Rackenford, Tiverton, Devon, EX16

Under Offer ££295,000 Guide

Key Features

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Traditional three bedroomed farmhouse now requiring extensive renovation and modernisation
Subject to an Agricultural Occupancy Condition
Convenient and readily accessible rural position
Useful farm building
Attractive pasture land with stream frontage
In all about 1.91 Acres

About This Property

An attractive detached three bedroomed traditional farmhouse for renovation, subject to an agricultural occupancy condition, enjoying a delightful rural position with a useful outbuilding and pasture land. In all about 1.91 Acres.

Waterloo Farmhouse has been in the ownership of the current vendors family for over 65 years and its sale represents a rare opportunity to acquire a detached house of traditional construction affording well proportioned three bedroomed accommodation. Despite now requiring extensive renovation and refurbishment, the farmhouse affords the potential to create a character country home. The dwelling is subject to an agricultural occupancy condition which was imposed retrospectively in 1989 when planning consent was obtained for a second dwelling on the original farm holding.
The property is complemented by a large garden to the rear and a useful and adaptable farm building, formerly used as a machinery store. Adjoining is a parcel of principally level pasture and amenity land, enjoying frontage to the pretty watercourse known as the Sturcombe River. In total Waterloo Farmhouse and its associated land extends to about 1.91 Acres.

Situated adjacent to the South Molton to Rackenford road, the cottage occupies a readily accessible rural position lying within the attractive and gently undulating band of countryside to the south of the Exmoor National Park, between South Molton and Tiverton. Nearby Rackenford is a popular village affording a good range of local amenities including a primary school, village stores/post office, parish church and the 12th century Stag Inn public house, reputedly one of the oldest pubs in Devon.
Despite its rural location the property is readily accessible to the main centres of communication. The bustling towns of South Molton and Tiverton afford a comprehensive range of commercial, educational and recreational facilities. The A361 North Devon link route lies only about a 5-6 minute drive away providing convenient access eastwards via the A361 (T) to the M5 (J27) and with mainline rail connections available adjacent to this junction at Tiverton Parkway. Taunton and Exeter are within convenient reach and afford the range of facilities befitting those of county and regional centres.

The house is approached from the road via a gated pathway leading to the front door and continuing to the side to provide access to a large enclosed private garden, laid partly to lawn with a large former vegetable area containing an aluminium framed greenhouse. A dilapidated timber framed store shed is situated in the garden, whilst a large lean-to adjoins the rear elevation of the house, with separate access available to the road. A small copse area adjoins the gardens.

The Farmhouse
The farmhouse is entered via an entrance porch leading into the entrance hall, with stairs rising to the first floor. From here a door leads into the sitting room which contains an enclosed understairs cupboard and a fireplace recess inset with a Parkray solid fuel stove. The large living room boasts an inglenook style fireplace with an original bread oven, inset with a Rayburn oil-fired stove for cooking and domestic hot water. A door leads out to a small lean-to conservatory, with a further door to the kitchen, containing a stainless steel sink with cupboards under. From the kitchen a door and steps lead down to the bathroom and dairy/larder. On the first floor a landing provides access to three good sized bedrooms, two of which currently have restricted head height. The main bedroom contains a Victorian style fireplace recess and a built-in Airing Cupboard.For approximate room dimensions and layout please refer to the enclosed floorplan.

The Farm Building
Situated a short distance to the west of the house, enjoying a separate access from the road, is a timber framed and gi roofed and clad, Machinery Shed, approx. 45' x 20' (13.7m x 6.1m), open fronted with an earth floor. Adjacent to this shed is a useful hard standing yard area.

The Land
To the rear of the farm building is an attractive parcel of level and productive meadow land, with hedge and stream boundaries, enjoying extensive frontage to the pretty Sturcombe River. This land affords considerable agricultural, amenity and conservation appeal. In total, Waterloo Farmhouse extends to about 1.91 Acres, as shown shaded red on the attached identification plan.

Services and Outgoings
Mains electricity connected. Private well water supply. The cottage drains to a private septic tank system. Please note, the private drainage system now requires upgrading/replacement. and prospective purchasers should make their own enquiries regarding this and/or any other services.Local Council Tax on the farmhouse - Band C, together with usual service and environmental charges.

Town & Country Planning
Waterloo Farmhouse is subject to an agricultural occupancy condition which was imposed in 1989 (App. No. 10663). The condition states that occupation of the dwelling ‘….shall be limited to persons solely or mainly employed or last employed in the locality in agriculture as defined in Section 290(1) of the Town and Country Planning Act 1971, or in forestry (including any dependants of such persons residing with him), or a widow or widower of such persons.’ Copies of the planning consent are available from the Agents upon request.

Property Title
The area shown shaded yellow on the attached identification plan is not currently included in the registered title for the property, although it is understood from the Vendors that this area has always been occupied and utilised by Waterloo Farm.

Development Clause
The Vendors intend to impose a development covenant upon the sale of the farm building whereby should change of use planning consent or permitted development prior approval be obtained within a period of 20 years from the date of completion of the sale, then the Vendor’s or their successors in title will be entitled to 40% of any resulting uplift in the value of the building as a result of the planning consent.
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Contact South Molton Residential Sales

23 Broad Street Devon South Molton EX36 3AQ

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Richard Webber Partner - Surveyor & Valuer Full Bio 01769 574500 07740 881180
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