A well-equipped former dairy farm supported by two established solar farms that provide a strong investment return. The holding is centred around the former dairy complex comprising a period farmhouse and an extensive range of farm buildings. In all 260.65 acres.
A well-equipped former dairy farm offering extensive opportunities supported by two established solar farms that provide a strong investment return.
The holding is centred around the former dairy complex that serviced a herd of some 500-cows and includes a well-presented, detached, 4-bedroom period farmhouse and an extensive range of farm buildings, all enjoying panoramic views.
Offered as a separate lot, there is a well-maintained, 3-bedroom semi-detached cottage with adjoining covered yard.
Located to the north of the farmstead are two solar farms, both let on secure agreements generating a sound investment income.
The farm comprises versatile arable and pasture land offered in numerous lots.
In all, extending to 260.65 acres.
Available as a whole or in 8 lots.
Situation The farm is situated in a renowned farming area of mixed farms which is well known for dairy and livestock holdings due to the mild climate and capacity to grow excellent crops of grass and maize. The area is designated as an area of great landscape value.
Location There are many vibrant villages and towns within close proximity. The thriving market town of Great Torrington is 3 miles to the south which offers a wide range of social, scholastic and shopping facilities.
Additional extensive educational and recreational facilities can be found at Bideford, 5 miles, which in turn leads to the spectacular north Devon coastline which is renowned for its beaches and south west coast path. The cathedral city of Exeter is approximately 45 miles to the south east which in turn provides access to the M5 motorway. The city of Exeter provides, in addition to a wide range of shopping facilities, a university, airport and premiership rugby.
Lot 1 Comprising the farmhouse, the extensive range of predominantly modern agricultural buildings, a wind turbine and some 81.05 acres of arable and pastureland.
The Farmhouse Constructed of rendered stone elevations under a slate roof, the 4-bedroom property offers excellent, spacious family accommodation that benefits from double glazing. Set away from the farm buildings, surrounded by a small range of attractive, traditional barns that offer potential for numerous alternative uses.
The accommodation comprises an entrance hallway with stairs to first floor accommodation and door into the dining room with attractive stone fireplace and surround, oil burning stove and exposed wooden beams. Also accessed from the entrance hall is the sitting room with inglenook fireplace, oil burning stove and exposed beams. Fully fitted farmhouse kitchen with an extensive range of fitted units, up to date appliances and Rayburn.
To the side of the house is a further hallway used as an office with utility room with Belfast sink and boiler, and a cloakroom with WC and wash hand basin. Rear porch leading to outside.
On the first floor, there are four good-size bedrooms and a large family bathroom.
Outside Situated to the south west of the farmhouse is an attractive traditional barn constructed of brick, stone and cobb walls with a further single storey barn, previously used as a farm office with kitchen, shower room and WC, with three adjoining garages.
Farm Buildings Located a short distance from the house are an extensive range of modern dairy, livestock and storage buildings that in the past were developed to service a 500-cow dairy herd and now offer for a wide range of dairy, livestock or other uses.
Wind Turbine Located centrally within lot 1 is a 50 KW wind turbine owned by a third party. The site has been let on a 21-year term starting from 20/03/2014. The starting rent was £5,000 per annum plus 20% of the feed-in-tariff for energy generated over 160,000KWh by the turbine per annum. The rent is reviewed annually upwards only in line with RPI. The current rent passing is £7,515.68 per annum. The lease is excluded from the landlord and Tenant Act 1954. Further information is available from the agent.
Land The land comprises some 81.05 acres of good quality arable and pasture land that lie immediately adjoining the farm buildings, serviced by a central farm track and divided into four enclosures with an area of amenity woodland. Lying at between 80-100m above sea level, the soil comprises of well-drained, fine, loamy soil and is serviced by a mains water supply.
Lot 2: The Granary and Covered Yard The cottage known as The Granary lies on the edge of the main holding of Cleave Farm and comprises a semi-detached 3-bedroom cottage with garage and barn.
The accommodation comprises on the ground floor of entrance porch with stairs to first floor, a WC, kitchen and sitting room. At first floor, a landing, three bedrooms (one with en-suite shower room) and a family bathroom. Located a short distance from the cottage is a good-sized covered yard, originally constructed as a calf rearing unit, the building, which measures 745 sqm, is constructed of a portal frame with precast concrete and Yorkshire board walls under a fibre cement roof. The building would be ideal for a range of alternative uses, subject to obtaining the appropriate consents.
Lot 3 Land to south of Chope’s Bridge amounting to 21.64 acres. A single enclosure enjoying excellent road access, currently cropped to maize.
Lot 4 A parcel of some 6.54 acres lying to the south of Chope’s Bridge. An ideal parcel of good-quality land enjoying excellent road access currently cropped to maize but would be ideal to service numerous other enterprises. A mains water supply is available.
Lot 5 Some 41.01 acres of land at Great Huxhill Farm. This parcel is divided into two sizeable enclosures, the first of some 26.7 acres is currently cropped to maize but would be ideal to service a variety of arable or livestock operations. The second enclosure comprising some 13.83 acres provides a sloping pasture field, also enjoying separate access off the council lane running along its eastern boundary.
Lot 6 Land to the north of Lower Kingdon comprising a parcel of pasture and woodland extending to 35.77 acres within which there is a 24.24 acre solar park.
The solar park is let on a long-term lease generating a secure renewable energy income stream. This lot contains 4.6MW of solar, developed by a well-established developer, generating an RPI indexed upwards only income rent. The scheme itself provides a guaranteed base rent of £29,088 which has been indexed to circa £44,000 for 2024. The lease in question commenced in 2013 with a 25.5 year term with the option for the developer to extend for a further 5 years, providing a remaining circa 20 years of income.
Lot 7 Land to the north of Lower Kingdon comprising some 52.58 acres, within which there is a lease for a 9.85MW solar development covering some 51.72 acres and estimated to generate 8,865 MWh per annum.
The lease was executed in March 2024 and provides an investment opportunity providing a lengthy income stream comprising a base rent of £1,000/acre that is subject to upwards only annual RPI indexation (indexed linked from 2022 to £60,321.60 for the 2024 period) or 5% of gross revenue. The lease has 30.5 years remaining, with the lessee having the right to extend for a further 10 years subject to a renewal payment of £64,000 RPI index linked from 2022. The connection of the site to the grid will be commissioned in the new year.
Lot 8 A parcel of some 21.55 acres of good-quality arable land. This parcel enjoys excellent road access and lies immediately adjoining the two solar parks. Currently laid to grass, the land would be ideal to service a variety of livestock of arable enterprises, or to provide additional facilities to the solar park.
Method of Sale The farm is offered for sale by private treaty as a whole or in up to 8 lots.
Tenure & Possession The farm is sold with vacant possession on completion, subject to the lease agreements applying to the two solar farms, the wind turbine and an Assured Shorthold Tenancy currently applying to The Granary.
Listing Status Neither of the dwellings are listed.
Services The farmhouse is serviced by 3-phase electricity, both mains and private water supplies, private drainage via a sewage treatment plant and oil-fired central heating. There are two 25KW solar panel arrays installed on the roofs of buildings 10 and 11. The former dairy and parlour are connected to a mains water supply. The farm buildings are connected to a private water supply sourced from three boreholes situated within NG7193. There is also a mains water back-up supply. The Granary is connected to mains electricity, mains water and private drainage via a sewage treatment plant. Lots 3, 4, 5 and 8 currently enjoy a mains water supply.
Health & Safety Potential purchasers should take particular care when inspecting the property being mindful of uneven and slippery ground surfaces, machinery and livestock movements, especially in and around the farm buildings.
VAT Value Added Tax is not applicable.
Overage In the case of lots 6, 7 and 8, the land will be sold subject to an overage clause whereby should further development take place within a period of 25-years, the Vendor’s would be entitled to a further payment of 50% of any enhanced value attributed to that development. The overage to be triggered on the granting of planning permission.
Planning Planning permission has been granted for both solar parks, the wind turbine and numerous farm buildings.
Wayleaves, Easements, & Rights of Way The property is being sold subject to and with the benefit of all rights including: rights of way, whether public or private, light, sport, drainage, water and electricity supplies and other rights and obligations, easements and Quasi-easements and restrictive covenants and all existing proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. A right of way exists across the northern edge of NG7193 in favour of the Clinton Estate to gain access to Cleave Wood. There is a right of way over the track NG4883 at Lower Kingdon to the solar farm. There is a right of way through the farm buildings, over the track and through NG6739 to the wind turbine at Cleave Farm. There is a right of access over Great Huxhill Farm drive to gain access to field NG4418.
Sporting, Timber & Mineral Rights Included within the sale in so far as they are available.
EPC Ratings The Farmhouse is rated D.
Council Tax The Farmhouse: Band F. The Granary: Band C.
Local Authority Torridge District Council www.torridge.gov.uk
Viewings By prior appointment with the Vendors’ agents, Carter Jonas 01823 428 590.
Directions From Bideford, take the A386 to Great Torrington, soon after Landcross, take the signpost left to the village of Weare Giffard, under the old railway bridge. Follow all the way through the village with the river on your right, passing the village hall on your left and the village green and playpark on your right. At the Cyder Presse pub, slow and indicate and take a hairpin left, up the hill to Park X. Take a right at the junction for Cleave, after about 0.5 miles, the farm will be clearly ahead of you.
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