Rooms

Description
Turnpike Farm is a well-presented and versatile agricultural, equestrian and residential smallholding with plenty of opportunity for improvement and further development. There is a range of modern farm buildings, currently used for storage of agricultural machinery, with the potential for alternative uses. The entire property extends to approximately 25.83 acres (10.46 ha)

Situation
Turnpike Farm is situated south of the popular village of Tormarton and just 5 miles from the highly desirable and sought after village of Badminton, with easy access to Bristol (14 miles), Bath (11 miles). Junction 18 of the M4 Motorway is approximately 2 miles from the property with London being just over 2 hours’ drive.

Farmhouse
The farmhouse dates back to the mid-1940’s and is an impressive 4-bedroom farmhouse; internally the house comprises a main hallway, Living Room, Sitting Room, Dining Room, Office, Kitchen and Utility room. To the first floor there are 3 double bedrooms, two of which are ensuite, a family bathroom and a single bedroom. The Annexe comprises a modern fully fitted kitchen, Living room, double bedroom, family bathroom/shower room and a dining room.

Outside
Externally, the garden is laid to grass lawn and overlooks the attractive maturing orchard and native hardwood trees including Silver Birch, Blue Cedar and Oak. There is a separate gated access to the farm buildings via a stone track to the west of the house. There is a spacious double garage with electric up and over doors linking into a substantial agricultural store, currently used to house machinery & equipment.

Farm Buildings & Yard
There is a separate hardcore access leading from the main highway down to the farm buildings. A 4-bay Steel portal Farmed barn with a 20’ lean-to with earthen floor is used for storage, being clad in corrugated sheeting and blockwork walls. A generous concrete apron lies in front of the second Steel Portal Farmed barn, 80’ X 60’ which has a concrete floor and is arranged with potential to be converted for alternative uses (subject to planning), such as livestock housing, equestrian use or general storage.

Services
The Farmhouse and annexe are connected to mains water and electricity. There is oil central heating, and drainage is to a private septic tank. The land is also served by mains water connections.

Land
The land, which is well fenced with timber post and rail & thick stockproof hedging, extends to approximately 21.22 acres (8.59 ha). The land is mainly level, free draining and could outwinter horses and livestock without damage to the grass sward. The condition of the grassland is excellent and has been managed to a high standard. There are two water troughs, served by a metered mains water supply.

Planning
The land sits outside the settlement boundary and is therefore designated as open countryside, situated within the Cotswold Area of Outstanding Natural Beauty. Planning permission has been granted for redevelopment of the farmhouse into a substantial and stylish modern country house (see planning reference P22/03508/F)

Schemes
The land has not been entered for any SFI or Countryside Stewardship Schemes and thus creating useful opportunities to submit a suitable application and benefit financially and environmentally.

Rights of Way
The land is sold subject to and with the benefit of all matters contained in or referred to in the title deeds together with all existing rights of way whether public or private including wayleaves, easements, covenants, restrictions and obligations whether specifically referred to in these sale particulars or not. The buyer shall be deemed to have full knowledge of the boundaries and the ownership thereof.

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