66.04 Acres - Rackenford, Tiverton, Devon, EX16

A rare opportunity to purchase a well-situated smallholding close to the village of Rackenford, centred on a 3-bedroom detached farmhouse, outbuildings with alternative use potential (STP), and adjoining lands totalling around 66.04 acres.

INTRODUCTION
A rare opportunity to purchase a well situated smallholding close to the village of Rackenford, centred on a 3-bedroom detached farmhouse and outbuildings with alternative use potential (STP), and with extensive adjoining lands totalling around 66.04 acres. The dwelling offers the opportunity of creating a desirable family home with the potential to improve and enlarge subject to any necessary planning consents.

DESCRIPTIONS
Sunnymead Farmhouse is understood to have been built around 80 years ago. The internal accommodation may be further described as follows:-

On the Ground Floor:
Entrance Hall with stairs rising to first floor, and doors to:
Living Room with bay window to front and woodburner.
Dining Room with bay window to front, open fireplace, and serving hatch through to kitchen.
Kitchen with base and wall units with worksurface and stainless steel double drainer sink unit. Dual aspect, tiled flooring and walk-in larder cupboard with window and shelving.
Utility with rear aspect, space for washing machine, and oil fired ‘Worcester’ boiler.
Lean-to Outhouse with exposed corrugated roof, window and door to rear garden. Beyond this is a semi-derelict lean-to greenhouse with metal framed glazed windows.
WC - With external access door, located beneath staircase.

On the First Floor:
Landing with access to roof void and doors to:
Bedroom 3 with rear aspect.
Bedroom 1 with front aspect and feature open fireplace.
Bedroom 2 with front aspect and feature open fireplace.
Bathroom with panelled bath with electric shower over, pedestal wash basin, obscure glazed window to rear aspect and access to airing cupboard with hot water cylinder and slatted shelving.
WC with obscure glazed window to rear aspect and low level WC.

Outside:
The farmhouse is approached over a short gated tarmacadam driveway leading from the public lane to the south, to the single garage and parking area. We would note that there may potentially be scope (subject to planning) to create a longer, sweeping driveway utilising part of the adjoining field. To the front are level lawned gardens, and a concreted pathway which extends around all four elevations of the property. To the rear are further lawned garden areas, and a small adaptable range of outbuildings including a block built workshop, and timber framed GI clad store.

The Agricultural Buildings:
These are situated a short distance to the west of the farmhouse with a further gated vehicular access leading off the public highway (Little Rackenford Lane). The buildings are served by a concreted yard area and may be further described as follows:-

Building 1 - Lean-to block built former dairy, measuring approximately 3.50m x 2.70m. Further small shed to the rear.

Building 2 - Adjoining former shippon of block built construction beneath a corrugated sheet roof, measuring approximately 13.75m x 5.24m.

Building 3 - Adjoining feed room and chemical store, measuring approximately 5.23m x 3.66m. Door to rear and double doors to front elevation.

Building 4 - Adjoining livestock shed, measuring approximately 10.32m x 5.28m, of block built construction beneath a corrugated sheet roof. Door to rear and side and door to adjoining feed store. Concrete feed trough and partitions. Two access doors lead through to an isolation pen/bull pen within the same building.

Building 5 - Adjoining 4-bay timber pole barn, open fronted with galvanised iron cladding to two sides. Corrugated iron roof (some sheets missing). Measuring approximately 15.00m x 10.00m.

Building 6 - 2-bay former poultry shed of timber construction with corrugated cladding beneath a corrugated sheet roof, compacted earth floor, measuring approximately 4.89m x 3.55m.

Some of the buildings may offer potential for alternative uses, such as conversion to residential accommodation, subject to all necessary planning consents/approvals first being obtained. The vendors have had draft plans drawn up to illustrate a hypothetical potential residential conversion scheme, and obtained pre-application advice from the Local Planning Authority. The vendors’ draft illustrative plans are included within these particulars for information purposes only. N.B. a planning application has not been submitted by the vendors and no planning consent for alternative use has been obtained, therefore it should be noted that there is no guarantee that planning consent would be granted in the future, and prospective purchasers must take their own independent planning advice in this regard if planning potential is a material factor in their decision making process. A copy of the pre-application advice is available from the Agents upon request.

The Land:
This comprises principally of Grade 3 pasture land divided into a number of convenient field enclosures, although with some Grade 4 land, and areas of woodland, adjoining the Little Dart River, which meanders along the westernmost boundary of the holding. The boundaries are generally characterised by traditional banks and hedgerows with some mature boundary trees and stock fencing in places. The holding extends in total to around 66.04 acres or thereabouts, as shown for identification purposes only on the accompanying site plan.

SERVICES
Mains electricity connected. There is a private water supply system which we understand requires replacement with an alternative supply system. Drainage is to a private system. Domestic oil supply.

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

DIRECTIONS
Using the app ‘What3words’, please follow directions to ‘muted.matrons.apes”

VIEWINGS
Strictly by appointment only with the agents: Greenslade Taylor Hunt, 5 Fore Street, Tiverton, Devon EX16 6LN
Tel:
Email: residential.

COUNCIL TAX
Band D - North Devon Council.

ADDITIONAL INFORMATION
Broadband: Basic broadband is available.
Mobile Coverage: Available via EE, O2, THREE and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. 
Flooding: The property is in an area at a VERY LOW RISK from River/Sea and Surface Water flooding (defined as the chance of flooding each year as less than 0.1%).

HEALTH & SAFETY POLICY
Please note the property includes outbuildings and agricultural land, with associated risks.
Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE)). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation.

IMPORTANT NOTICE
Greenslade Taylor Hunt, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise.
They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.

v.7.1 - Ref. TIV240197 - date produced 19/09/2024

SITUATION
Sunnymead Farm occupies an attractive and accessible position on the border of Mid and North Devon being privately situated yet within easy reach of major transport links. The property enjoys one of the more unspoilt areas of Devon with rolling hills, wooded valleys and moorland all in close proximity. The village of Rackenford (0.6 miles) is the closest settlement and has an active community, home to a number of amenities including primary school, post office/shop and village church. The nearby villages of Witheridge and Nomansland similarly provide active communities and excellent village pubs. 5 miles to the north, the village of Knowstone has a Michelin starred restaurant, The Masons Arms. To the south east, the historic market town of Tiverton (8 miles) offers a comprehensive range of commercial, recreational and educational amenities including the noted public school of Blundelll’s, shops, secondary school, hospital and golf course. This road provides direct access to Junction 27 of the M5 and to the nearest mainline railway station, Tiverton Parkway (both around 13.5 miles). From here trains to London take 2-3 hours while the M5 ensures Exeter and Bristol airports are highly accessible.