Property description

An attractive arable and stock farm with considerable potential. In all, some 373.25 acres with a character four/five bedroom farmhouse (EPC D) and traditional stone barn with planning permission for holiday use. Range of useful and adaptable modern farm buildings with further stone barns with potential (STP). Ring fenced block of productive arable and grass landIncluding a 27 acre solar park with planning permission to extend. For sale as as a whole or in two lots: Lot 1: 329.56 acres, Lot 2: 43.69 acres.


Situation
Bradford Manor Farm enjoys a peaceful and secluded rural position with private access off a quiet parish road. The farm is located within 1½ miles of the popular village of Bridgerule which has a church, chapel, mobile post office/general grocery service, primary school (Ofstead report very good with outstanding features) and a public house. 

The market town of Holsworthy is located 5 miles to the east, where there is a new Agri Business Centre, busy livestock market, Waitrose supermarket, primary/secondary schools and an excellent range of recreational facilities.  The popular seaside town of Bude is a fifteen minute drive as is the north Cornish coastline with its spectacular scenery, sandy surfing beaches and quaint villages. From Bude the main A39 ‘Atlantic Highway’ follows the picturesque coastal route north to the port town of Bideford and on to the regional centre of Barnstaple.

Exeter is just over an hours drive and this Cathedral city has an eclectic range of shops, places to eat, things to see and do. It also boasts a regional airport, mainline railway station, bus terminal. The M5 motorway is a stones throw away.

Description
Bradford Manor Farm is an excellent ring fenced arable and stock farm with a character five bedroom farmhouse, range of traditional stone and brick buildings, including planning permission for a holiday cottage, modern farm buildings providing flexible accommodation and considerable potential for any enterprise. 

Extending in all to some 373.25 (151.07 hectares), the farm comprises a productive run of level and gently sloping arable and grass land which surrounds the farmstead and  benefits from excellent access. The farm also has a 27 acre photo voltaic array with planning permission to extend. 

Lotting
The Farm is available as a whole or to two lots. 
LOT 1: The farmhouse, gardens, traditional and modern agricultural buildings and arable and pasture land, extending in all to some 329.56 acres (133.39 hectares). 
LOT 2 : Approximately 43.69 acres (17.68 hectares) which include a 27 acre solar array. There is also planning permission to extend this array over the remaining land in lot 2.


LOT 1: The Farmhouse 
Quietly located, Bradford Manor Farmhouse is a substantial double fronted period property offering five bedroom and three reception room accommodation. Full of original features such as flag stone floors and feature fireplaces, the farmhouse is in need of some 
renovation and modernisation, although the majority of the windows have been double glazed and there is oil fired central heating. 

Accessed from a private lane which in turn leads to a concrete parking area, a hand gate leads through to a walled courtyard and out-buildings at the rear of the property. A STORM PORCH to the rear of the property provides direct access to a spacious BOOT ROOM with slate floor, feature brick fireplace and wood-burner. From here a door leads to the INNER HALLWAY where there is a downstairs SHOWER ROOM/UTILITY ROOM, including WC, shower cubicle, wash hand basin and plumbing for washing machine. A further door leads to the KITCHEN/LIVING ROOM which has a range of wall and floor units with work surfaces over incorporating a stainless steel sink and drainer. Plumbing for a dishwasher and space for freestanding oven. Oil fired Rayburn and open brick fireplace. 

A further door provides access to the front HALLWAY with a traditional patterned tiled floor, principal staircase, doors to sitting room and FRONT PORCH. A wood-burner set in a feature brick fireplace sets off the SITTING ROOM and French windows lead to the front garden and decking. Stairs rise from the hallway to the FIRST FLOOR LANDING where there are FIVE BEDROOMS, one of which has been used as an office. The FAMILY BATHROOM has a paneled bath with shower over, wash hand basin and WC. A door from here leads to a further staircase and the ATTIC, which is well insulated and expands over the majority of the property footprint.

The Gardens & Grounds
The property is approached from the farm lane and this in turn leads to a large concreted parking and turning area at the side and rear of the farmhouse, where there is a courtyard of single story OUTBUILDINGS and STABLES [40' 7'' x 8' 2'' (12.37m x 2.5m)], which are currently used for storage.

The gardens are tucked away at the front and higher side the farmhouse and comprise level lawns with a lovely mix of mature shrubs and trees which give a good degree of privacy. They are enclosed within natural hedge banks and some timber fencing. Located a short distance from the farmhouse is a traditional stone and brick, two story, barn known as ’The Cottage’. This building has planning permission for conversion to a two bedroom a holiday let. Ref: 1/1337/200/48/0009. It is surrounded by an orchard, wild gardens and a further traditional single storey building with potential (subject to planning permission).  

The Land
Extending in all to some 373.25 acres (151.07 hectares), the land at Bradford Manor Farm comprises a ring fenced block of  productive level and gently sloping arable and pasture land.
 
LOT 1: The Land 
The principle block extends to some 329.56 acres (133.39 hectares) of arable and pasture land which sits with the farmhouse and farm buildings and is accessed from the farm yard and farm lane. The land is gently sloping or level and is enclosed with natural hedge banks. A small amount of woodland is located around the farm, predominantly to the west of the property, and some rush pastures can also be found to the western boundary.   

The majority of the farm has been used for arable production and grown excellent spring barley and spring oat crops in recent years. It also has the potential to grow good quality grass, having been used for fodder conservation and livestock grazing.  The farm has considerable sporting potential and a local shooting syndicate take full advantage of this. There is also just under 1½ miles of single bank fishing on the River Tamar.


LOT 2: The Land
This block lies due west of the farmstead and is accessed across the principle farm track. Extending to some 43.69 acres (17.60 hectares), there is approximately 27.69 acres (11.20ha) of solar panels which provide a substantial Index Linked income. The remainder of this block, some 16 acres (6.47ha) also has planning permission for solar panels, therefore there has much potential for current site to be expanded. 

LOT 1: Agricultural Buildings  
The farm buildings are located on the main farmstead and accessed by the main farm track. They comprise;
GARAGE: 21' 9'' x 15' 3'' (6.62m x 4.65m) with LEAN-TO: 21' 9'' x 3' 6'' (6.62m x 1.06m)Double fronted timber garage with concrete floor, electric connection and pitched box profile roof. 
WORKSHOP 1 & 2: 88' 9'' x 15' 9'' (27.06m x 4.80m) Traditional timber framed building with a combination of close timber boarded, concrete block, brick and stone elevations with a concrete floor under a pitched box profile roof, benefiting from solar panels.  
LIVESTOCK BUILDING: 85' 3'' x 76' 9'' (25.98m x 23.39m) Timber  frame with part concrete and dung board walling with space board. Central feed passage and concrete floor under a box profile roof. 
HAY SHED/ COVERED CLAMP: 89' 8'' x 50' 4'' (27.34m x 15.34m) Steel frame with dung board walling with space board to the rear elevations. Central feed passage and concrete floor under a fibre cement sheet roof. Internal steel pillar and boarding to the gable ends providing covered clamp storage. 
LEAN-TO: 75' 0'' x 43' 8'' (22.85m x 13.31m) Heron of Yeovil, steel frame with rear 
elevations part concrete and space timber boarding under a fibre cement sheet roof with concrete floor. 
LOG STORE: Timber frame with concrete block and space timber boarded elevations and concrete floor under a box profile roof. 
GENERAL STORE: 75' 0'' x 26' 0'' (22.87m x 7.93m) Concrete block walls with part CGI and box profile elevations with a concrete floor under a mono pitched fibre cement sheet roof. GENERAL STORE: 80' 5'' x 18' 6'' (24.5m x 5.64m)Timber frame with part CGI elevations and timber space boarding under a mono-pitched roof.
OLD DAIRY: 45' 3'' x 21' 5'' (13.8m x 6.52m) Concrete block walls under a fibre cement sheet pitched roof with concrete floor. Part of  an ‘L’ shaped building including 
GENERAL STORE: 78' 5'' x 15' 1'' (23.89m x 4.6m) Traditional building with brick, stone and cob elevations under a CGI roof. 
LOOSE HOUSING: 98' 5'' x 20' 0'' (30m x 6.1m) Steel frame with part cast concrete and timber space boarded elevations under a fibre cement sheet mono-pitched roof. Open front elevations with feed barriers. 
LEAN-TO LOOSE HOUSING: 137' 10'' x 20' 0'' (42m x 6.1m) Steel frame with part cast concrete and timber space boarded elevations under a fibre cement sheet mono-pitched roof. Open front elevations with feed barriers. 

Important Information
Basic Payment Scheme (BPS) Entitlements: Basic Payment Scheme entitlements have been established over the land.  Entitlements equal to the eligible area of land will be transferred to the purchaser. The vendor will undertake to lodge any such documents with the Rural Payments Agency (RPA) to allow the transfer of entitlements subject to RPA guidelines. Further details regarding the value of these entitlements are available at the Agents offices.

Entry Level Stewardship Scheme: Bradford Manor Farm is currently under an Entry Level Stewardship Agreement and any purchaser will be obliged to take over this agreement or part of the agreement, subject to Natural England guidelines.

Tenure: The farm is freehold with vacant possession upon completion.

Energy Performance Certificate: Rating D (58).

Valuation: The purchaser will be required to take over all silage, hay, straw, fodder, growing and standing crops at valuation to be prepared by Kivells and there will be no counter claim for dilapidations. Such valuations to be conducted in accordance with the central association of agricultural valuers.

Farm Sale: The vendor reserves the right to hold a farm sale on the farm before completion.

Farm Plan: The farm plan is based on ordnance survey extracts, and the areas are not guaranteed and purchasers must satisfy themselves as to their accuracy.

Easements, Wayleaves, Rights of Way: The Property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.  Should any dispute arise as the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

Services: FARMHOUSE - Mains water supply and private drainage. Mains electricity together supply from roof mounted solar panels on single storey building.
FARM BUILDINGS - Mains water and electricity/solar panels. Mains electricity together supply from roof mounted solar panels on single storey building.
FARM LAND - Mains water connection. 

Local Authorities: Torridge District Council, Riverbank House, Bideford, Devon EX39 2QG. Phone: 01237 428700

Note: Photographs taken July 2015.

Viewings: Please call to make an appointment.  We are open from at least 9am to 5pm Monday to Friday and 9am to 1pm Saturdays.  FULL DETAILS OF THIS AND EVERY PROPERTY ARE AVAILABLE ON OUR WEBSITE www.kivells.com.