Big Green Guide, March 2014

www.northdevonjournal.co.uk

March 2014

Your guide to agriculture, land and rural property in North Devon

Devon Agriculture in numbers

Welcome

H £780m gross output

£22.6m

to local economies

6,105,021 poultry

£319m GVA

£15.9m

stewardship schemes expenditure

1,302,213 sheep

aving lived in rural Devon for most of my life, I have grown up in awe of the vast spaces and endearing farming lifestyle the region is renowned for.

As an ever-changing industry, the outlook for agriculture in Devon shifts with the landscape.

All aspects of farming contribute to the North Devon we know and love, with a region of dedicated dairy, sheep, pig, beef, poultry and arable farmers continuing family legacies and traditions.

The rural property market has seen another successful year, with properties high in demand among both West Country natives and Home County buyers; 2014 is set to be a strong year for properties and land sales.

In the Big Green Guide 2014, read about the lambing season from a veterinary surgeon’s perspective on page 18, and follow a rural pastoral worker in his daily routine in the farming community on page 12.

I caught up with estate agents across North Devon to discover what makes the perfect smallholding. We also discussed bridle ways and public rights of way, movement in the fine and country market and changes to farm payment schemes.

Beautiful Red Ruby Devon Cattle parade at the North Devon spring show and sale on page 24, and we discover the pros and cons of agriculturally tied properties on page 13.

Brian Butler of the National Farmers Union in Bideford discusses the current state of farming on page 11 and sheds a light on new legislation for farmers and small holders across the region.

The Big Green Guide goes some way to highlighting the achievements and practices of agriculture, and provides an insight into the vast and hard-working world of North Devon’s agricultural industries.

Dawn Stephens-Borg, editor.

Contents What makes the perfect smallholding? Stags Farm and land sales & planning changes Stags

593,719 cattle

85,599

A case of history repeating itself Webbers

pigs

The market is moving in North Devon Webbers NFU - The Voice of British Farming

81,349

hectares of arable farmland

52,415

hectares of cereal

A day in the life of a rural pastoral worker Agricultural ties Nancekivell & Co Single farm payment scheme and land sales Greenslade Taylor Hunt Lambing season - a vet’s diary

18,577

employed in agriculture

8,162

commercial farm holdings

Land Registry plans - is your house in order?

Phillips Smith & Dunn Broadlands & Lower Down Farm Geoffrey Clapp Associates Red Ruby Devon Cattle

6,707km2 size of Devon

77%

grassland

Editor: Dawn Stephens-Borg

Advertising Manager: Dale Sawyer

Project Coordinator: Fiona Clarke

Design: Creative Hub - Alex Graves

3 6 7 10 11 12 13 17 18 19 23 24

Stags | 03

‘This attractive and versatile small farm is likely to receive strong interest from a range of different types of purchaser including farmers, farming families, smallholders and also potentially those with equestrian interests.’

Higher Moor Farm H

igher Moor Farm at Morebath near Bampton in Devon is now available through Stags Farm Agency.

Extending to 61 acres, this excellent small farm is available for sale with a guide price of £825,000.

Andrew Dodds of Stags Farm Agency said: “This attractive and versatile small farm is likely to receive strong interest from a range of different types of purchaser including farmers, farming families, smallholders and also potentially those with equestrian interests.”

Higher Moor Farm includes a spacious chalet bungalow, constructed in 1992 and subject to an agricultural occupancy condition, with four bedrooms and versatile living accommodation.

The property is approached over a tree-lined entrance drive and sits in an elevated position with beautiful views overlooking a quiet valley.

The farm features two separate ranges of modern farm buildings. The lower yard is set within a former stone quarry and includes an open fronted

machinery store and a further general purpose building incorporating a workshop, livestock housing and additional useful storage. Further along the entrance drive is a large modern building, most recently used for housing livestock.

The land all sits in a ring-fence, surrounding the farmstead and comprising a mix of arable and pasture land, most of which is gently sloping.

Higher Moor Farm is offered for sale as a whole and further information is available from Stags.

What makes the perfect smallholding?

F

or the last decade Stags has seen an increasing number of city dwellers looking to part ways with the stresses and strains of urban life, in favour of reconnecting with the land.

The dream of producing one’s own food, keeping animals and living in a beautiful house in a beautiful part of the countryside can be an irresistible one, and one which has come true for many. But for others there have been costly pitfalls and mistakes.

So, as a general guide, what should a potential smallholder look for when searching for a perfect smallholding?

The first and most important aspect to consider is what type of land you require for your particular enterprise, and

alongside this location, climate and topography (including prevailing winds, aspect and gradient) will all have an impact on the productivity of the holding.

If you are considering keeping livestock, think about how wet the land may lie during the winter months: many have been caught out this year by a lack of grazing which has numerous knock-on effects, not least the increased costs of supplementary feeding, and the additional costs of putting the land back into good order with fertilisers. Soils with good drainage properties and nutrient retention are suitable for growing crops. Better soil generally means better crops. Is the soil heavy clay, quick draining sand, thin and chalky, acid or peat or a good loam? As well as affecting the productivity of the land, the

quality of the soil will also have an impact on its value.

Sticking with the subject of land values, the average price per acre has increased consistently over the past eight years; however land values are location specific so it is important to have a good understanding of the prices achieved within the local area in which you are searching.

So within your budget you will need to think about whether you compromise on the amount of land or the size of your house.

Location is also very important, as with any potential property purchase.

The accessibility to the holding and whether this is via tight and narrow country lanes or directly from a main road is key. How far is the nearest town and local shops? Additionally,

the quality of the local schools must be researched. It is also worth considering where the nearest livestock or farmers market is if you plan to sell your produce. After all, consumers are more aware of food miles and the rising cost of fuel reduces profitability.

There may be farm or horticultural buildings already on the site and you should assess whether these are suitable for your requirements; if not, planning restrictions will have an impact especially if the holding is located within an Area of Outstanding Natural Beauty (AONB) or a national park such as Exmoor, Dartmoor or Bodmin Moor. Also, are there buildings which could be converted for holiday use? Many have found the tourist to be a useful source

of income, and one which can be highly lucrative if done well.

A good example of a smallholding currently on the market with Stags is Limeslake Farm. Set in the Exmoor foothills and close to the pretty village of North Molton, Limeslake has some 27 acres of pasture, as well as some oak woodland and river frontage. The well-presented fourbedroom period house affords some stunning views and has the bonus of planning permission to extend into adjoining barn.

Meanwhile an excellent detached holiday cottage offers the opportunity for a second income stream. Limeslake, which is offered with a guide of £865,000, is attracting considerable interest from buyers, notably from a number living in the capital.

4 NDJ-E01-S4

Lydacott

68 Acres

Parkham

53.75 Acres

A 4 bedroom farmhouse, 1 bedroom annexe (suitable for studio or holiday apartment). Range of period barns and modern buildings of over 11,000 sq ft. Productive pasture and woodland. Lovely southerly views in a timeless and tranquil location. EPC Band D. Web Find: 63226

A highly versatile country residence with a superb range of outbuildings, situated in a breath taking position with no near neighbours. Substantial house with separate annexe, suitable for dual occupation. Modern traditional buildings. Private entrance lane and productive level pasture land. EPC Band D. Web Find: 65201

Guide Price £999,950

Guide Price £1,200,000

Berrynarbor

Barnstaple 01271 322833

47 Acres

Parracombe

Bideford 01237 425030

50.70 Acres

A small country estate including 5 bedroom farmhouse, three 2 bedroom cottages, an apartment, range of period buildings and stabling all in glorious rural surroundings. EPC Band E. Web Find: 62472

A 4 bedroom character farmhouse with a studio/workshop and a range of buildings. Detached period bird hide and streams all within Exmoor and commanding fine views. Available with less land. EPC Band D. Web Find: 61172

Guide Price £995,000

Guide Price £995,000

Torrington

Barnstaple 01271 322833

23 Acres

Torrington

Barnstaple 01271 322833

40.6 Acres

A run of pasture land with planning consent for a 16,000 bird free-range egg production unit and a temporary agricultural workers mobile home. Direct road access & wonderful views. Web Find: 45636

A run of productive pasture land for mowing or grazing, also suitable for arable cropping. 75' x 45' modern farm building. Direct road access and mains water supply. Wonderful views. Web Find: 61366

Guide Price £190,000

Guide Price £300,000

Bideford 01237 425030

Bideford 01237 425030

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Morebath

62 Acres

Mariansleigh

25 Acres

A versatile model farm overlooking a peaceful valley close to the Exmoor National Park. Chalet bungalow (AOC) with 4 bedrooms and spacious living accommodation. A good range of modern farm buildings for livestock/ machinery use and a ring fence of productive pasture and arable land. EPC Band D. Web Find: 62933

An imposing Georgian house with excellent equestrian facilities and two superb holiday cottages. 5 bedroom/ 2 reception house, 2 and 3 bedroom cottages, extensive stabling, all weather manege and further outbuildings.

Outstanding views. EPC Band E. Web Find: 63827

Guide Price £825,000

Guide Price £1,200,000

Braunton

Dulverton 01398 323174

153 Acres

Taw Valley

South Molton 01769 572263

25 Acres

An attractive mixed farm located within 4 miles of the North Devon coast. 4 bedroom farmhouse for modernisation with a substantial range of stone and slate barns. Modern livestock and machinery buildings and productive arable and pasture land. Available in up to 11 Lots. EPC Band D. Web Find: 59650

A well presented period farmhouse in a stunning rural location with outstanding views. 3 receptions, conservatory, kitchen/breakfast room, 5 bedrooms (2 ensuite) and bathroom. Versatile outbuildings and pasture. EPC Band G. Web Find: 61430

Guide Price £1,330,000

Guide Price £795,000

Barnstaple 01271 322833

South Molton 01769 572263

NEW

Taw Valley

31 Acres

North Molton

27 Acres

Privately set within its own land, a beautifully presented farmhouse with a good range of buildings. Kitchen/breakfast room, 2/3 receptions, utility, 4 double bedrooms and bathroom. Barn with PP for annexe and further adaptable outbuilding. EPC Band E. Web Find: 49154

A privately situated smallholding in the Exmoor foothills. Well presented 4 bedroom period house with PP to extend into adjoining barn, excellent detached holiday cottage, further outbuildings, oak woodland, pasture and river frontage. Superb views. EPC Band D. Web Find: 21197

Guide Price £850,000

Guide Price £865,000

South Molton 01769 572263

South Molton 01769 572263

06 | Stags

Greater flexibilities for change of use and relaxed restrictions on ‘Permitted Development’ rights

P

S

A successful year for farm and land sales

tags Farm Agency is looking forward to another successful year in the farms and land market on the back of selling in excess of 3,500 acres across the region and generating £33 million in sales during 2013.

During the past 12 months Stags has been involved in a diverse range of items, some in lots and some as a whole, showcasing its ability to appeal to a wide range of buyers.

Whitefield Farm at Knowstone in North Devon (234 acres) was a mixed commercial farm and was sold as a whole to an investment buyer originating from Kent.

Lower Woodburn Farm, West Anstey (146 acres) is a traditional Devonshire Farm and was offered for sale in three lots but sold as a whole to a buyer from London. While Lower Upaccott in Tawstock (80 acres) was also offered for sale in lots and was sold in three different parts to a mixture of local residential and land purchasers.

Stags has also seen the return of lifestyle buyers, seeking farms that offer privacy and protection. This is in line with the national picture, which shows surveyors’ price expectations for residential farms have taken a positive turn, for the first time since the second half of 2010. This looks to be consistent

‘Knowledge of each individual area and local market conditions is essential in getting valuations right, something we here at Stags have in spades thanks to our unrivalled breadth of coverage.’

with the increased interest in the wider residential market.

The land market continues to generate national headlines for record-breaking prices. Stags Farm Agency has compiled the 2013 land sales across its 19 offices in the West Country, which show bare land sales in Devon averaging £7,404 per acre, Cornwall £8,077 per acre, Somerset £8,636 and Dorset £8,673. These are average figures which include all land types and location.

The land market remains strong, but Andrew Dodds of Stags warns that there is a growing variance in values, depending on type and location.

He said: “Knowledge of each individual area and local market conditions is essential in getting valuations right, something we here at Stags have in spades thanks to our unrivalled breadth of coverage.”

Stags Farm Agency anticipates a continued strong market for all farm types during 2014, in particular commercial farms.

In the first half of January alone, Stags gained seven new farm instructions and these together with continuing demand from both commercial and lifestyle buyers, lead Stags to believe that the year could be a record breaker.

lanning Minister Nick Bowles’ statement on March 6 2014 outlined the latest relaxation of ‘permitted development’ regulations, affecting the change of use for existing buildings.

The changes come into force on April 6 2014 and are, in part, specifically tailored for rural areas and agricultural enterprises.

This further step in ‘deregulation’ follows the previous move in 2013 to enable a change from offices (use Class B1a) to dwellings (use Class C3) under ‘permitted development’.

The most interesting of the 2014 changes is the ability to create up to three new dwellings within existing farm buildings of up to 450m2 without a formal application for full planning permission.

The changes apply only to buildings which were in their current use on March 20 2013 and on established agricultural holdings where no other permitted development has already occurred since that date. The new allowances do not apply to scheduled ancient monuments, listed buildings or unlisted buildings in conservation areas/national parks of special scientific interest, safety hazard or military explosive areas.

While these changes are going to present wide opportunity for many, as always there are specific conditions that will apply to a particular change of use to professional advice should be taken.

Webbers | 07

A case of history repeating itself

Main Image The Old Rectory, Warkleigh Below, left to right Taw Valley. Bazeley House (sold).

Landfall. Sideham (sold).

I

Peter McHugh FRICS, director at Fine & Country North Devon

have been involved in West Country property sales for nearly 37 years, 31 of those in Devon, so nothing the market throws up surprises me.

Without a doubt the post-crash period has been tough, at times very tough, but the evidence is now clear that the worst is behind us.

Just like the last deep recession of the late 80’s and early 90’s, then the market imploded in 1988 and it was 1995, seven years later that saw us finally emerge from the gloom. This time around the market hit the buffers in late 2007 and again, seven years later things are certainly on the up.

Of late I have been encouraged by the levels of sales activity and, appalling weather conditions aside which curtail some activity, this surely bodes well for the months ahead.

Sideham near Tawstock, south of Barnstaple, on the market at £500,000 is a pretty period cottage which has been in the same ownership for 40 years. With a range of traditional outbuildings and set in 13 acres including a country garden, orchard and fine pasture paddocks, we agreed a sale mid-January following a winter marketing campaign.

Meanwhile at Instow, on the banks of the Torridge Estuary, Landfall is a magnificent

Arts and Crafts house set in a half acre of gardens and with fine views across the water. Marketed at £875,000, new owners are heading South West from the Midlands.

At Northam between Bideford and the coast in a favoured residential location is Bazeley House, a handsome Edwardian home much improved by the present owners. On the market since November at £595,000 a sale to new owners was agreed in January.

Such activity early in the year is always very encouraging and I believe sends out a clear and very positive message for the market this year.

Old rectories invariably prove popular with incoming buyers and that at Warkleigh between the Taw and Mole Valleys is a particularly good example.

Set in four and a half acres of very private gardens with views over a sizable pond, the beautifully restored accommodation includes two fine reception rooms, a hand crafted kitchen/dining room, study, five principal bedrooms, two secondary bedrooms and six bedrooms. A timber lodge house provides garaging with accommodation over. The asking price here is £1,150,000.

At Weare Giffard in the Torridge Valley south of Bideford The Old Rectory is on the

market at £850,000. The main house has a magnificent drawing room and two more reception rooms, a fabulous kitchen, plus five bedrooms and two bathrooms above.

Two cottages adjoin, ideal for letting/ holiday use.

South of Barnstaple between High Bickington and Kingsford above the Taw Valley is a beautiful grade two listed Devon long house. With three reception rooms and four bedrooms, the house provides for comfortable living with a fabulous separate cottage style barn conversion, ideal for dependant relative or letting. Traditional outbuildings provide garaging and work from home facilities. Set in about two acres the asking price is £895,000 and with more land available (up to 23 acres) by negotiation.

I am delighted with how the Fine & Country brand continues to grow both nationally and internationally and this coupled with our own award winning estate agency service, together with our new online Webbers TV facility, which really is at the cutting edge of modern estate agency, provides a marketing service which I believe is second to none. As always, if you would like some help with any of your property related matters please do get in touch.

8

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NDJ-E01-S4

Homes from Webbers

Fine & Country North Devon Regional Office 39/41 Boutport Street, Barnstaple EX31 1SA

WARKLEIGH DEVON

GUIDE £1,150,000

A handsome 7 bedroom, 3 reception room former rectory, providing elegant stylish accommodation whilst retaining the fine period features and surrounded by its own gardens and grounds of approx. 4.5 acres. Lodge house and garaging. EPC Rating F

Contact: 01271 347861

LANDKEY BARNSTAPLE

£700,000

A beautiful and important 5 bedroom Grade II* Listed period manor house sympathetically restored and extended in recent years, enjoying a pleasant situation on the outskirts of Landkey about 3 miles from Barnstaple.

Contact: 01271 347861

NEW

HIGH BICKINGTON UMBERLEIGH

£895,000

A fine 4 bedroom Grade II listed country house, together with a separate 2 bedroom cottage and a good range of outbuildings, set in gardens and grounds which extend to almost 2 acres with further land available by separate negotiations.

Contact: 01271 347861

HARRACOTT BARNSTAPLE

GUIDE £640,000

Enjoying a pleasant situation in the small North Devon hamlet of Harracott an attractive 5 bedroom period Devon Farmhouse together with a sizeable attached barn providing an ideal opportunity for country living, set in gardens and ground of almost 4 acres. EPC Rating E

Contact: 01271 347861

Peter H McHugh, FRICS Director

Lindsay Braddick

Richard Douglas

Lee Hussell

Manager

Manager

Manager

North Devon

Barnstaple

Bideford

Ilfracombe

01271 347861

01271 373404

01237 472344

01271 863091

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North Devon Regional Office Tel: 01271 347861

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7+,6 285 67 <($5 ,1 *8,/')25' 6855(< &28/' %( 7+( %(67 <(7 Michael Cooke

Colin Thorne

Lynne Jackson

Manager

Manager

Manager

South Molton

Braunton

Torrington

01769 573181

01271 812263

01805 624334

fineandcountry@webbers.co.uk fineandcountry.com

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10 | Webbers

The market is moving in North Devon

W

ebbers Fine & Country has seen an exceptional level of sales, achieved by the dedicated department in North Devon over recent months.

With an evident and significant upturn in the country homes market, particularly in the last few weeks, Fine & Country has expressed its appreciation for the current climate in property.

Peter McHugh said: “In the busy years, before the economic crash, we saw a fairly constant stream of homebuyers moving eastwards, many from the Home Counties looking for a lifestyle change.

“In the post-crash years, this volume of homebuyers decreased quite significantly but there seems to be a resurgence now, which we anticipate will continue to grow in the weeks and months ahead. Particularly as we head towards the spring and early summer months, this traditionally is the best time of year to achieve a sale.”

With the recent bouts of good weather in North Devon, an air of confidence and definite optimism is spreading amongst buyers, sellers and agents alike.

Peter said: “We are always on hand to advise on any property matter and our Fine & Country department, now well established in North Devon, continues to go from strength to strength.

“The Fine & Country marketing includes bespoke brochures with high quality photography, floor plans and details. There is also extensive coverage on all the main property portals and representation in the Fine & Country office on Park Lane, Mayfair, in the heart of London.”

As part of the Fine & Country marketing, all properties listed with the North Devon office are displayed through touch screen technology in London, to reach maximum coverage in the capital.

Peter added: “Typically, our Fine & Country brand, which now embraces several hundred offices worldwide, is aimed at top end property which in our region embraces country cottages through to rural homes with land, to manor houses, former rectories and many more.”

The Fine & Country department in North Devon is headed up by Peter McHugh and assisted by Donna Mullen with the regional office located in Barnstaple.

Above Stevenstone, Torrington - £750,000.

Above right West Worlignton - £425,000.

Right Roborough £425,000.

National Farmers Union | 11

National Farmers Union The Voice of British Farming

Meurig is a mixed farmer from Pembroke, and his Deputy is Minette Batters, a beef farmer from Wiltshire. So there is a very strong understanding of livestock issues at the top of the NFU. Brian Butler has been an agent at NFU mutual in Bideford since 1987; he explains the current state of arable, dairy, beef and sheep farming.

Arable

he last 12 months have seen some major changes in the farming industry. The abolition of the Agricultural Wages Board was an overdue change, and the complex farm wage regulations have now been simplified. But like any change, there was immense confusion regarding the correct payment of farm workers, and the interim procedures. The NFU has been striving to eliminate these woes by holding meetings with farmers to ensure the understanding of the legislation is clear and fairly implemented.

The NFU has recently received positive news, after a hard and prolonged period of lobbying. It has been agreed that tractors and livestock trailers will not be the subject of MOT style testing.

This is a major victory and will save every farmer a significant sum of money and time. This also follows further success last year at preventing Quad bikes from getting caught in similar legislation, and having to be designed like cars. This would have probably made them unaffordable for farm purposes.

The latest Common Agricultural Policy reforms have been delayed to 2015, and the majority of the detail is now known. Fortunately the draconian proposals, which would have made farming very difficult, have been made far more practical. The legislators have recognised what most farmers in North Devon know – due to their mixed farming, wide hedges, and wildlife friendly areas, they are already environmentally friendly.

Larger arable farmers will have to make sure they have mixed crops, rather than single crops, and their rules are quite complicated, so it will be crucial to seek clarification, or risk being

fined. There will also be no need to send off farm accounts to prove that most of the income comes from farming. For the small, but very important, details that have yet to be agreed, it is important to keep up to date with these.

Dairy Over many years the numbers of dairy cattle has been declining, as continued low prices led to a loss of confidence. With lower supplies, prices have at last become more realistic, and farmers can start to re-invest for the future. Supermarkets appear to be keener to support British Farmers, because they know they are getting a quality product, produced to good standards, and they can trace it.

Some supermarkets are at last looking to the longer term. For instance, Tesco have a long term agreement with local cheese producer Parkham Farms, who now produce cheese for Tesco. If you buy Tesco mature or extra mature cheddar cheese it will have come from Parkham Farms; all good for the local economy.

Beef Twelve to 18 months ago, the market for beef was very good and imports were expensive.

In the last 12 months this has all changed and a vicious circle has developed. With lower prices, farmers have been keeping cattle for longer, waiting for the price to improve, and held off selling, which meant that the cattle were heavier, so increasing the supply even more. At the same time, demand across Europe has fallen.

Coupled with this, the pound is now strong, so our exports are expensive and imports cheaper.

A lot of beef has been imported from areas such as Africa and Brazil into the UK, and although this is unlikely to be seen as joints in the shop, it will be in processed or catering supplies.

Some supermarkets are now labelling their ready meals with Red Tractor if they are made with British meat – please support them.

If low prices persist, farmers will stop producing British beef. But when prices rise again, there will

be less beef available, as it can take three years to produce a beef animal. If only supermarkets would pay a long term sustainable price, we could have long term guaranteed supplies of British meat, which sounds sensible and easy.

Sheep Sheep prices have suffered in tandem with beef, and Europe is a key market for British lamb.

The main problem for sheep farmers are the tagging and movement rules that have been implemented from Europe, where the average sheep flock in many countries is less than 30. The result is that innocent farmers are getting caught up in complex legislation and fined for not recording everything correctly.

From April there will be a central database for sheep movements, but contrary to rumour, paper records will still be acceptable.

Movements also have to be reported within three days, as opposed to one day as originally proposed. Also, electronic slaughter tags have been delayed to next year, and contrary to rumour, only one tag will be needed and it can be a batch number.

However, there is change for the better on the way with simplification, although unfortunately it will take another two years to implement. In the meantime, we are hoping any penalties will be less onerous from next year.

NFU has a new president; Peter Kendall has done an excellent job as president for the last eight years, and has now been succeeded by Meurig Raymond.

Brian Butler discussing herd expansion plans with North Devon Farmer John Davey

The message from local farmers to the general public is very simple – if you want to have a regular supply of local produce, produced to some of the highest welfare standards in the world, just ask for British – every time.

12 | Rural Pastoral Worker

T

hroughout the farming community in Devon and Somerset, Andy Jerrard lends his ear to farmers and farm workers, regarding any problems they may be facing.

Covering any subjects from outbreaks of TB, to everyday difficulties within life, as a rural pastoral worker Andy and his team are able to offer a service that provides comfort to rural communities.

The role of the rural pastoral worker, or market chaplain, is to integrate with the farming community as much as possible through attending livestock markets, meetings and social farming events.

“Perhaps 50 years ago there was a much greater level of social interaction within the community than exists today. I’m trying with others to help fill that gap,” said Andy.

“These days things have changed drastically, farmers don’t spend a lot of time outside their place of work due to their busy schedules and my role is to ensure that if anyone needs someone to talk to, that isn’t family, a neighbour, a sales person or anyone official, I can offer an impartial ear during any difficult times.”

Having spent three and a half years in this role, Andy spends his week attending livestock markets throughout Devon and Somerset, working alongside fellow market chaplains and part time rural pastoral workers.

A usual week might include attending markets at Blackmoor Gate on a Monday, Tavistock on Tuesday, Holsworthy on

A day in the life of a rural pastoral worker

By Dawn Stephens-Borg Wednesday, South Molton on Thursday and Exeter on Friday.

Aside from spending time at the livestock markets, Andy makes pastoral visits, liaises with other organisations that provide help and also spends time encouraging others to take on the chaplaincy role to provide further help and reach out to people.

“The way to describe the work would be maintaining a ‘strategic presence’,” said Andy.

“You are there in everyday life, not just dropping in occasionally and unannounced. You build relationships and trust, so that people are able to rely on you, should they need you.

“We offer help by connecting farmers with services outside

‘All issues matter, even something that may appear insignificant to others, is significant in its own right. A small but recurring problem can cause great distress, and my aim is to provide a presence for people to approach me and chat if they need to.’

our area that may be able to solve their issues. We act as a referral service in that way.

“For example the South West TB Farm Advisory Service in Exeter has helped countless people in the community in difficult times. Through speaking to me or my fellow colleagues, we are able to make the appropriate link and these stresses can be alleviated.”

“Doing this job, you need to be open to any beliefs or opinions, particularly on controversial subjects. We are here to allow people room to think of their own solutions, or refer them to someone who can offer the specialist advice they require.”

It has become apparent that the

main issues circulating among the farming community include Bovine TB and the uncertainty of financial stability.

Andy said: “Farmers are constantly and rightly anxious about the fact they have very little control over the end product.

Factors such as CAP reforms, bovine tuberculosis, horsemeat and the power that supermarkets hold over farmers in particular, lead to much frustration.

“Financially, one in four farmers is below the poverty line.

That is a harsh reality of this business and often is the topic among the community.

“All issues matter, even something that may appear insignificant to others, is significant in its own right. A small but recurring problem can cause great distress, and my aim is to provide a presence for people to approach me and chat if they need to.

Through spending the day with Andy at the South Molton livestock market, it becomes apparent that the market is not simply an event for trade; it is a social event that forms a solid part of the community’s calendar.

Groups of friends and workers are able to relax and enjoy a conversation, a rare occurrence in their busy lives that allows people to socialise.

Andy added: “It’s a remarkable job; many people welcome me into their homes and their community.

The thought behind this role as a market chaplain is not strictly a religious purpose; I’m here because I believe that Jesus is there for everyone, and I want to be here for everyone.”

Nancekivell & Co | 13

Agricultural ties Peter Nancekivell, director of Nancekivell & Co estate agents in South Molton, is a chartered surveyor and registered agricultural valuer with over 25 years of experience. Big Green Guide editor Dawn Stephens-Borg asks Peter about the benefits and challenges of agriculturally tied properties.

What is an agricultural tie?

An agricultural tie is an occupancy restriction placed on properties where a need has been proven for a dwelling to be constructed in the countryside for farming purposes. The original definition of an agricultural occupancy tied restriction was set out in section 290 of the 1971 Planning Act and reads ‘the property is to be occupied by a person or persons, last employed in agriculture in the locality or the dependents thereof’. The later agricultural ties tighten up the wording and embodied these into a section 106 agreement linking the land used to apply for an agricultural tie with the dwelling such that the holding has to remain intact.

Can an agricultural tie create challenges when selling a property?

Agriculturally tied properties are right at the specialist end of the rural property sector and require a great deal of care when advising the seller of a property. Clearly, this is planning law and by virtue of the fact that the agricultural ties are enforceable by the local planning authority, their presence should not be ignored or taken lightly.

We always ensure properties with agricultural ties are clearly marked as such on the front of the sale particulars to avoid confusion as only a very small number of the buying public normally actually comply with the agriculturally tied occupancy restrictions.

What is your experience in dealing with agriculturally tied properties?

I have been dealing with agriculturally tied properties my whole career which stretches back over 20 years. As agricultural ties have developed the wording has changed, particularly after the introduction of section 106 agreements. Each agricultural tie needs to be studied in detail as some of the wording changes depending on which local authority prepared the original documentation for the planning approval and within the section 106 agreements there is often extra detail. It is very important to ensure that prospective purchasers are aware that agricultural ties are placed on certain properties and most important of all that there is a qualified expert in the sales office who understands and is able to talk with experience about the agricultural tie.

Is there a way of removing an agricultural tie?

Interestingly, the answer is yes. We have successfully removed two agricultural ties this year already. The first was using a ‘certificate of lawful use’ whereby a property had been occupied without the owner complying with the exact wording of the agricultural tie and a ‘certificate of lawful use’ was granted for residential occupation as the breach of the tie had taken place for greater than the 10 year required period. The second method and much more interesting is a developing policy which refers to exceptional circumstances and the requirement for affordable/social housing in the countryside, which if the property is considered to be unsuitable for this purpose a contribution can be made to the affordable housing fund which may enable the lifting of the agricultural tie. This is a developing policy and we are working on a number of cases at present of this nature and would welcome any other instructions to deal with this new policy.

Photo by: Dawn Stephens-Borg

14 NDJ-E01-S4

Covering North Devon and Exmoor

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GUIDE £895,000

GUIDE £499,950

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WITHYPOOL, EXMOOR

NR BARNSTAPLE

NO AG TIE , A RURALLY LOCATED DETACHED 4 BEDROOM CHALET STYLE BUNGALOW TWIXT SWIMBRIDGE AND FILLEIGH, THE SUBJECT OF CONSIDERABLE RECENT RENOVATION OFFERED IN VERY GOOD DECORATIVE ORDER. EASILY ACCESSIBLE TO BARNSTAPLE, SOUTH MOLTON AND THE NORTH DEVON LINK ROAD, WITH 5 ACRES OF PASTURELAND. EPC: E

TAW VALLEY

GUIDE £30,000

$ &5 (6

A DELIGHTFUL 5 BEDROOM COUNTRY RESIDENCE SET IN THE IDYLLIC VILLAGE OF WITHYPOOL IN THE HEART OF THE EXMOOR NATIONAL PARK. THE PROPERTY BENEFITS FROM 4.8 ACRES OF PERMANENT PASTURELAND, STABLING AND WONDERFUL VIEWS OVER WITHYPOOL COMMON. EPC: D

GUIDE £775,000

/2 585 &$ $/ 7,2 1

BARBROOK, NR LYNTON

A RARE OPPORTUNITY TO PURCHASE AN ATTRACTIVE STREAM BORDERED 7.2 ACRE MEADOW. THE MEADOW HAS BEEN LEFT UNCULTIVATED FOR SEVERAL YEARS AND IS NOW A NATURAL HABITAT FOR FLORA, FAUNA AND WILDLIFE. SECLUDED AND PEACEFUL LOCATION.

NR DULVERTON

GUIDE PRICE £124,950 ,19

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$& 5( 6

70

(1

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AN ATTRACTIVE TWO BEDROOM MID TERRACE COTTAGE SITUATED IN A SMALL HAMLET ON THE EDGE OF THE EXMOOR NATIONAL PARK. SOUTH FACING PROPERTY IN GOOD DECORATIVE ORDER. IDEAL INVESTMENT OPPORTUNITY, HOLIDAY HOME OR FOR A FIRST TIME BUYER. EPC: F

NR BRATTON FLEMING

GUIDE £499,950

6 5( $&

SITUATED ON THE NORTHERN FRINGES OF EXMOOR THIS IS A SUPERB GRADE II LISTED 3 BEDROOM FARMHOUSE WITH STONE OUTBUILDINGS INCLUDING A WATER WHEEL, 10 STABLES, LANDSCAPED GARDENS AND PADDOCKS RUNNING DOWN TO THE WEST LYN RIVER AND EXTENDING TO 14 ACRES (EST). EPC F

287 2) +2856 3(7(5 1$1&(.,9(// 05,&6

A MOBILE HOME WITH A CERTIFICATE OF LAWFUL USE SET IN A SECLUDED, TRANQUIL AND PRIVATE 54 ACRE VALLEY WITH AGRICULTURAL BUILDINGS AND LANE ACCESS. CURRENTLY USED FOR FISH PRODUCTION

15 NDJ-E01-S4

Covering North Devon and Exmoor NR BARNSTAPLE

SOUTH MOLTON : 1(

£650,000 (6 &5 $

(6 &5 $

: 1(

GUIDE £375,000

AN AGRICULTURALLY TIED GOOD SIZED MOCK GEORGIAN DWELLING HOUSE SET IN A RURAL LOCATION AT THE END OF A PRIVATE DRIVEWAY IN THE HAMLET OF METCOMBE. EXTENSIVE AND SPACIOUS ACCOMMODATION, DOUBLE GARAGE, AMPLE CAR PARKING AND TURNING, GOOD SIZED LAWNS, PATIO AREA, 2 CONSERVATORIES, WITH 3 ACRES OF PASTURELAND. EPC: E

GUIDE £125,000

$8

&7

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1

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$3

5,/

NR BISHOPS TAWTON

A RARE OPPORTUNITY TO PURCHASE 18.4 ACRES OF FREEHOLD AGRICULTURAL LAND FORMING PART OF CODDEN HILL, OVERLOOKING THE TAW VALLEY SITUATED IN A SOUTH FACING LOCATION ONLY THREE MILES FROM THE MARKET TOWN OF BARNSTAPLE. THE LAND HAS ROAD ACCESS, MAINS WATER AND HAS BEEN FARMED TO GOOD STANDARD. AUCTION GUIDE £125,000- £175,000

WANTED ~ FARMS & LAND

AN ACCEPTIONALLY WELL LOCATED RESIDENTIAL/EQUESTRIAN HOLDING IN A SUPERB LOCATION ON THE SOUTHERN EDGE OF THE EXMOOR NATIONAL PARK, YET ONLY 10 MINUTES DRIVE TO THE NORTH DEVON LINK ROAD AND SOUTH MOLTON. A 4 BEDROOM GRADE II LISTED COTTAGE WITH LARGE 2 BEDROOM ANNEXE, STABLES, TACK ROOM, STORE SHED AND 4 ACRES OF PADDOCKS.

: 1(

GUIDE £625,000 6 5( $&

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EDGE OF EXMOOR

WE HAVE A NUMBER OF CASH BUYERS LOOKING FOR FARMS, BLOCKS OF LAND AND HOUSES WITH LAND IN NORTH DEVON. IF YOU HAVE A FARM, BLOCK OF LAND OR A HOUSE WITH LAND THAT YOU WOULD LIKE TO SELL WE WOULD LIKE TO HEAR FROM YOU. CONTACT US AT 01769 574111 FOR A FREE EVALUATION.

NR DULVERTON

GUIDE PRICE £250,000

1 ,2 $7 & /2 $/ 5 58

A THREE BEDROOM END OF TERRACE COTTAGE SITUATED ON THE EDGE OF EXMOOR NATIONAL PARK. THE PROPERTY OFFERS GOODSIZED LIVING ACCOMMODATION WITH OFF ROAD PARKING, GARAGING AND UNSPOILT COUNTRYSIDE VIEWS. EPC: G

A MODERN ( NO AGRICULTURAL RESTRICTION) 3 BEDROOM DETACHED HOUSE WITH 23 ACRES OF PASTURELAND SITUATED ON THE EDGE OF THE EXMOOR NATIONAL PARK WITH A RANGE OF MODERN FARM BUILDINGS AND A FURTHER STONE BUILDING WITH POTENTIAL FOR CONVERSION. EPC: D

287 2) +2856 3(7(5 1$1&(.,9(// 05,&6

16 NDJ-E01-S4

Witheridge

£1,395,000

Chawleigh

Ne

£825,000

East Worlington

£665,000

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A superb Residential Smallholding enjoying an outstanding private rural position. Farmhouse (4 beds), Traditional Cider House, Extensive range of adaptable traditional and modern Farm Buildings, productive Arable and Pasture Land with full organic status. In all about 73.63 Acres EPC : F

Superb Residential Holding with sporting & amenity appeal in an outstanding rural position, Substantial Grade II listed 5 bed farmhouse, traditional barn with development potential, farm bldgs, stables, arable, pasture and mixed woodland, frontage to Little Dart River. In all about 46.64 Acres.

AnattractivedetachedGradeIIlisted5bedFarmhousesetinlargegardensenjoyingsuperbcountryside views, excellent range of adaptable traditional & modern farm buildings, Planning submitted for 3 hol cottages, stunning lake and the adjoining pasture land, in total about 4.27 Acres.

South Molton Office: 01769 574500

South Molton Office: 01769 574500

South Molton Office: 01769 574500

Black Dog, Nr Witheridge

Fast Find : STM140013

£620,000

Mariansleigh

Fast Find : STM130025

£595,000

Chittlehamholt

Fast Find : STM130136

£575,000

w Ne

A most attractive Residential Smallholding enjoying a superb south facing rural position, character Grade II listed farmhouse (3/4 beds), detached two bedroomed holiday cottage, large gardens, orchard area, wildlife pond, adaptable range of outbuildings, adjoining productive pasture land. In all about 12.54 Acres.

An outstanding individual detached 4/5 bedroomed house finished to an extremely high specification enjoying a delightful rural position set within its own large gardens & grounds, adaptable range of traditional & modern farm buildings & adjoining pasture/amenity land. In all about 4.76 Acres. EPC=E

A superb Residential/Equestrian Smallholding enjoying panoramic views, comprising a detached period house providing well appointed four bedroomed family accommodation with the benefit of large gardens, garaging, workshop, orchard, stables and pasture paddocks, extending in total to about 2 Acres. EPC=D

South Molton Office: 01769 574500

South Molton Office: 01769 574500

South Molton Office: 01769 574500

Near South Molton

Fast Find : STM140024

£425,000

Near Swimbridge

Fast Find : STM120086

£195,000

Near Meshaw

Ne

Fast Find : STM140010

£45,000

w

Spacious character 4 bed barn conversion, large gardens & grounds, outbuildings, fruit cane orchard & land, in all about 2.35 Acres. Further 5.54 acres fruit canes, pasture & woodland if required. EPC=C

Arare opportunity to acquire an adaptable range of farm buildings together with an attractive block of productive pasture land in an outstanding rural location enjoying good road access with an entrance track, useful yards and hard standing areas. In all about 14.87 Acres.

An attractive block of productive pasture land with good road frontage and access, incorporating a small parcel of mixed deciduous woodland, conveniently situated close to the village enjoying lovely countryside views. In all the land extends to about 8.21Acres.

South Molton Office: 01769 574500

South Molton Office: 01769 574500

South Molton Office: 01769 574500

Fast Find : STM140034

Fast Find : STM130248

Fast Find : STM0140061

Greenslade Taylor-Hunt | 17

Basic Payment Scheme – are you ready?

Will Handel of Greenslade Taylor Hunt explains the Common Agricultural Policy reforms and how to prepare for these changes.

T

he reform of the Common Agricultural Policy (CAP) has been a subject of much interest and discussion since the draft regulations were first announced in October 2011. It has been well documented that the Single Payment Scheme will come to an end on December 31 2014 with the Basic Payment Scheme starting on January 1 2015 and therefore now is a good time to assess your own farming businesses to see whether you will remain eligible to claim.

While we still await further clarification on some of the practical implications of the new scheme, it is clear as we enter the spring of 2014 that 2015 is not far away and management decisions now need to be made.

The Basic Payment Scheme will have many familiar aspects; it will be based around entitlements, eligible land, yearly claims and claimants will be subject to cross compliance rules and regulations. Furthermore, payments will be made on a flat rate basis although at this stage, it is simply not known at what level the payments will

be made. Contrary to the draft regulations, it has now been confirmed that all single payment entitlements held on December 31 2014 will automatically roll forward to become basic payment entitlements on January 1 2015. The earlier reference to the “golden ticket” is no longer relevant and if you hold insufficient entitlements to match your eligible land. Now may be the time to consider purchasing additional entitlements.

Eligibility for the new scheme is complex and whilst announcements have been made further clarification is still required in order to help us all understand the practical implications. First and foremost, in order to claim under the Basic Payment Scheme, the applicant needs to be an “Active Farmer” which by definition is a source of much confusion.

It would seem that many real farmers may not pass the test.

With a minimum activity test and a list of undeserving users it is recommended that you seek advice at an early stage to clarify your own eligibility.

As a Basic Payment Scheme

claimant you will have a responsibility to comply with “greening” measures. This will no doubt become a phrase that we will all become familiar with and is described as a payment for agricultural practices beneficial for the climate and environment. Greening is a compulsory measure for Basic Payment Claimants which will make up 30% of the payment and in summary has three default measures: 1. Maintaining existing “permanent grassland” 2. Crop diversification on arable land This only applies if a holding has greater than 10 hectares of arable land. For those holdings with between 10 and 30 hectares at least two crops must be grown and for those with more than 30 hectares at least three crops must be grown. All claimants must be aware of crop diversification and the obvious impact that it will have for ordering seed for any planting this autumn and indeed next year. It is however, worthy of note that there are a number

of exemptions which may apply so please do contact us to see if these are applicable to your own businesses.

3. Having Ecological Focus Areas Applicable to holdings with greater than 15 hectares of arable land: for 2015 and 2016 5% of the arable area is to be managed in accordance with the Ecological Focus Area rules.

Although, we wait for further clarification from DEFRA on what this may actually mean in

practice. Of course, it is difficult to plan for 2015 until we know what measures will be allowed and further announcements are expected.

Whilst we continue in 2014 with the Single Payment Scheme, it is clear that 2015 is not far away and management decisions made today will be assessed under the new Basic Payment Scheme rules.

It is therefore vital for all farming businesses to be aware of their responsibilities as claimants to ensure that they comply with the scheme rules.

Compensation – are you getting the right deal?

Graeme Biffen, associate of the Rural Professional Department at Greenslade Taylor Hunt discusses the ever changing marketplace and its effect on compensation for farmers and landowners.

T

he very first signs of a welcome spring are beginning to emerge, and farmers, landowners and their professional advisors alike, look forward to a busy time ahead. After a winter of true extremes, it is time to wring ourselves out and move forward.

There are already promising signs in the marketplace, with intensifying activity in the farms, land and residential property markets, continued buoyancy in livestock sales, and understandably strong demand for fodder, seasonal prices are potentially set to soar as a result of weather induced shortages in some areas of the South West.

In a dynamic and constantly changing marketplace, the task of those rural professionals involved in compulsory purchase and other compensation matters is trickier than ever, and their role perhaps more

important than ever to those for whom they act.

The range of private individuals and statutory bodies wishing to undertake works, or acquire rights over land, seems to be increasing ever more quickly at the present time, and include (to list just a few): renewables developers seeking electricity cable runs, water authorities and gas providers laying, repairing or replacing pipelines, and topically rail companies repairing damaged tracks and the Environment Agency undertaking flood defence and alleviation works utilising their often strong statutory powers. It is perhaps all too easy for busy farmers and landowners to simply accept such situations, trust that works will be undertaken in a proper and timely fashion, and assume that appropriate and fair compensation will be received in respect of their losses. However, sadly, various factors often prevent this, including those out of

anyone’s control such as the weather.

With the range of agricultural land rents and capital values perhaps broader than ever before, and increasing factors to consider in relation to the losses incurred by landowners when their land is either temporarily or permanently acquired or utilised by another party, it is always advisable to seek appropriate professional advice, and assistance in negotiations and the overseeing of such works on your land. Such advisors should work hard on your behalf to help ensure the best possible outcome, avoid, and where necessary sort, problems that arise during any works, and reduce the hassle and inconvenience suffered. With your agent’s reasonable professional fees more often than not covered by the compensatory party, it is often extremely worthwhile.

18 | Torch Farm Vets

Lambing season – a vet’s diary With the lambing season well-underway, Cassandra Longhi, a veterinary surgeon at Torch Farm Vets, discusses the role of a vet throughout the season and the difficulties faced by farmers and smallholders and their ewes.

H

ere in North Devon, the lambing season can be quite a prolonged affair. Some of our clients begin to lamb their ewes after Christmas and others may not see lambs until mid-MarchApril. In March, our veterinary practice has seen a sharp increase in lambing and lambing-related cases over the last couple of weeks and it is expected to keep us very busy for the next six to eight weeks.

As veterinary surgeons we tend to witness the best and worst of lambing. Often the difficult cases will require emergency caesarean section to produce live lambs and minimise risks to the ewe. Many of these will recover uneventfully; lambs will be weaned at the same stage as those born naturally, and ewes return to the rams the following season.

To help get the fewest problems during the season, our practice has been running lambing courses for farmers and smallholders (or their families), who feel they could benefit from tips from the professionals.

Photo by: Torch Farm Vets

These courses have proved very successful; we have managed to fill four or five courses every year for the last six years. Feedback is always positive and clients often comment on the enjoyable experience of the course.

The topics covered include care of the ewe before lambing, care of the neonate lambs and some common diseases that may be encountered. The course structure appeals to most, with a classroom-style introduction followed by practical sessions aimed at practising lambing techniques on our mock “ewes”.

As a large animal veterinary practice with several sheep-specialist vets this is a busy but often rewarding time of year, and we spent a lot of our time advising on the best management practices as well as helping when problems occur.

For example, several diseases of the new-born lamb (such as watery mouth) have been linked to the nutritional status of the ewes and this is an area in which we can provide much advice.

Environmental cleanliness also influences the prevalence of peri-natal diseases in ewes and lambs. We always recommend washing hands or wearing gloves for lambing to avoid spreading infections between patients. In the worst cases we will prescribe medicines, though the best medicine is always prevention.

The bad weather experienced recently has affected more or less everyone, but sheep farmers have had a particularly tough time as ewes often remain outside until close to lambing. The constant rain and foul weather meant that many have needed shelter much earlier than usual, which also meant higher requirements for feed, bedding and stockman-ship.

The additional stress might mean that the ewes might not be in tip-top condition for the challenging task of raising lambs.

Here’s our hope for a warm, dry spring and summer so that the lambs born in the bad weather may thrive and fetch good prices at the autumn markets.

Photo by: Dawn Stephens-Borg

Phillips Smith and Dunn | 19

Land registry plans - is your house in order?

Michael Challacombe of Phillips Smith and Dunn discusses solar panels, bridle paths and public rights of way and land registry plans in a bid to shed light on current issues.

feel I should bring to your attention a number of issues that have come to light following some of my own recent sales experiences. The matters are varied and could certainly affect the value of your property if these apply to you.

These include solar panels, bridle paths and public rights of way, services to properties and inaccurate land registry plans.

One of the most damaging matters that came to light was a client who had been at their farm for over 30 years.

Through the farm, close to the house, was a steep track that was not used at all by the farm itself but was used by an occasional walker. No vehicles used the track, due to its narrowness, dangerous access off of the public highway at one end and its steepness. On purchase, the clients assumed that the lane was theirs, as the remainder of the lane provided the main access to their home, and no other property.

One day during the process of sale, some scramble bikes travelled up the track and when challenged, said that they had found the track was a public highway and no one could stop them coming through. With GPS systems having inaccurate plans on them we all find ourselves, as I have on various occasions, being persuaded to drive through hedges and up tracks which you would have difficulty in walking along, let alone driving a vehicle through.

On checking with Devon County Council it appeared that the lane, although unused by vehicles for many years, was still regarded as a public road. An immediate road closure order was attempted and owing to the power of the internet, several hundred objections were submitted to keep the lane open, although most of those people had never seen the lane in question nor knew where it was.

In the end, common sense prevailed and the road was closed as a vehicular access. The bad news is, this took over four years to achieve and provided considerable uncertainty for the clients.

Another client is currently looking at residential development on some land, and found that a lane passing between a number of their fields and over where the development would require access, was only partially owned by the farm and part is considered “no man’s land”. An application was made to the Land Registry, but as the land has not been used by the farm as it is not wide enough to provide access for vehicles or stock, this matter remains unresolved.

Yet another issue is with the ever increasing number of solar panels being placed on roofs of houses. A number of clients have, on the assumption of remaining at their properties for many years, leased their roofs to solar panel companies to save on the capital expenditure of acquiring the solar panels, and to get free electricity.

Sadly, owing to a change in circumstances, a recent sale of a country property with land was held up as on a survey it was found that the solar panels were deemed too heavy for the roof. When the panels were placed on the roof no survey was undertaken or building regulations obtained to ensure that the roof was strong enough to withstand the additional weight. This has, in fact, been proven to be against the terms of the lease and the solar panel company has been required to remove the panels and reinstate the roof. Although a successful outcome, it has held up the sale of the property for almost four months while the discussions and debate took place about the removal of the panels.

Several times over the last 12 months or so, Land Registry plans attached to properties have been proven to be inaccurate. In one particular case it was found that although the actual dwelling itself, and the majority of its garden and land were on the Land Registry Title Plans, the actual entrance to the property was not registered and therefore in effect the property had no access.

Although it was fairly obvious that the property had to come over the drive to get access from the public highway, only a possessory title could be registered in this case.

This meant that for 10 years there was always a fear that someone could come along and claim the entrance drive as theirs, causing untold potential hassle.

Another recent case was caused by the review of footpaths and bridle paths being undertaken by Devon County Council. A number of clients who owned woodland suddenly found that bridle paths were proposed to go over tracks through their properties, even though they had erected signs and padlocked gates to prevent access.

Owing to the persistence of the public over the years, signs have been removed and people have pushed around the outside of the gates or gone over the gates. In one case, some 18 persons put forward representations to say that the paths should be opened to the public as they had used them regularly over the years. Thankfully, by the actual hearing date, all those parties had withdrawn their letters and sense prevailed, and no new bridle paths were formed.

A helpful lesson to all landowners to ensure that if you have locked gates and signs saying ‘no public access’, you need to regularly review and ensure that the public is not accessing the land and if signs are taken down, they are replaced. If you do give consent to anyone to pass over the property it would be sensible that this is put in writing as evidence of proof, or alternatively you can go for a Section 31(6) agreement.

The final issue is to do with services. Given the general friendliness of rural neighbours and a man’s word being his bond. A client had mains water and electricity to his property, and both original services needed upgrading. A neighbor had agreed that new services for both could be provided over his land. This was agreed on the shake of a hand and the services were installed.

Sadly before the matter was formalised and solicitors had been instructed to put in place the appropriate paperwork, the gentleman whose land the services were placed through died, and the land was taken over by beneficiaries. They saw matters in a different light and felt they could, in view of the fact that the services had only been in the ground for two years, demand a ransom for those services as the client wanted to sell.

As a result, the withdrawal of the services would have dramatically affected the value of the asset to be sold.

Thankfully after discussion and one assumes a conscience being pricked, the excessive demands were withdrawn and a reasonable price was put in place for both services.

The bottom line with all of this is if you have deeds of your property, or if your land is registered with the Land Registry, check to make sure that the lane that you always thought was yours, is actually registered on the deeds. Otherwise make sure that all of your paperwork for services and the like are in order. Otherwise when you come to sell your property, you will find that these matters can delay sales by months or even years, and as in the odd case could cost tens of thousands of pounds to resolve.

For further advice on any of these matters initially check the paperwork that you have and thereafter seek advice to come to a satisfactory conclusion.

20 NDJ-E01-S4

michael.challacombe@phillipsland.com

: Barnstaple: 01271 327878

Out of hours: 07970 445204

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NEWPORT, BARNSTAPLE

Region of £675,000

An exceptional detached house with large double garage and extensive level gardens with pond.

In a highly sought after area of the town. Hall, 2 receptions, conservatory, kitchen/breakfast room, utility, cloakroom, ground floor bedroom and bathroom. On the first floor 4 further bedrooms and 2 bathrooms the master being en suite.

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TORRINGTON

£45 - £55,000

Quietly set with no near neighbours and views over the river Torridge valley just south of Torrington. The lands are sloping with road frontage and gated access with mains water connection. Part a former quarry with wooded surrounds. Includes SPS entitlements. Auction, unless sold,The Barnstaple Hotel, Friday 14th March

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BARNSTAPLE

Region of £49,950

A very accessible field of productive gently sloping pasture land with road frontage and stunning views across the RiverYeo valley. Double stable sized mobile field shelter included. A further 5 acres also could be bought in addition.

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COMBE MARTINGuide £55,000

YELLAND

Region of £59,950

COMBE MARTINGuide £22,500

A secluded and quietly set parcel of south sloping pasture land with far reaching views over the village and countryside around. Ruins of old cottage, spring water.

An excellent readily accessible range of recently built stabling including 4 loose boxes, tack room, and large barn providing 2 further loose boxes. Level pasture paddock adjoining.

A quietly set south lying gently sloping field within a short walk of the High Street. Part lane frontage and access.

www.phillipsland.com

21

: Barnstaple: 01271 327878

Out of hours: 07970 445204

S 10 CRE A 32 TO

S RE AC 28

YARNSCOMBE - Region of £499,950

ASHFORD - Region of £600,000

An exceptional secluded south facing setting with no near neighbors and offering wonderful opportunities for self sufficiency. Period cottage with 5 bedrooms, 3 receptions, kitchen, dairy, etc. Adaptable modern buildings, kitchen gardens, orchard, cider press, bank of solar panels, stream bordered meadows leading to ponds, wooded areas, 10 to 31 acres. EPC band D

A well located equestrian centre. Includes some 16,000 sq ft of adaptable modern buildings set up for equestrian use. Incorporating a covered sand school, stabling for 28, tack rooms, toilet, electric 5 horse walker, workshops, feed stores. All weather manege, permanent consent for staff accommodation and/or consent for the construction of an equine clinic and rehabilitation centre with staff accommodation. Stone barn providing stables/tack for 4 with loft and long term potential. Grassy south lying pasture fields divided into 30 or so grazing paddocks for management. Mature wooded area and in all about 28 acres.

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NEWTON TRACEY - Region of £600,000 To edge of small rural hamlet with countryside views. a well designed and presented most spacious detached stone barn conversion (holiday consent). 3 bedrooms, 2 bathrooms, 35 foot open plan lounge/diner, fitted kitchen, shower room, utility. Extensive range of adaptable modern cleasrpan barns, about 12,000 sq ft around concreted yards. First class pasture/aravble farmland. EPC band

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SWIMBRIDGE - Various price guides An accessible ring fenced block of pasture, amenity and conservation land all set with superb panoramic views overlooking the village, the surrounding countryside and away to the North Devon Coast with Lundy in the far distance. As a whole or in up to 5 lots ranging from nearly 5 acres to 13 acres. All with road or level lane access.

Includes single payment scheme entitlements.

www.phillipsland.com

NDJ-E01-S4

michael.challacombe@phillipsland.com

22

Geoffrey Clapp Associates

Geoffrey Clapp Associates

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Geoffrey Clapp Associates

£825,000 E W IC

11 +

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GEORGE NYMPTON, SOUTH MOLTON

E OUTSTANDING 6 BEDROOM COUNTRY PROPERTY PLUS LARGE COACH HOUSE BARN WITH GREAT POTENTIAL (SUBJECT TO PP), FARM BUILDINGS, GARDENS AND GROUNDS.

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ASH MILL, SOUTH MOLTON

5.

NDJ-E01-S4

GCA

£395,000

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NG

SMALLHOLDING WITH AGRICULTURAL TIE, ENJOYING FABULOUS COUNTRYSIDE VIEWS. Recently extended 3 bedroom detached chalet bungalow, EPC Rating D.

Geoffrey Clapp Associates | 23

‘Set in in a secluded location, with exceptional views over the open countryside’

Lower Down Farm auction success

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ower Down Farm in Witheridge was sold as two separate lots by public auction through Geoffrey Clapp Associates.

The auction was held at the Amory Centre in South Molton on Thursday December 5, where the property was sold on behalf of the late Mr Roy Maunder, who had lived at the farm for over 50 years.

The farm attracted substantial interest with over 50 viewings in the weeks prior to the sale, with many potential buyers from out of the area.

Lower Down farm was sold as two separate lots, the first including the farmhouse, outbuildings and 16.5 acres of

Smallholding in a splendid location

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charming smallholding in an excellent south-facing position is now available through Geoffrey Clapp Associates.

Situated in 5.5 acres, Broadlands comprises a comfortable threebedroom detached chalet bungalow, benefiting from extraordinary gardens and land.

Broadlands is complete with a range of outbuildings including stables, openfronted cattle sheds, hay barns and a tractor shed.

The bungalow was enlarged in 2009, providing two first floor bedrooms, one en suite, and a bathroom. Built of brick and concrete block, the property has the added benefit of double glazed windows throughout, cavity insulation, full roof insulation and oilfired central heating.

It is increasingly difficult to find a property of this type in North Devon, and is considered to be ideal for a retiring farmer or anyone wishing to start farming.

The accommodation briefly comprises an entrance porch, entrance hall, living room/bedroom, sitting room, spacious kitchen/conservatory, lobby, rear porch, utility room, WC, three bedrooms (one with en suite) and a family bathroom.

Outside the bungalow, a large workshop/garage provides ample space with light and power connected.

Pleasant gardens surround the property, with rear garden laid mostly to lawn, flower borders, a lovely summer house and a paved terrace with raised flower beds.

The extensive grounds of the property continue with a children’s treehouse, ornamental pond and greenhouse.

Various outbuildings are situated at the end of the five acre paddock, which is divided into three enclosures, offering the benefit of separate vehicular access leading to a farm yard.

The current owners are keen gardeners, and the gardens around the bungalow are a focal point of this outstanding property.

‘Ideal for a retiring farmer or anyone wishing to start farming’

land, which sold at £374,000, and the second lot included 14.75 acres of accommodation land opposite the farmhouse and further pastureland, which was sold for £122,000. Both lots were sold to the same buyer.

Lower Down Farm is a threebedroom farmhouse, in need of renovation, which benefits from a range of additional outbuildings.

Set in 16.64 acres of level pastureland. The additional lot offered 14.74 acres of good pasture and woodland.

The three-bedroom detached farmhouse was built in 1927 and is set in a secluded location, with exceptional views over the open countryside. The property

was offered together with the pastureland, and the farm buildings, some of which are set around a concrete yard. The barns hold great potential, subject to the appropriate planning permission.

Situated in a very private yet accessible location just a few minutes from the delightful village of Witheridge, Lower Down Farm, though secluded, offers a convenient location close to local amenities.

The farmhouse briefly comprises an entrance porch, kitchen, bathroom, lobby, lounge, three bedrooms, garden, workshop and the additional farm buildings.

Geoffrey Clapp Associates: 01769 572121

24 | Red Rubies

Main Image A line up of Devons at the spring show and sale. Top right A healthy young Red Ruby from the Eastyard Herd. Bottom right George Vellacott of Exmoor with his winning in-calf heifer.

he annual spring show and sale of North Devon’s iconic cattle, the Red Rubies, has revealed how the breed is sustaining its growth and popularity around the country.

Even the sale location, Sedgemoor, just off the M5, reflected how interest in the Devons is still expanding out of the South West. Richard Howe reports...

The lowing of quality Devon cattle being paraded around a show-ring brought to mind a summer image even though the weather near the Somerset levels languished still in winter chill, unable to raise its mood from months of rain.

A crowd had gathered already to see the young bulls amble and pose for their owners.

Their docile temper, handsome colour and condition were impressive.

Both professionals and amateurs admired the quiet

Red Rubies

‘But this breed which comes from our patch of the world is a fantastic business export for the region.’

contest as expert breeder, Mike Cowell, took in the subtle variations of muscle and flesh in each animal.

British beef is in demand and this was the place to see some of the best.

From here the industry’s exponents can plan their future livelihood.

The final choice of winners embraced cattle grazing farmland on the breed’s home of Exmoor and also the pastures of Worcestershire.

After her spell leading young bulls around the ring, one of the council members with the Devon Cattle Breeders Society(DCBS), Grania Phillips, from Colleton Manor near Chulmleigh, described the Red Rubies’ position in agriculture’s big picture: “The breed is going from strength to strength. It’s part of a national trend.

“It’s a trend of less labour because farmers are increasingly working on their own.

“It’s because the Devons are easy to handle, they calve easily and grow well, and they have a

very good conversion ratio (from grass to meat).

“The Devon has got over the dumpy, fat, characteristics; it’s bigger and leaner and can still be done on grass.”

She said that these advantages aren’t exclusive to the Devon cattle of course but that a lot of farmers are transferring to the Red Rubies from larger animals.

Back at the auction centre it was time to move to the sale ring.

As he greeted exhibitors, buyers and spectators, auctioneer for Greenslade Taylor Hunt, Derek Biss, commented on the way the cattle no longer just come from the South West and welcomed those who’d travelled a long way for the event.

He went on to sell more than 80 heifers, cows and bulls, nearly three times as the same sale last year.

And the secretary of the DCBS, Catherine Broomfield, described the range of interest as having grown organically from North Devon through the South West,

north to the Welsh borders, Wiltshire, Oxford and Cambridge, Hampshire and into Lincolnshire and Norfolk: “On average we’re registering 2,000 pedigree females a year. You get leaps and plateaux.

“After Foot and Mouth we saw a huge leap because it was starting from a low base.

“After a massive resurgence we’re going through a steady growth period. It’s good for native breeds in general .

“But this breed which comes from our patch of the world is a fantastic business export for the region.

“Over the years, the North Devon Red Ruby cattle have become fundamental to beef farming systems in places like Brazil, Australia and New Zealand.

“We’ve seen semen and embryos exported around the world, seen live exports from the region to other parts of the country and the beef is creating trade into some of the highest premium outlets.”