Hills National Landscape (AONB). The small village of Marsh is less than a mile away and has access to the A303 providing excellent links to London and Exeter. The market towns of Honiton and Chard (9 and 5 miles respectively), which cater for daily needs, including shops, schools and recreational facilities. Honiton has a mainline rail link to London Waterloo (2 hours 50 minutes). Taunton the county town of Somerset (12 miles) offers excellent retail, commercial and educational opportunities. Equestrian facilities at Chard Equestrian Centre & Bicton Park are within easy reach.
The Property - Knapp Farm comes to the open market for the first time since 1928 and was formerly part of the Whitestaunton Estate. It was a dairy farm until the late 1980's and in recent years has been a beef unit. Its sale now offers purchasers the opportunity to acquire a substantial period farmhouse for renovation with annexe, a range of traditional and modern farm buildings and about 81.13 acres of very attractive pasture and woodland in a ring fence.
Lot One Farmhouse, Farm Buildings And 15.81 Acres - The period farmhouse is built of mellow local stone with brick quoins and dressings under a pantile roof. The front façade is rendered and faces the garden. The original farmhouse has had several extensions added, to create the kitchen and the two-bedroom annexe. The core of the property epitomises the style of the Victorian era with generous sized rooms, high ceilings and period features such as picture rails and fireplaces. The farmhouse is spacious and light-filled but is now in need of modernisation and renovation. There is potential to extend the accommodation into the adjacent stone buildings (STPP). The annexe, which has a more cottagey feel, could provide separate accommodation for multi-generational living or rental income, equally it could be reintegrated into the farmhouse.
Please see floorplan for accommodation and measurements.
Outside - The farmstead is accessed from the farm drive which is flanked by pastureland and rises up to the farmhouse, passing by some of the farm buildings which could have potential for development (STPP). To the south of the farmhouse is a largely level garden laid to lawn with attractive stone walls providing the boundary.
Farm Buildings - In the lower yard to the left of the farm drive:
Block built former Dairy (14.98m x 5.91m) with a profile roof
Stone and block Barn (18.93m x 9.22m) with a profile and tiled roof Lean-to
Traditional Stone Barn (22.56m x 7.11m) with profile roof and rear Lean-to (18.28m x 11.06)
Concrete portal Silage Shed with side Lean-to (22m x 11.46m) in a poor state of repair
Adjacent steel framed former Silage Shed (22.93m x 15.30m) with a box profile roof
The Land - Lot One comprises three main enclosures of mainly gently sloping pasture, lying either side of the farm driveway extending to some 10.23 acres. The remainder is the farmstead and areas of native woodland with a pond and natural water supplies, the main part known as Cinder Hill Covert. In all about 16.24 acres (6.57 ha).
Lot Two 11.12 Acres Of Pastureland - Adjoining Lot One to the north is an excellent pasture field suitable for mowing or grazing, with good access and road frontage. A bore hole for a neighbouring property is located in Lot Two.
Lot Three 42.57 Acres Of Pastureland With A Range - A useful and adaptable block of gently sloping pasture, accommodation land suitable for mowing or grazing, divided into three main enclosures. Hard tracks provide good access to the buildings and all fields. The range of farm buildings are set around hardcore yards include: Located close to the lane: Steel framed Dutch Barn with GI cladding with two Lean-to's (18.53m x 12.65m). In the upper yard nearer the main farmstead: Steel frame Cattle Building (14.01m x 20.05m) with block and Yorkshire boarding and adjoining steel framed Cattle Building (24.41m x 20.05m) with block and GI cladding. This lot would make an excellent youngstock unit for a local farmer or could become a small start up farm for a new entrant.
Lot Four 11.63 Acres Of Pasture And Woodland - A parcel of permanent pastureland with direct access to the highway and long frontage to the River Yarty. Two small areas of woodland together with an Vodafone mobile telephone mast (current annual rent being £5,000).
Services - Lot One: Private water connected. Main electricity and
private drainage.
Broadband : Standard available. Mobile Network Coverage : Likely outside. Limited inside. Source - Ofcom.org.uk
Lot Two: Private water available, not connected.
Lot Three: Private water available, not connected.
Lot Four: Natural water supply.
Tenure - Freehold with vacant possession upon completion.
Rights Of Way - A public bridleway crosses Lot Three, a good distance from the farmstead.
Designations - Knapp Farm is located in the Blackdown Hills National Landscape. The land is not situated within a Nitrate Vulnerable Zone (NVZ).
Agricultural Schemes - The farm is currently not in any subsidy schemes.
Fencing Obligations - If sold in lots, fencing obligations will become the purchaser's responsibility, with any shared boundaries being 50/50.
Sporting - All rights are understood to be owned and included in the sale. Racing at Exeter or
Taunton. Golf at Cricket St Thomas or Taunton and Pickeridge. Sailing on the coast at
Seaton or Lyme Regis.
Material Information - 1. We cannot confirm if the septic tank conforms to the current regulations.
2. Knapp Farm is at very low risk of flooding from surface water, rivers and seas.
3. Vodaphone mobile telephone mast lease in place until 2031.
4. A gas main crosses Lot Two and Lot Four.
Dispersal Sale - The vendors reserve the right to hold a dispersal sale on the property prior to completion.
Local Authority - Somerset District Council Tel: 0300 123 2224
Council Tax Band: F
Education - Primary schooling at Buckland St Mary. State secondary schools at Holyrood Academy, Chard and the excellent Colyton Grammar School. Independent Schools in the area include Taunton (Kings, Queens and Taunton),Tiverton (Blundells) and Exeter independent schools.
