Ashbourne, Derbyshire

An exciting opportunity to purchase an 18th century farmhouse with annexe accommodation, a timber garage range and a modern steel framed barn, set within about 8.45 acres.


Situation
Top Farm is situated within the charming hamlet of Dalbury, just under 2 miles from the very desirable village of Dalbury Lees, where there is a well-regarded public house, a village green and community hall. Local amenities can be found in the nearby villages of Etwall and Mickleover, although a wider range of facilities are available in the city of Derby, just 6 miles away.

Ashbourne, the gateway to the Peak District National Park, is an attractive market town approximately 12.8 miles to the north-west. The stunning landscape of the area provides lots of opportunities for outdoor pursuits, including walking, riding, climbing, cycling, and sailing. Despite being set amidst prime Derbyshire countryside, the property is conveniently placed for access to the A38, A50 and A52, providing links to the M1 and M6 motorways and the wider Midlands’ road network. There is a mainline rail link from Derby to St Pancras.

The area is supported by a good range of schools, including a primary school in Long Lane village, John Port School in Etwall and Queen Elizabeth Grammar School in Ashbourne (subject to application). Independent schools include Repton Prep, Repton School, Derby Grammar School for Boys, Derby High School, Abbotsholme School and Denstone College.

Description
Top Farm comprises a very good four bedroom, Grade II listed farmhouse dating from the late 1700s, which has undergone a scheme of renovations in recent years, and offers flexible accommodation over two floors. The accommodation extends to about 2,636 square feet, with many rooms having lovely rural views, and it would make an ideal family home. The house has been renovated to a high standard to include modern finishes such as oak doors, limestone tile flooring and engineered oak flooring, whilst retaining many period features. The property has been listed Grade II in recognition of its architectural and historical importance.

The farmhouse is complimented by a timber framed building housing a single garage with double car port and one bedroom annexe accommodation, and a steel portal framed farm building. Top Farm sits within about 8.45 acres of grounds in all.

There are a range of traditional red brick farm buildings which have been converted into three residential dwellings; two with two bedrooms, and a three/four bedroom property, along with 52.49 acres of pastureland available by separate negotiation.

House
Having been built in the late 1700s, the farmhouse was extended in 1839 and has undergone a scheme of renovations and modernisation during its current tenure. Top Farm is entered via double timber vehicle gates which open into a courtyard and yard area with ample space for a number of vehicles, and access to the land beyond. The front door opens into a spacious and bright reception hall, with oak and glass balustrade to the staircase which rises to the first floor, and large format limestone tiles which continue into a guest cloakroom/utility room and into the kitchen to the rear.

The well-appointed kitchen features gloss handleless base and wall cabinetry, below quartz countertops, with feature smoked glass wall cupboards, and an island with wide storage drawers. Integrated appliances include a combination oven, a dishwasher and wine fridge, whilst a Rangemaster provides additional cooking facilities. An opening from the kitchen leads into a formal dining room with engineered oak flooring, a pretty sash window and multi fuel log burner. An oak door opens into a sitting room with multi fuel stove, a door leading out to the garden and a second staircase rising to the first floor. A further reception room to the ground floor would be ideal as a cosy snug, playroom or home office. There is a storeroom/pantry with stone thrawls off the snug, and a door providing access to the cellar.

Top Farm benefits from two staircases, the east staircase rising to a landing with store cupboard and access to a bedroom with en suite bathroom and the impressive master suite with dressing area, en suite bathroom and fantastic views of the surrounding countryside. The master bedroom has a door to the second landing, where there is a further store cupboard, two further bedrooms, one with en suite bathroom, and a family bathroom.

Garaging and Annexe
An attractive single storey timber building comprises an enclosed single garage, and two open fronted garage bays. On the south side of this building and with views over the adjoining grazing land is an annexe comprising a living-dining kitchen with cabinetry housing a Cooke & Lewis induction hob and single oven, and integrated slimline dishwasher, with utility cupboard with space for a freestanding washing machine, and French doors leading from the sitting area out to a patio and lawn. There is a shower room and a bedroom with fitted wardrobes and desk.

Outside
To the north of the house and entered via a wooden vehicle gate is a broad hardstanding parking area with ample parking for a number of vehicles, and access to the garaging. The rear of the house is south facing, and has a spacious patio and decked area opening into a rear garden, mostly laid to lawn peppered with mature fruit trees, and with views over the land.

Agricultural Barn
Accessed from the yard, a track leads to an excellent steel portal frame five bay livestock building with a concrete central feed passage and loose stock housing, with hardcore floor and barriers. There is mains water connected. The barn extends to about 22.80 m x 14.75 m.

Available by Separate Negotiation

Barns
A range of traditional red brick farm buildings have been converted to three dwellings with parking.

Barn 1
The front door opens into a spacious hall with access to a guest WC. An open plan dining kitchen is fitted with integrated appliances to include 50/50 fridge freezer, single oven, electric hob and a combi oven, and opens into a sitting room beyond. There are two bedrooms and a family bathroom with an overall gross internal floor area of about 889 sq ft. This barn is currently vacant.

Barn 2
The front door opens into a spacious hall with access to a guest WC, and in turn opens into the living-dining kitchen with integrated appliances. A central hall gives access to a bedroom/study and a master bedroom with en suite shower room, whilst stairs rise to the first floor where there are two further bedrooms and a family bathroom with an overall gross internal floor area of about 1,030 sq ft. Barn 2 is currently let under an Assured Shorthold Tenancy, further details are available from the selling agent upon request.

Barn 3
The front door opens into a reception hall with doors leading to a WC, sitting room, and a dining kitchen with integrated appliances and French doors leading outside, whilst stairs rise to the first floor. There are two first floor bedrooms, one with en suite shower room, and a family bathroom with an overall gross internal floor area of about 1,080 sq ft. Currently let under an Assured Shorthold Tenancy, further details are available from the selling agent upon request.

Land
There is additional land available by separate negotiation, comprising about 52.49 acres of grassland, divided into a number of enclosures by a mix of hedges and fences, and bounded by a stream on the south eastern boundary. The land includes a spinney of mixed specimen trees, including a number of hornbeams extending to circa 1.1 acres. The land is accessed via a gateway on its western side.

Tenure
The property is held under two Titles – DY497486 & DY541464.
The house is to be sold freehold with vacant possession on completion.
Barn 1 is vacant.
Barn 2 is let under an Assured Shorthold tenancy with the fixed term running until 31.10.23, although this barn might be vacant earlier.
Barn 3 is vacant.
The land is let under two grazing licences ending 31.10.23.

Overage
The farm is offered for sale with an overage clause whereby 25% of any increase in value due to development will be payable back to the vendors. Equestrian and agricultural development is excluded from this (bar grant of permission for dwellings subject to occupancy conditions) and so will not trigger overage. The term of the clause will be 40 years. Potential purchasers can put forward two offers, one for the property with the overage as advertised, and a second higher one to reflect what is being offered to purchase the land without overage.

Fixtures & Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains electricity and water are connected to the property. Mains water is via a single meter and supply to the whole property. If sold in lots a submetering arrangement will be required to be installed to ensure that a water supply is continued to the other lots. Drainage is to a private system. Heating is via central heating systems with individual electric boilers serving the house, annex and each barn.
None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

Local Authority
South Derbyshire District Council.
Council Tax Bands:
Top Farm – F Barn 1 – C Barn 2 – D Barn 3 – D

Public Rights of Way, Wayleaves and Easements
A public footpath crosses the farm as shown with the hatched line on the sale plan across the land and between the house and barn conversions. The property is sold subject to all other rights of way, wayleaves and easements whether or not they are defined in this brochure.

Restrictive Covenants
Title DY497486 is subject to restrictive covenants from a previous sale. Further details available on request.

Note
The sale includes title no DY497486. The barn conversions sit within title no DY541464.

Basic Payment Scheme and Countryside Stewardship Scheme
The property is registered with the Rural Payments Agency for the basic payment scheme. The vendors will be making a claim under the Basic Payment Scheme for the 2023 claim year. As a result of the delinking of BPS payments from land use, the entitlements will not be transferred to the incoming purchaser/s. The purchaser/s will indemnify the vendors against any breaches of cross compliance for the 2023 scheme year.

The farm is subject to a Mid Tier Countryside Stewardship Scheme which we understand started on 01/01/2022 and expires on 31/12/2024. The purchaser(s) will be required to indemnify the vendor against any loss due to a breach of the requirements for the term of the scheme.

Further details of the Countryside Stewardship Scheme are available from Fisher German.

Sporting and Mineral Rights
A previous version of these sales particulars stated that the sporting rights had been excluded in a previous sale. This advice has been revised. As far as owned, sporting rights are included in this sale.

Fencing Requirements
Fencing liabilities are to be discussed and agreed depending on extent of area purchased.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed
The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – DE6 5BR
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From Derby, follow the A52 west turning left onto Radbourne Lane. Continue straight over the roundabout and on the same road until turning left at a cross roads with White House Farm on your right. Upon reaching Dalbury, Top Farm is on the left hand side before the road leads round to the right.