Heale Farm 8PP.qxp_Stags 29/04/ :08 Page 1 Heale Farm

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1 Heale Farm

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3 Heale Farm Liftondown, Launceston, Cornwall PL15 9QX A30 Junction 1.5 miles Lifton 2 miles Launceston 3.5 miles Productive arable and pasture farm in the picturesque Carey Valley with convenient access to the A30 Lot 1: Beautifully converted 5 bed barn conversion (0.46 acres) Lot 2: 3 bedroom barn conversion for modernisation (0.09 acres) Lot 3: Large traditional barn with consent to convert into two dwellings (0.43 acres) Lot 4: Attractive meadows including a range of useful modern farm buildings (if sold with residential properties) (5.7 acres) Lot 5: Sloping pasture with fine views (3.78 acres) Lot 6: Undulating pasture and a roadside arable field (84.62 acres) Lot 7: Two practical shaped arable fields (25.37 acres) Lot 8: Amenity paddock (2.16 acres) Lot 9: Amenity paddock (2.17 acres) Available as a whole ( acres in all) or in up to 9 lots Stags Launceston Farm Agency Kensey House 18 Western Road, Launceston Cornwall PL15 7AS Tel: launceston@stags.co.uk Stags Exeter Farm Agency 21/22 Southernhay West Exeter Devon EX1 1PR Tel: farms@stags.co.uk The London Office 40 St James s Place London SW1A 1NS Tel: stags.co.uk

4 Situation Heale Farm lies within the picturesque Carey Valley, just on the Devon side of the Devon/Cornwall border. The farmstead lies at the north western end of the farm, close to the banks of the River Carey. The two barn conversions and the barn for conversion sit within an attractive courtyard, set back off the relatively quiet Lewdown to St Giles on the Heath road, which both the main blocks of land also have a generous length of road frontage along. There is easy access to the A30 dual-carriageway at the Lifton junction, just 1.5 miles away. This provides fast links to the cathedral cities of Truro and Exeter. There is a good range of shopping, leisure and health facilities in nearby Launceston and the rugged North Cornwall coast is just 18 miles to the north west. The popular village of Lifton has a good range of local facilities including a Good primary school, as rated by OFSTED, a doctor s surgery and choice of restaurants. The Arundell Arms Hotel is highly regarded for its trout fishing and game shooting in the local area. Lifton Farm Shop, which is highly acclaimed and a winner of many awards is less than 2 miles away. The new Holsworthy Livestock Market, one of the leading auction centres in the South West, is just 13 miles to the north. Exeter lies approximately 40 miles to the east and provides access to the National motorway network (M5) and has an International Airport and main line rail services to London in just under 2 hours. Introduction Heale Farm is a versatile and productive stock and arable farm. It is being offered for sale as a whole or in up to 9 lots. The principal farmhouse is an attractive 5 bedroom family home, converted to a high standard, and is attached to a large stone barn which has planning consent to be converted into 2 dwellings. A 3 bedroom barn conversion requiring some modernisation sits on the opposite side of the courtyard. To the rear of the traditional courtyard is a range of modern style farm buildings, suitable for a livestock enterprise, which are available if the farm is sold as a whole. Alternatively, if the farm is sold in lots, it is likely that the modern farm buildings will be demolished in order to protect and enhance the environment for the residential properties and to avoid concern over conflicting neighbouring land uses. Further information is available from the agents. The property is offered in the following lots, although alternatives may be considered Lot 1 5 Bedroom Barn Conversion and garden (0.46 acres) This beautifully converted barn has well-proportioned accommodation and a wealth of original features set in wonderful countryside, with delightful views over its own grounds and the River Carey valley. Of particular note is the use of natural slate, granite and timber flooring, exposed timber beams and doors, wood burner and solid fuel rayburn. The accommodation is illustrated on the floor plan, and includes: the light and airy hall and stairwell, with large slate, flagstones, exposed beams and timber staircase; there is a large family room, which has potential to be occupied as a separate studio annexe/holiday let, with a large feature fireplace with wood burner, a boot room and two separate external accesses to the front and rear gardens. On the other side of the hall, is a large spacious sitting room with exposed pine floor and timber beams, from which double doors open out onto a south-facing gravelled area, separated by a low, planted stone wall. Also accessed from the hall, is the beautiful kitchen/diner with four windows and a door opening onto the rear garden. The kitchen has floor and wall mounted cupboards, with integrated fridge and dishwasher, a double Belfast sink, a solid fuel rayburn and tiled floor. Beside the door to the utility room, is a walk in larder. On the first floor, there are 4 are double bedrooms, a single bedroom and the family bathroom which are accessed from a galleried landing. Bedroom 1 has an en-suite shower room with a contemporary white bathroom suite and a pine floor, and at the end of the landing, 3 steps lead down to a well-lit library area. To the front of the property is a parking and turning area for at least 4 cars and an attractive enclosed front garden. To the side and rear are mature gardens with tree and shrub bordered lawns, two raised beds, a granite path and sitting area, and several useful sheds and outbuildings. Lot 2: 3 Bedroom Barn Conversion The accommodation is illustrated on the floor plan and in brief includes: a central hall with stairs to the first floor and doors leading to the bathroom and all the ground floor rooms. There is a large kitchen/breakfast room with a Rayburn stove and

5 a door accessing the adjoining carport. There is a sitting room and a dining room, which is currently used as a fourth bedroom. On the first floor are 3 bedrooms. Throughout the house are many features including exposed timber beams and roof trusses. Outside is a small front garden, a car port, a parking area for several cars and an attached stone store which is accessed from the courtyard. Lot 3: Two Storey Traditional Barns for Conversion to Two Dwellings (0.43 acres) With implemented planning consent to convert into a terrace of two substantial dwellings (4 and 5 bedrooms), these stone and cob barns also have a courtyard setting, with a spacious parking and turning area for several vehicles at the front and gardens to the rear. A further pack of planning information is available upon request. Lot 4: Modern Farm Buildings with Adjoining Meadows (5.70 acres) A useful range of 5 modern style farm buildings (over 16,500 sqft), ideally suited to a livestock enterprise, with attractive pasture meadows and a long frontage along the River Carey. If the farm is sold as a whole, the purchaser can retain the farm buildings, but if sold in lots, most if not all the buildings are likely to have to be removed. (Further information available from the agents). Lot 5: Pasture (3.64 acres) Located on the opposite side of the driveway from Lot 2, this land is accessed directly off the highway, up a short track or, if purchased with one of the residential lots (1-3) via the courtyard. The land is mainly sloping and enjoys fine views. Lot 6: Productive Pasture with a Single Arable Field (84.62 acres) This land enjoys a generous length of road frontage with 3 accesses off the road. The land is mainly classified as Grade 3 and lies between 60 and 135 metres above sea level. It comprise 10 mainly practical shaped and sized fields that are mostly bordered by mature hedgerows that provide good shade and shelter. An acre roadside field is arable land and is currently growing a crop of oats. The land is ideally suited to either livestock grazing or mowing. There is a small quarry on the farm that has been used to provide stone for tracks and gateways on the holding. Lot 7: Productive Arable Land with Generous Road Frontage (25.37 acres) Classified as Grade 3, these two practical shaped fields both have independent access off the highway. The smaller one is seeded to spring barley, the other has had cattle out-wintered on it. Both are bordered by mature hedgerows, providing some shade and shelter. They are equally suitable for arable cropping or seeding down to pasture. Lot 8: Roadside Amenity Paddock with Long Road Frontage (2.16 acres) A relatively level field which enjoys fine far reaching views over generally unspoilt countryside. This paddock lies approximately 430 metres from Liftondown village. It is currently part of a larger field and the purchaser will be responsible for erecting the dividing fence between this lot and lot 9, marked X and Y on the land plan. Lot 9: Amenity Land Accessed Over a Short Stoned Track (2.17 acres) A relatively level pasture field, set back from the road and enjoying fine far reaching views. This lot currently forms half of a larger field; the purchaser of Lot 8 (if sold separately) will be responsible for erecting the dividing fence, marked X and Y on the land plan.

6 General Remarks Services Lot 1: Mains water (shared with Lots 2 and 3), independent bore hole (requiring new pump and filter), mains electricity, electric immersion heater, solid fuel Rayburn supplying central heating and hot water, mini sewage treatment plant drainage. Lot 2: Mains water (shared with Lots 1 and 3), mains electricity, electric immersion heater, oil-fired Rayburn supplying central heating and hot water, private drainage. Lot 3: Mains water (shared with Lots 1 and 2), mains electricity available for connection nearby. Rights will be granted to install and forever after maintain either a mini sewage treatment plant or septic tank within Lot 4. Lot 4: Naturally watered from the River Carey. Mains electricity is connected to some of the existing buildings. Lots 5, 7, 8 & 9: No services connected. We believe the nearest mains water supply is in Liftondown Village, so land lots without water connected could either collect gutter water from any buildings on the land, leave a water bowser at the land, or install a bore hole. Lot 6: Gravity fed borehole water supply. Local Authority West Devon Borough Council, Kilworthy Park, Drake Road, Tavistock, Devon, PL19 0BZ, T: Tenure Freehold with vacant possession upon completion. Sporting and Mineral Rights The Sporting and Mineral Rights in so far as they are owned are included with the freehold. The fishing rights have been reserved. Basic Payment Scheme and Environmental Grants There are no Basic Payment Scheme entitlements included in the sale but these may be available by separate negotiation in time for the 2017 claim. The land until recently has been farmed as organic. There are no environmental schemes that affect the land. Plans and Boundary Fences A plan, which is not to a recognised scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy. Fixtures and Fittings All fixtures and fittings unless specifically referred to within these particulars are expressly excluded from the sale of the freehold. The vendors intend to empty the contents of all the buildings prior to completion. If the farm is not sold as a whole and the farm buildings are likely to be removed, some of these buildings may be available for relocation subject to negotiation. Wayleaves Easements and Rights of Way The property is sold subject to and with the benefit of any wayleave agreements in respect of electricity or telephone equipment and the property is sold subject to and with the benefit of any public or private rights of way. There are no public footpaths shown on the Ordnance Survey plan. We are not aware of any public or private rights of way that affect the property. Rights, Covenants and Reservations A private water main from Liftondown to the farmstead crosses lots 5, 6, 8 and 9. Lots 1, 2, 3 and 4 have mutual access rights across the driveway and courtyard and rights shall be reserved for existing services that might perhaps cross neighbouring lots dependant on exactly how the farm is sub-divided. Method of Sale The property is to be offered for sale by private treaty as a whole or in up to 9 lots. Tere may be some flexibility in the suggested lotting. Viewing Strictly by prior appointment with the vendor s appointed agent, Stags. Directions From Launceston proceed along the A30 towards Exeter for approximately 3 miles, and take the exit signposted to Lifton/Liftondown and Tavistock. Turn right off the junction and follow the road a short distance, taking the first left hand turn. At the next T junction turn left and proceed down the hill for approximately 1 mile. At the bottom of the hill, as the road sweeps to the left, turn right into the driveway, beside a small stand selling eggs. The farmstead is immediately in front of you and Lot 3 barn is on the left at the entrance to the courtyard. Please see the lotting plan. A For Sale board has been erected. These particulars are a guide only and should not be relied upon for any purpose.

7 Riverside Approx. Gross Internal Floor Area Sq Metres 2732 Sq Ft Bedroom x 2.74m 11'6 x 9' Bedroom x 2.74m 15' x 9' Down Bedroom x 2.74m 16' x 9' Bedroom x 2.77m 11'11 x 9'1 Bedroom x 3.28m 18'8 x 10'9 First Floor Kitchen / Breakfast Room x 2.92m 33'6 x 9'7 Utility 2.97 x 2.92m 9'9 x 9'7 Up Dining Room 5.69 x 5.38m 18'8 x 17'8 Sitting Room 6.96 x 5.66m 22'10 x 18'7 Boot Room 3.61 x 2.39m 11'10 x 7'10 Study 2.69 x 2.41m 8'10 x 7'11 Ground Floor Barn Approx. Gross Internal Floor Area Sq Metres 1642 Sq Ft (Excludes Carport) Carport 6.10 x 2.72m 20' x 8'11 Kitchen / Breakfast Room 5.99 x 4.57m 19'8 x 15' Dining Room 4.80 x 3.43m 15'9 x 11'3 Bedroom x 4.24m 15'10 x 13'11 Entrance Hall Up Down Bedroom x 2.49m 8'3 x 8'2 Sitting Room 7.32 x 4.83m 24' x 15'10 Heale Farm Riverside Bedroom x 4.01m 16'1 x 13'2 Ground Floor First Floor

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