Property description

Situation
Hoppatown Farm is situated in the parish of Pyworthy and can be found on the outskirts of the village, which has a primary school, church, village hall and playing field with tennis court. The historic market town of Holsworthy is only two miles away and offers a wide range of shops, including a Waitrose supermarket, primary and secondary schools and variety of recreational facilities such as a swimming pool and golf course. The town also boasts a thriving weekly livestock and pannier market and has a good range of agricultural merchants and suppliers.

The north Cornish coastal resort of Bude is only 9 miles away and offers much to see and do. This popular town has a good range of shops, bars and restaurants as well as two sandy surfing beaches and a scenic coast line. Both Dartmoor and Bodmin moor are within striking distance and again offer many leisure opportunities.

The historic cathedral city of Exeter, regarded as the cultural capital of the southwest, has many attractions as well as an excellent shopping centre. The city also benefits from a regional airport and has a main line railway station, bus terminal and connection to the M5 motorway and beyond.

Introduction
Hoppatown Farm extends in all to just over 246 acres and comprises a large four bedroom character farmhouse, two adjoining cottages, and an excellent range of farm buildings and yards. The land is contained within in four good sized blocks of mainly level or gently sloping, pasture and arable land which has excellent access and is very well fenced.

The farm, once part of the Molesworth Estate and has been in the Burnard family since 1874. Over the years it has been used for a number of farming enterprises, the mainstay being dairy and the pedigree ‘Hoppatown’ herd of Holstein Friesians. The herd was dispersed through Holsworthy livestock market following the family's decision to cease dairying and sell the farm.

Hoppatown Farm offers a rare chance to purchase a well located, incredibly flexible property with land and so much potential.

Lotting
The farm is available as a whole or in the following four lots;
Lot 1 : The farmhouse, two cottages, farm buildings with some 94.54 acres (38.26 hectares)


Lot 1 : The Farmhouse
Hoppatown Farmhouse is a substantial property, full of character with beamed ceilings and open fireplaces. Benefiting from and oil fired central heating, the accommodation is as follows

Approached from a concreted parking area, a door on the right leads to an Office and a door on the left leads to the Porch with further door to the Hall. From here, stairs rise to the first floor and there are doors to; Utility Room with range of wall and floor cupboards, worktops over with a Belfast sink and plumbing for a washing machine. Shower Room with shower
cubicle and electric shower and WC.

There is a sizeable Sitting Room with an inglenook fireplace and woodburner, beamed ceiling and window seats overlooking the garden. From here there is a door through to Meadow View although not currently used. The Dining Room is dual aspect and over looks the gardens and there is an attractive brick inglenook fireplace with cloam oven and woodburner.

The Kitchen/Breakfast Room has a range of matching oak units with work surfaces over and 1½ bowl sink with drainer. Space for electric oven and dishwasher, inglenook fireplace with woodburner and cloam oven. A door leads out to the garden.

The First Floor Landing gives access to four good sized Bedrooms and Bathroom with panelled bath, vanity unit with wash basin, WC

Adjoining the farmhouse is a ‘Professional Kitchen’ which has a range of units with work tops over, double sink unit, plumbing for automatic dishwasher and space for cooker. There is also an airing cupboard with hot water tank and a further door leads to a Cloakroom with wash hand basin and toilet.  A door leads into the farmhouse porch and there is a further door to outside. A small array of solar panels can be found on the kitchen roof and these provide electricity to the farmhouse and kitchen.

Outside there is a Double Garage with light and power connected, a Lean-to Shed again with light and power connected, this is also the site of farm electricity meter, stand-by generator and associated bore hole equipment. Further Lean-to Greenhouse (near rear entrance door) and door to old stone and slate Privy and further single Garage.

The Farmhouse Gardens lie to the rear of the property and are accessed to the side via a hand gate. They are mainly laid to lawn with mature shrub borders and flower beds and a path leads to the front door and onto a paddock with a further gate giving access to a vegetable garden and The Stable garden.

Lot 1: The Cottages
Meadow View adjoins the higher side of the farmhouse and could be integrated into the main
accommodation quite easily. This property has two bedrooms, it is mostly double glazed and has night storage heating.

An entrance door leads directly into a Kitchen/Dining Room with a range of kitchen units with worktops over and stainless steel sink with drainer. An inner Hall with built in cupboard leads to the Bathroom with bath, WC and wash basin. The Sitting Room overlooks the garden and has an open fireplace and door leading to the Front Hall. The landing gives
access to two Double Bedrooms.

The Stable again adjoins the farmhouse but on the lower side, this property has exposed beams and  an open fire. Also benefiting from oil fired central heating and double glazing.

Approached from a hard standing area with door to Hallway with stairs rise to first floor. Doors lead from here to the Kitchen fitted with a range of wall and base units with work surfaces over and stainless steel sink unit and drainer. Plumbing for automatic washing machine and space for cooker. Open access to dining area and door to Rear Porch. Dining Area with door to hall way. The Sitting Room is dual aspect and overlooks the garden and has an open fireplace.

The First Floor Landing has doors to three double bedrooms, bathroom and an airing cupboard with hot water tank. Door to Bathroom with panelled bath, wash basin and WC.

Outside, a gravel and paved path leads to lawn area which is enclosed within stone walling and post and rail fencing.


Lot 1 : The Farm Buildings
Conveniently situated a short distance from the farmhouse, the farm buildings are extremely flexible and currently offer excellent livestock accommodation. They are well serviced by water troughs and have ample concreted yards with loafing and feed areas. The buildings comprise

DAIRY :  Concrete block under  a profile sheet roof with a ‘Cotswold’ water heater and plate cooler, vacuum pump, receiving jars, milk pump and work bench.

Traditional two storey stone and slate BARN housing on the ground floor, the ‘Alfa Laval’ 7:14 herringbone PARLOUR with hopper feeders over, cattle handling system (crush) and granary/cake store over. 

Please note: The  stone and slate barn housing the parlour is no longer utilised as such and this buildings together with the mill house has got planning permission for conversion into three holiday lets.

Adjoining former SHIPPON with concrete block walls under a profile sheet roof currently used as a yearling house.

GRAINS PIT with loft over.

STORE SHED : Concrete block with profile sheet roof.  Adjoining
 
PIGGERY : Suitable for 180 pigs

Open fronted CATTLE SHED : Four bay steel and timber frame under a profile sheet roof.
Including four calving boxes and front feed passage.

From yard, gate to EARTH BANK SLURRY STORE (3 months capacity) with weeping wall, three settlement ponds and low rate irrigation system with two hydrants.

BULL PEN : Concrete block under a profile sheet roof.

Open fronted LOOSE HOUSE : 28' 6''  x 19' 3''  (8.69m x 5.87m) Concrete block under a CGI roof.

DUTCH BARN : 30'  x 24'  (9.14m x 7.32m) Three bay steel & CGI cladding. Currently used as a silage clamp.

Adjacent to the parlour on first floor level a traditional stone and slate MILL HOUSE with three phase electric, crusher/mixer and three bulk storage bins.

Open fronted five bay LEAN-TO POLE BARN : 70'  x 20'  (21.34m x 6.1m).

‘FW Yelland’ four bay CUBICLE SHED - 90'  x 60'  (27.43m x 18.29m) with 32 cubicles, feed and scrape passage.

CUBICLE SHED with 40 cubicles and central scrape passage and lean-to SILAGE CLAMP Further lean-to

‘Stacey’ steel portal frame SILAGE SHED : 75'  x 45'  (22.86m x 13.72m) with lean-to CUBICLE SHED with 30 cubicles

‘Stacey’ steel portal frame CUBICLE SHED : 60'  x 45'  (18.29m x 13.72m) with 64 cubicles

Lean-to covered SILAGE CLAMP with concrete walls under a corrugated sheet roof

Lean-to timber frame with profile sheet cladding SHEEP SHED : 48'  x 23'  (14.63m x 7.01m)

SHEEP HANDLING PEN and DIP.

The Land
The land at Hoppatown Farm comprises an excellent run of productive grass and arable land, which is contained in four principal blocks.  It has been very well farmed and is in excellent heart. There is good access to each lot from either the farmstead, parish road or farm track. The gateways and hedges are in good order and each enclosure is well fenced with pig netting and two strands of barbed wire, and all but one field has access to either stream water or a water trough.

The lotting is as follows and please see the plans attached to help identify each lot;

Lot 1 : Approximately 94.54 acres (38.26 ha) at Hoppatown
Identified shaded green on the plan. This land surrounds the farmstead and has road and track access.

Further land available as follows;

Lot 2 : Approximately 58.41 acres (23.63 ha) of land at Brookes House
Identified shaded gold on the plan and only a short distance from the farmstead.

Lot 3 : Approximately 65.86 acres (26.66 ha) of land at Broadshell
Identified shaded pink on the plan and has road access from the north and south.

Lot 4 : Approximately 27.26 acres(11.03 ha) of land at Cross Parks
Identified shaded blue on the plan. Again not far from the farm and on the village outskirts, this ground has the honour of having the highest point in Pyworthy parish.

Important Information
Single Farm Payment Entitlement : Single Farm Payment entitlements have been established over the land. Entitlements equal to the area of eligible land being sold 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 these entitlements are available at the Agents office.

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

Valuation : The purchaser will be required to take over all silage, hay, straw, fodder, growing and standing crops at valuation to be prepared by Messrs 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.

Services : Oil fired central heating for both the Farmhouse and The Stable.
Night storage heating for Meadow View.
Mains water/bore hole and drainage for the Farmhouse and Meadow View.
Mains water/bore hole and mains drainage for The Stable.

Council Tax : Farmhouse - D, Meadow View - B, The Stables - C.

Local Authorities : Torridge District Council, Bideford. Phone 01237 428700.

Viewings : Please call the Farms & Land Office on 01409 259547 to make an
appointment.  We are open from at least 9am to 5pm Monday to Friday and 9am to 4pm Saturdays.  FULL DETAILS OF THIS AND EVERY PROPERTY ARE AVAILABLE ON OUR WEBSITE www.kivells.com

Contact Us
Kivells Farms & Land Department
Stanhope House, Holsworthy, Devon, EX22 6DT 
Tel: 01409 259547
Email: dckivell@kivells.com or farms@kivells.com
Web: www.kivells.com