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"A unique opportunity to purchase a superb development opportunity situated in the heart of the South Hams with detailed planning consent to replace the existing bungalow with a new substantial four bedroom farmhouse with no agricultural occupancy condition standing in 13.39 acres with a range of farm buildings. A further 41.73 acres of productive arable and pasture land is available is available if required.
BUILDING PLOT * FARM BUILDINGS AND 13.39 ACRES Guide Price ?500,000
ADJOINING 41.73 ACRES OF ARABLE AND PASTURE LAND AVAILABLE AS A SEPARATE LOT GUIDE PRICE ?8,000 to ?8,500 per acre

BACKGROUND Higher Colmer Farm is brought to the market for the first time in many years and is for sale only due to the Vendor's decision to move to the Mid Devon area. The farm is therefore for sale with vacant possession with an early completion date to be arranged and agreed with the Purchaser(s).
SITUATION Higher Colmer is situated in the parish of Modbury and lies approximately quarter of a mile due east of California Cross which is often renowned as being the central point of the South Hams, situated between the Rivers Dart, Tamar, the coastline and the Dartmoor National Park. To the south (6 miles) is the market estuary town of Kingsbridge, to the southwest (3 miles) the popular small town of Modbury, to the northwest (8.5 miles) the town of Ivybridge and to the northeast is the ever popular river town of Totnes. The A38 Devon Expressway at Wrangaton is approximately 3.7 miles to the north.
The farm lies between the South Hams Villages of Diptford, Ugborough and Loddiswell, all with their own individual facilities of parish churches, primary schools, public houses and other community facilities.
Primary school education is available at either Loddiswell or Diptford and with the holding falling within the catchment of Ugborough, there is Secondary education/sixth form at Ivybridge, which has excellent Ofsted reports.
At California Cross there is a well known public house/restaurant together with a BP service garage and Spar shop/ mini supermarket.
The South Devon coastline with its marinas, beaches and coastal footpaths is situated in close proximity at Dartmouth, Salcombe and Newton Ferrers, all being a short drive from the farm. The Dartmoor National Park with its dramatic scenery and opportunities for leisure/equestrian pursuits is some 5 miles to the north.
GENERAL DESCRIPTION Higher Colmer Farm comprises a mixed arable / pasture farm with a good balance of level land suitable for arable or grassland conservation for hay/silage together with some permanent pasture for livestock grazing. A total of some 53 acres lie within a ring fence and is being offered in two lots.
The land has been well farmed, is well fenced for both sheep and cattle in the main with the majority of the gates in good working order and the farm buildings in tidy condition. The ground is classified Grade III in the main is free draining and easily workable. The majority of the fields have either a water trough from a private supply/borehole or natural stream water. In the centre of the farm is a small area of woodland (lot 2).
The component parts of the property are described as follows:-
LOT 1 (coloured red on attached plan) DETAILED PLANNING CONSENT The detailed planning consent was granted on 16th September 2011 by South Hams District Council for the renewal of planning approval 38/2381/08/F comprising the demolition of the existing dwelling (Chalet Bungalow), external store, garage and part of the existing barn and the erection of a new dwelling and associated works.
The planning consent provides for a dwelling having a ground floor area (excluding the garage space) of 178 sq.m. and first floor of 156 sq.m. making a total of 334 sq.m. (3,456 sq.ft.). In addition there is garage floor space of 49 sq.m. (507 sq.ft.). The consent is subject to conditions imposed by the Planning Authority - South Hams District Council - and are contained within application number 38/1951/11/F. A copy of the said planning consent is available from the Agents on request. It is confirmed that there is no agricultural occupancy condition.
The construction of the dwelling is that the property is designed with a natural stone base giving it a firm grounding with render above this. The main dwelling features are the use of green oak posts and arches to create interesting features and a veranda in the centre. Further elements include a conservatory, living room extension and balconies to first floor. The roof to be natural slate and the materials chosen are intended to blend in with the local vernacular style and present a soft appearance sat within the existing and proposed landscape.
ACCOMMODATION The accommodation has been designed as follows:-
- Entrance doorways leading into the house from a terrace to the south accessing the dining room/hallway.
- To the west is a large living room with French windows to the south and windows to the east.
- On the east of the entrance hallway/dining room is a farmhouse type kitchen with breakfast area and French windows opening to the east.
- To the rear is a large utility room with back door to garage area and ground floor cloakroom incorporating a wetroom.
- To the rear of the dining room is a further entrance hall with back door opening out to car parking area and garaging with laundry and office off, together with cloakroom and staircase to first floor landing.
- To the east of this entrance hall is ground floor bedroom 3 with an en suite bathroom and French windows to the west.
- At first floor level the staircase opens out to a large gallery with picture windows looking due south.
- Master bedroom suite with dressing room, en suite bath and shower room and French windows to a balcony on the west.
- Two further bedrooms to the east and north of the gallery. Both large double bedrooms having en suite bathroom facilities with bedroom 1 having a full sized dressing room.
The house has been positioned to incorporate the views down over its own front field, this includes the extensive views across Dartmoor. Hardened metalled driveway leads from the County road to the rear of the property and on to the farm buildings.
The Architects floor plans and elevation drawings are as shown within this brochure as an indication of the approved design.
The field due south and west of the site for the new dwelling has springs and lies wet and would provide an ideal opportunity for the construction of a lake as part of the landscaping.
CHALET BUNGALOW Currently located on the site and subject to the planning permission, which requires the demolition of this dwelling following occupation of the new dwelling, is a single storey two bedroomed chalet bungalow. This property is serviceable but basic and would provide temporary accommodation during the construction of the new dwelling house.
FARM BUILDINGS Situated to the rear of the site for the new dwelling house is a timber framed and concrete block building with a tin roof, comprising three stables, horse wash area and dog kennel. Overall dimensions 34.3m x 10.2m

(112ft x 33ft).
In addition to this, a 28 ft x 15ft (8.7m x 4.7m) garage constructed of a concrete floor and onduline roof with lock up sliding door. In this building are the bore hole electricity systems.
There is also a 2 bedroomed static caravan on site with private drainage, electric and water. It has been situated for 3 years, but no planning consent.
Located some 200m to the north of the site for the new dwelling and accessed by the metalled trackway is the top yard which comprises the following buildings:-
BUILDING 1 West of the concrete yard, a 55ft x 30ft (16.7m x 9m) timber framed covered yard, currently utilised as a sheep shed. The shed is part open, part with small cubicles and scrape passageway and a loft floor above. Electric and water.
BUILDING 2 East of the concrete yard, a 40ft x 45 ft (12m x 13.7m) steel framed covered cattle/ sheep yard, constructed of concrete blocks and Yorkshire boarding above, with diagonal feed barrier and sheeted livestock gates. Electric and water.
BUILDING 3 South of the concrete yard, a 20ft x 45ft (6m x 13.7m) timber framed former silage building, now used as forage storage with a lean to on the south (70 ft x 15 ft) constructed of timber side walling and vertically clad with a corrugated iron roof, former cubicle shed converted to lambing pens.
BUILDING 4 North of main span, 40ft x 9ft (12m x 2.7m) range of concrete block and corrugated iron stables, forage store and medicine store with concrete floors, electricity and water. There is a concrete dung heap and yard to the north of these buildings, can be used as storage for big bales.
The yard is well equipped with gates and uprights for stock handling.
THE LAND LOT 1 (coloured red on the attached plan)
The site for the new dwelling house, the farm buildings and two field enclosures, comprising a virtually level block of 13.39 acres Currently all to grass mainly level and very easily workable.
LOT 2 (coloured green on the attached plan)
Situated due east and adjoining lot 1, comprising a further 5 enclosures and a small area of woodland extending to some 41.73 acres.
SINGLE PAYMENT The land is registered with the Rural Land Registry and with the Rural Payment Agency for Single Payment. The vendor will claim the entitlements for the 2013 year and will use her best endeavours to transfer the entitlements subject to RPA Regulations to the purchaser, at no additional charge, for the benefit of the 2014 Scheme Year and beyond. The buyers will be asked to farm the land to meet cross compliance regulations during the remainder of 2013 from completion date.
ENVIRONMENTAL STEWARDSHIP Higher Colmer Farm has an Entry Level Stewardship Agreement in place. The agreement is dated 1st January 2010, and therefore expires on the 31st December 2014. The vendor will use her best endeavours to transfer this Stewardship Agreement to the purchaser (subject to Natural England's Regulations).
CATCHMENT SENSITIVE FARMING The vendor obtained a CSF grant for the new track on lot 1. A part of the agreement these capital items are part of a five year agreement and cannot be removed or altered until summer 2017.
TENURE & POSSESSION The property is offered freehold with vacant possession. Completion can be arranged at an early date if required.
VIEWING Viewing is strictly by appointment only through the vendors Agents Messrs. Luscombe Maye at their South Brent Office.
TOWN & COUNTRY PLANNING The property is situated within the South Hams District Council Local Planning Authority whose address is Follaton House, Plymouth Road, Totnes, Devon, TQ9 5NE, telephone number 01803 861234.
WATER The property (Lots 1 and 2) have the advantage of both a private water supply which is spring fed and pumped to a reservoir where it gravity feeds to troughs and the farm buildings. If the land is split into 2 lots then this supply will be split with Lot 2 having a sub meter installed and paying for all water used through this meter at southwest water rates, however Lot 2 does also benefit from a private stream.
In addition there is a borehole supply recently installed which feeds the dwelling and is available for the top buildings, if ever required.
ELECTRICITY Lot 1 has a connection to mains electricity.
DRAINAGE There is currently a drainage system in place for the current dwelling but this will need to be renewed.
GUIDE PRICES Lot 1 : ?500,000
PLANS, AREAS & SCHEUDLES These are based on the Ordnance Survey Plans and are for reference only. They have been carefully checked and computed by the Vendors Agents and the purchaser should be deemed to have satisfied himself as to the description of the property and any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof. The plans have been produced to a reduced scale and are published for the convenience of purchasers only, their accuracy is not guaranteed and they are explicitly excluded from the final contract.
FLOORPLAN See attached site plan. SCHEDULE OF AREAS LOT ONE
OS GRID PARCEL AREA (ha) AREA (ac)
SX7053 8244 3.62 8.96
SX 7053 9053 1.79 4.43
TOTAL 5.41 13.39
LOT TWO
OS GRID PARCEL AREA (ha) AREA (ac)
SX7053 7765 3.63 8.96
SX7153 0162 3.75 9.25
SX7053 6874 2.82 6.97
SX7053 8885 4.56 11.26
SX7053 7893 0.47 1.17
SX7153 7001 1.67 4.12
TOTAL 16.90 41.73 VIEWING Strictly by appointment with the agents. The comments made by the vendor and estate agent are not factual in any way. TENURE The agent has not had sight of the title documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor as to whether the property is leasehold or freehold. ALL MEASUREMENTS quoted are approximate. THE FIXURES, FITTINGS & APPLIANCES have not been tested and therefore no guarantee can be given that they are in working order. INTERNAL PHOTOGRAPHS are reproduced for general information and it cannot be Inferred that any item shown is included in the sale. COUNCIL TAX & BUSINESS RATES, ETC You are advised to contact the local authority for details. ORDNANCE SURVEY MAPS cCrown copyright 2001. All rights reserved. Based on Ordnance Survey data (not to scale). DRAWINGS/SKETCHES/PLANS/ETC This representation is provided for general guidance and is not to scale. GENERAL DISCLAIMER Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. If there is any point, which is of particular importance to you, we will be pleased to check the information for you. These Particulars do not constitute a contract or part of a contract.
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