CARPENDERS PARK FARM AND LITTLE CARPENDERS SOUTH OXHEY, WATFORD, HERTFORDSHIRE

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1 CARPENDERS PARK FARM AND LITTLE CARPENDERS SOUTH OXHEY, WATFORD, HERTFORDSHIRE 0

2 LOTTING & LOCATION PLANS 2

3 VENDOR S AGENT CARPENDERS PARK FARM AND LITTLE CARPENDERS SOUTH OXHEY, WATFORD, HERTS. WD19 5RJ We are pleased to offer the opportunity to acquire a superbly located portfolio of properties comprising four residential properties together with approximately (2,565 sq.m) 27,604 sq ft of commercial and industrial buildings formerly used as a dairy. The land in total extends to approximately hectares ( acres). SWORDERS The Gatehouse, Hadham Hall, Little Hadham, Ware, Hertfordshire SG11 2EB T: james.watchorn@sworders.com nell.dickson@sworders.com VENDOR S SOLICITOR OURY CLARK SOLICITORS Oury Clark Solicitors 10 John Street London WC1N 2EB T: +44 (0) F: +44 (0) DX: 84 LON/Chancery Lane Ashi.Patel@ocsolicitors.com Watford 2.7 miles London 17 miles National Rail - Carpenders Park 2 miles Heathrow Airport 25 miles AVAILABLE AS A WHOLE OR IN 4 LOTS: LOT 1 Carpenders Park Farm and Little Carpenders Four Residential Properties Commercial and Industrial Buildings Telecommunication Mast LOT 1A 5.50 hectares (13.60 acres) of pasture land LOT hectares (52.65 acres) of pasture land LOT hectares (17.23 acres) of pasture land LOT hectares (14.34 acres) of pasture land VIEWING IS STRICTLY BY PRIOR APPOINTMENT WITH THE VENDORS AGENT 3

4 HEADER LOT 1 ON PAGE UNIT SIZE sq. m (sq. ft) DESCRIPTION 1 GIA = 88.5 sq. m ( sq. ft) No. 1 Carpenders Park Farm Cottage 2 GIA = 98 sq. m (1, sq. ft) No. 2 Carpenders Park Farm Cottage 3 GIA= 140 sq. m (1, sq. ft) No. 3 Carpenders Park Farm Cottage 4 GIA= 474 sq. m Little Carpenders Farm House (5, sq. ft) and surrounding orchard and grounds 5 99 sq. m (1,065 sq. ft) A converted office block sq. m A range of commercial, industrial and (3, sq. ft) storage space created within buildings previously used in association with the site s former dairy sq.m A range of commercial, industrial and (5,768 sq. ft) storage space created within buildings previously used in association with the site s former dair sq. m (1,162 sq. ft) Utilitarian building sq. m (3, sq. ft) Utilitarian building 10 1,179 sq. m A range of commercial and storage space (12,689 sq. ft) created within buildings previously used in association with the site s former dairy m Telecommunication mast 4

5 LOT 1: RESIDENTIAL DWELLINGS NO. 1 CARPENDERS PARK FARM COTTAGE An attractive brick built semi-detached 2 bedroom cottage set in close proximity to Watford and main road and rail networks. The property has recently been refurbished throughout. The accommodation is as follows: GROUND FLOOR Kitchen (3.51 m x 2.70 m) comprising range of fitted cupboards, electric oven, fridge freezer and washing machine. Reception Room (7.15 m x 2.29 m) benefiting from an open fire place. Dining Room (3.61 m x 2.60 m). Hallway and stairs leading to FIRST FLOOR Bedroom One (4.10 m x 3.70 m) Double bedroom benefiting from built in cupboards. Bedroom Two (4.17 m x 2.68 m) Bathroom (3.61 m x 2.30 m) comprising bath with shower over, WC and hand basin. OUTSIDE The cottage benefits from a front and back enclosed patio area with vehicular access and parking to the rear of the property. SERVICES The property benefits from mains water, electricity and an oil fired central heating system with radiators throughout. Council Tax Band: C- 1, EPC Rating: E TENURE Vacant possession will be available upon completion. ACCESS Access is gained via a private drive leading from Oxhey Lane (A4008). For further information please see the additional information pack, Lotting plans and legal documentation. 5

6 LOT 1: RESIDENTIAL DWELLINGS No. 2 CARPENDERS PARK FARM COTTAGE An attractive brick built semi-detached 3 bedroom cottage set in close proximity to Watford and main road and rail networks. The property has recently been refurbished throughout. The accommodation is as follows: GROUND FLOOR Kitchen (6.97 m x 3.08 m) comprising range of fitted cupboards, electric oven, fridge freezer and washing machine. Reception Room (6.97 m x 3.48 m) patio doors leading to the enclosed courtyard. Dining Room (4.18 m x 3.61 m) benefiting from in-built cupboard. FIRST FLOOR Bedroom One (4.24 m x 2.08 m) Double bedroom with windows overlooking the farmyard and surrounding land. Bedroom Two (2.47 m x 3.69 m) Double bedroom with windows overlooking the farmyard and surrounding land. Bedroom Three (2.72 m x 3.69 m) Bathroom (2.71 m x 1.61 m) comprising bath with shower overhead, WC and hand basin. OUTSIDE The cottage benefits from a front and back enclosed patio area with vehicular access and parking to the rear of the property. SERVICES The property benefits from mains water, electricity and an oil fired central heating system with radiators throughout. Council Tax Band: D 1, EPC Rating: E TENURE Vacant possession will be available upon completion. ACCESS Access is gained via a private drive leading from Oxhey Lane (A4008). For further information please see the additional information pack, Lotting plans and legal documentation. 6

7 NO. 3 CARPENDERS PARK FARM COTTAGE A detached two bedroom cottage offering great potential but in need of refurbishment. GROUND FLOOR Kitchen (3.67m x 3.59m) Reception Room (5.29m x 3.17m) Downstairs Bathroom (2.80m x 1.56m) W/C (1.56m x 0.87m) FIRST FLOOR Bedroom 1 (5.26m x 3.67m) Bedroom 2 (2.67m x 3.20m) There is a file room attached to the cottage which used to be part of the main dwelling and offers the opportunity to be included again within the accommodation, subject to gaining necessary consents. OUTSIDE The property benefits from a rear garden which is need of substantial clearing. Ample parking is available. SERVICES The property benefits from mains water, electricity and an oil fired central heating system. Council Tax Band: B 1, TENURE Vacant possession is available upon completion. ACCESS Access is gained via a private drive from Oxhey Lane (A4008). LITTLE CARPENDERS FARM HOUSE The farmhouse has been unoccupied for many years and is consequently uninhabitable but provides an opportunity to be completely restored or redeveloped subject to obtaining the necessary consents. The property is set within a former orchard, which once cleared, has excellent potential. A schedule of condition and repair was carried out by V B Johnson and the report suggested that at the time of commissioning, the costs of refurbishment would be in the region of 533,000 (exc. VAT). It is understood that the floor area extends to 474 sq. m, (5,100 sq. ft). Please note that the property has not been inspected internally and due to the derelict nature of the dwelling, internal viewings are not possible. OUTSIDE The property is set within a large garden and orchard which benefits from its own access and once cleared, has excellent potential. Ample parking is available. SERVICES The property benefits from mains water supply, electricity and mains drainage. Council Tax Band: C 1, TENURE Vacant possession will be available upon completion. ACCESS Access is gained via two private drives leading from Oxhey Lane (A4008). For further information please see the attached additional information pack. 7

8 LOT 1: COMMERCIAL AND INDUSTRIAL BUILDINGS The site is vacant, having previously been used as a former dairy and there is the opportunity, subject to gaining necessary planning consents, to redevelop the site. The site has mains electricity, water and drainage connections. The site is extends to 1.1 hectares (2.96 acres) and is currently vacant, having previously been used as a former dairy. There is the opportunity subject to gaining necessary planning consents, to redevelop the site. The site has mains electricity, water and drainage connections. TELCOMMUNICATION MAST Telecommunication mast situated to the north east of Lot 1. The mast has been let to Arqiva for a term of 20 years and runs until October For additional information please refer to the additional information. PLANNING Lot 1 contains a number of commercial, industrial and former agricultural buildings. Part of the site is therefore considered to be previously developed land. This also contains 4 residential dwellings. The principle of developing previously developed land (Brownfield land) is appropriate in the Green Belt, as set out in the National Planning Policy Framework paragraph 89 (final bullet point). Therefore, the site has potential for new residential development provided the proposals do not have a greater impact upon the Green Belt than the existing buildings. For further information please refer to the additional information pack and speak to the Vendor s agent. UNIT AREA DESCRIPTION sq. m (sq. ft) Unit 5 99 sq. m A single storey office block of brick built construction under a clay tile roof. Internal accommodation provides three individual offices (1,065 sq. ft) and a store room. Electric storage heaters are provided throughout. Unit sq. m Steel portal framed with concrete block walling under cement profile sheeting roofed building. The unit has been converted to provide a (3, sq. ft) range of individual offices on the western elevation, storage rooms and industrial/warehouse space. The building can be accessed via a number of pedestrian accesses and two manual roller shutter doors. Unit sq. m A steel frame with part concrete block work walling and part brick construction walls under fibre cement profile sheeting building. (5,768 sq. ft) The unit can be accessed via either a roller shutter or personnel doors. The internal space has been converted to provide a combination of offices, industrial space and storage. Unit sq. m Brick construction galvanised steel cladded walls and concrete flooring. A partitioning wall separates the building into two and provides (1,162 sq. ft) two secure storage space. The building can be accessed via two roller shutter doors. Unit sq. m Pre cast concrete portal framed with galvanised steel cladded walls and concrete flooring. This warehouse was built for the storage (3,691 sq. ft) of dairy goods. Unit 10 1,179 sq. m Pre cast concrete portal framed with fibre cement sheeting. The building has been converted to provide two internal offices, two storage (12,689 sq. ft) rooms (previously used as chillers in association with the former dairy on site) and two garages. Two open fronted steel portal framed lean-tos are connected to the main building. This unit is separated from the remainder of the farmyard by security fencing. 8

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10 LAND The land represents a unique opportunity to purchase approximately hectares ( acres) of undulating pasture land with some small areas of woodland. The farmland has been grazed for many years and is understood to be stock proof. The land benefits from extensive road frontage with several accesses onto Oxhey Lane (A4008). The land offer opportunities for pony paddocks or other amenity uses subject to gaining necessary consents. The land is offered in the following Lots: BASIC PAYMENT SCHEME The land has been registered for the Basic Payment Scheme and an application has been submitted on the land for the 2015 Scheme year. Entitlements are offered to the purchaser by separate negotiation. Further details of the submission, entitlements and plans are located within the additional information which can be downloaded from the dataroom. To access this information please contact Sworders. LOCATION, SOUTH OXHEY AND WATFORD The property is located in South Oxhey, a suburb of Watford in the Three Rivers district of Hertfordshire and close to the boundary of Greater London. South Oxhey is a commuter area with excellent connections to London with London overground rail services from Carpenders Park Railway Station and Watford Junction. SERVICES Water is present on the land. The location of which should be confirmed by viewing the land. LOT SIZE COMMENT 1A 5.50 hectares A block of pasture land surrounding the residential and commercial buildings at Carpenders Park Farm and Little Carpenders. (13.60 acres) The land is currently permanent pasture and was previously grazed. The land can be accessed through the main yard of Lot hectares A substantial block of land consisting of five parcels and located to the north of the site and to the east of the residential dwellings (52.65 acres) forming Carpenders Park. The land is currently permanent pasture and was previously grazed. It is understood that the land is stock proof and water connection is available. Oxhey Lane (A4008) runs along the western boundary and the land benefits from double gated vehicular access. The land is crossed by a public footpath running in an east-west direction from Oxhey Lane hectares A block of land to the south of Carpenders Park Farm. The land is currently permanent pasture and was previously grazed. The land has (17.23 acres) vehicular access onto Oxhey Lane (A4008), although the access would benefit from some clearing hectares A block of land and woodland to the south of Carpenders Park Farm. The land was previously grazed and water connection is available. (14.34 acres) Grims Dykes Golf Course borders the site to the south and Oxhey Lane (A4008) runs along the western boundary. 10

11 TENURE The land is available freehold with vacant possession available upon completion. GENERAL INFORMATION RESERVATION We are inviting offers from purchasers to stipulate their conditions in relation to the overage provision for these Lots. Timescales and percentages should be stipulated within the offer. For further information please review the Additional Information Pack. WAYLEAVES, EASEMENTS AND RIGHTS OF WAY The property is sold subject to and with the benefit of all wayleaves, easements or rights of way affecting the property whether specifically referred to or not. There is a footpath crossing Lot 2 of the land. There is also a power line crossing the land to the south. SPORTING, MINERAL AND TIMBER RIGHTS All sporting, mineral and timber rights are included within the sale as far as they are held by the Vendors. BOUNDARIES AND FENCING The purchaser will be deemed to have full knowledge and neither the Vendors nor their Agent shall be responsible for defining the boundary. ASBESTOS Please note that aspects of the existing buildings may comprise a mixture of asbestos and cement fibre and purchasers should make their own enquiries in relation thereto. An asbestos survey has not been carried out, however, given the age of the buildings, it is possible that asbestos may be present. LOCAL AUTHORITY Three Rivers District Council, Three Rivers House, Northway, Rickmansworth, Hertfordshire WD3 1RL. Hertfordshire County Council, County Hall, Pegs Lane, Hertford, Hertfordshire, SG13 8DQ ADDITIONAL INFORMATION An additional information pack is available electronically upon request. DIRECTIONS Please use the following postcode for satellite navigation WD19 5RJ. From M1 Junction 5 At Junction 5, M1 take the A41 towards Watford. At the roundabout take the third exit on Stephenson Way (A4008) towards South Oxhey. Continue straight and then after half mile turn right onto A4008 towards South Oxhey. At the Railway Inn Public House turn left onto Pinner Way (A4008) and follow this road for approximately 1.5 miles. The property is located on the left hand side. By Train The nearest station is Carpenders Park, which is approximately 2 miles by car. VIEWINGS Viewing is strictly by appointment with the Vendors Agent. Please contact James Watchorn or Nell Dickson at Sworders IMPORTANT NOTICE Sworders, for itself and the Vendor s of this property, give notice that the particulars are a general outline only for the guidance of intending Purchasers and do not constitute an offer or contract. All descriptions and any other details are given without responsibility and any intending Purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of them. Any measurements, areas or distances referred to herein are approximate only. None of the services or fixtures or fittings have been tested and no warranty is given as to their sustainability or condition. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise. No employee of Sworders has any authority to make or give any representation or warranty whatsoever in relation to this property. No responsibility can be accepted for the expenses incurred by any intending Purchasers in inspecting properties which have been sold, let or withdrawn. All plans included are not to scale and are based upon the Ordnance Survey Map with the sanction of the Controller of H M Stationery Office. Crown Copyright Reserved. Please note that all areas have been measured from Ordnance Survey Data. Particulars were prepared and photographs taken in November

12 HEADER ON PAGE SURVEYORS PLANNERS ARCHITECTS The Gatehouse, Hadham Hall, Little Hadham, Ware, Hertfordshire SG11 2EB T: The Stables, Bourton Hall, Bourton on Dunsmore, Warwickshire CV23 9SD T: james.watchorn@sworders.com or nell.dickson@sworders.com