Great Nurcott comes to the market following the Vendor’s recent decision to dissolve the farming partnership, the property having been occupied by the same family for over 100 years. This sale thereby affords potential purchasers an extremely rare opportunity to acquire an outstanding residential and commercial livestock holding occupying an exceptional position within the unspoilt countryside of the Exmoor National Park, providing considerable sporting and amenity appeal.
From Taunton take the A358 in a north westerly direction towards Minehead and after about 6 miles turn left onto the B3224 sign posted Elworthy and Ralegh’s Cross. Follow this road for about 5.5 miles and at Elworthy Cross continue straight over into the Exmoor National Park. After passing the Ralegh’s Cross Inn continue for about 0.6 miles and bear right beside the Brendon Hills Methodist Church, remaining on the B3224 towards Wheddon Cross. Follow this road for about 7 miles into Wheddon Cross and turn left. Stay on this road for about 3 miles before turning right for Winsford. Upon reaching Winsford continue straight through the village heading for Exford and Simonsbath whereupon the entrance drive to Great Nurcott will be found approximately 1 mile along this road on the right hand side.
The property is situated in a sought after part of the picturesque Exmoor National Park accessed over a long private drive in a south facing position, enjoying outstanding views over the surrounding countryside. The setting is superb lying well positioned within its own land in some of the most attractive countryside in the county comprising a beautiful and varied landscape primarily dominated by traditional agriculture interspersed with charming villages and farmsteads, with an abundance of pasture, woodland and open moor.
Whilst the setting is rural the property still enjoys easy access to the surrounding districts, being within convenient driving distance of the popular Exmoor villages and towns of Winsford, Exford and Dulverton. Winsford itself is an extremely pretty village providing a parish church, village hall, post office/village stores, restaurant, and village cricket club, whilst the nearby A396 provides a useful link to Minehead, Dulverton, Bampton and Tiverton. The larger towns of Minehead and Dulverton offer a more comprehensive range of everyday shopping, banking and scholastic facilities, including primary and middle schools. Secondary schooling is available at Minehead or Wiveliscombe, with independent schools at Taunton, Wellington, West Buckland and Tiverton.
Access to the M5 motorway is available at Taunton (J25), as well as Wellington (J26) and Tiverton (J27). Main line stations at Taunton and Tiverton Parkway provide a fast rail service to London (Paddington) with international airports available at Bristol and Exeter.
Sporting and Recreation
In itself the property 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 vicinity or further afield. The Exmoor National Park boasts an abundance of foot and bridle paths and hunting may be enjoyed with several noted packs. For the equestrian inclined there are
numerous active pony clubs in the area, point-to-points, polo clubs and National Hunt Steeplechase meetings held regularly at the Taunton Racecourse. Coarse and game fishing, together with sailing, exists on a number of local reservoirs, lakes and rivers, including nearby Wimbleball Lake. The spectacular north coast provides sea fishing, surfing and sailing, as well as pretty coastal villages and towns such as Lynton, Lynmouth, Porlock and Watchet.
The property briefly comprises a substantial character Grade II listed farmhouse of traditional construction affording well-proportioned family accommodation utilised as a six bedroomed main dwelling with one wing currently disused having fallen into disrepair, although this part could be easily incorporated back into the main house, if required.
Situated adjacent to the farmhouse are a fine range of traditional stone buildings eminently suited to alternative uses such as holiday cottages, shooting lodges, annexe, studios or offices, subject to obtaining the appropriate planning consent. There is a further range of adaptable modern farm buildings well suited to a variety of livestock enterprises.
The farmstead itself is conveniently positioned within the surrounding land, which is primarily contained within a ring fence and enjoys extensive road frontage and access. Currently utilised for the breeding, rearing and grazing of livestock and fodder production, the holding also incorporates a number of highly regarded commercial pheasant drives with associated release pens, game cover crops and woodland. In total Great Nurcott extends to about 478.42 Acres (193.61 Ha).
The property is offered for sale by private treaty, either as a whole or in a combination of up to 4 lots as described within these sale particulars:-
Lot 1 - The Farmhouse, Farm Buildings and Land extending to about 325.29 Acres
An attractive traditional Grade II listed farmhouse, occupying a secluded south facing position within the holding and affording spacious character accommodation with the potential to create an exceptionally attractive and highly individual family home. Attached to the western elevation is an adjoining wing which is now in a severely dilapidated condition but with the potential to create additional accommodation as a self-contained annexe. The accommodation is arranged over two floors, as follows:-
Entrance Porch with glazed double doors and tiled floor. Original heavy studded front door and frame to:-
Entrance Hall with enclosed staircase to first floor. Door to Inner Hall with under stairs cupboard.
Dining Room with exposed ceiling beams and window seat. Wood parquet floor and enclosed wall cupboard. Stone open fireplace (possibly concealing the original inglenook) with walk in cupboard to one side plus further wall cupboard.
Sitting Room with exposed chamfered beams and window seat. Tiled open fireplace (possibly concealing the original inglenook) with adjoining enclosed former spiral staircase leading to the first floor. Night storage heater.
Kitchen/Breakfast Room with original deep inglenook fireplace with exposed stonework, bread oven and slate hearth. Original witches window and seat. Exposed ceiling beams. Oil fired Rayburn for cooking and domestic hot water with range of base cupboards and drawer units. Stainless steel single drainer sink unit. Original bench seat. Enclosed wall cupboard. Door to:
Rear Entrance Lobby/Utility Room with glazed sink with hot and cold and original stone trough. Door to rear courtyard. Cloakroom off with WC.
Situated off the kitchen:-
Rear Hall with secondary stairs rising to first floor. Enclosed store cupboard and door back to Inner Hall.
Dairy with slate cold shelf. Steps up to the adjoining side wing which is in a dilapidated condition and comprises:-
Cellar with original cobbled floor and exposed ceiling beams. Door to:
Store with exposed ceiling beams and door to inner courtyard.
Bedroom 1 (S) double
Bedroom 2 (W) with door to side wing providing two further rooms at first floor level. This area should not be entered when viewing.
Bedroom 3 (S) situated over the entrance porch.
Bedroom 4 (S)
Bedroom 5 (E) with enclosed wall cupboard.
Rear Landing with secondary stairs descending to ground floor. Enclosed Airing Cupboard with immersion heater.
Bathroom with panel bath, pedestal wash basin and low level WC.
Bedroom 6 (E)
A private entrance drive bisects the holding, rising to the east of the farmhouse and terminating in a large courtyard area off which are situated the principal range of farm buildings. A pedestrian path provides access to the front, flanked by shrub borders and principally lawned within walled and laurel hedged boundaries. Steps lead down to a lower garden area. To the rear is an enclosed courtyard providing access to the farmhouse with a part stone and gi roofed open sided Fuel Store. A side access leads to the rear of the farmhouse and to an inner courtyard containing the PVC oil tank and flanked to the west by the attached wing, now in a dilapidated condition.
To the north are further dilapidated traditional outbuildings, with attached Stable Block of stone and slate roofed construction, containing Three Loose Boxes and further Pony Box with loft over. Adjoining Tack Room.
The Farm Buildings
Situated on the opposite side of the entrance drive, the buildings consist of an amalgam of both tradition and more modern construction. Although presently utilised for mixed livestock purposes they are neve the less adaptable to a variety of alternative uses allied to the residential enjoyment of the property. They may be further described as follows:-
Stone and slate roofed Workshop, 25'1" x 11'3" (7.65m x 3.43m), with double doors to one end.
Three bay steel and fibre cement roofed Dutch Barn, 45' x 23'9" (13.71m x 7.24m), with adjoining Covered Yard, 45' x 24'5" (13.71m x 7.45m), with part block and gi clad elevations.
Stone and fibre cement roofed former Threshing Barn, 39' x 16' (11.89m x 4.88m), with door to ground level at rear and various Loose Houses below and accessed from the lower yard. Adjoining is a range of part stone, part block and corrugated fibre cement roofed former Calf Houses, 27'6" x 10'1" (8.39m x 3.08m), with further attached range of similar construction, 64'10" x 10'7" min. (19.76m x 3.24m min.).
Three bay steel and fibre cement roofed Covered Yard, 58'7" x 34'7" (17.86m x 10.55m), with part block walls and part concrete floor. Adjoining two bay Fodder Store, 39'4" x 34'7" (12m x 10.55m), of similar construction.
Situated below the house and accessed from the entrance drive is a modern Sheep House, 240' x 110' (73.15m x 33.53m), of timber and profile steel roofed construction with overhanging eaves to either side. Further central feed passage. Internal handling area with sheep dip flanked with concrete floors and draining pens. The building has a capacity for about 1600 ewes. Adjoining hardened yard with two rsj and timber panelled Open Silage Clamps, approx. 108' x 25' (32.92m x 7.64m) and 108' x 24'10" (32.92m x 7.59m). Concrete floor throughout with effluent tank.
Off lying to the south is a 3 bay steel and fibre cement roofed Dutch Barn, 45'3" x 28'10" (13.80m x 8.80m), with adjoining Lean-to, 45'3" x 19'6" (13.80m x 5.96m).
Principally contained within a ring fence although bisected by various council lanes, the farmland provides a diversity of topography ranging from exceptionally productive permanent pastures and leys which have historically been used in part for arable rotations to more steeply
sloping coombes, in part afforested to both coniferous and broad leafed woodland. It is a holding which possesses agricultural productivity as well as sporting, amenity and conservation appeal.
In total, Lot 1 extends to about 325.29 Acres (131.64 Ha) as shown shaded pink on the identification plan.
Lot 2 – Pasture and Amenity Woodland extending to about 109.66 Acres
This is an excellent block of productive agricultural land, bisected from the main holding by the quiet council road known as Upcott Lane, from which this lot enjoys good frontage and access. The land comprises an undulating pasture, well suited to livestock grazing and folder production. An attractive parcel of mixed deciduous woodland is situated on the southern periphery of this lot, overlooking the village of Winsford and known as Berry Cleave Wood.
In total, Lot 2 extends to about 109.66 Acres (44.38 ha) as shown shaded blue on the identification plan.
Lot 3 – Pasture and Amenity Woodland extending to about 42.68 Acres
This is an exceptionally attractive block of versatile land, bisected by the River Exe and comprising an amalgam of productive level meadow pasture, amenity broad leafed woodland and more steeply sloping amenity pasture. As well as being agriculturally productive it also possesses considerable amenity and sporting appeal.
In total, Lot 3 extends to about 42.68 Acres (17.27 ha) as shown shaded green on the identification plan.
Tenure and Possession
The property is of freehold tenure with the benefit of vacant possession of all parts, subject to any rights of holdover which may be required, depending upon the date of completion.
Mains electricity connected to the farmhouse, cottages and principle farm buildings. Private water supply to the farmhouse, farm buildings and troughs upon some of the land. A separate shared private water supply currently serves the cottages. The majority of the land benefits from natural spring and stream watering. Drainage of farmhouse to a private system. The cottages currently drain to a separate shared private system.
In the event of the property being sold in lots adequate provision will need to be made for appropriate easements and rights for services.
These are believed to comprise of local Council Tax, on Great Nurcott Farmhouse - Band E, together with the usual service and environmental charges where applicable.
The cottages are currently occupied as one dwelling which comprises Council Tax - Band F, together with the usual service and environmental charges where applicable. The Council Tax for each cottage would need to be reassessed if sold as separate lots.
Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the Vendors or their Agents prior to completion.
Basic Payment Scheme
Basic payment entitlements for the relevant area of land will be included in the sale. 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 documents.
The land has been entered into a 10 year Environmental Stewardship agreement (Agreement No. AG00520472) with Natural England which commenced on the 1st May 2014. The land currently receives payments under the Uplands Entry Level Stewardship and Higher Level Stewardship schemes totalling approximately £13,900 per annum.
Prospective purchasers should satisfy themselves as to the contents and obligations of the above agreement and will covenant to farm in accordance with the management prescriptions. Copies of the Environmental Stewardship agreement are available from the agents upon request.
Shooting, Fishing and Hunting Rights
The shooting rights across the property are to be included in the sale. These rights are currently let, together with some small areas of game cover crop, to a neighbouring pheasant shoot on an annual basis.
It is understood that the double bank fishing rights on the River Exe are included in the sale of the property.
The hunting rights across the property have been vested in the Badgworthy Land Company.
Rights of Way, Easements, Wayleaves, Etc.
A public footpath crosses the land contained within Lot 4.
The property is offered and as far as required by the vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.
Town and Country Planning
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning consent from Exmoor National Park Authority.
Live and Deadstock Sale
The right is reserved to hold a sale by auction on the premises of the live and dead farming stock prior to the date of completion.
In addition to the purchase price for the property, the Purchaser(s) of Lot 1 may be required to take over and pay for the items detailed below by way of an ingoing valuation:-
Any bagged or wrapped silage, hay and straw at market value.
Clamped silage at consuming value.
Any consumable stores, fertilisers, fuel, oils and other stores at cost price.
The valuation will be carried out by the Vendors Agents whose decision shall be final and binding on behalf of the Vendors and Purchaser(s). All valuation monies shall be liable at the time of completion, together with the Valuers fees and expenses which will be borne equally by the parties. Any unpaid sums following completion shall incur interest at the contract rate until settled.
The Purchaser(s) will have the option to appoint their own Valuer. This option shall be exercised on the signing of the sale contract. In the event of such an option being exercised and in the event of the Valuers failing to agree the valuation by the date of completion, the valuation will be settled by an Arbitrator to be appointed by the President for the time being of the Central Association of Agricultural Valuers.
Somerset County Council, County Hall, Taunton, Somerset TA1 4DY. Tel:
Exmoor National Park Authority, Exmoor House, Dulverton, Somerset, TA22 9HL. Tel:
West Somerset Council, West Somerset House, Killick Way, Williton, Taunton, Somerset TA4 4QA. Tel:
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property.
Greenslade Taylor Hunt and Exmoor Farmers Livestock Auctions Ltd. For themselves and for the Vendors of the property whose agents they are give notice that:-
- these particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. Prospective purchasers should seek their own professional advice.
- all descriptions, dimensions, areas, reference to condition, necessary permissions for use and occupation, and all other details are given in good faith and are believed to be correct. Any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
- no responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.
No person in the employment of Greenslade Taylor Hunt or Exmoor Farmers Livestock Auctions Ltd. Has any authority to make or give any representation or warranty whatsoever in relation to the property or the particulars.
Measurements and Other Information
All measurements are approximate. The field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those to be produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
As a whole: £3,250,000.
Or in 3 lots: Lot 1: £2,400,000. Lot 2: £550,000. Lot 3: £300,000