Hall Farm, Harford, Ivybridge, PL21

Hall Farm

  • 5 Bedrooms
  • 2 Bathrooms
  • 3 Reception Rooms

5 bedroom house for sale

  • Reference Number MOD210106
  • Agent Marchand Petit Modbury
  • Agent Number 01548 831 163

Guide price £2,500,000

About this property

A unique opportunity to acquire a historic farmstead within the Dartmoor National Park and direct access to the moor, beautiful Grade II listed farmhouse, separate holiday let cottage, range of traditional barns and agricultural buildings set within 70 acres surrounded by woodland, and pasture owned by the Woodland Trust.

Hall Farm is a 15th century, granite-built farmstead set in the middle of 68 acres of productive parkland pasture within the Dartmoor National Park and surrounded by woodland and fields owned by the Woodland Trust. The beautiful and wild River Erme runs through adjoining woodland just 200 metres to the east of the owned land, around which there is an abundance of wildlife. In a survey conducted by the British Ornithological Survey trust more than 40 species were identified on the farm of which just less than 40 had nesting sites. Exeter university classified the number of brown trout fry as exceptionally high. Hall Farm is entirely private with the nearest neighbours about half a mile away and the village of Harford and church of St Petrocs a further quarter of mile to the east. The pretty village of Cornwood approximately 2 miles to the west has a community pub, village shop/post office and primary school and nursery. A wider range of amenities is available at Ivybridge which is about a ten-minute drive away together with the A38 Devon Expressway providing links to Plymouth and Exeter.

The grade II listed farmhouse is steeped in history and is believed to be 15th century and even then, built on the site of an ancient ruin. The property was once the childhood home of the colourful Duchess of Kingston (1720-1788). The farmhouse boasts an array of period features which have been preserved and sympathetically restored in our clients ownership. To the front of the farmhouse is a very pretty and secluded walled garden which is mainly laid to lawn and filled with an abundance of mature plantings. To the west of the farmhouse overlooking the ponds is a wooden summer house with its own wood burner stove. Our clients have worked hard to reduce their carbon footprint with the introduction of a biomass boiler and photovoltaic cells together with a private water supply. There are extensive traditional granite barns which are extremely well maintained with attractive granite stonework and situated around a sunken cobbled yard. On the southernmost point of the property is Kings Barn again in excellent condition with oak pinned Delabole slate roofing and set within its own three-acre paddock with a leat bisecting the land between the free-standing oaks. Kings barn is not listed. There are also two modern, agricultural barns all in excellent condition. Just to the north of the farmstead is a 2-bedroom cottage which has been used as a successful holiday let. The modern barns, constructed of steel concrete and wood covering some 10,500 square feet, are sensitively positioned, and supplied with electricity. Just short of 70 acres, all the land is bounded by granite walls and banks mostly protected by new post and rail/ wire fencing. The largest field is ten acres, and most have stream or spring water access. In the ten-acre field closest to the house are two well stocked ponds one of which is maintained for natural swimming. The land has about 28 gazing units attached mostly to Stall moor.

Hall Farmhouse
Hall Farm is Grade II Listed. It is granite built, slate roofed and largely rendered. The house benefits from central heating and has many authentic features. Where possible, much of the recent work has used farm grown wood and locally sourced materials. Although the house has been significantly improved in recent years, every effort has been made to retain its identity and local integrity.

The floor plan shows the extent of the living accommodation, but in brief comprises: Covered Entrance Porch with a double front door opening into the Hallway. Door to Farmhouse Kitchen with slate floor and range of authentic wooden wall and base units, stainless steel sink and drainer and newly installed wood fired Esse range cooker and water heater. Sitting Room with 17th century feature fluted granite fireplace wood panelling, wood burner, home grown beech window seat, with view over the walled garden. Downstairs Washroom with W.C, wash hand basin, Belfast sink, plumbing for washing machine, and large cupboard. Office dual aspect with a slate floor and part exposed granite wall. Boot Room with tiled floor and historically interesting large fireplace and granite lintel. Back staircase to upstairs bedrooms, and door to outside.

From the main Hallway is a classic Georgian staircase leading up to the first floor where there are five Bedrooms, some with wall panelling to match the sitting room, and some built-in storage. Box Room with access to undereaves storage. Family Bathroom, with free standing claw foot bath, shower cubicle, wash hand basin and a fairly ordinary loo with an extraordinary view!

Outside
To the front of the farmhouse is a wonderful, secluded south-facing and totally private walled garden laid mainly to lawn and surrounded by interesting specimen trees, shrubs, hedging and granite walling. A few steps away is a quaint wooden summer house built on stilts over water, with a small log burner, overlooking the two ponds.

The Old Shepherd's Cottage
Created fifteen years ago from two former barns, the cottage enjoys full residential status and comprises:- Front door into fully fitted Kitchen with slate floor, modern base and wall units, work tops, electric cooker, hob and stainless steel sink and drainer. Family Bathroom with W.C, bath with electric shower over and heated towel rail. Two steps lead up to a Conservatory with partly glazed wall offering wonderful countryside views, oak wooden flooring and wood burner. Sitting Room (or second bedroom) with dual aspect, exposed beams, and granite features. The cottage is double glazed, centrally heated and enjoys exceptionally good natural light. It is very spacious and has several authentic interesting features. Stairs lead to a galleried first floor Bedroom with triple aspect views and builtin airing cupboard housing the hot water tank. Outside there is a gravelled car parking area and extensive lawn.

Barns and Farm Buildings
A well-maintained courtyard of lofted, traditional, granite, Delabole slated Grade II Listed traditional barns are situated on the eastern side of the main farmhouse and offer potential for conversion to alternative uses (STP). The traditional stone barns contain a number of original features including a round house (engine house), shippons, a root store, and long open loft, stabling, and workshops. There is also a pump house which lifts stream water up to the livestock barn. South of these barns is a productive fruit and vegetable garden. There is separate access from the public highway.

Machinery & Hay Barn
Concrete and timber framed multi-use barn under a corrugated roof, Angus Orlingo 200 biomass boiler which is entered into the RHI incentive scheme. Further details from the agent 4000 litre Akavaterm pressurised hot water reservoir tank.

Livestock Building
There is an extensive clear span steel portal frame construction with clad roof and timber elevations and wooden Yorkshire boarding which is ideal for winter livestock housing, machinery storage or equestrian use. Situated on the roof is a large 30kw array of photovoltaic panels. Outside is a rainwater harvesting tank.

King's Barn
It has a new Delabole, oak pin slate roof and opens onto a delightful Dartmoor flower meadow well suppled by natural water which forms the basis of the historically important Kings Gutter Leat.

The Land
A productive and attractive run of pasture land well fenced with mature well managed hedging and many standard trees, most of the land can be mown. From the land there is access onto the open spaces of Dartmoor proper.

Services
Water - Private water supply but a mains connection is available if required.
Electricity - Mains and 3-phase with a 30kw solar heating PV array.
Drainage - Private septic tank.
Central heating - To the farmhouse, cottage and games room is via the biomass boiler.
Newly-installed fibre optic cable Broadband link.
All overhead electric and telephone wires close to the buildings and house have been buried.

Renewable Energy
The biomass boiler is entered into a renewable heat incentive (RHI) scheme. PV panels provide the farm with electricity.

Re-current Income
The land is currently let on an annual basis and the cottage on a shorthold tenancy, along with environmental and government payments providing a useful recurrent income.

Access
Directly onto the public highway.

Tenure
Freehold.

Basic Payment Scheme (BPS)
The farmland is registered for entitlements under the BPS. The current scheme year payment is reserved from the sale. The entitlements will be made available to the purchaser.

Entry Level Stewardship (ELS)
The farm and moorland is entered into an ELS agreement starting 31/10/19.

Moorland Grazing Rights
Hall Farm has 28 moorland grazing rights.

Local Authority
Dartmoor National Park Authority
South Hams District Council.

Council Tax
Farmhouse: Band E
Cottage: Band C

Planning / Listing
Hall Farmhouse is Grade II Listed as are the adjacent traditional buildings listed for their group value. The Cottage and King's Barn are not listed.

Designations
Hall Farm lies within the Dartmoor National Park.

Covenant
There is a non onerous covenant on some of the farm buildings, which only take effect if they were developed for re-sale. Further details are available on request.

Plans and Boundary Fences
A plan, which is not to scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

Sporting & Mineral Rights
The sporting and mineral rights insofar as they are owned are included with the freehold.

Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale of the freehold.

Wayleaves & Rights of Way
The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc. A footpath runs through part of the farm, but does not cross any fields.

Mileage
Cornwood Village 2 miles; Ivybridge, A38 and Railway Station 3 miles; Plymouth 12 miles;
Exeter 38;miles.
(distances are approximate)

Key Features

Hall Farm, Harford, Ivybridge, PL21
  • A charming Grade II listed farmhouse set in 68 acres of land
  • Wonderful views over the land and Dartmoor beyond
  • A private rural setting, surrounded only by pasture and woodland owned by the Woodland Trust
  • 5 bedrooms with a separate cottage, ideal for additional accommodation or to holiday let
  • A range of farm and agricultural buildings offering a multitude of uses including equestrian (STP)
  • Direct access to Dartmoor and River Erme renowned for trout fishing
  • Eco-friendly biomass boiler and 30kw solar pv panels, own water supply
  • Established income stream

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Floorplan

Floorplan

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Address

4 Broad Street Modbury Devon PL21 0PS

Opening Hours

Monday to Friday 9.00am to 5.30pm
Saturday 9.00am to 4.00pm
Sunday viewings by appointment

Telephone

01548 831 163