Northcott, Launceston, Devon, PL15

Approximately 370.75 acres, productive farmland with a picturesque Grade II Listed farmhouse, and range of modern and traditional farm buildings, available to let on a long term tenancy.

- A productive equipped livestock farm, managed regeneratively in recent years

- Substantial farmhouse plus the potential for additional farm worker accommodation

- Available to let on a Farm Business Tenancy of up to 25 years, by informal tender


VIEWING DAYS 27TH AND 29TH OCTOBER - IT IS ESSENTIAL TO BOOK AN APPOINTMENT WITH CARTER JONAS.


LOCATION
Although a Cornwall postal address, Lower Northcott abuts the River Tamar on the eastern, Devon side, in a naturally rural but accessible part of the South West
countryside.

The A388 (approximately 1.5 miles away) links Lower Northcott to the larger towns of Launceston and Holsworthy, both just over 8 miles or a 15-20 minute drive away. The A30 trunk road can be joined at Launceston or Liftondown, for easy onward travel into Cornwall or up to Exeter, the M5 and beyond.


PROPERTY
Lower Northcott Farm offers a well-equipped farmstead with a range of modern and traditional farm buildings sat on a sizeable holding of 370.75 acres.

Historically a dairy farm, more recently rearing beef, the land has been farmed regeneratively, with a focus on soil health and maximising nutrient density in the forage grown on farm, to reduce reliance on cereals and concentrates for finishing the beef animals.

The farm is thought to be capable of supporting a range of farming enterprises, and the landlord looks forward to seeing proposals from applicants, whether along the same lines as the current farming practices or otherwise.

The long term tenancy, of up to 25 years, offers an exciting opportunity for the right tenant.


FARMHOUSE
Lower Northcott Farmhouse is a picturesque Grade II Listed traditional stone farmhouse, comprising a kitchen/dining room, two further reception rooms and utility room on the ground floor, with 4/5 bedrooms and two bathrooms on the first floor. The farmhouse has been looked after beautifully by the outgoing tenants.

Outside, the farmhouse benefits from well maintained gardens, and a parking area separated from the nearby farmyard. Orchards have also been planted either side.

The tenant will be obliged to reside in the farmhouse, as part of the tenancy agreement.


COTTAGES
1 & 2 Lower Northcott Cottages are a pair of semi-detached houses that sit to the south of the farmstead, each comprising a kitchen and living/dining room on the ground floor with 2 bedrooms in No.1 and 3 bedrooms in No.2, together with family bathroom on the
first floor.

The cottages are offered as optional additional accommodation, should a prospective tenant need to house a farm worker for example. Applicants are invited to include one or both of the cottages in their
proposals, or exclude them completely, as required.


BUILDINGS
Lower Northcott Farm’s steading is well equipped with a range of modern, steel-framed, partially concrete floored buildings of varying ages, together with some traditional barns. The yard offers livestock housing, storage for fodder and machinery, livestock handling facilities, silage pits and workshop space.

Currently set up for rearing beef, there is potential for the yard and buildings to support an alternative or mixed farming enterprise.

Given the amount of fixed equipment, applicants are encouraged to particularly consider the repairing obligations while preparing their applications. It is hoped that a schedule of the outgoings tenant’s fixtures and fittings will be available from Carter Jonas in due course as well.


LAND
The land at Lower Northcott Farm extends to nearly 371 acres (150 hectares) in total, and has been managed as regenerative pasture for a number of years.

The current tenant made a change in farming policy and sought to farm the holding less intensively in the mid 2000s, converting to organic in 2007.

After some years the tenant found that the organic regulations were restricting the ability optimise his regenerative approach, so he turned away from organic certification and started a sustainable, integrated farming approach, testing trace elements in the soil and plants, using chemical assistance in a targeted way, improving the forage to reduce reliance on cereals and concentrates.

The current tenant has also adopted a minimum tillage system, to protect the soil and reap the knock-on benefits; there has been no ploughing on the farm for at least 10 years, and no cereals have been produced on farm for 20 years, the pastures providing adequate feed for finishing the livestock.

Although not certified organic, the current tenant has found other ways to sell his beef at a premium, direct to consumers and wholesale, based on the 100% pasture fed, regeneratively farmed aspect.

The landlord considers that the holding is capable of supporting a range of farming systems and prospective tenants are invited to put forward their own proposals for the future management of the farm. Whilst applications demonstrating good soil stewardship and sustainable land management are welcomed, there is no requirement for the incoming tenant to continue the current farming approach.

LETTING
The farm is available as a whole (while inviting applicants to specify whether they want to include one, both or neither of the cottages) and will be let on a Farm Business Tenancy (FBT), under the Agricultural Tenancies Act 1995, due to commence from 25th March 2027.

The Coode Estate is open to a discussion regarding the exact length of term, but Lower Northcott Farm is offered on a long term tenancy of up to 25 years.

Draft Heads of Terms for the Farm Business Tenancy agreement will be supplied with the tender form, to guide proposals from prospective tenants.


ENVIRONMENTAL SCHEMES
The land is not currently within any agrienvironment scheme, but prospective tenants are encouraged to consider what schemes may be available to them to support their farming business during the term.


PLANNING
There are no extant planning permissions at the farm, and the tenant would be responsible for obtaining planning consent, or any other relevant consents, for any proposals. Landlord’s permission will also be required for any changes of use or new fixed equipment.


LISTING STATUS
Lower Northcott Farmhouse is Grade II Listed (list entry 1309827). Further details can be found on Historic England’s website (historicengland.org.uk).


SPORTING TIMBER & MINERAL RIGHTS
Sporting, timber and mineral rights will be reserved to the Landlord.


INGOINGS VALUATION
The incoming tenant may be responsible for the cost of any fixtures or routine improvements (such as tenant’s pastures) that need to be purchased from the outgoing tenant, the valuation is to be confirmed.


SERVICES
Water: Mains
Electricity: Mains
Drainage: Private (septic tank)
Heating: Oil


WAYLEAVES, EASEMENTS & RIGHTS OF WAY
The letting will be subject to all existing and future wayleaves, easements and rights of way. There are existing public rights of way over the holding (e.g. footpaths and bridleways), which can be viewed on Devon County Council’s website.


EPC RATING
Lower Northcott Farmhouse: E
1 Lower Northcott Cottages: E
2 Lower Northcott Cottages: D


COUNCIL TAX
Lower Northcott Farmhouse is band E, and the annual charge in the parish of St Giles on the Heath & Northcott for 2026/27 was £3,175.41. Both 1 & 2 Lower Northcott Cottages are band A, and the annual charge in the same parish for 2026/27 was £1,732.04.


LOCAL AUTHORITY
Torridge District Council

Devon County Council



VIEWINGS
Viewing days are due to be held on TUESDAY 27th OCTOBER and THURSDAY 29th OCTOBER to offer prospective tenants the opportunity to see the property.

Viewings are strictly by appointment only through Carter Jonas – please contact the Truro office to book.


Important Information
These particulars are for general information purposes only and do not represent an offer or contract or part of one. Carter Jonas or anyone in their employment has made every attempt to ensure that the particulars and other information provided are as accurate as possible and they are not intended to amount to advice on which you should rely as being factually accurate. Full information which may be relevant to your decision regarding the property can be found on the property listing on carterjonas.co.uk or, (including off market properties) on the brochure or a separately available material information sheet. We would advise you to confirm the details of any material information prior to any offer being submitted. You should not assume that the property has all necessary planning, building regulations or other consents and Carter Jonas has not tested any services, facilities or equipment. Any measurements and distances given are approximate only. Where Carter Jonas has been provided with a floorplan by a third party, we cannot guarantee that the floorplan has been measured in accordance with IPMS. Purchasers must satisfy themselves of all of the aforementioned by independent inspection or otherwise. Our images only represent part of the property as it appeared at the time they were taken and do not represent the furnishings included; these are confirmed in a separate inventory. If you require further information, please contact us.