Simpson Farm is situated within the parish of Diptford and lies just to the east of the village, which has its own primary school and church and which is conveniently located less than 3 miles from the A38 Devon Expressway with links to Plymouth and Exeter and beyond, whilst being within the rolling South Hams Countryside.
The market town of Totnes is just under 6 1/2 miles where there is a mainline railway station bringing London within 3 hours travelling and the town offering an interesting range of independent shops, cafes and restaurants, galleries and good educational provision.
The River Dart is celebrated for sailing and rolling and the beautifully South Devon coast is less than 30 minutes drive. The rugged beauty of the Dartmoor National Park is less than a 10 minute drive and the southern fringes of Dartmoor is visible from much of the land.
Simpson Farm comprises a detached part Grade II Listed character Farmhouse which has been extended within the last 50 years with the benefit of Simpson Farm Bungalow and a substantial range of mainly modern farm buildings but with some traditional farm buildings within the higher yard area and land in total extending to 69.71 acres (28.22 hectares).
The property is offered in three convenient lots or a combination of lots as shown on the attached plan and detailed below.
Lot 1A: Simpson Farm Bungalow
Simpson Farm Bungalow is an agricultural bungalow of rendered blockwork construction under a tiled roof.
The bungalow was originally a 2 bedroom property which has been altered with the original hallway being converted into a narrow third bedroom and with the original front door/porch being blocked up.
The property is in need of some modernisation and updating and the windows are single glazed wooden framed with many being rotten and in need of replacement.
The accommodation extends to:
with base and wall units, night storage heater, electric cooker point, tiled splashbacks, plumbing for washing machine, stainless steel sink and drainer, strip light and sliding door leading to:
with lino floor, tiled splashbacks, wash hand basin, towel rail, single aspect window, shaver point, heated ceiling light and bath.
low level wc with lino floor covering
dual aspect with fireplace and surround, power points, tv aerial point and night storage heaters.
dual aspect with tiled floor, night storage heaters and power points.
single aspect with power points and fuse box cupboard.
double aspect with power points, night storage heater, built in cupboard and ceiling pull light.
Lawned areas surround the property with a small porch area to the front.
Directly adjoining the farm drive and of blockwork construction under a felted roof with concrete floor, power, light and window to south with up and over door.
Energy Performance Certificate
Simpson Farm Bungalow Land
Extending in total to 10.59 acres (4.29 hectares) comprised of 10.45 acres (4.23 hectares) of permanent pasture fields and 0.14 acres (0.06 hectares) of bungalow, garage and gardens.
The land directly adjoins the eastern side of Simpson Farm Bungalow with access via gateways immediately adjoining the southern side of the bungalow and garden area as well as a further gateway directly off the adjoining road to the north. The land is gently south facing, free draining and with the benefit of mains water. The boundaries are predominantly solid Devon hedge banks which are supplementary stock fenced.
Lot 1B: Simpson Farmhouse, Buildings, Yards and Land
Simpson Farmhouse, Buildings, Yards and Land totalling 22.87 acres (9.25 hectares) as edged red on attached sale plan situated at the head of a secluded valley, the Simpson Farm complex and buildings with properties benefit from a private location.
Simpson Farmhouse is a substantial property comprised of two different sections with the western wing being Grade II listed of traditional stone construction with part rendered and part slate elevations under a slated roof and the more modern east wing being rendered blockwork under a slated roof.
The property has been used with the west and east wings providing separate accommodation, however, there have been no permanent works carried out to split the property. The property is in need of some modernisation and updating and offers the following accommodation.
Entrance Porch with tiled floor and single radiator.
with sink and wash hand basin with tiled splashbacks, wc, fuse box, power points and plumbing for washing machine and tumble dryer.
Kitchen area with base and wall units, tiled splashbacks, stainless steel sink and drainer, double aspect windows, pressure jet rayburn (oil tank in garden area) and extractor fan.
with double aspect windows, tv point, power point and two radiators.
Single aspect with radiator, power points, fireplace with tiled hearth, ceiling architrave, doorway leading to west wing. Aerial point, telephone point and power points.
Staircase leading up to first floor with doors leading to:
with fitted cupboard, radiator and power points.
with lino floor, fully tiled with wash hand basin, low level wc, Linolite shaving light, power point, ceiling pull, mixer tap, bath, loft hatch, radiator, extractor fan and airing cupboard.
dual aspect with radiator and power points.
single aspect, power points, small built in cupboard, fireplace boarded up and radiator.
with power points, telephone point, single aspect, plumbing for washing machine, stainless steel sink unit and strip light with door leading to:
single aspect with range of base and wall units, part tiled splashbacks, strip light, oil fired aga (tank in garden area), stainless steel sink with drainer and with built in storage cupboard.
double aspect with two radiators, Worcester oil burner with open fire behind, window seat, power points, telephone point, tv aerial point, strip lights and understairs cupboard.
single aspect with built in cupboards, blocked up fire place, power points and doorways leading to Lounge and Hallway.
with fuse box, radiators and stairs leading to first floor.
single aspect, loft hatch, radiator and ceiling pull light.
with feature fireplace, ceiling pull light, radiator and power points.
single aspect and power point.
single aspect, power points and built in airing cupboard.
with electric wall heater, single radiator, walk in shower, wash hand basin, towel rail, tiled splashbacks and New Team electric shaver.
The property has lawned garden areas to the south and east of the property with some tree and shrub plantings. The oil tank which serves the rayburn/aga in both sides of the farmhouse is located just to the north/rear of the property with some further small outbuildings which are used for storage and equipment.
Energy Performance Certificate
Simpson Farm Buildings
Originally Simpson Farm Buildings comprised a range of traditional stone barns to the west of the main yard area which housed the milking parlour. The current owners have over the last 50 years or so carried out works to install an extensive range of modern farm buildings to support a modern dairy, arable and livestock farm enterprise. The majority of these buildings benefit from mains water and electric.
The buildings comprise:
1. General Purpose Storage Building 8.64m x 18.28m
Part blockwork construction with sheeted elevations and roof with concrete floor with power and light with small lean-to building 3.29m x 2.26m.
2. Lean-to Building 13.76m x 5.79m
Concrete panel elevations with part sheeted elevations above with sheeted roof and with clear panels for natural light and compacted floor.
3. General Purpose Agricultural/Workshop Building 18.28m x 9.14m
Steel frame construction under a sheeted roof with clear panels for natural light. Concrete floor, power and light and runs with:
4. Lean-to Building 18.28m x 6.09m
Part blockwork walls with sheeted cladding above under sheeted roof with adjoining:
5. Lean-to 18.28m x 3.61m
Blockwork walls with sheeted cladding above under a sheeted roof with some clear panels for natural light with concrete floor, light, power and water.
6. Storage Building 2.15m x 1.66m
Concrete floor, sheeted roof and fuse box.
Simpson Farmhouse: Band G
Simpson Farm Bungalow: Band B
7. Livestock House 5.74m x 4.41m
Rendered blockwork walls, sheeted roof with clear panels for natural light. Concrete floor.
8. Livestock Building 13.73m x 8.98m
Blockwork walls under a sheeted roof with some clear panels for natural light. Concrete floor, water, power and light with internal livestock area divisions.
9. General Purposes Agricultural Building 13.91m x 9.14m
Blockwork walls with galvanised sheeted gable end elevations and large sliding sheeted door for access to front, concrete floor to part and compacted earth floor to rear bay with power and light.
10. General Purpose Agricultural Building 13.72m x 9.36m
Part blockwork walls with GI sheeting above under a sheeted roof with some clear panels for natural light with concrete floor, power, light and water and internal divisions for livestock housing.
11. General Agricultural Building 13.60m x 9.14m
Part blockwork walls with wooden cladding to some and with Yorkshire boarding above. Concrete floor with power, light and water.
12. Modern General Purpose Agricultural Building 21.57m x 18.28m
Concrete panel walls with Yorkshire boarding above and compacted earth floor.
13. General Purpose Agricultural Building (four bay) 19m x 13.72m
Part poured concrete walls and part blockwork walls with Yorkshire boarding above with sheeted roof with some clear panels for natural light, concrete floor, water, power and light and gated to the front yard area.
14. General Purpose Agricultural Building/Covered Silage Pit 32m x 13.72m
Poured concrete walls with Yorkshire boarding above under a sheeted roof with clear panels for natural light.
15. Livestock Building 21.33m x 18.28m
Poured concrete walls with Yorkshire boarding above under a sheeted roof with clear panels for natural light, power, light and water.
16. General Purpose Agricultural Building 18.28m x 7.88m
Poured concrete walls with sheeted elevations above under sheeted roof with clear panels for natural light with power and light.
17. Livestock Building 31.91m x 14.56m
Poured concrete walls/blockwork construction with Yorkshire boarding above under sheeted roof with some clear panels for natural light, concrete floor, power and light.
18. Fodder Storage Building 31.82m x 10.38m
Poured concrete walls with Yorkshire boarding above under sheeted roof with clear panels for natural light and concrete floor.
19. Parlour and Exit Building 13.72m x 9.14m
16/8 singular herringbone parlour fully fitted with Alfa Delaval fixtures, feeders etc. Dual-vac units, fans etc. Power, light and water.
20. Bulk Tank Building 6.97m x 4.40m
Building used for bulk tank being a 6,000 litre tank with a Cotswold water heater and plate cooler with plastic ceiling/surfaces for ease of cleaning and management with concrete floor, light and water with additional farm office area.
21. Traditional Stone Barns 14.78m x 4.24m
Two storey building with fibre cement roof. The ground floor which faces onto the upper yard area has concrete floor throughout, power and light. NB The barn benefits from numerous window/openings.
At first floor level the building is accessed from the northern end. There is a Lean-to 22.7m x 7.14m with poured concrete walls and compacted earth floor with sheeted elevations under a sheeted roof with some clear panels for natural light, power and light.
Within OS2137 to the west of the main buildings is:
22. Former Chicken Shed 7.26m x 5.71m
With sheeted elevations, sheeted roof and concrete floor.
Simpson Farm Buildings, Yards and Land
Extending in total to 22.87 acres (9.25 hectares) comprised of 2.37 acres (0.96 hectares) of arable/grass leys and 17.52 acres (7.09 hectares) of permanent pasture as edged red on sale plan.
The land surrounds the main Simpson Farm Buildings with the land being both south and north facing through the main section of the land and north-east facing to the eastern side being free draining and with the benefit of mains and natural water supplies.
The boundaries are predominately solid Devon hedge banks which are supplementary stock fenced.
Lot 1C: Simpson Farm West
The Simpson Farm western land as edged blue on the sale plan extends in total to 36.28 acres (14.68 hectares) being a useful block of primarily arable land with good access.
Extending in total to 36.28 acres (14.68 hectares) comprised of 35.19 acres (14.24 hectares) of arable/grass leys and two small sections of copse/wood being a further 1.09 acres (0.44 hectares) as edged blue on sale plan.
The land is primarily comprised of six arable fields which are mostly level and benefit from access directly from the Diptford to Moreleigh Road to the west and the Beenleigh Road to the north via various 15’0 and 12’0 gateways providing useful access.
The boundaries are predominately solid Devon hedge banks which are supplementary stock fenced.
Basic Payment Scheme
The land is registered with the Rural Payments Agency for the Basic Payment Scheme and will be claimed for the 2022 scheme year by the vendors. The entitlements relating to the eligible areas of the various lots will be apportioned and the agents will use their best endeavours to transfer such entitlements if required and requested by the purchasers to enable use for the 2023 scheme year.
The land is not included in any Countryside or Mid-Tier Stewardship Agreement.
Wayleaves, Easements and Rights of Way
The property is sold subject to any Rights of Way, Wayleaves, Rights or Easements which exist at the time of sale whether they are mentioned in these particulars or not.
Public Rights of Way
The land is sold subject to any public rights of way that currently exist whether detailed in these particulars or not.
Sporting and Mineral Rights
All sporting and mineral rights are included in the sale, as far as are known.
All boundaries between separate lots will be owned to the middle of the boundary with each purchaser responsible for stock proof fencing and maintaining the boundary on their own sides.
The plan incorporated at the rear of these sales particulars is for identification purposes only and where different from the contract plan, the latter should prevail.
South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon, TQ9 5NE. Telephone: 01803 861234
Freehold with vacant possession upon completion.
Energy Performance Certificates
Simpson Farmhouse: Energy Rating: F
Simpson Farm Bungalow: Energy Rating: F
Lot 1A Simpson Farm Bungalow and Lot 1B Simpson Farmhouse and Buildings are strictly by appointment through the Agents, Messrs Rendells, 57 Fore Street, Totnes, Devon TQ9 5NL Telephone: 01803 863888 or Email: email@example.com
The land may be viewed at any time during daylight hours only with a set of Rendells Sales Particulars to hand.
Please make sure that all gates are shut in case there are livestock on the land.
Method of Sale
The property is for sale by private treaty.
From Totnes head up the western bypass and at the traffic lights turn right heading towards Avonwick. After approximately 4 miles after passing Bluepost Garage on your right take the next turn left signposted Diptford, stay on this road heading up the hill and after approximately 1 mile instead of turning right towards Diptford stay left on the Moreleigh Road and after a further approximately three quarters of a mile the land will be found on both sides of the road at Christone Cross and Beenleigh Cross. For Simpson Farm turn left at Beenleigh Cross and after approximately 100 yards the entrance to Simpson Farm and Buildings will be on your right hand side.
The land will be identified by Rendells ‘for sale’ boards.
Lot 1A: Excess of £425,000
Lot 1B: Excess of £925,000
Lot 1C: Excess of £430,000