Farms – WebbPaton – Chartered Surveyors & Rural Land Agent Services

FOR SALE – Oakfield Farm, Easton Piercy, Kington St. Michael, Chippenham, Wiltshire, SN14 6JU

Oakfield Farm, Easton Piercy, Kington St. Michael, Chippenham, Wiltshire, SN14 6JU

Chippenham – 4 miles, M4 Junction 17 – 5 miles, Chippenham Train Station – 5 miles

Offers Above £1,600,000

“A beautifully designed spacious family home nestled in the Wiltshire countryside with adjoining land and buildings”

INTRODUCTION

Oakfield Farm provides an exceptional opportunity to purchase a detached five-bedroom property set in a large, well-maintained garden, which benefits from a substantial range of agricultural buildings, concrete yard and permanent pasture fields. In total the property extends to approximately 14.03 acres. The property is brought to the market for the first time since it was built in the early 1990s.

The farmhouse offers exciting scope for an incoming purchaser to create a truly exceptional country home in a beautiful setting. The buildings provide potential opportunities for a range of alternative uses (subject to planning).

SITUATION

Oakfield Farm sits in a rural position on the edge of the hamlet of Easton Piercy, between the villages of Kington St. Michael and Yatton Keynell, which both feature primary schools, village halls, churches and pubs. The property is located within the charming Wiltshire countryside with beautiful views overlooking rural scenery to the rear. Oakfield Farm benefits from complete privacy, with the adjoining pastureland under the same ownership and mature trees providing privacy to the house. This allows for plenty of space and tranquillity whilst being in a peaceful location and a short drive from various amenities.

Oakfield Farm is in a sought-after position, being within easy reach of the market town of Chippenham, a 12-minute drive away. The popular city of Bath can be reached in around 30 minutes. Both offer a very good choice of shopping and amenities, accompanied by excellent restaurants and cafes. In addition, the famous Cotswold village of Castle Combe is located nearby. The area is particularly well served by a wide selection of highly regarded state and independent schools, catering for all age groups. The property is extremely well connected, being around 12 minutes from Junction 17 of the M4. Trains to London Paddington run regularly from Chippenham, with a journey time of around 75 minutes.

FARMHOUSE & GARDEN

Oakfield Farm was built in the early 1990s and comprises an attractive Cotswold stone farmhouse, under a tiled roof, and is double glazed throughout. The farmhouse is subject to an Agricultural Occupancy Condition (AOC).

The farmhouse is in great condition throughout but offers an excellent opportunity for sympathetic updating, providing an exciting opportunity for an incoming purchaser to adapt the farmhouse to their own taste to create an excellent family home. The Gross Internal Area of the house extends to approximately 3,925 sq.ft (364.6 sqm).

Ground Floor – The principal door opens into a large entrance hall which leads to the kitchen/breakfast room, formal dining room, sitting room and WC. Leading on from the kitchen is a utility room, store room, office, a second WC and back porch. The staircase rises from the hallway leading to…

First Floor – …the landing which leads to five good-sized double bedrooms, a family bathroom and good-sized airing cupboard. Three of the bedrooms have en-suite bathrooms, with four having built-in storage. The landing houses a second set of stairs which leads to…

Second Floor – …the attic, which is currently split as two large rooms. This has been used for storage but has good head height and provides excellent potential for additional living space, be it additional bedrooms, office/work space, play room or games room.

Externally there is a large, established, well-kept garden of approximately 0.37 acres. The garden has been carefully landscaped to complement both the farmhouse and its rural setting arranged over two levels. The property boasts a circular driveway, and the house is surrounded by mature trees, creating an impressive arrival to the property and offering ample parking and turning space. In all, this section of the property totals 1.08 acres including garden, driveway, and parking.

Agricultural Occupancy Condition (AOC) – the farmhouse is subject to an AOC. Planning permission was granted for the farmhouse on 8^th February 1990 (planning ref. N/89/03266/FUL) subject to the following wording “the occupation of the dwelling hereby permitted shall be limited to a person solely or mainly employed, or last employed, in the locality in agriculture, as defined in Section 290(1) of the Town & Country Planning Act, 1971, or in forestry, including any dependents of such a person residing with him, or a widow or widower of such a person”. The AOC has been complied with since the property was built.

LAND

The land comprises two fields of permanent pasture, extending to 10.40 acres, which have been used for grazing and hay. Boundaries are marked by either mature hedgerows or sheep net fencing. The land is mainly level and benefits from good vehicular access. Historically, there has been a second access off Cromhall Lane to Field 2. The land is Grade 3 quality and benefits from a few small ponds across the property. The soil type is lime-rich loamy and clayey soil. The land presents a range of opportunities to anyone with agricultural, equestrian or amenity interests, subject to the relevant planning permissions.

BUILDINGS

Situated to the north of the property, the farmyard includes a range of steel portal frame and block-built buildings with concrete or hardcore floors, accessed from a large open yard laid to concrete and hardcore. Originally, Oakfield Farm was used as a pig rearing unit. The buildings offer various opportunities for future uses, including equestrian or commercial, subject to obtaining necessary planning consents.

DEVELOPMENT OVERAGE

The agricultural buildings at Oakfield Farm are offered for sale subject to an overage provision should the buildings be redeveloped for residential use. The provision will apply on the granting of planning permission. The details of the overage are to be discussed and agreed with the Vendor, but it is likely it will last for 25 years and require payment of 25% of the increase in value.

VIEWINGS

All viewings are strictly by prior appointment. Viewings should be arranged through WebbPaton on: 01793 842055, helen@webbpaton.co.uk or laura@webbpaton.co.uk

SOLD STC – Nevards Farm, Layer Breton, Colchester, Essex, CO2 0PN

Nevards Farm, Layer Breton, Colchester, Essex

Colchester – 5 miles, Junction 25 of A12 – 4 miles, Abberton Reservoir – 1 mile (distances are approximate)

GUIDE PRICE: £1,265,000

Available as a whole or in up to two lots

Summary

An exciting opportunity to acquire an attractive ring-fenced block of Grade 3, predominately arable land extending to approximately 126.07 acres (51.02 ha). Available as a whole in up to two lots. Ideally located on the edge of the village of Layer Breton just outside Colchester. The nearest postcode is CO2 0PN.

Location

Nevards Farm is located approximately 5 miles south of Colchester and just 5 miles north west from Mersea Island and the Essex coastline. Abberton Reservoir lies approximately 1 mile due east and the land is well positioned to continue as a productive block of farmland or potentially lend itself to alternative uses such as Biodiversity Net Gain, solar or amenity uses.

LOT 1 – GUIDE £1,180,000

Lot 1 consists of the majority of Nevards Farm and extends to 122.41 acres in total as shown in blue. Consisting of approximately 116.13 acres of arable land, 2.25 acres of semi mature woodland and 4.03 acres of grass/scrub which surrounds the redundant buildings. The arable land has grown a rotation of combinable crops as well as sugar beet, borage and sweetcorn/squash all being included in the cropping.

All the land is classified as Grade 3 with the soils being described as slowly permeable, base rich loamy and clayey soils.

There is a set of redundant farm buildings located in the middle of the farm, located in field TL9518 1432. These are in a dilapidated state of repair but potentially provide a footprint (subject to planning) to redevelop.

The main access to Nevards Farm is via the farm lane directly off the public highway known as Garlands Road. It should be noted the first small section of the farm lane (approximately 30m) is included within the ownership of Nevards Farm but is registered as common land associated with the adjoining Layer Breton Heath. The farm lane is a hardstanding track which provides good access to the arable land and continues through the middle of the farm to the redundant farm buildings.

LOT 2 – GUIDE £85,000

A single grass field extending to 3.66 acres directly adjoining the village of Layer Breton. Benefiting from its own access, this field could be ideally suited to pony paddocks or amenity land (subject to planning).

Lot 2 is offered for sale subject to an overage provision should this land secure planning permission for any other use other than agricultural or equestrian use. The provision will be triggered on granting of a planning permission. It will last for 30 years and require payment of 30% of the increase in value.

It should be noted that access into this field is via an established right of way across adjoining common land, before leading directly off the public highway known as Layer Breton Hill.

SOLD – Lot 1 – Westend Town Farm, Marshfield, South Gloucestershire, SN14 8JH

SOLD – Westend Town Farm, Marshfield, South Gloucestershire, SN14 8JH

Bath – 8 miles, Chippenham – 10 miles, M4 J18 – 5.6 miles (Driving distances are approximate)

Lot 1 – Grade II Listed farmhouse, farm buildings and a further 29.76 acres

Westend Town Farm is situated in a quiet, rural position, in the Cotswolds Area of Outstanding Natural Beauty. The farm lies a few miles south of the M4 and just to the north of Marshfield, which provides access to local services. The hamlet of Westend is accessed via a no-through road, making it a peaceful position for the handful of properties located there.

Westend Town Farm is a mixed arable and pasture farm benefitting from scenic views across the surrounding countryside. It extends to approximately 130.58 acres in total, comprising a substantial five bedroom period farmhouse, a large range of farm buildings, rolling permanent pasture and level arable land.

The property would suit either a ‘lifestyle’ purchaser or a commercial farmer. Subject to the appropriate consents, the farm buildings could be used for alternative purposes and Lots 4 & 5 could be used as pony paddocks.

The farm has been run as a dairy unit by the Miflin family since the early 1960s. It would make an excellent family home with buildings and land.

LOT 1 – Westend Town Farm

Lot 1 comprises Westend Town Farmhouse, over 45,000 sqft of farm buildings, 15.16 acres of permanent pasture and 10.40 acres of temporary grass.

The farmhouse is a south facing Grade II Listed property, dating back to the 17th Century with some later additions. It extends to approximately 293 sqm. The elevations are rendered on the front and of Cotswold stone on the rear, under a Cotswold stone tiled roof. It is subject to an Agricultural Occupancy Condition.

The farmhouse looks over rolling hills to the south and is comfortable and well-presented whilst providing an opportunity for updating. It is double glazed and the principal accommodation comprises:

Ground Floor – The principal door opens into a hallway leading to the living room, dining room and kitchen. The kitchen leads onto the study and in turn to the office, as well as to a large utility room and shower / WC. The staircase rises from the hallway and leads to the first floor.

First Floor – From the first floor landing, you can access one single and four double bedrooms, a family bathroom and a shower room.

Externally the farmhouse has a well-maintained garden to the front and east elevations with lawns, flowers and a vegetable area. The farmhouse also has a range of outbuildings to the rear which, subject to the appropriate consents, could enable the expansion of the farmhouse. Parking is to the west of the farmhouse, with a two-bay barn and external concrete area.

The farm buildings have three access points from the road and have recently been used to house a dairy herd. They are, subject to the appropriate consents, suitable for a range of alternative uses. As well as concreted yards and a range of water troughs at various points, the buildings annotated on the plan comprise:

Calf Housing – enclosed traditional stone construction – 139m².
Storage Barn – steel portal frame mono-pitch building, open on two sides – 60m².
General Purpose Building – enclosed steel portal frame building including the remains of a Grade II Listed stone granary – 376m².
Dairy Parlour with Extension and Lean-to – steel portal frame building housing a 16:16 Herringbone parlour with associated pump room – 192m². With adjoining open-sided lean-to – 15m².
Cattle Handling Building – enclosed steel portal frame building – 324m².
Cubicle Housing – enclosed steel portal frame building with 108 cow cubicles and a central feed passage – 988m².
Open Grass Silage Clamp – timber sleeper constructed bunker silo, capacity 650 tonnes grass silage.
Covered Silage Clamp with Lean-to – steel portal frame building covering a bunker silo, capacity 650 tonnes grass silage.
Cow Kennels – 47 covered timber cow kennels.
Cattle Housing – steel portal frame livestock building with overhanging eaves and an open fronted feed passage – 341m².
General Storage – open sided steel portal frame building – 439m².
Open Maize Silage Clamp – bunker silo, capacity 630 tonnes maize silage. Concrete panels & sleeper construction.
Cattle Housing – steel portal frame livestock building with an open fronted feed passage – 501m².
Timber Frame General Store – timber pole barn – 192m².
Isolation House – steel portal frame building – 100m².
Hay Store – traditional Dutch barn – 65m².
Slurry Store – open concrete slurry store with an approximate capacity of 1500m³.
Dirty Water Store – underground tank, with an approximate capacity of 12,000 litres.
Borehole – concrete block building housing the borehole equipment that supplies the farm.

Lot 1 – Farmland

Lot 1 farmland comprises three fields extending to approximately 26.38 acres (10.68 hectares) hatched light blue on the sale plan. Front field comprises a level field of temporary grass, classified as Grade 3 and described as being shallow lime-rich soils over chalk or limestone. St Pancras and Steppe comprise two fields of permanent pasture which slope towards Broadmead Brook to the north. They are described as being lime-rich loamy and clayey soils with impeded drainage.

Access to the farmland is obtained from two gateways off Bonds Lane into Front Field and St Pancras and through the farmyard. The boundaries consist of dry stone walls, mature trees and hedgerows and stock proof fencing with the land used for the grazing of cattle for many years.

Viewing: Viewing is strictly by prior appointment. Please contact Pippa Wildern or Mark Webb at WebbPaton LLP on 01793 842055

pwildern@webbpaton.co.uk mark@webbpaton.co.uk

SOLD – Westend Town Farm, Marshfield, South Gloucestershire, SN14 8JH

SOLD – Westend Town Farm, Marshfield, South Gloucestershire, SN14 8JH

Bath – 8 miles, Chippenham – 10 miles, M4 J18 – 5.6 miles (Driving distances are approximate)

Available as a whole or up to six lots

Lot 1 – Grade II Listed farmhouse, farm buildings and a further 29.76 acres

Lot 2 – 51.16 acres of arable land

Lot 3 – 14.85 acres of arable land

Lot 4 – 4.10 acre grass paddock

Lot 5 – 3.73 acre paddock (Land at West Littleton Road)

Lot 6 – 26.98 acres of arable land (Land at The Shoe)

The farm has been run as a dairy unit by the Miflin family since the early 1960s. It would make an excellent family home with buildings and land.

LOT 1 – Westend Town Farm

Lot 1 comprises Westend Town Farmhouse, over 45,000 sqft of farm buildings, 15.16 acres of permanent pasture and 10.40 acres of temporary grass.

The farmhouse looks over rolling hills to the south and is comfortable and well-presented whilst providing an opportunity for updating. It is double glazed and the principal accommodation comprises:

First Floor – From the first floor landing, you can access one single and four double bedrooms, a family bathroom and a shower room.

Calf Housing – enclosed traditional stone construction – 139m².
Storage Barn – steel portal frame mono-pitch building, open on two sides – 60m².
General Purpose Building – enclosed steel portal frame building including the remains of a Grade II Listed stone granary – 376m².
Dairy Parlour with Extension and Lean-to – steel portal frame building housing a 16:16 Herringbone parlour with associated pump room – 192m². With adjoining open-sided lean-to – 15m².
Cattle Handling Building – enclosed steel portal frame building – 324m².
Cubicle Housing – enclosed steel portal frame building with 108 cow cubicles and a central feed passage – 988m².
Open Grass Silage Clamp – timber sleeper constructed bunker silo, capacity 650 tonnes grass silage.
Covered Silage Clamp with Lean-to – steel portal frame building covering a bunker silo, capacity 650 tonnes grass silage.
Cow Kennels – 47 covered timber cow kennels.
Cattle Housing – steel portal frame livestock building with overhanging eaves and an open fronted feed passage – 341m².
General Storage – open sided steel portal frame building – 439m².
Open Maize Silage Clamp – bunker silo, capacity 630 tonnes maize silage. Concrete panels & sleeper construction.
Cattle Housing – steel portal frame livestock building with an open fronted feed passage – 501m².
Timber Frame General Store – timber pole barn – 192m².
Isolation House – steel portal frame building – 100m².
Hay Store – traditional Dutch barn – 65m².
Slurry Store – open concrete slurry store with an approximate capacity of 1500m³.
Dirty Water Store – underground tank, with an approximate capacity of 12,000 litres.
Borehole – concrete block building housing the borehole equipment that supplies the farm.

Lot 1 – Farmland

LOT 2 – 51 Acres

Lot 2 comprises five fields of temporary grassland extending to approximately 51.16 acres (20.71 hectares). The land is predominately level with the exception of Cold Croft and part of Big Tidswell which slope to the north. The land is classified as Grade 3 and described as being shallow lime-rich soils over chalk or limestone.

Access to Lot 2 is obtained from two gateways off Bonds Lane into Chapel Close and Little Tidswell and two gateways off the A420, one into Fair Cross and the third into Cold Croft. The access into Cold Croft is via a prescriptive right of way over third party land which has been established over a long period of use. The boundaries consist of dry stone walls and stock proof fencing with the land used for a combination of arable cropping and the grazing of cattle over the years. Please note, an area around the mast in the south-east corner of Fair Cross is excluded from the sale.

LOT 3 – Gowensleaze

Lot 3 comprises a single field of arable land extending to approximately 14.85 acres (6.01 hectares) hatched orange on the sale plan. The field is level, classified as Grade 3 and described as being shallow lime-rich soils over chalk or limestone. Access to Lot 3 is obtained via two gateways off Bonds Lane from the east and via the gateway in the south-east corner of Front Field in Lot 1.

The boundaries consist of dry stone walls and stock proof fencing with the land used for a combination of arable cropping for many years.

LOT 4 – Pony Paddock

Lot 4 comprises a single grass paddock extending to approximately 4.10 acres (1.66 hectares) hatched green on the sale plan. The field has an undulating topography, is classified as Grade 3 and is described as being lime-rich loamy and clayey soils with impeded drainage. Access to Lot 4 is obtained via one gateway off Middledown Road from the east.

The boundaries consist of dry stone walls, mature trees and hedgerows and stock proof fencing with the land used for the grazing of cattle and hay making for many years. This field is ideal for those with equestrian and/or amenity interests.

LOT 5 – Land at West Littleton Road

Lot 5 is off lying from the main farm, located approximately 0.8 miles west of the farmyard, just north of the village of Marshfield. Lot 5 comprises a single paddock extending to approximately 3.73 acres (1.51 hectares) hatched dark blue on the sale plan.

The field is level, classified as Grade 3 and described as being shallow lime-rich soils over chalk or limestone. Access to Lot 5 is obtained via the gateway off West Littleton Road from the southern corner. The boundaries consist of dry stone walls and stock proof fencing with the land used for arable cropping recently. At the purchaser’s request, the vendors will reseed to grass if necessary.

LOT 6 – Land at The Shoe

Lot 6 is off lying from the main farm, located approximately 2.5 miles west of the farmyard, immediately south of the hamlet known as The Shoe. Lot 6 comprises two arable fields extending to approximately 26.98 acres (10.92 hectares) hatched purple on the sale plan.

The fields are gently sloping, classified as predominately Grade 3 and described as being shallow lime-rich soils over chalk or limestone. Access to Lot 6 is obtained via two gateways off the A420 to the north and one gateway off the unnamed public road to the west. The boundaries consist of dry stone walls, woodland and stock proof fencing with the land used for arable cropping for many years.

Lot 6 will be subject to an overage clause, which will be triggered through a change of use to residential or commercial.

ADDITIONAL INFORMATION

Method of Sale: Westend Town Farm is offered for freehold sale with vacant possession in six lots.

Data Room: A data room has been set up and will be password protected. Details of access will be provided by the vendor’s agents.

Basic Payment Scheme: The land is registered on the Land Parcel Information System. The payment for the BPS runoff period will be retained by the vendors.

Countryside Stewardship Scheme: Part of Westend Town Farmland is subject to a Mid-Tier Countryside Stewardship Scheme running until 31^st December 2027. The annual payment is approx. £2,271. The vendor will transfer the agreement to the purchaser if required. Further details are in the dataroom.

Sporting Timber and Mineral Rights: The sporting timber and mineral rights are, as far as they are owned, included in the freehold sale.

Easements, Wayleaves and Rights of Way: The property is offered as appropriate with rights of way, either public or private, wayleaves and easements, whether or not these are specifically referred to.

Lotting: In the event the estate is sold in lots, provisions will need to be made regarding services, rights of access and boundary responsibilities.

Overage: The area in Lot 6 hatched yellow will be subject to an overage provision if sold other than for agricultural or equestrian use. The provision will apply on implementation of a change of use or sale. It will last for 30 years and require payment of 30% of the increase in value.

Local Authority: South Gloucestershire Council.

Council Tax: Westend Town Farmhouse is in Band F.

Ingoing valuation: In addition to the purchase price, the purchaser will be required to pay for stocks and crops/produce in store at valuation in accordance with normal CAAV practice.

Plans, Areas and Schedules: These are based on the Ordnance Survey and are for reference only. They have been checked and completed by WebbPaton LLP and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof.

Services: Westend Town Farm benefits from a single phase electricity connection to the house and buildings. Please refer to the water plan documents in the data room for information on the main and borehole water services available at the property. Drainage at the farmhouse is via a septic tank located in the garden. The farmhouse is heated via oil fired central heating and two log burners.

Fixture and Fittings: All fixtures, fittings and chattels, whether referred to or not, are specifically excluded from the sale, including carpets, curtains, light fittings, freestanding domestic and electrical items, garden machinery and agricultural machinery.

Valley View: WebbPaton LLP are separately instructed to market Valley View House and gardens. Valley View comprises a three bedroom detached house, subject to an Agricultural Occupancy Condition, accompanied by five acres of land. Please enquire for further details.

Viewing: Viewing is strictly by prior appointment. Please contact Pippa Wildern or Mark Webb at WebbPaton LLP on 01793 842055

pwildern@webbpaton.co.uk mark@webbpaton.co.uk

SOLD – Rectory Farm, Ogbourne St George, Marlborough, Wiltshire, SN8 1SL

SOLD – Rectory Farm, Ogbourne St George, Marlborough, Wiltshire, SN8 1SL

Marlborough – 3.3 miles

M4 Junction 15 – 4.1 miles

Swindon Train Station – 7.4 miles

Offers in excess of £1,300,000

Available as a whole or in two lots

Introduction

Rectory Farm sits in an exceptional position, located within the picturesque village of Ogbourne St George, Marlborough. The property provides an exceptional opportunity to purchase a period farmhouse with adjoining land, which could lend itself to various alternative uses (subject to planning). Rectory Farm includes a four-bedroom farmhouse, a small range of outbuildings and approximately 16.29 acres of permanent pasture. In total the whole extends to 17.04 acres.

With potential to substantially renovate and remodel the farmhouse (subject to planning), Rectory Farm provides an opportunity to create an exceptional family home with plenty of scope and space to extend and enhance.

Situation

Rectory Farm sits within Ogbourne St George, a village close to Marlborough, which sits within the beautiful North Wessex Downs Area of Outstanding Natural Beauty.

With beautiful views overlooking the Downs to the rear of the property, Rectory Farm benefits from being in a village location whilst being adjoined by a decent size block of land which allows for plenty of space and privacy.

Given Rectory Farm’s position, it is within easy reach of the vibrant market town of Marlborough, this being a 10 minute drive away. Marlborough offers a very good choice of shopping and amenities, accompanied by excellent restaurants and cafes. There are a range of particularly good schools in the local area with the prestigious Marlborough College being located within the town itself. The property is extremely well connected being 10 minutes from Junction 15 of the M4 and the A419, which leads to the M5. Trains to London Paddington go from Swindon, Great Bedwyn and Hungerford (a rail journey of an hour or less).

Lot 1 – Guide Price £1,050,000

The farmhouse is an attractive, period farmhouse constructed of red brick, under a tiled roof. On the ground floor the property comprises a kitchen and sitting room whilst to the rear there are various utility and storage rooms. On the first floor the landing leads to a family bathroom and two double bedrooms (one of which has an ensuite). The second floor consists of two further rooms which are under the eaves with dormer windows. These two rooms could be made in to two further bedrooms but are not currently fully converted. Outside there is a large and well maintained garden, which is approximately 0.75 acres.

The farmhouse is in need of renovation and updating but offers a rare and exciting opportunity to reconfigure and extend the property to create an excellent family home. The Gross Internal Area extends to approximately 292.70 m² (3,442.70 ft²) which includes the basement.

There is a small range of breeze block constructed, single storey outbuildings situated to the side of the farmhouse. These buildings could be repurposed for alternative uses, subject to planning. A yard area is also situated to the side of the farmhouse, providing plenty of space for off road parking. The outbuildings extend to approximately 49.6 m² (534 ft²). Accompanying Lot 1 is a level paddock extending to 4.65 acres in total. This paddock is directly to the rear of the garden and can be accessed via an established entrance to the side of Rectory Farmhouse. Boundaries are either fenced or marked by hedgerows. At the bottom of this paddock is a timber field shelter and a small redundant yard which is currently surrounded by breeze block walls.

Lot 2 – Guide Price £250,000

Lot 2 consists of two paddocks of permanent pasture, extending to 11.64 acres in total. The land is mainly level albeit, in field SU1974 7128 the land slopes gently upwards to the northeast. Lot 2 benefits from a separate vehicular access in the north corner of field SU1974 6239, directly off the public highway.

The land is Grade 3 quality and is bordered by the River Og to the south. The land presents a potential range of opportunities to anyone with equestrian or amenity interests, subject to the relevant planning permissions. The land is not subject to any environmental schemes.

Overage

It should be noted that if the property is sold as a whole, the sale will be subject to an overage which will be triggered if any residential development is granted planning permission on the land. We envisage this overage being 30% of the uplift in value for a 20-year period. The overage will not be triggered if any development takes place on the existing farmhouse or buildings.

Method of Sale

The property is offered for sale as a whole or in two lots by private treaty.

Tenure and Posession

The property is offered for sale freehold with vacant possession on completion.

Services

It is understood the farmhouse is connected to a mains water supply, mains electric and benefits from a good broadband connection. There is a private drainage connection and oil-fired central heating. The land benefits from a private water supply.

Council Tax & Local Authority

The farmhouse is in Band F for Council Tax purposes. The relevant local authority is Wiltshire Council at https://www.wiltshire.gov.uk/

Public Rights of Way

There is a public footpath situated along the northeast border of SU1974 7128 and SU1974 8728. There are no other public rights of way affecting the property.

Directions

Rectory Farm is located in the centre of Ogbourne St George on the High Street. The postcode is SN8 1SL. A WebbPaton ‘For Sale’ board will be located at the front of Rectory Farmhouse with another board located at the separate entrance to Lot 2.

Viewings

All viewings are strictly by appointment only. Viewings should be arranged through WebbPaton on 01793 842055.

SOLD – Great Cotmarsh Farm, Cotmarsh, Broad Town, Wiltshire, SN4 7RA

OFFER DEADLINE – 12 NOON ON 18TH AUGUST 2022

GREAT COTMARSH FARM, Cotmarsh, Broad Town, Wiltshire, SN4 7RA

Royal Wootton Bassett – 3 miles

M4 J16 – 4.8 miles

(Driving distances are approximate)

GUIDE PRICE: £2,425,000

Available as a whole or up to four lots

Lot 1 – Grade II listed farmhouse, garden and 0.46 acre paddock

Lot 2 – Range of farm buildings and yard

Lot 3 – 154.20 acres of level pasture land

Lot 4 – 13.68 acres of arable land (Land at Thornhill)

“A UNIQUE OPPORTUNITY TO PURCHASE A FARM BROUGHT TO THE MARKET FOR THE FIRST TIME IN OVER 40 YEARS”

Introduction

Great Cotmarsh Farm is situated in a quiet, rural position, near to the North Wessex Downs Area of Outstanding Natural Beauty. The historic Broad Town White Horse is located around 1 mile to the south east. The farm is positioned between Broad Town and Royal Wootton Bassett, providing access to local services. The hamlet of Cotmarsh is accessed via a no-through road, making it a peaceful position for the handful of properties located there.

Great Cotmarsh Farm is a picturesque level pasture farm benefiting from scenic views across the Wiltshire countryside. It extends to approximately 171.38 acres in total, comprising a substantial eight bedroom period farmhouse, a large range of farm buildings, permanent pasture land and an off-lying parcel of arable land.

This is a unique opportunity to purchase a farm brought to the market for the first time in over 40 years. The property has been lovingly owned and farmed by the John family since 1978.

LOT 1 – GUIDE £1,000,000

Lot 1 comprises Great Cotmarsh Farmhouse, surrounding garden and a paddock of 0.46 acres.

The farmhouse is an outstanding Grade II listed property, dating back to the early 18^th Century. The property is of an attractive red brick design, with sash windows and lattice porch, under a slate roof, with a floor area of over 5,000sqft.

Internally, the farmhouse has been maintained and restored to a high standard throughout, making it a charming, light family home and comprises:

Ground Floor – The principal door opens into a hallway leading to two utility rooms and into the kitchen/diner, which features a range cooker. The kitchen leads onto the large sitting room and main hallway. The sitting room leads onto a second kitchen and shower room, as this area was once occupied by a relative. The main hallway leads onto a study, snug and formal dining room. Two sets of stairs lead to the…

First Floor – from the first floor hallway, you can access six large double bedrooms, and three bathrooms, being the family bathroom, one en-suite and a Jack & Jill bathroom. Two sets of stairs lead to the…

Second Floor – where you will find a shower room, two large bedrooms and a storage room with striking wooden beams. These rooms have great potential to provide additional living space for an already substantial family home.

The property has many period features throughout, including wooden beams, which are especially impressive on the second floor.

The property is positioned on the edge of the farmyard, with views over the surrounding pasture fields to the east and south.

The garden is mostly laid to lawn and surrounds the property on three sides. To the east of the property lies the pasture paddock which is surrounded by stock proof fencing and a stone wall, and includes a water trough.

Parking is to the north of the farmhouse, with a detached two bay garage and external concrete area. The garage is constructed of concrete block and red brick, under a slate tile roof, with tin roof cladding to the rear, and includes an enclosed storage bay.

LOT 2 – GUIDE £250,000

The Buildings

Lot 2 comprises the range of buildings at Great Cotmarsh Farm, with access via the main driveway. There is a large area of concrete, both within buildings and in the yard area, and all buildings have a water supply and troughs. The buildings are as follows:

Calf Shed – A fully enclosed concrete block building with concrete floor and aluminium roof, measuring approximately 15.12m x 7.06m. Internally it includes a concrete block feed store/bin with associated pipework. The building may suit alternative uses, subject to planning permission. Adjoining this is the…

Cattle Handling Area – A steel framed building, open on one elevation, with concrete floor, concrete block, timber and tin cladding elevations with a tin roof, measuring 5.64m x 4.29m. Adjoining this is the…

Calf Rearing Shed 1 – A steel framed mono-pitch building with elevations a mixture of concrete block, timber and tin cladding, concrete floor and tin roof. Access is via three tin clad gates and the building measures 10.42m x 5.69m. Adjoining this is the…

Calf Rearing Shed 2 & 3 – Two steel framed buildings with concrete block elevations with timber and tin cladding above, under tin pitched roofs. Access is via three metal sheeted gates, with the buildings measuring 17.86m x 6.67m and 11.25m x 8.41m respectively. Adjoining this is the…

Main Cattle Building – A series of buildings erected over time to create one large covered area, being steel portal framed, mixed concrete block, timber and tin cladding elevations, a concrete floor and a tin roof, measuring 35.35m x 22.24m, 27.43m x 8.28m and 13.59m x 10.70m. Adjoining this is…

Workshop – A concrete block and tin clad building, with a concrete floor, measuring 8.34m x 6.56m. Adjoining this is the…

Garage – Included within Lot 1.

Former Parlour – Also adjoining the Main Cattle Building is a fully enclosed concrete block former milking parlour, with concrete block elevations, concrete floor, galvanised steel door and an asbestos panel roof, measuring approximately 7.96m x 5.31m. The building may suit alternative uses, subject to planning permission. Adjoining this is the…

Wood Store – A fully enclosed concrete block and red brick store room, with pedestrian access, located opposite the farmhouse, measuring 5.34m x 3.03m.

Straw Shed – A steel framed partly enclosed building with some elevations and the roof clad with corrugated metal sheeting, with a hardcore floor, measuring 13.87m x 13.72m.

Dutch Barn – A steel portal framed Dutch barn with adjoining lean-to, with concrete block and timber and tin clad elevations, under a tin roof, with a mostly concrete floor, with some hardcore to the eastern end, measuring 18.97m x 18.33m.

Cattle Building – A steel portal framed building with elevations a mixture of concrete block and tin and timber cladding, with a concrete floor, under a tin roof replaced in 2021, measuring 18.00m x 7.07m. Externally the building has an open-sided covered area, measuring 18.00m x 4.55m, which has been constructed in recent years.

Straw Shed – Located slightly away from the main yard, into the adjoining pasture field, this steel portal framed building is enclosed on three elevations with tin cladding, measuring 18.19m x 9.80m.

Dutch Barn – A Dutch barn with concrete floor, concrete block walls and a part asbestos sheeting, part tin cladding roof, measuring 16.82m x 7.28m. Adjoining this is the…

Machinery Store – A fully enclosed steel portal framed building with concrete block, tin and timber cladding elevations and a concrete floor, measuring 15.30m x 12.42m, with a lean-to measuring 7.72m x 3.56m.

LOT 3 – GUIDE £1,050,000

The Land

Lot 3 comprises the majority of the land at the main farm, extending to approximately 154.20 acres (62.40 hectares) of permanent pasture. The land is mostly level, split into 13 main parcels, in one block. The land is classified as Grade 3 & 4, described as loamy and clayey soils.

The boundaries consist of mature, well-maintained hedgerows and stock proof fencing, with the land used for the grazing of cattle for many years. Water is available via a water trough in all bar one field.

Access is via the main farm drive, which runs from the public highway, past the farm buildings (Lot 2) and onto the land. With the exception of the farmhouse and buildings to the east, the land is surrounded by open countryside on all sides, with impressive views looking up towards Broad Town White Horse and Bincknoll Castle.

LOT 4 – GUIDE £125,000

Land at Thornhill

Lot 4 is off-lying from the main farm, located approximately 1.2 miles to the south west, near to the village of Bushton. Land at Thornhill comprises a single, level parcel of approximately 13.68 acres (5.53 hectares) of Grade 3 & 4 arable land, described as loamy and clayey soils. The land benefits from direct road access. The land is currently subject to an annual rolling Farm Business Tenancy, which can be ended from 28^th September 2023.

ADDITIONAL INFORMATION

Method of Sale: Lots 1, 2 & 3 are offered for sale freehold with the benefit of vacant possession. Lot 4 is offered for sale freehold, subject to the existing tenancy.

Overage Clause:

Lot 2 will be subject to an overage clause, which will only be triggered through a change of use to residential.

Basic Payment Scheme: The land is registered on the Rural Land Register and claimed for BPS.

Lot 3 – There are no entitlements included with the sale of Lot 3. The BPS payment for 2022 will be retained by the vendor.

Lot 4 – There are 5.53 ha entitlements held by the tenant of Lot 4. The BPS payments for 2022 and 2023 will be retained by the tenant. There is no expectation that these entitlements will be available to the buyer.

Countryside Stewardship Scheme: The land is subject to a Countryside Stewardship Scheme running until 31^st December 2026, covering this and other land. The annual payment for this land is approx. £8,258. The vendor will transfer the agreement to the purchaser if required. Further details are available from WebbPaton.

Farming Arrangements: The pasture land is farmed in-hand by the John family. The land at Thornhill is farmed under a Farm Business Tenancy.

Sporting Timber and Mineral Rights: The sporting timber and mineral rights are, as far as they are owned, included in the freehold sale.

Local Authority: Wiltshire Council.

Council Tax: Great Cotmarsh Farmhouse is in Band F.

Plans, Areas and Schedules: These are based on the Ordnance Survey and are for reference only. They have been checked and completed by WebbPaton and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof.

Services: Great Cotmarsh Farm benefits from a single phase electricity connection to the house and buildings. Mains water supplies the house, buildings and land, with all fields bar Corner Field containing a water trough. Drainage is via a shared septic tank located on a neighbouring property, for which Great Cotmarsh Farm benefits from the right to use, inspect, repair, maintain, replace and renew. The house is heated via oil fired central heating and a log burner.

Data Room: An online data room is available for the sale. Please contact WebbPaton for access.

Viewing: Viewing is strictly by prior appointment. Please contact Helen Wiltshire or Mark Webb at WebbPaton on 01793 842055

helen@webbpaton.co.uk

mark@webbpaton.co.uk

SOLD – The Granary, Home Farm, Knowle, Solihull, B93 0AB

SOLD – THE GRANARY

HOME FARM, KNOWLE, SOLIHULL B93 0AB

OFFERS OVER £250,000 INVITED

Prior Approval granted to convert an agricultural building into a four bedroom dwelling
Gross Internal Area of proposed dwelling – 294.18m²(3166ft²)
Site extends to approximately 0.19 acres
KNOWLE – 1 MILE
M42 J5 – 2 MILES
BIRMINGHAM AIRPORT – 7 MILES

FOR SALE

A unique opportunity to acquire an agricultural barn with planning permission to convert into a contemporary four bedroom residential dwelling with garden, in all extending to approximately 0.19 acres.

SITUATION

The barn lies in and overlooks open countryside on the edge of Knowle. The barn is located off Kenilworth Road, east of Knowle, and within easy reach of Solihull and Birmingham, which offer an excellent range of restaurants, shops and commercial services. Knowle is a thriving village with two schools, church, high street with a range of shops, library and bus services. The property is well connected being 5 minutes from M42 Jn 5.

THE GRANARY

The Granary is a steel portal framed agricultural barn. Prior approval was renewed on 5^th July 2021 by Solihull Metropolitan Borough Council (application reference PL/2021/01428/PNCUDW) to convert the barn into a large four bedroom dwelling with en-suites serving each bedroom, family bathroom, separate W/C and utility room. There is also a spacious open plan kitchen/diner and separate lounge with large glass patio doors overlooking open countryside. Furthermore there is an internal garage included in the design.

The plans incorporate the existing steel portal frame, replacing the existing roof with clay tiles and the walls with a mixture of brick work, glass panelling and timber cladding to provide a modern dwelling. The ground floor area of the dwelling measures 294.18m² with the curtilage providing additional car parking space and garden area to take in the wonderful views. In total The Granary site extends to approximately 0.19 acres as shown shaded yellow on the plan overleaf.

TENURE AND POSSESSION

The property is offered for sale freehold with vacant possession on completion.

SERVICES

Mains water and electricity connections are available. The buyer will be offered the option to connect to the existing water and electric supplies at Home Farm and will be responsible for installing their own meters at their own cost. There is the opportunity to install a septic tank on the site indicated on the plan which is owned by the Vendor. All interested parties are advised to make their own enquires.

COMMUNITY INFRASTRUCTURE LEVY (CIL)

The CIL payable to Solihull Borough Council for The Granary is nil. All interested parties are advised to make their own enquires and familiarise themselves with the relevant CIL forms which are to be submitted to Solihull Borough Council.

ACCESS / RIGHT OF WAY

Home Farm is currently accessed via a right of way over the drive shaded yellow owned by a third party and is subject to maintenance contributions. Planning permission was granted on 15^th February 2021 by Solihull Borough Council under planning reference PL/2020/01514/PPFL to create a new separate access for Home Farm on land owned by the Vendor. Under the planning permission for The Granary the new owner is required to switch to the new access drive at Home Farm on occupation of the dwelling. The drive, single track with passing places and a 60mm tarmac surface, will be built at the Vendor’s expense in the next few months. A right of way will be granted over the new drive (hatched on the plan) and through the farmyard owned by the Vendor, as shown shaded brown on the plan above, which will again be subject to maintenance contributions.

DIRECTIONS

From M42 Jn 5 head south towards Knowle on the A414/Warwick Road. At the roundabout take the second exit. After approximately 0.6 miles, as you approach the end of Knowle High Street, bear left onto the B4101/Kenilworth Road signposted for Temple Balsall. The turning for Home Farm is on your right, about 250m after crossing the Grand Union Canal, and opposite the turning to Barston. Follow the drive to Home Farm (do not bear left to Knowle Hall or The Stables).

VIEWINGS

Home Farm is a working farm currently occupied by a third party. There is strictly no access to the farmyard unless via prior appointment. All viewings must be made strictly by appointment arranged through Tracey Butler at WebbPaton on 01793 842055.

METHOD OF SALE

The freehold of the Property is offered for sale by private treaty with vacant possession upon completion.

DATA ROOM

An online data room is available for the sale providing further information and planning documents. Please contact WebbPaton for access.

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