East Allington, Totnes

DIRECTIONS

From Kingsbridge proceed in a northerly direction on the A381 towards Totnes for approximately 6 miles. Turn right at Stanborough Hundred and proceed towards Slapton for approximately 1 mile where you will find the entrance to Higher Pasture Farm on your left hand side.
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SITUATION

Higher Pasture Farm is situated at the heart of the South Hams area of South Devon, just outside the village of East Allington which is approximately 1.5 miles to the south-west.
The nearest town of Kingsbridge, situated at the head of the Salcombe Estuary is approximately 6.7 miles to the south-west. This popular market town benefits from a range of amenities and facilities including a wide range of shops, churches, schools and a sports centre.
The town of Totnes approximately 8.9 miles to the north and the A38 dual carriageway expressway, connecting to the M5 motorway and national road network, approximately 13 miles to the north.

DESCRIPTION

A spacious and modern detached dwelling (subject to an agricultural occupancy condition) with a two-storey double garage, garden, range of modern farm buildings and approximately 77.91 acres (31.53 hectares) of agricultural land.

ACCOMODATION

Built in 2012, the dwelling is of a traditional construction under a slate roof facing east with spectacular views across the valley. The property benefits from a private driveway which leads to a gravelled parking area and double garage. Throughout the property there is under floor heating with wall mounted thermostatic control in every room, exposed engineered oak floorboards, and solid oak doors with suffolk latches. By reference to the attached floorplan the property extends to a total of some 233.9m2 (2518 ft2) and internally comprises the following:-

Ground Floor

Front Entrance Hall

Exposed engineered oak floorboards with oak staircase to the first floor. Wall lights.

Kitchen/ Dining room

Fully fitted kitchen and a range of wall and floor cupboards incorporating a belfast sink unit with mixer and boiling water tap, fully integrated double oven and 5 ring gas hob. In addition to which there is a solid fuel Rayburn cooker, a central island unit under a divinity composite worktop, and a pantry cupboard. Ceiling recess spotlights throughout.

Utility Room

Tiled floor with built in cupboards, fitted sink and plumping for washing machine and tumble drier. Fluorescent ceiling strip light.

Downstairs Wet Room & WC

Tiled floor and partly tiled walls with low level WC, free standing shower, pedestal wash hand basin, and heated towel rail.

Bedroom 1

Spacious single bedroom with pendant ceiling light with electric consumer unit.

Bedroom 2 with Ensuite

Double room with ceiling recess spotlights, ensuite shower room with double shower cubicle, tiled floor and partly tiled walls, low level WC, pedestal wash hand basin and heated towel rail.

Bedroom 3

Large double bedroom with ensuite bathroom to include a pedestal wash hand basin, roll top free-standing bath, quadrant shower cubicle and heated towel rail with ceiling recess spotlights.

Living Room

Beautiful oak framed glass windows on the eastern elevation of the dwelling, with spectacular views down the valley. Open fireplace with granite surround and oak timber lintel with a slate hearth. Ceiling recess spotlights throughout the living room and various wall mounted spotlights.

First floor

Landing

Velux rooflight, built in cupboards, underfloor heating.

Attic room 1

Under eaves storage space with a fluorescent ceiling strip light.

Family Bathroom

Roll top free standing bath, pedestal wash hand basin, low level WC, heated towel rail, ceiling light fitting.

Mezzanine area (above living room)

Reinforced glass balustrade providing spectacular wide ranging views across the valley.

SERVICES

Mains water, electric and private septic tank drainage. Ground source heat pump for domestic hot water and under floor heating. Gas bottles for hob.

COUNCIL TAX

The dwelling is in Council Tax Band with the amount payable for 2022/23 being £

Outside

The garden wraps around all sides of the property except for on the east side where there is a generous parking area.
There is also a two-storey double garage extending to approximately 63.48 m2 (683.29 ft2) benefitting from 4 kwh domestic solar installation on its roof. Ample storage space is found above with drainage already connected offering the potential to convert to ancillary accommodation (subject to planning).

MODERN FARM BUILDINGS

There is a range of modern farm buildings, which extend to a total area of 1,389.47m2 (14,956 ft2) as summarised below:-

GRAIN STORE - 246.6m2 (2654.38 ft2)

Steel and timber frame building, corrugated fibre cement roof, and concrete floor with mains electricity.

GENERAL PURPOSE LIVESTOCK BUILDING - 728.75m2 (7844.19 ft2)

Formerly used as a lambing shed with dung boarding, part concrete floor. Currently part of this building is used for livestock storage, part for fodder storage, and part for machinery storage.

GENERAL PURPOSE LIVESTOCK BUILDING - 280.60m2 (3020.35 ft2) to include overhang

Concrete floor throughout with concrete feed strip and feed barriers.

GENERAL PURPOSE BUILDING - 133.52m2 (1437.19 ft2)

Steel and timber framed open fronted building with plastic corrugated side cladding, and earth floor.

AGRICULTURAL LAND

Extending to approximately 77.91 acres (31.53 hectares) of agricultural land, comprising of 66.79 acres (27.03 hectares) of permanent pasture, 4.47 acres (1.81 hectares) of woodland/quarry, and 6.65 acres (2.69 hectares) of arable land. A schedule of the land is as follows:-
Field Parcel Acres Hectares Land Cover
SX7749 9076 6.65 2.69 Arable
SX7749 9366 1.41 0.57 Permanent pasture
SX7849 0564 6.75 2.73 Permanent pasture
SX7849 1077 4.25 1.72 Permanent pasture
SX7849 7759 4.30 1.74 Woodland
SX7849 5763 4.37 1.77 Permanent pasture
SX .05 7.71 Permanent pasture
SX7849 3765 7.04 2.85 Permanent Pasture
SX .43 5.84 Permanent pasture
SX7850 7401 9.49 3.84 Permanent pasture
SX7849 8798 0.17 0.07 Woodland
TOTAL 77.91 31.53

SERVICES

Natural water supply in the form of springs and streams including Gara Brook.

TENURE

Freehold with vacant possession on legal completion.

METHOD OF SALE

Higher Pasture Farm is offered for sale by Private Treaty.

BASIC PAYMENT SCHEME

The land is registered with the Rural Payments Agency for the purpose of the Basic Payment Scheme and the current owner has claimed for the 2022 scheme year.
The Basic Payment Scheme entitlements are not included with the sale of the land. If buyers would like to purchase these entitlements, they may be available to the successful bidder upon arrangement.

PUBLIC FOOTPATHS

A public footpath runs crossed the land as highlighted by the blue dotted line on the site plan below. The current owner has applied for the footpath to be diverted and this application is currently being processed.

ENVIRONMENTAL SCHEME

The land is not subject to any Environmental or Countryside Stewardship Scheme agreements.

LOCAL AUTHORITY

South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon, TQ9 5NE. .

VIEWING

Strictly by appointment with the sole agents, Luscombe Maye, 62 Fore Street, Kingsbridge, Devon, TQ7 1PP.