4 Bed Farm House For Sale

SITUATION Brook Farm is situated in the parish of Ermington between the town of Ivybridge and the village of Yealmpton in the South Hams area of South Devon.

Ivybridge is about 3 miles to the north, Yealmpton about 3 miles to the south and the nearest city being Plymouth about 10 miles to the west.

DESCRIPTION Extending to a total of 17.39 acres (7.04 hectares), Brook Farm comprises an equestrian/residential smallholding in a hidden location, yet within easy access of the A38 dual carriageway expressway, connecting to the M5 motorway and national road network.

Since the current owners acquired the property in 2014, they have carried out a significant amount of work to the property and this particularly applies to the land.

The property is being offered for sale as a whole or in three lots, such that buyers are invited to offer on the whole or a combination of the lots as may suit their requirements.

Dealing with the lots by turn:

LOT 1 Lot 1 - 10.38 acres (4.20 hectares) (outlined red on the site plan)

This comprises the former farmhouse, stone barn, sand school, stabling, outbuildings and land extending to 10.38 acres (4.20 hectares) in all.

FARMHOUSE

The former farmhouse (in need of modernisation and refurbishment) has been granted planning consent to be extended on the west elevations and for the existing barn (attached to the house on the east elevation) to be converted into residential accommodation (see "Planning Consents" below).

By reference to the floorplan the house extends to approximately 200.8 square metres (2,161 square feet) and the accommodation may be summarised as follows:-

Ground floor

Covered Entrance Porch
Entrance Hall
Lounge
Dining Room
Family Bathroom
Kitchen/Breakfast Room
Lean to Utility and Shower Room

First floor

Landing
4 Bedrooms

Outside
Rear garden laid predominantly to lawn with flower and shrub borders. Parking area and driveway at the front of the property.

Planning Consents in relation to the House, Detached Stone Barn and other buildings Conditional planning consent (application number 3510/21/FUL) has been granted by South Hams District Council (SHDC) on 25 April 2022 for "extension and modifications to existing farmhouse, demolition of existing barn/store, erection of new store and annexed accommodation (resubmission of 1064/21/HHO)".

Planning consent (application number 21/1707/15/F) was also granted by SHDC on 19 October 2015 for "alterations to adjoining farmhouse for residential use. Conversion of barn to residential use. Change of use of existing farm shed for equestrian use (stables)".

The net internal area of the detached stone barn amounts to 60.68 square metres (652 square feet) and is located directly opposite the farm house. The proposed accommodation would include an extension on the south elevation to provide a kitchen/dining room, in addition to the two bedrooms, bathroom and living room proposed for the existing barn.

Planning consent has also been granted by SHDC for change of use of the triple garage into (two bedroom) ancillary accommodation.

Copies of the decision notices, approved plans and associated documentation can be viewed on South Hams District Council's planning portal.

OUTBUILDINGS

Workshop 4.05m x 7.45m = 30.15 square metres (324 square feet)
Constructed of part rendered concrete blockwork walls with timber cladding under a plastic coated corrugated steel roof. Power and light.

Triple car garage block 11.20m x 7.40m = 82.88 square metres (891 square feet)
Constructed of concrete blockwork walls with timber frame cladding above under a corrugated asbestos roof.
Concrete floor. Poor state of repair.

Tractor shed/stable 4.95m x 7.15m = 35.39 square metres (380 square feet)
Constructed of concrete blockwork walls with timber frame and corrugated iron side and roof cladding.
Concrete floor.

Store/former poultry house 29.80m x 5.55m = 165.39 square metres (1,779 square feet)
Constructed of concrete blockwork walls with concrete floor under a corrugated asbestos roof.

General purpose/stable building 7.65m x 4.50m = 34.43 square metres (370 square feet)
Constructed of timber, open sided on north elevation.

Turn out pen 14.00m x 9.50m Sand finished.

Sand school 42.00m x 21.00m
Partly constructed sand school, to be sand finished.

General purpose farm building 18.30m x 6.80m (with 1.50m overhang) 124.44 square metres (1,338 square feet)
Constructed of a galvanised steel and timber frame with dung walling, space boarding above and concrete floor under corrugated fibre cement roof. Hardcore forecourt area.

THE LAND Some 8.78 acres (3.55 hectares) of permanent pasture are located to the east, north and west of the property. The balancing 1.60 acres is made up of buildings, yard and paddock area as can be seen from the site plan.

The current owners have carried out a significant amount of maintenance, drainage and general improvement work with this land since they have been in occupation.

LOT 2 Lot 2 - 5.35 acres (2.17 hectares) of land and Nissan hut (outlined blue on the site plan)

All down to permanent grass, with underground drainage having been installed by the current owner. Well fenced, the land has been used for grass conservation and grazing purposes.

The land may be accessed through gateways on the west side of the council road leading to Lot 1 or off the public byway running along the south side of this lot.

Private water supply (from Lot 3) serves this land but the private water supply that serves lot 1 comes from Lot 2.

A Nissan hut also forms part of this lot.

LOT 3 Lot 3 - 1.66 acres (0.67 hectares) of bare land (outlined yellow on the site plan)

Down to permanent grass with access being gained off the council maintained road running along the east boundary.

The water that supplies the land (in all lots) comes from lot 3.

The private water supply serving Lot 2 emanates from this land.

TENURE The property is to be offered for sale on a freehold basis with vacant possession on completion.

SERVICES (LOT 1) Mains electric, private drainage (new system installed in 2015) and private water supply (from Lot 2).

In the event that the property sells as separate lots then the seller reserves the appropriate rights over the respective lots for maintenance, repair and replacement of the services as may be required.

COUNCIL TAX Council Tax Band F. Amount payable for 2023/24 - £3,350.35

LOCAL AUTHORITY South Hams District Council. Follaton House, Plymouth Road, Totnes TQ9 5NE. Tel: .

SPORTING RIGHTS All sporting rights are included as far as are known.

AGRI - ENVIRONMENTAL STEWARDSHIP SCHEME AGREEMENTS The land is not subject to any agricultural environmental stewardship agreements.

METHOD OF SALE The property is being offered for sale as a whole or in three lots to suit buyer's requirements.

Buyers are invited to discuss with the agents the possibility of purchasing the whole or a combination of the lots as may suit their requirements.

GUIDE PRICES Lot 1 £850,000
Lot 2 £125,000
Lot 3 £25,000

DIRECTIONS From the A38 (travelling in a westwards direction) take the turning for Smithaleigh and follow the signs to Yealmpton. Proceed along this road for about 1 mile and take the first available left and continue along this road for about 1.5 miles. On reaching Telegraph Cross turn left and drive down this road passing Fursdon on the right hand side. Brook Farm can be found at the end of this road. What3Words location: fuss.everyone.recorders

VIEWINGS Viewing strictly by appointment with Luscombe Maye's, Equestrian property department

Luscombe Maye also offers an Award Winning Lettings service. If you are considering Letting your own property, or a buy to let purchase, please contact Andrew or Ross on or to discuss our range of bespoke services.