Well situated, 75 acre ring-fenced organic farm with farmhouse, residential chalet and farm buildings centrally located within the land, with significant potential for re-development.
Offers are invited to be received by midday on Wednesday 12th August 2020
PROPERTY Penrose Sophia Farm is a historic, secluded and private farm situated centrally within Cornwall. It has excellent access to all areas of the County and with particularly good local access to the north coast around Perranporth, Newquay and the Padstow/Wadebridge area, but also being only 10 miles from the cathedral city of Truro and the south coast fishing villages situated around St Austell Bay.
Reference to ‘Penrose Sopa’ is found as early as 1530 in the proceedings in the Star Chamber of King Henry VIII, and the farm was owned by the Rashleigh family of Menabilly for several hundred years. The agent holds more extensive details of the history of the property. Having been in the same ownership for the past 60 years, the farm is now ready to move into the next chapter in its history.
The farmland is occupied and managed as part of a larger organic farming business, under a short term tenancy agreement, providing a useful income and ensuring the land is managed in an environmentally sensitive manner that ensures the farm provides high quality habitat and wildlife value in conjunction with the surrounding and neighbouring land, whilst providing flexibility over future use.
LOCATION The farm is easily accessible from the A30, recently upgraded to provide an uninterrupted dual carriageway from the M5 at Exeter, and within close proximity to major towns and employment areas. Newquay International Airport is within 10 miles and provides flights within the UK and abroad, with mainline train services at either Truro or St Austell providing direct services to London Paddington, in addition to the Newquay branch line at St Columb Rd (4 miles). The hamlet of St Enoder with its historic and picturesque church tower provide the backdrop to the views from the farmhouse and buildings, with the nearby villages of Fraddon and Indian Queens providing day to day services and primary schooling. In addition, the newly redeveloped Kingsley Village services now provide a major out of town shopping destination with a host of national retail outlets. A greater range of facilities, services and schooling are located at Newquay, Truro or St Austell, all within 10 miles of the property.
LOT 1 – FARMHOUSE, CHALET, BUILDINGS AND LAND The historic farmhouse and buildings, which are not listed nor located within a conservation area, are situated centrally within the land and benefiting from the privacy this affords, along with approximately 5.64 acres of land and low-lying woodland.
Accessed from the public highway by a private driveway, not used to access the land, the buildings are orientated west, with views over open farmland to the prominent tower of St Enoder church. In all Lot 1 extends to approximately 7.67 acres.
FARMHOUSE The west facing farmhouse consists of a traditional dwelling with significant 3-storey extension to the rear, now extending to 7 bedrooms and with a floor area of approximately 2,845 sq ft. The Farmhouse requires improvement and would most likely be considered to need renovation and potentially remodelling in certain areas. The accommodation comprises:
• Porch and Hallway • 2 x Sitting Rooms • Dining Room • Kitchen • Utility and Storage • Conservatory • 5 x Bedrooms on first floor • 2 x WCs and Bathroom • 2 x Bedrooms on second floor requiring completion • 16 panel, 3.92kW photovoltaic array
To the rear and side of the house are gardens, naturally divided into distinct areas and surrounded by mature hedgerows and trees, amounting to a total of approximately 1 acre, providing scope for buyers to remodel and create a private country garden surrounded on all sides by land contained within the farm.
COTTAGES The Chalet, situated a short distance from the farmhouse and screened by vegetation, consists of a single storey detached residential dwelling extending to approximately 363 sq ft and with Kitchen/ Sitting Room, Shower Room and Bedroom.
BUILDINGS The buildings are predominantly located to the south and west of the farmhouse as shown on the plan, consisting of traditional and modern buildings with clear potential for a comprehensive redevelopment of the site as a whole, once suitable planning consents are obtained. With reference to the plan, the main buildings can be more specifically described as follows:
1. Farmhouse. 2. Redundant parlour and dairy, open fronted boxes. 3. 2-storey traditional stone barn used as grain store, with numerous openings, timber roof trusses and slate roof. 4. 60’ x 45’ timber framed shed, former silage pit and loose housing, concrete floor. 5. The Chalet. 6. Former traditional barn, partly demolished. 7. Traditional single storey barn, no roof. 8. 3-bay mono pitch garage/store with attached single storey store.
The majority of the buildings, including the modern barn and traditional 2-storey barn are accessed by a completely separate driveway that forks off the main access drive before it reaches the Chalet and Farmhouse.
LAND In addition to the houses and buildings, Lot 1 includes a 2.89 acre paddock and 2.75 acre low-lying woodland area (areas approximate).
LOT 2 - LAND The holding comprises approximately 67.99 acres of level pasture, roughly divided into 2 distinct areas: approximately 38.9 acres of good quality, productive pasture in 8 enclosures, the rest being lower lying pasture and with a small area of woodland. The lower lying land and the surrounding woodland area provide high amenity, sporting and conservation benefits.
The land is accessed direct from the highway, with no use of land within Lot 1, with access throughout the land by interconnecting gateways.
METHOD OF SALE The property is offered for sale by private treaty as a whole or in 2 lots.
TENURE & POSSESSION The freehold of the property is offered for sale, vacant possession on completion with the exception of the following:
• Lot 2 and the paddock in Lot 1 are subject to a Farm Business Tenancy that expires on 30th September 2020, paying an annual rent of £4,260 plus 90% of Basic Payment.
• The Chalet is subject to a Assured Shorthold Tenancy whose fixed term expires on the 30th November 2020, paying an annual rent of £3,120. Scheme (BPS) received.
BASIC PAYMENT SCHEME Basic Payment Scheme entitlements are included in the sale. The vendor and their tenant has claimed and will retain the 2020 payment.
COUNTRYSIDE STEWARDSHIP SCHEME The land is managed in accordance with a Countryside Stewardship Scheme that runs until 31st December 2022. Buyers have the flexibility to continue the scheme or terminate it early should they so wish. Further details can be obtained from the agent.
PLANNING A Certificate of Lawful Existing Use or Development (CLEUD) dated 27th May 2020 with reference PA20/00104 has been obtained in relation to the residential use of the Chalet.
OVERAGE The two fields hatched on the plan will be subject to an overage clause for residential or non-agricultural/non-equestrian uses, the vendor will be entitled to 30% uplift in value for a period of 20 years from completion.
RENEWABLE ENERGY A 16-panel, 3.92 kW photovoltaic array is positioned on the farmhouse. The system benefits from a Feed in Tariff contract that runs until 2037. In the 2 years to December 2019 the array generated 6,327.1 kWh of electricity and the total income received amounted to £3,467.45. Full details can be obtained from the agent.
SERVICES Water – mains supply via private pipe across the land to the dwellings and buildings.
Electricity – main supply to the house and buildings. Solar Panels on farmhouse roof.
Drainage – private drainage system.
WAYLEAVES EASEMENTS & RIGHTS OF WAY No public rights of way are present over any part of the property. The property to be sold subject to, or with the benefit of all Wayleaves, Easements, Quasi Easements, Rights of Way, Covenants and Restrictions whether mentioned in these particulars or not.
SPORTING TIMBER & MINERAL RIGHTS Sporting rights are included and have been exercised in an ad-hoc fashion. Mineral rights are excluded.
EPC RATINGS Penrose Sophia Farmhouse and the Chalet both have a current energy efficiency rating of Band F.
LOCAL AUTHORITIES Cornwall Council. Cornwall.gov.uk
VIEWINGS Viewings are strictly by appointment with Carter Jonas on 01872 487620.
DIRECTIONS From the A30 eastbound carriageway, leave at the junction with the A3058 signposted Summercourt. Whilst on the slip road, before the junction with the A3058, turn right signposted St Enoder and follow for approximately 850m till a T-junction. Turn right and after approximately 100m turn left onto Narrow Lane. Penrose Sophia Farm is on the left after approximately 350m.
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