For Sale by Private Treaty an 18 dwelling residential development site with outline planning permission. On the edge of the Cotswold Water Park close to Cirencester, Cricklade and Swindon, in the pretty north Wiltshire village of Ashton Keynes.
Click here for a PDF Sale Particulars: Particulars Ashton Keynes 18
* 10 Private dwellings and 8 Affordable dwellings at 11.19 dwellings per net hectare
* Gross Area 1.1740 hectares (2.9000 acres).
* Net Residential Development Area of 1.6075 hectares (2.6378 acres).
Cirencester 6 miles ——– Kemble Railway Station 6 miles ——– Swindon Railway Station 10 miles.
FOR SALE BY PRIVATE TREATY
18 dwelling residential development site with outline planning permission
WHEATLEYS FARM, HIGH ROAD, ASHTON KEYNES, CRICKLADE, WILTSHIRE SN6 6NX
Ashton Keynes village is situated on the border with Gloucestershire and Wiltshire. The village is about 9 miles south of Cirencester and 3.5 miles west of Cricklade. It lies within easy reach of both Kemble Railway station which is 6 miles away and Swindon Railway Station which is 10 miles away. In the 2011 Census the population of the parish was 1,400. The village lies within the Cotswold Water Park and the River Thames flows through the village.
Ashton Keynes Church of England School is the village’s Primary School. Local Secondary Schools include Farmor’s School at Fairford, Deer Park School at Cirencester, Cirencester College (6th Form only) and Royal Wootton Bassett Academy. The village has many clubs and societies, most centered on the village hall or with links to the village church. Sports clubs include the cricket, tennis, badminton and football clubs. Musical groups include two choirs, an orchestra and a jazz band. There is also a Women’s Institute and a Golden Years Club. The White Hart Inn is collectively owned and run by several village residents. The local village shop is also community owned and run, and is located in a newly built annex to the village hall.
Wheatleys Farm is located to the south of the village in the High Road.
Postcode: SN6 6NX
Full address: WHEATLEYS FARM, HIGH ROAD, ASHTON KEYNES, CRICKLADE WILTSHIRE, SN6 6NX
LAND REGISTRY TITLE NUMBER
The Sellers are the freehold owners of all the land registered at the Land Registry until title number WT270052.
The site at Wheatleys Farm, Ashton Keynes was a former farmyard which in recent years has been used for a commercial caravan storage business. Currently the site is a mix of modern timber and steel framed and concrete block with corrugated roofs. The seller will clear the buildings within 3 months of the completion of the sale. There are large areas of open hard-standing. The site is set back from High Road. To the north of the application site is Wheatleys Farm Bungalow, to the south Wheatleys Farmhouse, to west and east are agricultural fields.
This 18 dwelling site measuring approximately 1.1740 hectares (2.90000 acres) gross area, 1.6075 hectares (2.6378 acres) net developable area has been promoted through planning by the seller using planning consultant Ben Pearce of Land and Development Planning Consultants Ltd who can be contacted on 01249 782496. Outline planning consent for 10 Private dwellings and 8 Affordable dwellings at 11.19 dwellings per net hectare.
The Planning Inspectorate granted outline planning permission (Appeal reference APP/V3940/W/15/3133451) for the demolition of existing farm buildings and erection of 18 Dwellings (outline, all matters reserved except access), with all matters except access reserved under Planning Application number 14/11978/OUT on 18th March 2016. This is to include at least 8 affordable dwellings and at least 1,065 m² of Public Open Space. Further details including the Planning Conditions can be found on the dedicated website for the sale of this land which can be found at: www.webbpaton.co.uk/ashtonkeynes18
A copy of the Planning Inspectorate’s Decision Notice can be found at:
Further planning details can be found at Wiltshire Council Planning Portal:
http://planning.wiltshire.gov.uk/Northgate/PlanningExplorer/Generic/StdDetails.aspx?PT=Planning Applications On-Line&TYPE=PL/PlanningPK.xml&PARAM0=846756&XSLT=/Northgate/PlanningExplorer/SiteFiles/Skins/Wiltshire/xslt/PL/PLDetails.xslt&FT=Planning Application Details&PUBLIC=&XMLSIDE=/Northgate/PlanningExplorer/SiteFiles/Skins/Wiltshire/Menus/PL.xml&DAURI=PLANNING
Although the planning consent is only outline the Design and Access Statement confirms the access will be via two existing access points off the High Road. All of the land concerned belongs to the Vendor. The Design and Access Statement is available on the website.
SECTION 106 PLANNING OBLIGATIONS
Section 106 Heads of Terms only cover the provision of affordable housing and an Open Space of 1,065 m² including an equipped local area of play, which needs to be built before the occupation of the 14th dwelling. The Open Space is to be run by a Management Company. There are no financial contributions. A copy of Section 106 is available on the dedicated website www.webbpaton.co.uk/ashton keynes18
A minimum of 8 affordable dwellings are to be provided (40%) split between 60% affordable rented and 40% shared ownership. The mix is to be as follows:
1 bed flat/house x 30%
2 bed flat/house x 40%
3 bed house x 25%
4 bed house x 5%
For your guidance on another local residential site WebbPaton have currently secured offers of £158 /foot² from a registered affordable house provider.
COMMUNITY INFRASTRUCTURE LEVY (CIL)
The site is within the Cricklade and Royal Wootton Bassett sub region and therefore qualifies for Category 2 / Charging Zone 1 CIL. The current CIL rate is £85 per metre². This was set on 18th May 2015 so will be subject to BCIS Indexation from May 2015.
The land is currently not registered for VAT.
The Flood Risk Assessment states the site lies within Flood Zone 1 (low risk) classification. The Planning Inspector in the Appeal Decision confirm that the illustrative layout demonstrated that it would be possible to accommodate 18 dwellings wholly within Flood Zone 1. The remaining part of the site which is in Flood Zones 2 and 3, at the north and north eastern end of the site, are to provide open space and rear gardens to a couple of the plots.
The surface water drainage strategy is to control the surface water discharge from the development to mimic the pre development Greenfield runoff rates prior to discharge into a local ditch to the south west of the site. In turn this will generate attenuation volumes which will be retained in an attenuation pond. Sustainable Drainage Systems (SUDS) in the form of Prevention, Source Control and Site Control methods will be incorporated.
ELECTRICTY AND GAS
A 3 phase electricity connection is available on the site. An application has been made to Scottish and South Electric for the cost of connecting 18 dwellings to the site. When it is available it will be added to the Utilities Information on the website.
Details of the gas network capacity provided by Wales & West Utilities can be found in the Utilities Information on the website. The nearest gas main is in the vicinity of the site and details of the costs of connection are on the website.
Please note there is a telephone line immediately adjoining the site.
There is currently mains water available on the site. A potable water supply application has been made to Thames Water. When available the website will include Thames Water’s correspondence on the mains water and flow pressure.
An application has been made to Thames Water to identify the foul water solutions to connect the 18 dwellings to the mains sewer network. When available the website will include Thames Water’s correspondence on the sewer.
FUTURE ACCESS TO THE RETAINED LAND
The Seller owns land to the north of the site being sold, referred to here as Retained Land. The Seller (for use by his successors in title) is retaining two 9.5 metre wide access corridors one to the east and one to the west of the site so they can access the Retained Land. The seller will reserve the right to alter visibility splays on the land on the High Road side of the site up to and including the existing hedgerow for the ability of making the access corridors useable and safe.
GAS, ELECTRICITY, INTERNET, WATER, TELEPHONE, FIBRE OPTIC, FOUL SEWER, SURFACE WATER DRAINS AND OTHER SERVICES TO THE RETAINED LAND
There is to be the ability at any time without ransom for the then owner(s) of the Retained Land to connect foul water, sewerage, gas, electricity, water, telephone, fibre optic, surface water drains and other services laid within the area being sold if needed for the benefit of the Retained Land, and if necessary the Owners of the Retained Land may come onto the areas shown on the Masterplan as roads, paths, pavements, cyclepaths, public open space, sports fields, landscaping areas, substations, pumping stations, and any other non developable area to construct telegraph poles, overhead and underground wires, ducts, pipes, cables, drains, ditches, to connect to existing services, upgrade, break open, dig, lay, back fill and use any of the above services, with the Seller making good any damage caused.
The land is to be sold subject to an overage clause, such overage clause is to be triggered if the planning permission is improved on or there is a change of use which results in the value of the land increasing by more than £100,000. This overage will be imposed on the Net Developable Area, if the number of dwellings exceeds 18 dwellings or if the amount of Affordable Housing decreases below 40% or the amount of Starter Low Cost dwellings increases above 0% then an overage of 50% of the increase in value less the cost of obtaining planning permission and any build cost inflation will be applied. Such an overage is to be in place for 80 years. Please note the Vendors will consider alternative overage proposals. Bidders are advised if they wish to move away from the overage proposed above that they should submit two offers, one with the overage described above and one with their proposal.
LOCAL NEW HOUSE SALE VALUES
Local land sales evidence shows average values of £325 to £340 per square foot in new build dwellings, with local rental values at £16 to £20 per square foot.
The Land may viewed at any time in daylight hours with a copy of these particulars in hand.
The successful Purchaser’s Solicitor is to provide a legal undertaking of £15,000 plus VAT to the Landowner’s Solicitor if there are abortive legal fees if the Purchaser pulls out or the Landowner pulls out if the Purchaser alters the agreed Heads of Terms. All other legal costs will be the responsibility of each party.
Freehold with vacant possession on completion.
A web based Information Pack is available at www.webbpaton.co.uk/ashtonkeynes18
Bidders should note that the Vendors are offering this land for freehold sale subject to an overage, for further details please see the Overage clause of these particulars. Offers should be submitted by email to firstname.lastname@example.org or by post in a sealed envelope marked “For the attention of George Paton – Ashton Keynes 18”.
The above is all written on a Subject to Contract basis.
Particulars produced February 2017
Notice: These particulars and the web based Information Pack are intended as a general guide only and do not constitute any part of an offer or contract. All descriptions, dimensions, reference to conditions and necessary permissions for use and occupation, and other details are given without responsibility. Intending purchasers or tenants should satisfy themselves as to the accuracy of all statements and representations before entering into any agreement. No employee or Partner or Director of WebbPaton or Welbeck Strategic Land LLP has authority to make or give any representations or warranty in relation to the property.