Ridgegrove Farm enjoys a delightful position within the attractive rural Kensey Valley, with the River Kensey flowing through the farm. The farm is conveniently located just outside Launceston and 1.5 miles from the Launceston A30 junction, yet in a very peaceful and private position with no public rights of way, set back from the road and accessed over a 200m long private drive.
At Launceston there is access to a comprehensive range of shopping facilities including supermarkets, wide range of shops, banks, professional services, public and private schooling, agricultural suppliers, veterinary surgeries, doctors, and dentists, together with a leisure centre, two testing 18 hole golf courses and numerous sports and social clubs.
There are some of the country's best surfing beaches just 17 miles away to the west. As well as sandy beaches there are cliff top walks along the rugged North Cornish coastline and excellent opportunities to sail, gig row and fish. Dartmoor National Park lies 11 miles to the SE and again offers excellent walking and outdoor pursuit opportunities. The A30 trunk road connects the cathedral cities of Truro and Exeter and provides dual carriageway access to the National Motorway Network at Exeter.DESCRIPTION
A substantial (2,147 sq ft GIA) 4 bedroom farmhouse that would benefit from some modernisation. The property is not listed and enjoys a pleasant southerly aspect with far reaching views, with gardens, various farm buildings with potential, long river frontage and surrounded by its own productive pasture. 33.0 acres in all. Two adjoining blocks of land, extending to 29.07 acres is also available by separate negotiation.ACCOMMODATION
The accommodation is shown on the floorplan overleaf and briefly comprises: Porch with front door leading into a central hall, with stairs leading to the first floor. The farmhouse kitchen/dining room has an aga, floor mounted units with worksurfaces over and it opens out into the lounge. Off the kitchen is a back kitchen with wall and floor mounted units with worksurfaces over, a sink and plumbing for a washing machine.
The back kitchen leads to an entrance hall, WC and back door to garden. Off the hall there is a wonderful old dairy, with built-in natural slate shelving and a large slate topped island unit. The sitting room has a feature fireplace and steps up to the snug. On the far side of the snug is an integral workshop with external only access
On the first floor is a central landing (with airing cupboard), four good sized bedrooms , a study and a family bathroom with a white suite.OUTSIDE
The property is set back just over 100m from the highway in a central position within its own land, with a sweeping private driveway leading past the farmhouse to the small farm yard of both traditional and modern style farm buildings. To the front of the farmhouse is a small, stone wall enclosed, lawned garden, with fine views over the river.
Adjacent to the house is a handsome double height stone barn with external steps to the first floor This barn may have potential for conversion to a separate dwelling, or holiday let, subject to obtaining necessary planning consents. There are various other outbuildings around the concrete yard area, including some timber framed cow kennel buildings, under tin sheet roofs. Within the home paddock, behind the farmhouse , are two former poultry buildings, and a stone outbuilding/store, with potential to convert to a home office or annex (STP).
The land is divided into 10, generally south-facing fields which surround the farmstead, many of which have frontage along the River Kensey, which flows through the farm.. If desired, there is potential for pond creation, subject to obtaining any necessary consents. The property extends in all to 33.0 acres or thereabouts of mainly productive pasture. with some wooded wildlife areas, mainly along the two former railway lines that also pass through the farm, All the land, including the additional land, are well fenced, with many having established Cornish Hedges that provide good shade and shelter. The River Kensey as well as attracting an abundance of insects, birds and wildlife, also provides fishing, raft building and other opportunities.ADDITIONAL LAND
Two additional adjoining lots (29.07 acres) are also available:
Lot 2 - 13.21 acres of pasture on the opposite side of the river/former railway line and running up to the main road between the Rugby Club and town. This comprises 3 fields, with long road frontage.
Lot 3 - On the northern side of Ridgegrove Lane are two highly productive, south facing fields extending to 15.86 acres.SERVICES
Mains water and drainage are connected to the farmhouse. The fields are generally naturally watered. Mains electricity is connected to the farmhouse. Oil fired Aga provides hot water and there are night-storage heater in the hall and on the landing. Please note the agents have not inspected or tested any of these services.AGRICULTURAL AND ENVIRONMENTAL SUBSIDIES
The land is registered for the Basic Payment Scheme and the appropriate number of entitlements can be included. It is currently entered into a Mid Tier Countryside Stewardship agreement (Agreement number: 1058258) until 31/12/2025, (mainly hedgerow options). The buyer will be required to take over the agreement and shall receive future payments.VIEWING
Strictly by prior appointment with the vendor's appointed agents, Stags.DIRECTIONS
From the Stags Office in Launceston, continue on the main road, past the castle, down the hill and over the river. At the roundabout, take the 3rd exit towards Holsworthy. Continue over the next roundabout. Take the first turning on the right onto Ridgegrove Lane. Proceed along this lane for about half a mile. The entrance to the farm is the first on the right, after the turning to Ridgegrove Hill on the right. A For Sale Board has been erected on the roadside.