Situated on the borders between Devon and Cornwall this 11.74 acre smallholding has an agriculturally tied 4/5 bedroom detached residence with a separate double garage, gardens and two agricultural buildings, one of which has some stables with young amenity plantations and paddocks. Option to purchase a site for a garden centre on about 5.85 acres.

Situated on the borders between Devon and Cornwall this attractive smallholding has a 4/5 bedroom detached residence with an Agricultural Occupancy condition separate double garage, gardens and one agricultural building, with some stables, young amenity plantations, planning for craft worksjops and paddocks extending to about 11.74 acres.

There is an option to purchase an adjacent paddock with planning for a Garden Centre which extends to some 5.88 acres.

* Porch * Hallway * Sitting Room * Dining Room/Living Room *
· Kitchen * Conservatory * Lean-to/Workroom *
* 4 bedrooms * 2 Bathrooms *

* Agricultural Buildings * Space for Manege * Gardens * Amenity Plantations *
* Paddocks * Planning for a Garden Centre and Craft Workshops *
* Land extending in all to some 17.61 acres in total *

PRICE GUIDE: £465,000 with 11.74 acres Freehold Subject to Contract

Option to purchase further land in varying combinations.

RGHS/HS/P787

DESCRIPTION
Hay-C-Bay Farm comprises a 11.74 acre smallholding with a 4/5 bedroom detached residence constructed of insulated cavity block walling under a concrete tiled roof with a pebble dash finish which was constructed in the early 1970s. A conservatory was erected in 2004 making a super addition to the kitchen. At the rear and side of the property are gardens which have been subdivided by a number of evergreen hedges and this in turn leads onto the young plantations of amenity trees and willows which were planted some ten years ago. On the edge of these trees is an area which has been excavated that would be suitable for a menage or similar and the paddocks are laid out beyond this garden in four main enclosures which are bounded by either banks or fences. The furthest paddock (5.88 acres approximately) also runs down to the council road where a visibility splay has been created for the proposed Garden Centre which received planning consent in 2000. The property is being sold in two parts or as a whole.

In summary, this is an attractive holding with many opportunities to take advantage of both the leisure and agricultural and horticultural industries and an early inspection is recommended.

SITUATION
The small village of Welcome is a short distance away from the property with a pub, former village store (this may be re-opened in the near future) and pottery, and the coastline is two miles beyond at Welcombe Mouth with the pools, the beach, waterfalls and is well worth an inspection. There are a number of walks in the area as well as the coastal paths and the nearest larger village of Kilkhampton is approximately 2.5 miles away with a useful range of shops. Bideford and Bude are 17 and 12 miles away respectively both west and east of the property and Hartland is located between Hay-C-Bay Farm and Hartland is located between Hay-C-Bay Farm and Bideford and gives easy access to the rugged north Devon coastline.

DIRECTIONS
From Bideford proceed westwards on the A39 past Hartland towards Bude and at Welcome Cross, bear right signposted to Welcome. Proceed down the road and after about 400 yards the property will be found on the right hand side. Turn into the driveway and the house will be found in front of you.

The accommodation comprises:
Upvc storm porch which also has lovely views towards the coast and the sea with sliding door, tiled floor and a panelled door leads into

HALLWAY
With open tread staircase to the first floor, double radiator, telephone point, linen cupboard with slatted shelving, door to bathroom and to principal reception rooms and archway through to the downstairs bedroom with bookshelves to the side.

SITTING ROOM
(15'8" x 13'4") (4.78m x 4.06m) A dual aspect room with double glazed bay window to the front and sliding patio doors to the side onto the pergola, steps down into the garden. Stone fireplace with inset multi fuel fire with timber over and slate hearth. Television point and two double radiators.

DINING ROOM/ BEDROOM 5 (12'0" x 9'4") (3.66m x 2.84m) Double glazed window to the rear looking onto the workroom and with double radiator.

KITCHEN
(19’0” x 9’0”) (5.79m x 2.74m) A good sized kitchen which leads out to the conservatory which houses the breakfast area. Freestanding blue Rayburn providing cooking facilities, central heating and domestic hot water. Extensive range of base and wall units with white fronts and roll top edge worktops over with patterned tile splash backs. Inset electric hob with extractor hood over, single bowl and drainer stainless steel sink unit, space and plumbing for dishwasher, space for fridge under worktops and space for tall freezer and for inset electric oven in a tall larder unit. Door leads out to rear workroom and large archway through to

CONSERVATORY
(12’0” x 11’4”) (3.66m x 3.45m) A delightful addition to the property giving a tremendous amount of light into both the conservatory and also the kitchen with tiled floor, two doors to outside, views over the garden and paddocks and space for computer with telephone point and television point. A ramp leads up from the rear of the property directly into the conservatory, thereby giving access for disabled persons.

WORKROOM
(24’0” x 5’8”) (7.32m x 1.73m) With steps down into this area from the kitchen is laid out with worktops on one side with storage under, radiator with glazed roof. This is presently used as a workroom or could have a number of other uses. Door leads to the outside with a further door through to

CLOAKROOM/ SHOWER ROOM With quarry tiled floor, low level WC, wash basin, plumbing for washing machine and tiled shower cubicle with shower head. From the front hall doors lead to

BATHROOM
With panelled bath with handgrips and tiled surround with Gainsborough Style 400X shower over, low level WC, radiator and pedestal wash hand basin with tiled splash back and mirror over with shaver light and point.

BEDROOM 4
(13’0” x 9’0”) (3.96m x 2.74m) (excluding cupboards) with panelled walls to three sides, this dual aspect bedroom looks to the front and towards the side garden and the double garage. Television and telephone points and cupboards with louvred doors with hanging rail and shelves.

FIRST FLOOR
Stairs lead up to a small landing with doors off to the bedrooms

BEDROOM 1
(15'9" x 13’9") (4.80m x 4.19m) (including cupboards) With a south facing window with stunning views to the sea and over the surrounding countryside with TV and telephone points, two radiators and double wardrobes either side of the chimney breast with hanging rail and shelf over with airing cupboard to the other side with factory lagged hot water cylinder with immersion heater and slatted shelving. There is also some further eaves storage level which is presently used as a clothes wardrobe.

BEDROOM 2
(13'6" x 11'9") (4.11m x 3.58m) (max) An ‘L’ shaped room with TV point, useful built in wardrobe with hanging rail and radiator.

BEDROOM 3
(14'0" x 6'10") (excluding a 12’ long passage way) with velux roof light overlooking the grounds with telephone point, radiator and door to large eaves storage area with hanging rails.

SHOWER ROOM
With corner shower which is tiled on two sides with glazed screen, low level WC with timber seat, pedestal wash hand basin with tiled splash back and mirror tiles to the side, radiator and lovely views over the land.

OUTSIDE
The property is approached through a pair of block pillars either side of the driveway into a tarmaced parking area with parking for in excess of ten cars with a further two metal gates leading around to the buildings. There is access to the garage to the side and also round to the gardens.

GARDENS
The gardens are contained within a number of separate rooms surrounded by evergreen hedges with plants and shrubs and trees, with a number of lych gates separating each part giving access around the garden as a whole. There is a further small garden area to the side of the house which leads up to the double garage.
DOUBLE GARAGE
(23’4” x 19’8”) Sliding concertina timber doors to the front and separate personnel door to the side with concrete floor with power and light connected and double glazed windows. The garage is constructed of cavity block walling which has been externally rendered under a concrete tiled roof which could have potential for conversion, subject to any necessary planning consents.

From the front driveway a further extensive parking area leads around to the agricultural buildings which are reached through a pair of galvanised gates into a further extensive parking area and a further gate which leads up into the paddocks.

STABLE BARN (51’0” x 45’0”)
A very useful building constructed of timber frame under a profile roof with concrete block walls to half height and either Yorkshire boarding or boarded sides. This has been divided into two principal areas. The first which houses six stables with timber and galvanised partitions with concrete floors. Each stable measures approximately 12’0” x 11’0” overall with chamfered ends and have electric lights. At the end of one of the run of stables there is a useful Tack Room (11’9” x 11’0”) which is enclosed and alarmed room with power and light connected with water just outside the tack room. There is also a grooming bay. The other half of the building is used for storage which has a separate metal boarded gate but could equally be used for stabling or for some other use if required. There is a useful mounting block just outside.

THE LAND
Overall the land extends to approximately 17.62 acres in total, subject to measurement, and is contained within six main enclosures, including the site for the garden centre. The rest of the land is either garden or has been planted up with young amenity trees within the last ten years.

THE GARDEN CENTRE
Planning was granted on 13 November 2000 for the erection of a Garden Centre, Craft Workshops and amenities for the disabled. The Garden Centre would be located near to Welcombe Cross itself with the Smithy and Workshop being located behind the agricultural buildings. Please contact the agents for further information.

SERVICES
Mains water and electricity, private drainage system with a brand new septic tank, oil fired central heating and telephone line subject to the usual British Telecom transfer regulations.

LOCAL AUTHORITY Torridge District Council, Bideford Telephone 01237 428700

RIGHTS OF WAY The property is sold subject to the usual wayleaves and easements.

PRICE £465,000 for 11.74 acres. Option to purchase further adjacent land including ‘garden centre site’. Viewing strictly by appointment with the owners Joint Sole Agents. Please contact Guy Sherratt MRICS on 01769 572227 for further information.
RGHS/HS/P787

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