Higher Roddon Farm Wiveliscombe - Somerset HigherMiddle Roddon Rill Barn Farm MaundownShillingford - Wiveliscombe - Devon - EX16 - Somerset 9BD Guide Price £315,000

Bampton 3 miles; Wiveliscombe 7 miles; Tiverton 9 miles; M5 (J27) and Tiverton Parkway 15 miles; Taunton 18 milesTA4 (all distances 2UN approximate)

Wiveliscombe 2 miles; Taunton 10 miles; M5 (J25) 12 miles; (all distances approximate) Guide Price: £750,000

A traditional residential holding for general modernisation and possibleA well- appointedenlargement, contemporary occupying conversion, a secluded affording but accessible light, spaciouslocation and on flexiblethe edge accommodation of the Brendon set Hills within close a rural to Exmoor position

INTRODUCTION The sale of Higher Roddon Farm provides prospective purchasers with the increasingly rare opportunity to acquire a traditional farmstead, set within the seclusion of its surrounding land and yet conveniently located to Taunton and the surrounding districts. The property has remained within the same family’s ownership for many years and although now in need of general improvement and modernisation, it affords the potential to create an exceptionally attractive and individual character home in this outstanding location. The versatility of the property is complimented by an excellent range of traditional outbuildings with alternative potential, together with adjoining pastureland from which outstanding views may be enjoyed across the Taunton vale towards the Quantocks and Blackdown Hills. The property extends in total to about 66.42 acres and is available either as a whole or in two lots.

DIRECTIONS From Taunton, proceed westerly on the A3227, passing through the villages of Norton Fitzwarren and after about 6 miles and on reaching the small town of Wiveliscombe, bear right at the traffic lights and proceed into the centre of the town, bearing right by The Bear public house and signed to Langley Marsh and Huish Champflower. After about 1.5 miles and on leaving the small hamlet of Langley Marsh, the private entrance drive to Higher Roddon Farm will be found on the left hand side.

SITUATION The property occupies a rural but accessible location within Somerset, lying on the edge of the Brendon Hills and with spectacular views across the Taunton Vale towards the Quantock and Blackdown Hills. Wiveliscombe is the closest main settlement with this popular small town affording an exceptional range of local amenities together with primary drainer sink unit. healthcare and both primary and secondary schooling. To the east lies Taunton, with a range Enclosed airing cupboard with hot water cylinder and door to outside. of commercial, educational and recreational facilities befitting those of a county and regional Side Entrance Lobby with stable door to courtyard. centre, as well as providing mainline rail connections and access to the M5 (J25). Exmoor lies a short distance to the west and this, together with the surrounding countryside offers The First Floor: unrivalled facilities for those interested in all rural pursuits. Landing with three bedrooms (one with wash basin and WC).

LOTTING The property is approached over a hardened entrance drive which rises to terminate in a The property is available as a whole or in two lots, as follows:- courtyard area to the west of the farmhouse. Forming three sides of the courtyard is an attractive and extensive range of traditional outbuildings which have the potential subject to LOT 1 – THE FARMHOUSE, BUILDINGS AND ABOUT 46.22 ACRES consent for the creation of additional residential accommodation or an alternative use allied The unlisted farmhouse is constructed of what are believed to be stone elevations; to the residential enjoyment of the property. externally rendered and colour washed beneath a corrugated fibre cement roof. The accommodation is arranged on two floors and although benefitting from oil fired central To the east of the farmhouse is a further traditional barn 12.46m x 4.79m as well as an heating, it is a property that is now in need of general updating and modernisation, which extensive range of former agricultural buildings and workshops suitable for equestrian or together with possible enlargement, subject to consent, the potential provides to create an general smallholding purposes. exceptionally attractive and individual family home. The farmstead occupies a private and secluded position within the property’s surrounding The accommodation comprises:- land. This consists in the main of a productive permanent pasture, contained within traditionally maintained hedgerows which together with a number of mature broad-leafed The Ground Floor: hedgerow trees, areas of coppice and the general topography of the holding provides Entrance Hall with stairs to first floor. considerable amenity and conservation appeal. From the land, spectacular views may be Sitting Room with dual aspect and tiled fireplace with woodburning stove. enjoyed across the surrounding and unspoilt countryside. In total, Lot 1 extends to about Shower Room with low level WC, wash basin and shower cubicle. 46.22 acres (18.70 ha’s) as edged in red on the identification plan. Dining Room with dual aspect and brick fireplace with woodburning stove. Kitchen with small range of base cupboard and drawer units with stainless steel double

LOT 2 – LAND AT NORTH RODDON Adjoining to the west and with separate road frontage and access on two sides, is a separate block of productive pasture land and in which is situated a former farmstead. Although now partially dilapidated, the former buildings of part cob, stone and GI roofed construction provide the potential to recreate a smallholding or equestrian unit subject to any appropriate planning consents. The land is undulating with considerable amenity appeal. In total, Lot 2 extends to about 20.20 acres (8.17 ha’s), as edged and hatched red on the identification plan.

The buildings will be subject to an uplift clause whereby if planning consent is for an alternative use which results in an increase in value over and above their existing agricultural value, the vendors or their successors will be entitled to 25% of the increased value for a period of 25 years from the date of completion.

TENURE & POSSESSION The property is of freehold tenure and with vacant possession available upon completion.

OUTGOINGS These are believed to comprise of local council tax (Band D), together with the usual service and environmental charges in respect of Lot 1.

SERVICES Lot 1—private water supply to house, buildings and various field troughs. Mains electricity and drainage to private system. Lot 2—private water supply.

BASIC PAYMENT SCHEME The farmland is registered as being eligible under the RPA Basic Payment Scheme. The entitlements will be transferred to eligible purchasers following completion of the sale.

The 2020 payment is reserved for the benefit of the Vendors.

LOCAL AUTHORITIES Somerset West and Taunton Council, The Deane House, Belvedere Road, Taunton, Somerset TA1 1HE. Tel (0300 3048000).

VIEWING Viewing is strictly by prior confirmed appointment via the sole agents, Greenslade Taylor Hunt.

5 Fore Street, Tiverton, Devon EX16 6LN Telephone: 01884 243000 E-mail: [email protected]