Edgerston Tofts Farm, Jedburgh, Roxburghshire, Scottish Borders, TD8 6NF
Offers Over £670,000
Farmhouse with Land and Development Potential
For Sale as a Whole or Three Lots
Lot 1: Farmhouse, Traditional Steading and land: £460,000.
Lot2: The Bungalow: £175,000.
Lot 3: Paddock & Roadside Woodland: £35,000.
An attractive Small Holding extending to approximately 17.62 acres in total set in a picturesque setting just North of the Northumberland National Park, 8 miles South of Jedburgh. This exciting package includes a Charming Farmhouse, a Traditional Steading Range with Planning Consent for Conversion to form Two 3-Bedroom, Self-Contained Houses, a Detached Bungalow, Two Paddocks. There may be further future Development Potential with previous consent for two new-build Houses.
Farmhouse: Porch, farmhouse kitchen, 3 reception rooms, 5 bedrooms, 2 bathrooms, rear porch and utility room. Private gardens with woodland to the curtilage.
Traditional Steading: Detailed Planning Consent has been obtained for conversion of the steading to form two 3-bedroom, self-contained houses. Previous consent for Two New-build Houses within the former Stackyard Area. Modern Steel portal framed shed with potential for stabling, storage or livestock.
Detached Bungalow: Entrance Vestibule, Hall, 3 bedrooms, kitchen with larder, living room, family bathroom and Rear porch.
Two organic grass fields and two parcels of mature woodland.
Edgerston Tofts comprises a charming Detached Farmhouse believed to date to the mid-19th Century, together with a traditional steading range, a more modern detached bungalow and grazing land. It is set within an elevated scenic rural position around 4 miles north of the Anglo-Scottish Border at Carter Bar, 8 miles south of Jedburgh within the Scottish Borders, an area offering some spectacular far-reaching vistas.
Edgerston Tofts was part of Edgerston, the Rutherfurd Family Estate which is reputed to have connections at least as far back as 1448. Edgerston Estate was subsequently sold to Fredrick Scott Oliver in 1915 and remained in the ownership of the Oliver family until 1980 when it was sub-divided and sold in separate lots.
Edgerston Tofts is towards the south of the original estate. Edgerston is well served by the A68 Trunk Road in a popular area for buyers contemplating a move to the Scottish Borders.
The nearby town of Jedburgh is a traditional Market Town offering a broad-ranging mix of independent shops, restaurants, businesses, a supermarket, swimming pool and a wide range of sports clubs such as rugby, football and golf club. Other leisure and sporting facilities include a multi-use games area, 2G hockey pitch, 3G sports pitch, 100 m synthetic running track, 300 m grass track, bowling, gym, angling on Jed Water and the River Teviot and much more. The surrounding countryside provides excellent terrain for a wide range of rural pursuits.
Jedburgh’s historic setting attracts a significant influx of seasonal visitors. The Conservation Area covers much of the historic core including the Abbey and Castle Gaol. The
Abbey was founded by David I in 1138 and was destroyed on the orders of Henry VIII of England. It is the most complete surviving Abbey in the Borders despite it having been burned ‘nine times’. The Castle Gaol is situated at the highest point of the Town, built on the site of a medieval castle. It was once reputed to be the most important stronghold in the Borders.
The Scottish Borders offers a lovely relaxed lifestyle, with the A68 trunk road providing easy access to international airports Edinburgh and Newcastle-upon-Tyne and the Borders Railway provides direct access to Edinburgh from Galashiels and nearby Tweedbank. Regular main line services are also available at Berwick-upon-Tweed.
On a broader note, the Scottish Borders as a region offers a quality of life second to none and with an area of 1,800 square miles there is plenty of space to enjoy beautiful unspoilt countryside and historic individual towns.
Lot 1: Farmhouse, Traditional Steading, Stackyard & land extending to c. 9.48 acres
Edgerston Tofts Farmhouse is of traditional stone construction under a pitched roofs clad in slate. It retains a good deal of character. There are private enclosed gardens to the south laid predominantly to lawn with a further area of garden to the front together with parking. To the rear there is a lawned quadrangle largely enclosed by the rear wall of the farmhouse and the outer walls of the adjoining steading to the west.
The accommodation includes:
Ground Floor: Entrance Porch, Inner Hall with stairs to upper level, Farmhouse Kitchen, Dining Room, Living Room, Two Bedrooms, Bathroom/ WC, Rear Porch and Utility Room/Boiler House.
First Floor: Landing, Three Bedrooms, Bathroom/WC, Walk in Storage Cupboard, Study/ Nursery with access to the storage loft.
There is a mature shelter belt wrapping around the southern and western boundary of the property.
Traditional Steading Range
The traditional steading range is of traditional stone construction under pitched roofs clad in slate. Detailed Planning consent reference 18/01461/FUL dated 02 October 2019 has been obtained for conversion of the steading building to form two self-contained houses.
The approved proposals would provide:
Entrance Vestibule, Inner Hall, Living Room with Galleried Library/Reading Room to the Western end, Kitchen open plan to Dining Area with Utility Room and Boiler House off, Family Room/Snug, Master Bedroom with walk-in Wardrobe and en-suite Shower Room/WC, Guest Bedroom with en-suite Shower Room/WC, Bedroom 3, Bathroom/WC with separate Shower Enclosure, Study.
Entrance vestibule, Inner Hall, Kitchen open plan to Family Room with separate Dining Area, Living Room, Master Bedroom with en-suite Shower Room/WC, two further Bedrooms and Bathroom/WC, Utility Room and Boiler House.
Each conversion would benefit from private garden grounds, together with parking areas and a patio area to each accessed via French doors from the kitchen and living room.
The setting and configuration of the site may also be suited to hospitality or tourism-based uses. The steading may offer scope for conversion for holiday let uses, Air B&B, bed and breakfast, guest house uses, or alternative layouts to retain part as a home office and/ or stabling and outbuildings with the remainder as a self-contained house, guest accommodation or annex to the house.
There was previously consent for two detached new-build houses on the stackyard area to the East of the steading. These consents have lapsed, but there may be future potential for new-build development within this area.
The proposals would require formation of a new access road off the public road to the east, together with some grading of the banking to the garden grounds to the bungalow and the verge opposite in order to meet the required sight lines from the access. The sale will include provision for the access to be altered to Lot 2 (The Bungalow) if it is sold separately.
Open fronted steel framed ‘Dutch’ Barn finished in corrugated metal sheeting.
c. 26.00 m x 5.90 m.
General Purpose Building
General Purpose Clear Span steel portal framed externally clad in box profile metal sheeting used as Livestock shed. c. 17.50 m x 13,70 m.
The land to the west namely “Gin Bottle” extends to approximately 2.985 ha (7.38 acres) in total with good access and roadside frontage.
In addition, there are two parcels of mature woodland, one running along the roadside boundary of Gin Bottle field and a shelter belt around the south and west curtilage of the Farmhouse and Steading. The land is shown as being included within Class 4.2 of the James Hutton Institute Land Capability for Agriculture Scale.
It lies between circa 220 metres and 250 metres above sea level. Field boundaries are well defined with a combination of post and wire fencing and traditional stone dykes.
The Schedule of Area and the Ordnance Survey Plan on Page 13 provides a more detailed breakdown of the areas.
Lot 2: The Bungalow. c. 0.307 Ha (0.76 acre)
A detached Bungalow occupying an elevated plot to the West of the main drive, which is believed to have been constructed in the 1960s.
It is understood to be of Cavity Construction, which has a rendered external finish under a hipped roof clad in slate. Replacement Upvc framed double glazed windows have been provided. Gutters and downpipes are of Cast Iron Specification.
The accommodation has recently been modernised and is configured to provide
Entrance Porch, Inner Hall, Living room, Kitchen, three bedrooms, family bathroom/ wc, pantry and rear vestibule.
The Bungalow is set within generous self contained grounds configured with drive, gravel parking area, lawn and area of mature woodland.
The property has been measured to the following approximate Gross Internal Areas:
Edgerston Tofts: 231.30 sqm, 2489 sqft
South Steading (Conversion A on the plans): 160.56 sqm, 1728 sqft
North Steading (Conversion B on the plans): 175.65 sqm, 1890 sqft
Bungalow: 86.98 sqm, 936 sqft
Total: 654.49 sqm, 7,043 sqft
E & oe please note that these measurements have been taken using a laser measure.
The Farmhouse: Mains electricity. Private Water from Spring. Private Drainage.
Oil fired central heating via radiators.
The Bungalow: Mains electricity. Private Water from Spring. Private Drainage.
Central heating via radiators.
Steading conversion: Mains electricity.
A new private drainage system will need to be installed to service any future development. It is understood that initial investigations would suggest that there may be scope for a borehole within ‘Well Field’ to provide a new private water supply.
Energy Performance Certificates
Energy Performance Rating Band E42
Environmental Impact B89
Energy Performance Rating Band E42
Environmental Impact B89
The Farmhouse is assessed to Council Tax Band E
The Bungalow is assessed to Council Tax Band C
All standing and fallen timber is included within the Sale.
Mineral rights are included in so far as they are owned.
Fixtures and Fittings
Only items specifically mentioned in the particulars of sale will be included in the sale price.
A development clawback of 50% of the uplift in value will apply on planning permission being obtained for any additional detached new-build dwellings on the site within a period of 30 years from the date of completion.
Planning policy for the area is defined within the Scottish Borders Local Development Plan 2016. Two of the Policies most relevant to this site are Policy HD2 ‘Housing in the Countryside’ and Policy ED7 ‘Business, Tourism and Leisure Development in the Countryside’.
Housing in the Countryside Policy in the Scottish Borders is largely based on expansion of existing Building Groups. Where Scottish Borders Council are satisfied that a site is well related to an existing building group of at least three existing houses; the cumulative impact of new development on the character of the building group, the landscape and the amenity of the surrounding area will be taken into account when determining new applications.
Any consents for new build houses within an individual Local Plan period will be limited to a maximum of two houses or a 30% increase in addition to the group (whichever is the greater).
Proposals for Business, Tourism or Leisure Development in the countryside will be approved and rural diversification initiatives will be encouraged provided that: the development is to be used directly for agricultural, horticultural or forestry operations, or for uses which by their nature are appropriate to the rural character of the area; or; the development is to be used directly for leisure, recreation or tourism appropriate to a countryside location and, where relevant, it is in accordance with the Scottish Borders Tourism Strategy and Action Plan; the development is to be used for other business or employment generating uses, provided that the Council is satisfied that there is an economic and/or operational need for the particular countryside location, and that it cannot be reasonably be accommodated within the Development Boundary of a settlement. Proposals will also need to satisfy a number of other criteria.
For those with Satellite Navigation the Post Code for Edgerston Tofts is TD8 6NF
Scottish Borders Council Headquarters
Newtown St Boswells
Tel 01835 824000.
Rights, Easements & Outgoings
The property is sold subject to and with the benefit of all rights of way, whether public or private, and any existing or proposed wayleaves, easements, servitude rights, restrictions and burdens of whatever kind, whether referred to in these particulars or not. The property is sold subject to the rights of public access under The Land Reform (Scotland) Act 2003. The Purchasers will be held to have satisfied themselves on all such matters.
There are no known special landscape designations, scheduled monuments, listings or other prejudicial notifications affecting the property. The farm is an organic farm and the fields are under a Scottish Government AECS Organic Maintenance contract ending 31st December 2021.
Method of Sale
The property is offered for sale with Vacant Possession by Private Treaty. Entry as agreed between the parties.
Offers in Scottish Legal Form should be submitted to the Selling Agents.
A closing date for offers may be fixed and interested parties are advised to register their interest with the Selling Agents. The Vendors shall not be bound to accept the highest or indeed any offer.
By appointment with the sole agents:
Edwin Thompson Property Services
76 Overhaugh Street