Townsend Farm

Townsend Farm Skilgate, Taunton, Somerset TA4 2DQ

Dulverton 5 miles • Wellington 12 miles • Tiverton 12 miles • Taunton 19 miles

An attractive residential farm, tucked away on the edge of the village, near to the Exmoor National Park

Lot 1: Grade II Listed Farmhouse, full of character, with a south-facing aspect, spacious living accommodation and five bedrooms. Traditional and modern outbuildings and level meadows. 9.32 acres (3.77 hectares) Lot 2: South facing paddocks. 2.49 acres (1.01 hectares) Lot 3: Gently sloping land suitable for mowing. 17.81 acres (7.21 hectares) Lot 4: Productive, south-facing pasture land. 34.82 acres (14.09 hectares) Lot 5: A mixed block of land with excellent road frontage. 38.03 acres (15.39 hectares)

In total, about 102.47 acres (41.47 hectares)

Stags Farm Agency Stags Stags 21 Southernhay West 13 Fore Street 7 High Street The London Office Exeter Dulverton Wellington 40 St James’s Place Devon EX1 1PR Somerset TA22 9EX Somerset TA21 8QT London Tel: 01392 680059 Tel: 01398 323174 Tel: 01823 662822 SW1A 1NS Email: [email protected] Email: [email protected] Email: [email protected] Tel: 020 7839 0888 stags.co.uk Viewing Strictly by prior appointment with Stags: 01392 680059 or 01398 323174.

Grid Reference Ordnance Survey reference: SS 988272.

Directions From Tiverton proceed north along the A396 towards Bampton. Continue into and through Bampton and follow the B3190 road signposted to Morebath. Continue through Morebath and in just under 2.5 miles turn right towards Skilgate at Frogwell Cross. Follow this lane into Skilgate and at the triangle in the village centre, continue straight ahead. After 100 yards the entrance lane to the farmstead will be found on the right.

Situation Townsend Farm surrounds the village of Skilgate, with the characterful farmhouse nestled in a tucked away position on the eastern edge of this tranquil settlement. Skilgate has a Parish Church and village hall and lies one mile from the Exmoor National Park, known for its extensive walking and riding country and many other outdoor pursuits including Wimbleball Reservoir which is within easy reach of the farm. The popular town of Bampton has an interesting range of shops together with a doctor’s surgery, a church and some good pubs whilst Dulverton, five miles away, is a delightful little town nestling in the Barle Valley within the National Park. It offers a number of individual shops together with a bank, post office, chemist, doctors, dental and veterinary surgeries, library, primary and middle school. There are also squash courts, all weather tennis courts, football and cricket pitches. The mid Devon market town of Tiverton lies 12 miles south of Townsend Farm providing an extensive range of facilities and the county town of Taunton is approximately 19 miles to the east. Mainline rail services are found at Tiverton Parkway, located adjacent to J27 of the M5 motorway and also at Taunton.

Introduction Townsend Farm extends in total to approximately 102.47 acres (41.47 hectares) and has been within the same family for two generations. Forming a productive grassland farm surrounding Skilgate, the farmstead lies on the edge of the village and includes the characterful farmhouse, a traditional stone shippen and further versatile modern farm buildings. The land is mostly gently sloping, the majority with a south-facing aspect and is suitable for mowing and grazing. Townsend Farm is offered for sale as a whole or in up to five lots: Lot 1: House Buildings & Land - 9.32 Acres Approx. Gross Internal Floor Area 210.9 Sq Metres 2270 Sq Ft The Farmhouse: Townsend Farmhouse is Grade II Listed and is believed to date from the early 19th Century, with rendered elevations underneath a slate roof. The house has a south-facing aspect and is full of character, including a plank & muntin oak screen, inglenook fireplaces, sash and casement windows and many exposed beams. It is a house full of light and has been improved to a good standard during recent years. The spacious accommodation is illustrated on the floor-plan and includes: a covered porch opening into the Entrance Hall with a wide staircase to the first floor. The Living Room has two sash windows to the front, an inset wood-burner with slate

Bedroom 5 hearth and beam over. The Sitting Room would also suit use as a dining room and 3.28 x 2.36m boasts an original plank & muntin screen, window seat, exposed beams and an Bedroom 3 10'9 x 7'9 4.04 x 3.66m inglenook fireplace housing a wood-burner. A door leads through to a store room 13'3 x 12' underneath the stairs. Sitting Room 6.10 x 6.30m 20' x 20'8 The Kitchen/Breakfast Room overlooks the front garden and has a tiled floor, exposed beams and hanging hooks and a range of base and wall units with integrated dishwasher, fridge and electric oven with hob over in addition to the Rayburn which provides hot water. To the rear are a Utility Room and a Shower Room with w.c. Bedroom 4 3.66 x 3.23m 12' x 10'7 On the first floor there are Five Bedrooms, most with a south-facing aspect and divided between two landings. One of the bedrooms has a Victorian style fireplace and the Master Bedroom has an En-Suite Shower Room. In addition there is a

Up Down separate bathroom and a second turning staircase returns to the sitting room.

Outside Immediately to the front of the house is an enclosed garden with an area of lawn and shrub beds, enclosed with stone walling and metal railings.

Dining Room Bedroom 2 Across the yard is a further area of garden enclosed by a wall, including an area of 4.83 x 3.43m 4.95 x 4.80m lawn, shrub and flower beds and a vegetable patch. 16'3 x 15'9 15'10 x 11'3 Attached to the western elevation of the house is a: Down General Store: (13’1 x 10’11 / 3.99m x 3.33m) with an overhang (8’6 x 2’11 / 2.59

Up x 0.89m). Attached to this building is a further: Store: (15’2 x 7’4 / 4.62m x 2.24m). With earth floor, stone rear wall, GI roof. Enclosed with timber doors to the front. Utility Across the cobbled yard is a:

Kitchen / Bedroom 1 Breakfast Room 4.32 x 3.53m Pole Barn: (35’9 x 15’1 / 10.90m x 4.60m). Open fronted with a stone wall to the 4.37 x 4.37m 14'2 x 11'7 rear, timber frame and earth floor. Four bays. 14'4 x 14'4 Attached to the eastern elevation of the house is an outside w.c. and: Former Shippen: (88’ x 13’9 / 28.82m x 4.19m). Of stone construction with stone pillars which inside the building are round but externally are flush with the wall. Presently used as a workshop, for storage and housing the oil tank. There are seven loose boxes in total and a cobbled floor. Ground Floor First Floor Old Dairy: (28’10 x 14’1 / 8.79m x 4.29m). Concrete floor. There is an open collecting yard with an open Silage Clamp (55’11 x 32’11 / 17.04m x 10.03m) with concrete base and timber panels to the side. Livestock Building: (45’ x 45’ / 13.72m x 13.72m). Concrete floor, part block wall, part timber space boarding, clear-span steel frame. Loose House: (31’11 x 15’4 / 9.73m x 4.67m). Lambing Shed: (110’ x 30’1 / 33.53m x 9.17m). Timber framed. Dilapidated Pole Barn: (36’11 x 16’1 / 11.25m x 4.90m). The Land The land within Lot 1 comprises a level run of meadow with a stream flowing through and with road frontage on the north and south boundaries. Part of this land was formerly Glebe land owned by the Diocese of Bath and Wells and has traditional hedged boundaries.

Lot 2: Paddocks - 2.49 acres Two south-facing pasture paddocks with direct road access and divided by traditional hedges.

Lot 3: Land - 17.81 acres A gently sloping and south-facing run of pasture land within three enclosures. The land would suit grazing or mowing and has direct road access.

Lot 4: Land - 34.82 acres Seven enclosures of south-facing land, including a former quarry. The land is presently down to pasture and would suit grazing or mowing. There is access to the land through multiple gateways.

Lot 5: Land - 38.03 acres An appealing run of land which is mostly down to pasture and including a small area of rough grazing. Part of the land slopes to the west and is suitable for grazing with the opposite side including some productive fields. There are multiple access points into the land. General Remarks Services Lot 1: Mains water (land is stream fed), mains electricity, private drainage (septic tank), oil fired central heating. Lots 2 & 3: Sub-metered mains water. Lot 4: Mains water and spring-fed troughs. Lot 5: Mains water (no meter) and stream. Planning The vendor’s have received correspondence from West Somerset District Council that the conversion of the Former Shippen to form holiday accommodation would be acceptable in principle. Land Occupation The land is let on a grazing licence until the end of July 2014. Local Authority West Somerset Council, West Somerset House, Killick Way, Williton, Taunton, Somerset, TA4 4QA. Tel: 01643 703704. www.westsomersetonline.gov.uk Single Payment Scheme There were 41.14 entitlements (non SDA) claimed in 2013, returning £9,234.83 after modulation. The current scheme year payment is reserved from the sale. If the farm is sold in lots, the entitlements will be apportioned. The purchaser will take over the vendors’ cross compliance responsibilities for the current scheme year. Overage Agreement There is an overage agreement in favour of a previous owner (Diocese of Bath and Wells) affecting fields 9221, 0221, 1421 (Lot 1) 8832 (Lot 2), 4876 and 5446 (Lot 5). If planning consent is granted for a purpose that is not agricultural, equestrian or ancillary in nature to these uses, 50% of the enhanced value is payable. This agreement lasts for a period of 80 years from the end of 2009. Ingoing Valuation There will be an ingoing valuation carried out by the Vendor’s agents. For further information please contact the agents. 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. Farm Sale The vendor reserves the right to hold a farm sale by auction of live and deadstock on the property prior to completion. 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 poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc. Plans and Boundary Fences A plan, which is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy. Warning Farms can be dangerous places. Please take care when viewing the property, particularly in the vicinity of the farm buildings. These particulars are a guide only and should not be relied upon for any purpose.