3 bedroom house

An attractively positioned former dairy farm totalling 150.51 acres within four miles of the North Devon Coast. Farmhouse with 3 bedrooms, a double garage and private gardens. An extensive range of covered modern buildings which could suit agricultural, equestrian or storage use. A mixture of grass fields suitable for mowing and arable fields used for growing cereal and forage crops. Available as a whole or in 5 lots.

Situation - Easter Ground Farm lies in a fine location on the edge of West Down village in North Devon, within four miles of the coast.

From the farm there are panoramic views over the surrounding countryside, stretching around to Barnstaple and Bideford Bay with Hartland Point visible on a clear day.

West Down is a pretty village with a community shop, primary school, parish church and the Crown Inn pub. Nearby is the A361 which links the coastal town of Ilfracombe to Barnstaple.

Braunton lies 4.5 miles to the south of the farm and Woolacombe, renowned for its four-mile sandy beach, lies approximately 4.5 miles to the west. Ilfracombe (5 miles) has the Landmark Theatre, a doctor’s surgery as well as banks, shops and supermarkets.

The market town of Barnstaple (10 miles) holds a weekly pannier market, and provides an extended range of shops, leisure and commercial facilities.

The sandy beaches of Saunton, Croyde and Putsborough are within very close proximity and the Exmoor National Park and coast provide wide opportunity for walking and riding.

Secondary schooling is available in Ilfracombe, Braunton and Barnstaple as well as West Buckland School for which there is a bus service from near to the farm.

Introduction - Easter Ground Farm is a former dairy farm which totals approximately 150.51 acres (60.90 hectares) and is currently registered as organic with Organic Farmers and Growers.

The farm includes a characterful farmhouse, a range of modern farm buildings and a mixture of arable, pasture land and woodland all within a ring-fence.

The farm is offered for sale as a whole and in up to five lots.

Lot 1: House, Garage And Gardens (0.70 Acres) -

The Farmhouse - Easter Ground farmhouse is a characterful rendered stone dwelling with some exposed external timbers, a west-facing aspect and gardens to the front and rear.

On the ground floor the porch opens into the sitting room which has exposed beams and a fireplace with a wood-burning stove.

The kitchen / dining room has a fitted kitchen, including an induction hob range cooker. This opens into the garden room, from which there are uninterrupted views over farm land to the south.

The utility and boot room provide additional storage and has a door opening to the rear garden.

On the first floor there are three bedrooms, one with an en-suite shower room, and an additional shared bath and shower room.

Outside - To the front of the house is a small garden enclosed by a low-level wall and to the rear of the house is a patio area with steps up to a higher tier lawn with a further lawn area below from where there are fine views to the south.

Attached to the house is a covered car port (4.55m x 3.68m) and a double garage (5.8m x 4.37m) with electricity connected. To the front of the garage is an area for parking.

Lot 2: Farm Buildings & Land (43.48 Acres) - Lot 2 includes a versatile range of modern farm buildings which were previously used to house a dairy herd, but could suit alternative uses, including equestrian, subject to planning consent being obtained.

The Buildings - Open Fronted Pole Barn (13.81m x 10.44m). Timber frame, internal kickboards with space-boarding above. Box profile sheet roof. Earth floor.

Stable Building (13.22m x 3.66m). Timber frame with internal kickboards and space boarding above. Concrete floor and box profile sheet roof.

Former Dairy (6.46m x 6.04m). Block walls with a concrete floor.

External Store (5.4m x 3.01m). Attached to:

Covered Modern Range. A former cubicle house divided into three sections and with water and electricity connected.

North section (30.23m x 14.71m). Clear-span steel frame with a concrete floor and fibre cement roof.

Middle section (24.22m x 6.12m). Steel frame, concrete floor.

South section (48.76m x 14.74m). Clear span steel frame, concrete floor and open sided.

To the east of the buildings are the former silage clamps where planning consent was previously granted for a private recreational equine arena but this has now lapsed.

There is an open yard area to the north-west of the buildings which provides a space for external storage.

The Land - The land within Lot 2 includes six grass enclosures which are very gently sloping and suitable for grazing and mowing. There is an internal track providing access back to the buildings.

Lot 3: Woodland & Meadows (20.84 Acres) - The land within Lot 3 includes a mixture of pasture and woodland adjoining a stream which runs through and along the western boundary of the farm.

The pasture land totals 5.69 acres, has a west-facing aspect overlooking West Down village and slopes down to a stream.

The attractive woodland adjoins the stream and includes some mature deciduous trees with paths and trails allowing access through the wood.

Lot 4: Land (83.30 Acres) - The land within Lot 4 is all classified as Grade 3 with the soils described as freely draining slightly acid loamy soils.

There are eight enclosures, all of which are either level or gently sloping and suitable for growing a variety of cereal and forage crops.

There are stunning panoramic views from the land towards Fullabrook Down to the south and around to Barnstaple and Bideford Bay with Hartland Point visible.

Aylescott Lane runs adjacent to the entire eastern boundary and provides good access to the A3123 to the north and a parish road to the south and there are hard tracks through the land to allow easy access.

Lot 5: Land (2.19 Acres) - Lot 5 comprises a single pasture field which is positioned on the edge of West Down village adjoining the recreation ground and with access via Farriel Lane.

The land would be suitable for agricultural or equestrian use

General Remarks -

Services - LOT 1: Mains water. Mains electricity. Mains gas central heating. Private drainage system. Broadband.

LOT 2: Mains water is connected to the buildings. If Lot 2 is sold separately to Lot 1, the purchaser of Lot 2 will be provided with a sub-metred water supply from Lot 1 (The purchaser of Lot 2 will be responsible for installing the new meter and paying for all water consumed at the SWW rate).

LOT 3: Natural water from a stream.

LOT 4: There is a well within field parcel 3085. If Lot 4 is sold separately an easement to connect to mains water will be provided over Lots 2, 3 and 5.

LOT 5: We understand that mains water is available nearby.

Access - If sold in lots, the purchasers of LOTS 2 and 3 will require a right of access over LOT 1.

LOT 4 has access via Aylescott Lane to the east and LOT 5 has access via Farriel Lane.

Tenure - The farm is owned freehold and is registered on the Land Registry.

The farmhouse, buildings and pasture land are available with vacant possession.

A right of holdover will be required over part of LOT 4 to allow the sugar beet crop to be harvested.

Basic Payment Scheme (Bps) - The land is registered for entitlements under the Basic Payment Scheme. The entitlements will be made available to the purchaser upon request.

The payment for the 2021 scheme year will be retained by the seller.

Overage - Lot 5 will be sold subject to an overage provision:

If planning consent is approved for any residential or commercial use / development within a 30 year period starting from the completion date, 25% of the increase in the value of the land will be payable to the seller upon the approval of planning consent.

Local Authority - North Devon District Council. Tel: . (

House: Council Tax Band D.

Designations - The farm is within a Nitrate Vulnerable Zone (NVZ).

Plans & 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 of the whole farm.

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

Wayleaves & Rights Of Way - The property is sold subject to and with the benefit of any wayleave agreements and any public or private rights of way or bridleways etc.

There are two public footpaths passing across the farm, through Lots 2, 3 and 4.

Viewing - Strictly by prior appointment with Stags. Please call: or to arrange an appointment.

Directions - From Braunton, continue north on the A361 towards Ilfracombe.

After approximately four miles, shortly after passing the former Foxhunters Inn, turn right onto Stang Lane and continue to the village of West Down.

At the junction within the centre of the village, continue straight ahead and after approximately 200 yards, upon reaching a small triangle, bear left into a no-through road and follow this road through the ford and continue until reaching Easter Ground Cottage.

Warning - Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

Disclaimer - These particulars are a guide only and should not be relied upon for any purpose



Marketed by: Stags Farm Agency, Exeter