Hunsdon Farm, Westlake, Ivybridge, Devon, PL21

TRADITIONAL STONE BARN AT HUNSON FARM
GUIDE PRICE: £75,000

A substantial traditional stone barn occupying a generous plot and enviable rural position, with potential for a range of alternative use (subject to consents).

For Sale by Public Auction (unless previously sold) on Wednesday 23rd September 2026 at Shilstone House, Modbury, Devon, PL21 0TW at 2pm



SITUATION
The property occupies an enviable rural position, although is highly accessible to local services and road networks, located approximately 2.5 miles southwest of Ivybridge. The town of Ivybridge offers a range of everyday shopping and banking facilities, as well as primary and secondary education services, with the larger city of Plymouth being located 12.5 miles west and providing a wide range of commercial services. Both Ivybridge, Plymouth and Exeter offer connection to mainline rail services to London and the national rail network. The A38 expressway provides connection to the M5 motorway at Exeter.

DESCRIPTION
The property encompasses a semi-detached substantial stone barn occupying two storey’s under a pitched roof, with potential for a range of alternative uses. Historically serving as a milking parlour, livestock building and fodder store, the barn is of a traditional stone construction under a part slate part sheeted roof with numerous openings and doorways.

Externally, the barn enjoys a plot with adjoining amenity space and private off-road parking direct from the highway. Whilst the building is currently agricultural in use, it offers potential for conversion to an alternative use, subject to obtaining planning consent. The vendors have sought pre-application advice from South Hams District Council, the Local Planning Authority, in October 2025. The specific advice requested related to the building being eligible under Class Q provisions to convert from agricultural to residential use; the advice was as follows:

The barns are traditional stone barns and from my initial look at them, appear to be in good structural condition. Agricultural use was also evident at the time of my visit, and so I would consider that the building is capable of being converted under class Q, if you can demonstrate as part of any application for prior approval that the proposal meets the permitted development criteria set out in Part 3, Class Q of the GPDO.
Any such application would need to include a Structural Survey to demonstrate that the building(s) can be converted to residential use without any further structural intervention. A Preliminary Ecological Appraisal will also be needed, and any further surveys if necessary, following the PEA.

A further pre-application enquiry was received in April 2026 to seek clarity as to whether the listing of Hunsdon Farmhouse was relevant to the previous advice on Class Q. The advice was contrary to previous advice that “officer’s consider the barn to be curtilage listed and as such, would not benefit from permitted development rights under Class Q”.

Purchasers are advised to seek their own independent planning advice in relation to this matter.

DIRECTIONS
From the town of Ivybridge, take the B3213 heading east out of the town. Imminently before joining the A38 westbound, take a left turn at the junction, signposted Westlake. Continue for circa 0.7 miles, towards Westlake, taking a right turn at the cross road onto Hunsdon Road. Proceed for approximately 0.6 miles, where the property will be situated on the left, before the sharp right-hand bend in the road.

SERVICES
The property is understood to benefit from a mains water and single phase electrical connection however these services have not been routinely used for many years.

TENURE
The property is sold as freehold with the benefit of full vacant possession. Completion will take place 6 weeks after the exchange of contracts.

LOCAL AUTHORITY
South Hams District Council - Follaton House, Plymouth Road, Totnes, Devon, TQ9 5NE. Tel: .

DESIGNATIONS
The barn has never previously been believed to fall part of any listing of Hunsdon Farmhouse (list entry 11078420) and this had not been raised by the LPA in initial written pre-application advice in relation to Class Q eligibility, however it has been said to be curtilage listed in subsequent advice.

RIGHTS OF WAY, EASEMENTS
Rights of service/supply to the benefit of the vendor’s retained land shall be granted for existing electric, water, data and/or drainage over the property as applicable. Other than this the property is sold as far as required by the vendor and will be conveyed subject to all rights of way, easements and way leaves of telegraphs poles, drains and wires, electric pylons and cables, water and gas pipes at present erected on and passing over or under the property and subject to the agreements affecting the same (if any) and to the Town and Country Planning Scheme, or County, Local Authority and any other statutory body affecting the same.

ADDITIONAL INFORMATION
Flooding: The property is at a VERY LOW RISK from River/Sea and Surface Water flooding (chance of flooding each year less than 0.1%).

Planning Permission: We believe that all elements have been constructed with planning consent or have been in place for sufficient time that a certificate of lawful existing use could be secured.

Health & Safety: Applicants are advised that the property partially comprises a working agricultural holding and viewing is entirely at their own risk. Neither the vendors nor the agents will be held liable for any damage or injury that may occur when interested parties are visiting the property.

Fixtures: All fixtures and fittings, unless specifically referred to within these sales particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the vendors or their agents prior to completion.

IMPORTANT NOTICE
For clarification we wish to inform any prospective purchasers that we have prepared these sales particulars as a general guide. They must not be relied upon as statements of fact. We have not carried out a detailed survey, nor tested the services, heating systems, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings. If there are points which are of particular importance to you please contact the office prior to viewing the property.

CONSUMER PROTECTION REGULATIONS
While we endeavour to make our sales details accurate and reliable, if there is any point which is of particular interest to you please contact the office and we will be pleased to confirm the position for you, particularly if you are contemplating travelling some distance to view the property.

Guide Price: An indication of the seller’s current minimum price at auction. The guide price of range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

Reserve Price: The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.