Ashill, Cullompton, EX15

Under Offer ££1,075,000 Guide

Key Features

51.53 acres
3-bed 'woolaway' bungalow (AOC)
Range of buildings with PP to convert
Productive ring-fenced holding
Popular farming region

About This Property

An attractive residential smallholding with development opportunities enjoying a rural position, comprising a
3-bedroom ‘woolaway’ bungalow (AOC), a range of outbuildings with planning permission for conversion to 3no. residential dwellings and productive agricultural land. In all about 51.53 Acres. Available as a whole or in Lots.

For sale by Informal Tender
Tenders close Friday 30th July 2021 at 12 noon

Leigh Hill Farm is centred on a detached bungalow of prefabricated ‘woolaway’ construction (subject to AOC), together with a range of modern and traditional farm buildings, planning permission for the conversion of the traditional buildings into 3no. separate residential dwellings, and adjoining productive pasture and arable land.
The holding extends in total to approximately 51.53 acres.
It is offered for sale either as a whole or in up to 3 lots as described below.

Leigh Hill Farm Bungalow and land extending to about 16.19 acres

The Bungalow
This is understood to have been built in the early 1980’s, subject to an Agricultural Occupancy Condition worded as follows: ‘the occupation of the dwelling hereby permitted shall be limited to a 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 (including any dependents of such a person residing with him or her) or a widow or widower of such person’.

The bungalow is understood to be of prefabricated “woolaway” construction, although having been attractively externally clad with a reconstituted stone finish. The dwelling has a pitched concrete tiled roof and a mixture of timber framed and uPVC framed windows.

The bungalow is principally accessed via a glazed side porch and Boot Room which provides access into the Kitchen/Breakfast Room with fitted kitchen units, an oil fired Rayburn providing hot water and heating, a further electric cooker, an enclosed larder cupboard, and an airing cupboard housing the hot water cylinder with immersion heater. Doors provide access to the Dining Room and to the Inner Hall. The Living Room and Dining Room form an attractive open-plan L-shaped room with windows to the south and east elevations and glazed patio doors to the garden. There is an open fireplace with a stone surround and hearth.

From the Inner Hall access is gained to the formal Front Entrance Hall with door to outside and a further small porch area. There is a Family Bathroom with WC, wash basin, bath, shower and electric heater. Beyond this are 3no. good sized Bedrooms, one of which benefits from an En-suite with WC and wash basin.

Whilst perfectly habitable, the dwelling would now benefit from some modernisation, presenting a fantastic opportunity for prospective purchasers to “put their own stamp” on the property.

Outside, the bungalow is surrounded by good sized private garden areas including areas of lawn and terraced patio areas to the south and east running up to the adjoining field. There are various mature trees and shrubs, and a private driveway leads out to the council road. There is a detached single garage and a greenhouse.

For approximate room dimensions and layout, please refer to the enclosed floor plan.

The Land
The land associated with Lot 1 comprises an attractive block of gently sloping productive agricultural land, interspersed with a number of mature in-field trees. The land is currently down to grass although has in the past been used for arable cropping. It may be suited to a variety of smallholder, equestrian, conservation, or other amenity uses, subject to any necessary planning permissions where applicable. Lot 1 extends in total to approximately 16.19 acres as shown edged red on the attached identification plan.

A range of traditional and modern agricultural buildings, some with planning permission for residential conversion (with most modern buildings proposed for demolition), together with around 5.67 acres.

Situated to the northwest of Lot 1, a reasonable distance from the existing bungalow, is a range of both traditional and modern agricultural buildings, most recently used for mixed livestock purposes. The buildings are centred principally around concreted or hardened yard areas, and may be further described as follows:-
Covered silage clamp of steel framed construction with some timber or fibre cement cladding beneath a fibre cement roof, measuring approximately 19.14m x 18.28m.
Steel framed cubicle shed beneath a fibre cement roof with some box profile sheeting and some timber cladding, measuring approximately 19.15m x 13.19m.
Open fronted Dutch barn of steel framed construction beneath a corrugated iron roof with some block work and cladding in places, measuring approximately 18.28m x 4.60m.
Further cubicle building of block construction beneath a corrugated iron roof measuring around 16.76m x 6.70m.
Above ground circular slurry store.
Fronting onto the field forming part of Lot 2 is an open fronted steel framed general purpose building with a fibre cement roof and some corrugated cladding.
Extensive U-shaped range of former dairying buildings, more latterly used as general agricultural stores and workshops. This range lies to the northern tip of the holding, abutting the Council lane to the northeast and adjoining the boundary with a third party property to the northwest. The buildings comprise a mixture of stone, block, brick and cob construction, with some corrugated and some clay tiled roofs. A number of the buildings are currently in a fully or partially dilapidated condition. This range of buildings has the benefit of full planning permission for their change of use and conversion to 3no. residential dwellings, providing for the creation of an attractive courtyard of individual family homes. The relevant planning permission (Ref: 21/00156/FULL) was granted on 4th May 2021 and the development must be begun before the expiration of 3 years form the date of that permission.

The approved plans provide for the following proposed accommodation:-

Barn Conversion 1 — A detached dwelling to comprise open-plan Kitchen/Dining Room, separate Living Room, Hall, Shower Room and Bedroom/Study on the ground floor with two further Bedrooms (1 En-suite) on the first floor. Garage and parking.

Barn Conversion 2 — A semi-detached unit to comprise on the ground floor a large open-plan Kitchen/Breakfast/Family Room, Utility Room, Hallway and WC, vaulted Dining Room, Living Room, and 4th Bedroom/Study with En-suite Shower Room. On the first floor 3no. further Bedrooms each with En-suite facilities. Attached Carport and garden store.

Barn Conversion 3 — A semi-detached unit to comprise on the ground floor an open-plan Kitchen and Dining Room, Utility Room, Hallway, Living Room, family Bathroom and 3no. Bedrooms (1 En-suite). On the first floor a Master Bedroom with En-suite and Dressing Room/5th Bedroom. Garage and parking.

For the accommodation layouts, please refer to the attached proposed floor plans (not to scale). Full planning permission details and plans are available from the Mid Devon District Council website.

The Land
The land associated with Lot 2 comprises a gently sloping productive parcel of agricultural land, with mature boundary hedgerows. The land is shown edged blue on the identification plan attached and extends in total to approximately 5.67 acres.

A block of agricultural land extending to approximately 29.67 acres.
Lying to the southwest of Lots 1 and 2 this comprises an excellent productive block of pasture an arable land divided into four enclosures and benefitting from a separate gated road access to the western corner. The land extends in total to approximately 29.67 acres as shown edged yellow on the attached identification plan.

Freehold with vacant possession available upon completion.

Lot 1 benefits from mains electricity, an unmetered mains water supply, drainage to a private septic tank system, and a domestic oil supply.
Lots 2 and 3 currently have a metered water supply. Mains electricity was formerly connected to Lot 2 but was recently disconnected. If sold in Lots, agreements will need to be reached regarding the practical splitting of services.

Basic Payment scheme entitlements for the relevant area of land will be included in the sale if purchased by an eligible claimant, and the vendors agree to use their best endeavours to transfer the entitlements to the purchaser(s) subject to receiving written instructions. On request of this transfer the purchaser(s) will be responsible for the vendors agents reasonable costs incurred in completing the relevant transfer. The vendors will retain the 2021 payment.

The land is currently not subject to any agri-environmental scheme agreement. The holding lies within the Blackdown Hills Area of Outstanding Natural Beauty (AONB).

The sporting and mineral rights, in so far as they are owned, will be included in the freehold sale.

The bungalow is subject to an Agricultural Occupancy Condition as described within these particulars.

Full planning permission (Ref: 21/00156/FULL) was granted by Mid Devon District Council in May 2021 for the change of use and conversion of a number of the traditional agricultural buildings to form 3no. Residential dwellings., with accompanying demolition of the majority of the modern buildings.

Copies of some of the relevant approved planning documents (relating to Lot 2), and a “fly-through” video are available via the following links:



All viewings are strictly by appointment only via the Agents, Greenslade Taylor Hunt - 01884 243000

Please note the property includes some buildings in a poor state of repair, together with other outbuildings and agricultural land, with associated risks.
Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE)). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation.

Updated 28/07/2021

Leigh Hill Farm is situated in an attractive rural position, lying at the edge of the Blackdown Hills Area of Outstanding Natural Beauty, and a short distance (around 1 mile) from the popular village of Ashill in Mid Devon. The larger village of Uffculme lies around 3 miles distant and provides a good range of local shops, public houses, church and educational facilities including a well rated and sought after secondary school. The M5 motorway at junction 27 together with mainline rail facilities at Tiverton Parkway lie within easy reach, around 5 miles distant from the property.

The holding occupies a position within South West England renowned for both the diversity of its countryside and for the many varied sporting and recreational facilities available either within the immediate locality or further afield. The Blackdown Hills are renowned for their scenic beauty, and offer extensive walking, cycling and riding opportunities. The property is ideally suited for those with all rural interests.
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Contact Tiverton Estate Agents Sales

5 Fore Street Devon Tiverton EX16 6LN

Meet your Agent

Graeme Biffen Partner - Surveyor & Valuer Full Bio 01884 243000 07843 601974
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