Loxbeare, Tiverton, Devon, EX16

An attractive rural development opportunity, benefitting from approval for the creation of a large 4-bed detached house, together with a detached 2-bed ancillary cottage barn conversion.

Available with up to 1.70 acres, as a whole or in lots.


Freehold Guide Prices: £315,000 (Lot 1) - £335,000 (Whole)

INTRODUCTION
The barns at Higher Ingrams Farm come to the market with extant planning permission for conversion, following the vendor’s decision to scale down farming operations. The property provides purchasers with a rare opportunity to acquire a rural development opportunity with planning permission for the construction of a large new dwelling, along with a conversion of further barns to provide ancillary accommodation. It is set within a former farmyard extending to around 0.41 acres (Lot 1), and with the option to purchase further land of around 1.29 acres (Lot 2).
Totalling up to 1.70 acres as a whole.

PLANNING PERMISSION
Planning permission has been granted for the change of use of existing barns to form an ancillary dwelling, together with the construction of a new detached dwelling (Mid Devon District Council Reference Number 22/00022/FUL - consent granted 17th June 2022).

The approvals for planning allow for the conversion of buildings 1, 2 and 3 into a 2-bedroom detached ancillary cottage, retaining the traditional features, while the remainder of the buildings are scheduled for demolition in order to allow for a new detached 4-bedroom dwelling to be constructed on the area of buildings removed to the southwest of the site.

The approved plans are available for viewing online at the Mid Devon District Council Website (reference number 22/00022/FUL).

The plans briefly provide for new accommodation as follows:

* New 4-bedroom dwelling with GIA of circa 2,425 sq.ft. (225 sq.m.): On the Ground Floor- Porch, open plan Kitchen and Lounge/Diner, Study/Playroom, Utility Room, WC, and two downstairs Bedrooms (both en-suite). On the First Floor– Two further Bedrooms (both en-suite).

* 2-bedroom converted barn with GIA of circa 1,039 sq.ft. (97 sq.m.): On the Ground Floor- Hallway, Kitchen/Diner, Lounge, WC and downstairs Bedroom with en-suite. On the First Floor– further Bedroom with en-suite.

DESCRIPTIONS:

LOT 1: Shown edged red on the site plan
The barns occupy a farmyard extending to approximately 0.41 acres as shown edged red for identification purposes only on the site plan. The current buildings on the site comprise a range of both traditional stone built buildings, and more modern block or portal framed buildings, which may be further described below:

Building 1 ( 5.35m x 4.17m) - A two-storey traditional stable with hayloft, of stone and part-block construction beneath a pitched corrugated iron roof with some timber cladding to the elevations. Internally, the building has a concreted ground floor with two pedestrian accesses and pennage. The hayloft above is accessed via an external staircase.

Building 2 (3.56m x 3.54m) - Adjoining block-built lean-to dairy adjoining building 1, with concrete floor, internally rendered, beneath a mono-pitched corrugated iron roof, and currently housing a bulk tank (tank not included in sale).
Building 3 (10.91m x 4.59m) - Former shippon of brick construction with pitched corrugated iron roof. Internally rendered with concrete floor and cattle stalls.

* N.B. Buildings 1, 2 and 3 described above, are have consent for conversion to a 2-bedroom ancillary dwelling.

Building 4 (13.3m x 8.18m) - Adjoining former shippon of block construction under a corrugated iron roof, with concreted floor.

Building 5 (13.70m x 5.94m) - Adjoining 3-bay steel portal framed building with fibre cement roof, roof vents and some Perspex roof lights. The building is open-fronted with part block walls with timber space boarding over. Internally, the building has a concreted floor and cubicles.

* N.B. Buildings 4 and 5 described above, are scheduled for demolition under the approved planning consent, to be replaced with a new build detached 4-bedroom dwelling.

To the southern side of the concreted yard area are the following further buildings, which are currently scheduled for demolition under the extant planning consent, in order to clear space for domestic gardens and parking:

Building 6 (12.6m x 6.72m) - Timber-framed livestock building under a pitched profile steel roof with concrete floor, cubicles, part height block walls and timber cladding over.

Building 7 (10.72m x 5.92m) - 3-bay steel-framed general purpose building under an assumed asbestos roof. Block walls to part-height and part timber-clad and galvanised iron to elevations with a compacted earth floor.

Building 8 (7.5m x 5.92m) - 2-bay steel framed machinery store with open front, part-height block walls with asbestos side cladding over. Pitched asbestos roof. Mezzanine floor to rear bay currently used for general storage.

* N.B. As noted above, Buildings 6, 7 and 8 are scheduled for demolition in conjunction with the planning permission associated with the property.

OUTSIDE
The barns are set within a plot which extends to 0.41 acres, the area between the barns is principally a concreted yard, as well as a dung store of concreted floor and block wall construction to the southeast of the property. To the east of the barns is a grassed area.

LOT 2:
shown edged blue on the site plan—Approx. 1.29 acres
The successful purchaser of lot 1 will have the option to also purchase up to 1.29 acres of attractive gently undulating permanent pastureland, as outlined blue on the attached plan. Located to the south of Lot 1, and to benefit from a right of access (as hatched brown on the site plan), to provide connecting access. Lot 2 allows the purchaser to extend their plot if desired, providing an attractive parcel of land suitable for amenity or equestrian use (subject to any necessary consents). To the east of the parcel, the land borders a stream with a small pocket of mature trees.

SERVICES & OUTGOINGS
We understand the property has a mains electricity connection and has rights to reconnect to an existing mains water connection across a neighbouring third party field. Drainage to be to a private system.

Council Tax: The developed dwellings will be liable for Council Tax.

SPORTING AND MINERAL RIGHTS
The sporting and mineral rights insofar as they are owned will be included with the sale.

METHOD OF SALE
The property is offered for sale by Private Treaty as described within these particulars.

RIGHTS OF WAY, WAYLEAVES AND EASEMENTS
If the successful purchaser also purchases the land advertised as Lot 2, a right of way will be granted by the vendor for vehicular access across their retained trackway to access this land. (access hatched brown on site plan).

The neighbouring property has a right of way over the existing entrance from the track to the Northwest of the property, with a shared maintenance liability. The subject property will also be granted full and unrestricted rights of access along the shared private trackway leading to Higher Ingrams, subject to a shared maintenance liability.

TENURE
The property is of freehold tenure with vacant possession upon completion.

ADDITIONAL INFORMATION
Mobile Coverage: Available via EE, O2, THREE and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. 

Flooding: The property is in an area at a very low risk from River/Sea and Surface Water flooding (defined as the chance of flooding each year as less than 0.1%).

Local Authority:
Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, EX16 6PP. E:
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Devon County Council, County Hall, Topsham Road, Exeter, Devon, EX2 4QD. E:
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VIEWINGS
Viewings are strictly by appointment only and are to be booked with the vendor’s sole selling agents:
Greenslade Taylor Hunt, 5 Fore Street, Tiverton, EX16 6LN.
Tel: Email: residential.

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing the farm. All potential purchasers are asked to observe the country code and close all gates. We would further note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used in the construction of some of the buildings may contain asbestos.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. The attached plans photographs are for identification purposes only and not to scale.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment or services.

v.3.1 - prepared 11/10/2024

SITUATION
The barns are nestled in a beautifully sheltered, rural yet accessible location, approximately 0.5 miles from the small village of Loxbeare, 2.4 miles from the A361 (North Devon Link Road) and 4 miles northwest of the Mid Devon market town of Tiverton. The barns benefit from daytime sun shining into the farmyard, which has a southerly aspect overlooking the picturesque valley. Tiverton provides a comprehensive range of educational, employment, leisure and shopping facilities, which complement its rich history in the textiles trade and its status as the administrative centre of Mid Devon.

The barns occupy a position within the countryside versatility in balancing accessibility with occupying a picturesque and quiet rural setting, being 12.3 miles from Junction 27 of the M5 motorway and mainline railway station, Tiverton Parkway. For international links by air, the Exeter International Airport lies 22 miles distant.