Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 1

Pattacott Farm Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 2 Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 3

Pattacott Farm Maxworthy, Launceston, PL15 8LY

Warbstow 3 miles • Launceston 9 miles • 11 miles • Holsworthy 12 miles

Prime stock farm with large range of traditional and modern farm buildings and 203 acres within a ring-fence

• 5 bedroom period farmhouse that would benefit from some updating • Traditional buildings with potential for conversion (STP) • Large range of adaptable modern farm buildings • Productive and predominantly ploughable pasture and arable land

In all approximately 203.65 acres

Available as a whole

Stags Stags Farm Agency Kensey House, 18 Western Road 21 Southernhay West The London Office Launceston Exeter 40 St James’s Place Cornwall PL15 7AS Devon EX1 1PR London Tel: 01566 774999 Tel: 01392 680059 SW1A 1NS Email: [email protected] Email: [email protected] Tel: 020 7839 0888 stags.co.uk Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 4

Situation at Exeter (54 miles). There are local airports at Exeter and and classified as Grade 3 on the Agricultural Land Classification Maps and is main line rail services from Exeter to London in just under two and a half mostly relatively level, or with a south easterly or south westerly aspect. Pattacott Farm sits roughly in the centre of its land, on the western edge hours. It lies just over 100 metres above sea level. of the unspoilt and peaceful hamlet of Maxworthy, within the parish of . Introduction The Farmhouse North Petherwin has an active community spirit with a community hall, a Pattacott Farm is a versatile and very productive stock farm with a football club, and the nearby Countrymen Pub. It has a well-regarded The floor plan shows the extent of the 2,089 sq ft of accommodation, substantial farmhouse and range of farm buildings positioned roughly in primary school with a “good” OFSTED report and in the area there are a but briefly it includes: Front door into Entrance Lobby and Main Hall the centre of 203 acres all within a ring fence. range of primary and secondary educational facilities, both state and with doors to Kitchen/Breakfast Room, Sitting Room, Dining Room, private, including St Joseph’s School in Launceston. Approached over a 550m concrete and tarmac drive the substantial and Bathroom with staircase to galleried landing on the first floor. All three traditional farmhouse was built by the Duke of Bedford when the farm main rooms on the ground floor have feature fireplaces with the kitchen Extensive shopping, leisure and health facilities can be found in the once formed part of his Estate in the late 1800s. fireplace being an attractive inglenook. Also within the kitchen is an oil former Capital town of Cornwall - Launceston and in the ancient market fired Aga and floor and wall mounted kitchen units with work surfaces town of Holsworthy, which is known for its weekly livestock and pannier The traditional farmhouse has undergone some partial modernisation but over, stainless steel sink and drainer and plumbing for a dishwasher. markets and boasts a Waitrose supermarket. Both towns and the nearby would benefit from further enhancement of particularly the kitchen and From the kitchen/breakfast room is a door into the Utility Room which popular surfing town of Bude offer a wide range of shops, banks, bathrooms and has the potential to create a comfortable family home in turn accesses outside. professional services and agricultural suppliers. with generous room sizes and lofty ceilings. On the first floor are Three Generous Sized Double Bedrooms and There are excellent recreational amenities in the area including the The farm buildings are a mixture of modern style buildings with a Two Single Bedrooms as well as a Family Bathroom. There is a wonderful rugged north Cornish coast (just 7 miles to the west), with considerable traditional barn set within a courtyard of other traditional fireplace in Bedroom 1, an airing cupboard in Bedroom 3 and a built in some of the best surfing beaches in the country nearby. There is good buildings. Around the buildings are numerous generous sized concrete wardrobe in Bedroom 4. walking and riding on nearby Moor and Dartmoor and along the yards. The farm is currently farmed as a beef and sheep holding and the South West Coast Path. Other activities include, golf at one of the many versatile buildings could be adapted to a number of uses with the Throughout the house most of the rooms enjoy generous ceiling heights local courses, swimming, sailing, gig rowing, fishing. traditional buildings offering potential for various alternative uses (STP). and the windows are double glazed throughout. The A30 dual carriageway at Launceston provides fast access to the The land, which extends to approximately 203.65 acres, is all within a Outside: Lawned gardens surround the property on three sides. Close cathedral cities of and Exeter and the national motorway network ring fence and enjoys generous road frontage on two minor roads. It is to the back door into the utility room are a range of outbuildings. Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 5

Farm Buildings Building 13: Stables (10.6m x 3.6m), pole barn construction under steel profile sheet roof, stone, brick and block walls on three sides. Building 1: 6 bay steel portal framed barn (46.0m x 18.1m) fibre Divided into two stables and a store. cement roof, timber boarded with timber space boarding above on three sides, internal penning with central feed passage, part concrete Building 14: Feed store (4.2m x 3.7m), under corrugated tin roof and part soil floor. with corrugated tin, steel profile sheet, stone and block walls with a soil floor. Grain Store: Two bay adjoining steel portal framed barn (18.1m x 11.98m), under fibre cement roof with concrete panel walls to Building 15: Domestic Outbuildings (5.1m x 4.3m plus 5.1m x approximately 3 metres with steel profile sheet cladding above, 2.4m), under a corrugated tin roof with part concrete part corrugated sheeted steel sliding doors and concrete floor,. tin walls with a concrete floor.

Building 2: Timber framed calf yard (14.5m x 12.5m), under Building 16: Courtyard Buildings (29.8m x 4.7m), under part slate corrugated tin roof with concrete block walls, internal dividing wall and roof, part corrugated tin sheet roof, fully enclosed with concrete floor. stone/brick/rendered walls with various openings into the courtyard 3: Silage Clamp / Manure Midden (21m x 15m average) Concrete with concrete floors. block walls with concrete floor. Building 17: Timber framed calf shed (17.6m x 12.3m), under steel Building 4: Pole barn (13.5m x 12.2m), under a corrugated tin roof profile sheet roof with concrete rendered walls with a raised central with rendered concrete walls with a soil floor and central dividing feed passage with concrete floors and gates at each end. barrier. Building 18: Adjoining Cattle-yard: (11.2m x 4.8m), under a Building 4a: Loose box (5.5m x 3.5m) under steel profile sheet roof corrugated tin roof with rendered walls, built-in feed manger and stone with concrete rendered walls and a concrete floor. floor. Building 5: Calf shed (4.8m x 14.7m), timber frame under corrugated tin roof with rendered concrete walls and a concrete floor. Concrete Enclosed Courtyard Building 6: Steel framed hay store (11.6m x 7.1m), three bays under Building 19: Pole barn sheep shed (24.6m x 5.6m), under a corrugated tin roof with concrete block walls and corrugated tin corrugated tin roof with rendered walls and corrugated tin above on sheeting above and a soil floor. a soil floor.

Building 7: Derelict Calf Building (5.2m x 8.6m), under collapsing Building 19a: Lean-to (21.1m x 3.9m), with a soil floor. corrugated asbestos roof with rendered concrete walls and a concrete floor. Building 20: Pole barn sheep shed (15.5m x 4.7m), under a corrugated tin roof with concrete block walls with corrugated tin Building 8: Traditional brick and stone barn (19.9m x 4.9m and sheets above on a soil floor. 8.3m x 5.5m - two storey plus 4.9m x 6.4m - single storey plus 7.4m average x 6.8m average single storey extension), An attractive and Building 21: Cattle Yard (15.2m x 9.2m), under a corrugated tin roof substantial stone barn with brick quoins on the corners and around with concrete block walls with corrugated tin sheets above on a soil the openings, mostly two storey with either concrete floors or floor. suspended floors with attractive features including arrow slit openings, various openings with rounded brick quoins, slate steps to first floor. The Land Building 9: Former Parlour (6.7m x 5.0m), under a collapsing tin roof The land extends to approximately 203.65 acres, of this with rendered brick and concrete walls and a concrete floor. approximately 145.29 acres has been farmed in an arable rotation in Building 10: Former Dairy (3.8m x 3.1m), under slate roof with the past and 53.42 acres as permanent pasture. The “Eligible Area” rendered concrete walls and concrete floor. according to the RPA Maps totals 198.71 acres (80.42ha). The land lies within a ring fence around the farmstead and has generous road Building 11: Pole barn (5.1m x 7.6m), under a steel profile sheet roof with part steel profile and part concrete block walls on three sides frontage and access onto two minor roads. To the east, the land and a soil floor. gently slopes down to Caudworthy Water, a tributary of the .. The fields are generally stockproof and surrounded by mature Bunded Diesel Tank Cornish hedges which provide good shade and shelter. The fields Building 12: Cart Shed: (3.1m x 5.8m), under a corrugated tin roof are generally of practical sizes and shapes for modern farm machinery with concrete block walls and a concrete floor. and are highly productive. Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 6

General Remarks Services Mains water & electricity, mini sewage treatment plant. There is rainwater harvesting water supply to downstairs WC and Economy 7 night storage heating with electric immersion water heater. Tenure Freehold with vacant possession available on completion. Access The farm drive accesses directly onto the public highway. One of the two neighbouring residential properties which were formerly part of the farm shares access rights along the farm drive, the other’s legal right is over a track. Local Authority , County Hall, Treyew Road, Truro, Cornwall, TR1 3AY - Tel: 0300 1234 100. Council Tax Band D Basic Payment Scheme The Basic Payment Scheme has been claimed by the vendor for the current year. On payment of £150 to Stags as a contribution to the vendors expenses, the Entitlements will be transferred to the purchaser for 2016. The purchaser will be obliged to comply with the Cross Compliance rules from completion until 2016. Environmental Schemes An Entry Level Scheme agreement for the Environmental Stewardship Scheme has recently expired for the farm. Sporting and Mineral Rights The sporting and mineral rights insofar as they are owned are included with the freehold. Fixtures and Fittings All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale of the freehold. Wayleaves, Rights of Way etc The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone equipment passing upon, over or under the property and is also sold with the benefit of any public or private rights of way. There is a footpath which runs through the farm past the farm buildings in a generally north/south direction. The water supply for the farm crosses a neighbour’s field and the same neighbour’s water supply crosses some of the subject property. Further information is available upon request. Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 7

Approx. Gross Internal Floor Area 194 Sq Metres 2089 Sq Ft (Excludes Restricted Head Height & W.C)

Bedroom 3 4.67 x 3.30m 15'4 x 10'10

Bedroom 4 3.53 x 3.05m 11'7 x 10' Down

Bedroom 2 4.47 x 4.04m Bedroom 5 14'7 x 13'3 Bedroom 1 3.25 x 2.06m 4.67 x 3.99m 10'8 x 6'9 15'4 x 13'1

First Floor Utility 4.60 x 2.46m 15'1 x 8'1

Kitchen / Up Breakfast Room 4.62 x 3.68m 15'2 x 12'1

Dining Room Plans and Boundary Fences 4.50 x 4.14m 14'9 x 13'7 A plan, which is not to a recognised scale and is not to be relied upon, is attached to these particulars. Sitting Room Purchasers must satisfy themselves by inspection or otherwise as to its accuracy. 4.67 x 3.94m W.C 15'4 x 12'11 Viewing Strictly by appointment with the vendor’s agents, Stags Launceston Office (01566 774999). Ground Floor Directions From Launceston proceed north west towards Bude on the B3254. Follow the road through Yeolmbridge and Ladycross. Continue until the left hand turn signposted North Petherwin (just before the Countryman Inn). Turn left here and after approximately 100metres bear right signposted Clubworthy. Proceed along this lane for 3.1 miles and turn left signposted Canworthy Water and North Petherwin. After 0.3 of a mile turn right signposted Canworthy Water. Proceed along this road through the hamlet of Maxworthy, continue over the small bridge and the drive to the farm will be found on the left hand side after approximately 0.3 of a mile. A for sale board has been erected. These particulars are a guide only and should not be relied upon for any purpose. Pattacott Farm.qxp_Stags 04/06/2015 11:31 Page 8