Farmed by the same family for over one hundred years, Muston represents a rare opportunity to purchase a farm, largely untouched by the modern world. Within it's meadows are buried the remains of North Louvard; a village first recorded in the tenth century. The farm itself, separated from the manor, represents the core of an estate created at the Reformation.
The land is grazed by the vendor's Ruby Red Devon cattle which are fed and bred solely from the farm's abundant grass. Nearly all the farm is down to permanent pasture; with presently just one arable field planted with oil seed rape.
Ancient chalk downland and woods form a wildlife haven in sight of the farmhouse.
There is a four bedroom farmhouse and a mobile home which are lived in by the vendors. There are two additional two bedroom cottages and a row of dilapidated farm cottages. A courtyard of attractive traditional farm buildings lie to the west of the farmhouse with a range of more modern farm buildings to the north.
METHOD OF SALE
Muston Farm is offered for sale by private treaty as a whole or in four lots, as follows:
1 Muston Farm 189.85 acres
2 Muston Farm Cottages and farm buildings 13.09 acres
3 New Close Meadows 11.94 acres
4 Pump House and meadow 8.08 acres
Total 222.96 acres
Please refer to the floor plans for room dimensions and layout.
Approached via a long gravel drive Muston Farmhouse is a detached part two storey part single storey dwelling of stone and brick construction under a tile roof. The original part of the house has not been occupied for a number of years and comprises; Kitchen, Sitting Room and Utility Room with two Bedrooms and a Bathroom on the first floor.
The more modern single storey section of the house was built in the 1970's built in the 1970's around an inglenook fireplace of Portland stone & Purbeck marble and a grand Victorian gothic door. It comprises Entrance Hall, Kitchen, Sitting Room, Conservatory, two Bedrooms and a Family Bathroom.
On the southern side of the house is a sheltered seating area and lawn with views across the farmland. Adjacent to the farmhouse is a large timber garage.
Linda's Cottage lies close to the farmhouse and is a charming cob cottage beneath slate roof which was last lived in by the vendors family approximately 45 years ago. There is a single Living Room on the ground floor and an adjoining workshop and WC. On the first floor are two Bedrooms. The cottage is in a state of disrepair.
Newhaven is an agriculturally tied mobile home to the south of the farmhouse which was granted planning permission for in March 1981. The planning permission was limited until 31st October 1982 however the dwelling has now been occupied on site for over 30 years.
The accommodation comprises Kitchen, Living Room, Conservatory, Bathroom, Bedroom, Office and Boot Room.
Whites Cottage is a pretty red brick dwelling under a slate roof with an adjoining lean-to garage. On the ground floor it comprises a Kitchen, Sitting Room and Bathroom. On the first floor are two Bedrooms. The cottage was last occupied approximately 20 years ago.
The majority of the farm is down to grass and is grazed by the vendors herd of Red Ruby Devons.
The farm though not having organic status has been farmed organically with no pesticides having been applied to the land since pre the Second World War.
The banks have never been ploughed and are designated Sites of Nature Conservation Interest (SNCIs). The land supports a wealth of native flora and fauna including Cowslips and rare chalk land flowers such as Devil's Bit Scabious which produces a haze of blue in September.
Lot 2 comprises Muston Farm Cottages a row of pretty cottages located on the drive leading to Muston Farm and a charming range of traditional farm buildings in a court yard setting which lend themselves to a wide range of potential uses subject to obtaining planning permissions.
The land totals 13.09 acres and includes Snowdrop Meadow along which the River Piddle meanders. Found within the water meadow is the deserted Medieval Settlement of North Louvard which is a Scheduled Ancient Monument.
Muston Farm Cottages
Muston Farm Cottages are located half way up the drive to the farm. The row of brick terraced cottages under a slate roof, originally comprised four dwellings before being converted into two semi-detached properties. The cottages were last occupied in the 1970's and are in a state of dilapidation.
There is a well which served the cottages which is located within the neighbouring grounds of Muston Manor.
Muston Farm Buildings
Muston farm buildings are a traditional range of buildings located within a courtyard to the east of Muston Farmhouse. The buildings provide an incoming purchaser with the potential to convert to a number of uses subject to obtaining the relevant planning permission. The buildings as shown on the plan comprise:
1. 5 bay timber frame Cart House with brick and flint walls under a slate roof.
2. 5 bay timber frame straw barn under a corrugated roof.
3. Timber frame tractor shed under a slate roof.
4. Former dairy of brick construction under a tile roof with a lean-to at the rear.
5. 5 bay steel portal frame modern farm building under a fibre cement roof.
6. Brick and stone single storey building under a corrugated roof with open parts.
The Cake House
The Cake House is located centrally within the courtyard of traditional farm buildings. This two storey building is constructed of brick under a slate roof.
Modern Farm Buildings
7. Located to the north west of the main farmstead is a separate range of modern livestock and fodder buildings. These steel portal farm buildings with fibre cement roofs and cladding comprise a covered yard and Dutch Barn joined by roofing creating a large covered area.
New Close Meadows comprises 11.94 acres of attractive water meadows with the River Piddle running along the western boundary and the road running along the eastern boundary. The meadows are accessed from the drive leading to Muston Farm.
Lot 4 comprises 8.08 acres of attractive land with a former pump house. The access for Lot 4 is off Slyers Lane (B3143). The land borders the River Piddle and is down to grass.
Muston Farmhouse has the benefit of mains water and electricity, Oil fired central heating and private drainage shared with Newhaven. On the roof of Muston Farmhouse are photovoltaic panels with a generation capacity of 4kw. The panels where erected in February 2012 . Further details are available from the vendors agents.
Newhaven and Whites Cottage have mains water and electricity. Both also have private drainage.
The farm buildings have mains water and electricity.
West Dorset District Council: 01305 251010
Dorset County Council: 01305 221 000
Council Tax Bands
Muston Farmhouse = Band D
Newhaven = Band B
Single Farm Payment
The Single Farm Payment entitlements are included in the sale. The 2013 claim will be retained by the vendor and the vendor agrees to use reasonable endeavours to transfer the entitlements for future Single Farm Payments to the purchaser(s).
Entry Level (ELS) and Higher Level (HLS) Stewardship Schemes
The ELS and HLS combined agreement across the farm runs until 31st January 2016. The annual combined payment received is £10,224.32 for 88.88ha of registered land. The purchaser(s) will be required to continue with the prescriptions relating to the land being purchased for the remaining life of the agreements. Further details are available from the vendors agents.
Bovine Tuberculosis (TB)
The farm is subject to annual TB testing. The last test being in June 2013 which was clear. Further details are available from the vendors agents.
Some of the steeper banks on the farm are designated as SNCIs.
The whole farm lies within a Nitrate Vulnerable Zone.
Ancient Monuments and Archaeological Features
Located within Snowdrop Meadow is the deserted Medieval Settlement of North Louvard which is a Scheduled Ancient Monument (33185). The settlement is one of several in the Piddle Valley mentioned in the Domesday Survey and survives well as a series of well-preserved earth works and associated buried remains.
Located within Middle Plain and Lower Plain are strip lynchets, medieval cultivations remains.
Access and Rights of Way
There are two footpaths and a bridleway which cross the farm as shown on the sale plan.
The shooting rights are in-hand and will be transferred to the purchaser.
Tenure and Possession
The tenure of the property is freehold with vacant possession upon completion.
Fixtures and Fittings
All vendors' fixtures, curtains, carpets, ornamental and wall lights, garden ornaments, garden furniture, stone troughs, staddle stones and plant pots are specifically excluded from the sale of the freehold but may be available by separate negotiation.
Health and Safety
Given the potential hazards of a working farm, we would ask you to be as vigilant as possible for your own personal safety when making your inspection, particularly around the buildings and land.
Strictly by appointment through the selling agents only.
Savills and their clients give notice that:
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function; prospective purchasers/tenants should satisfy themselves as to the fitness of such equipment for their requirements.
We have not made any investigation into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.