Nigel Ward and Company

The Border Property Centre, Pontrilas, Hereford. HR2 0EH

Tel. 01981 240140

Ton Uchaf Farm, 30 Acres,

LLANVAPLEY, Abergavenny.

 

 

Offers in the region of £850,000

This smallholding is set in the unspoilt rolling rural landscape of the Welsh Border Countryside and enjoys a secluded setting yet is located within easy travelling distance of the important local centres of Abergavenny (5 miles) and Monmouth (11 miles), each with a diverse range of facilities and a dual carriageway link with the national motorway network, the former with trains connecting via Newport to London.

An attractive 30 acre Smallholding comprising a Modern Detached Farmhouse having an heated indoor Swimming Pool, yard areas giving access to a most substantial range of multi-purpose agricultural and commercial outbuildings together with a Camping and Caravanning Club Certificated Site.

 

The dwelling was constructed in 1985 to replace the former stone-built farmhouse, which had existed on the holding but which had suffered structural defects.  The new residence; which is understood not to be subject to an agricultural occupancy restriction, is built of brick and block-work with an “Alpine” rendered finish, standing under a felted and simulated slate roof.  The accommodation, which is surprisingly spacious, has the advantage of oil fired central heating and partial double glazing and comprises:

 

On the Ground Floor:

STORM PORCH

with stone feature wall, brass coach style outside light, obscure glazed

 

front door to

ENTRANCE HALL 13'5" x 6'1"

with solid floor having fitted laminate flooring, one double panel radiator, one double power point, stairs leading off with Under-stairs Cupboard with electric light and fitted shelving. Fully small pane glazed door to

 

SITTING ROOM  20'4" x 14'3"

enjoying two aspects, solid floor having fitted rust coloured carpet, feature stone fireplace with arch and fitted “Franco-Belge” multi-fuel stove, black tiled hearth, hardwood shelf and mantel.  One double and one single panel radiators, four double power points.  Wide arch through to

 

CONSERVATORY 13'8" x 10'8"

with ceramic tiled terracotta effect solid floor, dark-wood framed double glazing, triple spot lighting, French doors to patio and front garden.

 

Access through to

INDOOR SWIMMING POOL ENCLOSURE 36'2" x 16'9"

housed in a steel framed building with generous amounts of window space and polycarbonate roof, the swimming pool being heated by an oil-fired boiler. Sliding patio doors lead out to the paved terrace.  A partitioned off area includes a Changing Room with a low flush w.c. and a Pampas coloured Shower with ceramic tiled surround and electric shower unit.  Adjacent is the Boiler/Pump Room with "Heat Age 60/90" oil-fired boiler with filter, pump and circulation system.

 

FARMHOUSE KITCHEN/DINING ROOM 24' x 11'10"

enjoying three aspects and having laminate flooring, good range of raised and fielded panelled hardwood units, comprising base units with sliding drawer space, peninsular breakfast bar area, inset sink with mixer tap, “Corian” working surfaces, oatmeal coloured ceramic tiled to rear, “Hoover” electric oven, programmable “Stanley” oil fired range type cooker with circuit to the central heating system and also providing the domestic hot water. Ample power points are provided.  There is a Walk-in Pantry with a marble cold slab and fitted shelving. Hardwood framed French windows lead out to the front garden.

 

A recess with fitted shelving gives access to the

UTILITY ROOM 9'11" x 8'4"

with quarry tiled floor and fully tiled walls, plumbing for automatic washing machine and dishwasher.  Belfast sink (h & c), working surfaces with wall cupboard over, recessed broom cupboard, electricity fuse boxes and heating controls.  Half obscure-glazed door to

 

SHOWER ROOM 10' x 3’6"

with quarry tiled floor and part tiled walls.  Wall mounted wash hand basin (h & c), close coupled w.c. and curved fronted shower unit with “Mira” mixer tap. Fluorescent lighting, wall mounted mirror and shaver light.

 

REAR CONSERVATORY/ENTRANCE PORCH 15' x 7'3"

with quarry tiled floor, generous glazing and polycarbonate roof. Low level pot shelving, fluorescent lighting and French windows to the rear garden and terrace.

 

Stairs to On the First Floor:

LANDING 6’4” x 6’1”

with rust-coloured fitted carpet and a tall feature window to stairwell.

 

BEDROOM (1) 14'4" x 10'8"

A double room with rear aspect, rust coloured carpet and built-in full-height Pine wardrobe with drawer space under.  Bedside two-way string-pull light switch, one single panel radiator, one double and one single power points.

 

BEDROOM (2) 12'3" min x 9'11"

Another double room with pleasant outlook over the front garden, rust coloured fitted carpet, full width Pine raised and fielded panelled doored Wardrobe/cupboard with hanging and shelf space and mirrored door to centre.  Bedside two-way string-pull light switch, one single panel radiator, one double and one single power points.

 

BEDROOM (3) 10'7" x 9'1"

A double room with front aspect, beige fitted carpet, one single panel radiator and one double power point.  Recessed built-in Airing Cupboard with slat shelving, hot water cylinder and standby immersion heater.   Hatch to roof space.

 

BEDROOM (4) 12'2" x 8'3" (main area)

Another double room with view over rear garden, rust coloured carpet, built-in wardrobe with hanging space and baggage storage over.  One single panel radiator and one double power point.

 

BATHROOM 7'7" x 5'9"

with rust coloured carpet, dark grey marble effect fully tiled walls, white suite of wash hand basin (h & c), close-coupled low flush w.c. and panelled bath (h & c) with ¼ turn taps,“Triton Ivory” electric shower unit over and with shower screen.  One single panel radiator.

 

OUTSIDE

The property is approached from the council maintained lane via a stone pillared double-gated access leading to the driveway which is flanked by broadleaf trees, this leads to the parking/turning area where there is a central circular water feature of stone construction.  To the immediate front of the property is a lawn with access to a raised patio to two sides of the swimming pool enclosed by low brick walls.  Curved steps lead down from the swimming pool terrace to the lower lawn where there are various flower beds and borders, the front garden being rendered private by well-established Lawson Cypress trees whilst a Horse Chestnut tree provides welcome shade.  To the rear of the farmhouse, steps lead up to two lawns, a shrubbery and a productive kitchen garden whilst adjacent is a fruit cage with various soft fruit bushes, this could alternatively be used as a safe haven for poultry. With access off the driveway is a Former Garage Building, built of stone and block-work, now converted to a Farm Office/ Hobby Block and comprising: half glazed door to OFFICE (1), 19' x 17'6" with solid floor, two night storage heaters, fluorescent lighting and ample power points.  Access through to OFFICE (2), 19'7" x 10'2" with solid floor, large window overlooking the driveway, two night storage heaters, fluorescent lighting, power points and broadband connection. It is felt that; subject to any required permissions, this building could be adapted for occupation by a dependent relative.

 

THE OUTBUILDINGS

The farmyard areas can be accessed by vehicles via a hard surface leading off from the domestic driveway and turning area although there is a convenient, dedicated entrance direct from the public highway about a hundred yards further along the lane.  This double-gated entrance is adequate for much larger vehicles, being over 20 feet wide and is neatly flanked by curving stone walls to the splay.

 

The Outbuildings are of a scale commensurate with what would be expected on a farm of 200 plus acres, they are comprehensive and substantial comprising:

a large, seven-bay general purpose portal frame BUILDING, 105' x 75', steel framed and of very generous height, having Yorkshire boarding, part earth and part concreted floor, electric power connected. Attached is a Lean-to Stock Shed 105' long x 30' wide and a Former bulk Grain Intake Building, 15' x 15'.  Just opposite is the Farm Workshop, 40' x 24' of concrete block-work construction under a corrugated iron roof, with wide double doors, a vehicle inspection pit, a workbench, electric light and power.  A lean-to structure to the rear accommodates a small STAFF-ROOM leading off from the workshop and; with access from the vehicular way leading linking the yards to the domestic driveway, a Wood Store (Formerly a Garage), 18' x 10'7''.

 

Close by is a large general purpose portal framed STORAGE  BUILDING, 78'6" x 45' with sliding doors, having a part concrete and a part earth floor, attached STORE BUILDING to one side, 60' x 30' with concrete floor and incorporating, at the upper end, a Toilet Block servicing the Camping and Caravanning Site and with separate external access from field side. Attached is an Implement/Machinery Store, 68' long x 28'4" wide and a Lean-to Store, 68' long x 16'6".  There is a further attached Store, 118'9" x 17' with timber framed, galvanised sheeted roof and with part concrete and part earth floor. (This building has, in the past, been used for the effective bulk storage of potatoes).

 

There is a Separate, fully enclosed, general purpose portal frame Building, 60' x 35' with a part concrete and part earth floor, a Cattle Fattening Shed, 105' x 60' with a feed passage facilitating mechanical feeding and an attached Lean-to Store 60' x 15' with electric light and power installed, at times used for caravan storage and with a floor of part concrete and part rammed road-planings. To one side of the vehicular way linking the yards to the domestic driveway there is a wooden framed Greenhouse, 20' x 10' with electric light and power and an adjacent Potting Shed.

The buildings, whilst being versatile for farming purposes, could subject to any required permissions, lend themselves to a variety of different uses simply for storage or indeed for the establishment of an equestrian business for stabling/livery and the larger of the buildings with unobstructed spans could create an admirable indoor arena.

 

CARAVAN SITE

The present owners have established a Caravan and Camping Club Certificated Site, at the farm, this is located in a paddock to the rear of the buildings and, being slightly elevated, enjoys some pleasant rural outlooks.  The site has proven popular and creates useful additional income with up to five caravans and twelve tents permissible per night. There are twenty electric hook-up points and whilst the usual water stand-pipe and chemical closet disposal point are provided there are also; as previously mentioned above, facilities provided in a Toilet Block formed in the upper end of one of the principal buildings.  This has a quarry tiled floor and comprises an Entrance Lobby, separate Ladies’ and Gentlemen’s facilities, each with a Shower cubicle, two Toilet Cubicles and two wash hand basins with cold water taps. On the edge of the caravan site are planted a variety of Fruit trees including Bramley Apple, Victoria Plum, Cherry, dessert Apples and Conference Pears.

 

THE LAND

which varies in elevation from 250 feet to 400 feet approximately above mean sea level, slopes gently, mainly in a southerly direction, it lies well in the eye of the sun and is comprised in three principal enclosures, all currently down to pasture although the nature and depth of the soil would lend themselves to arable cropping or even to market gardening.  The two smaller parcels flank the farmstead on its north-east and south-west sides, whilst the principal field is located to the north-west of the farmstead, beyond the caravan site.  The largest enclosure extends to about 22 acres and is most unusual topographically in that part of it forms almost a natural amphitheatre, the focal point being about half way along its length close to the stream, which forms its southern boundary and where a wildlife buffer strip has been fenced out of the main area.  This field has the benefit of two field gates leading into it from the public highway on its northern side as well as direct access from the farmstead via the caravan site.

 

SINGLE FARM PAYMENTS.

No entitlements to farm payments are included in the sale of the farm.

 

SERVICES

Mains electricity and water are connected.  Drainage is understood to be to a Septic Tank and soak-away. Telephone (subject to British Telecom transfer regulations). None of the services, nor any of the fixtures and fittings included in these sale particulars has been tested.

 

RIGHTS OF WAY, EASEMENTS, WAY-LEAVES, ETC.

The property is sold subject to and with the benefit of any rights of way, easements, way-leaves, etc., which exist.

 

TENURE

Freehold.

 

OUTGOINGS

The property is assessed for Council Tax in band “G”.

 

POSSESSION

Vacant Possession upon completion.

 

VIEWING

Strictly by appointment through the Sole Agents.

 

APPROACH

The postcode of the property is NP7 8SG and the property is best approached from Abergavenny by taking the B4233 towards Monmouth, after about four miles, just before the village of Llanvapley, turn right by the 30mph signs and the gated entrance to Ton Uchaf will be seen on one's right hand side.

 

 

*****

IMPORTANT NOTICE Nigel Ward & Co. give notice to anyone reading these Particulars as follows:

a. These Particulars are prepared for the guidance only of prospective purchasers and are intended to give a fair overall description of the property.

b. Any area measurements referred to are approximate only.

c. The descriptions contained herein are used in good faith as an opinion and not by way of statement of fact.

d. The Plan is based upon the Ordnance Survey Maps, amended by the Agents and is produced for the convenience of purchasers only.   It, the particulars of the property and the general remarks are believed to be correct but any error, omission or mis-statement shall not annul the sale nor entitle any party to compensation nor in any circumstances give grounds for an action at law.

 

 

For further details or to arrange a viewing please telephone our office on 01981 240140