Claydons Farm Stratford-upon-Avon, Warwickshire

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1 Claydons Farm Stratford-upon-Avon, Warwickshire

2 Claydons Farm Banbury Road, Stratford-upon-Avon, Warwickshire, CV37 7NS A ring-fenced arable and grassland farm with considerable development potential Stratford-upon-Avon 3 miles, M40 (Junction 15) 9 miles, Warwick 12 miles, Moreton-in-Marsh 12 miles A ringfenced block of arable and grassland Derelict farmhouse in need of complete refurbishment Range of agricultural buildings and yard Sporting opportunities About 137 acres arable & 48 acres pasture About acres (76.55 ha) in total Available as a whole Situation Claydons Farm is situated close to Stratfordupon-Avon, renowned as the region s cultural centre and home of the Royal Shakespeare Company. The town has an array of shopping and leisure facilities as well as an excellent range of restaurants. The area is well served by a good selection of schools both public and private. The M40 motorway provides access to the motorway network with Birmingham to the north and London to the south east. Claydons Farm The potential for Claydons Farm is significant. The opportunity to buy a ringfenced block of attractive yet productive land in Warwickshire is uncommon. The farm buildings and derelict house have significant hope value for future development, subject to the necessary planning consents. The property also provides the opportunity to demolish the existing house and buildings to create a superb country residence. Architect s images have already been commissioned by a third party and are available from the vendor s agent on request. The farm is located to the west of the Banbury Road (A422) with two main points of access through double gates straight onto the highway. From one of these sets of double gates, a stone driveway gradually inclines uphill to the farmyard, buildings and derelict farmhouse which sit in a commanding position in the centre of the farm overlooking the surrounding farmland. Farmland In addition to the substantial development aspect to the farm the property offers the prospect of acquiring a significant block of land. All of the land is ring fenced and comprises mainly nine good sized arable fields totalling about 137 acres with two fields of permanent pasture to the south of the farm totalling about 48 acres. In addition there is a small copse of woodland on the western boundary totalling just over one acre and two small ponds. The land is Grade 3 according to the Agricultural Land Classification Maps for England and Wales and described as being part of the Denchworth series of soils, recognised as being clay based. The land is offered freehold with vacant possession, subject to the current Share Farming Agreement which could be continued if a purchaser should wish. Some of the land was drained in the early 1980s. The land is currently entered into an Entry Level Stewardship Agreement. The table below shows the previous cropping for the past 6 years: Field No W. Barley W OSR W Wheat Fallow W OSR W Wheat 0236 W. Barley W OSR W Wheat Fallow W OSR W Wheat 2314 W. Barley W OSR W Wheat Fallow W OSR S Barley 3827 Grass Grass Grass Grass Grass Grass 3243 Grass Grass Grass Grass Grass Grass 1660 W. Barley W OSR W Wheat Fallow W OSR Linseed 4762 Grass Grass Grass Grass Grass Grass 0287 W. Barley W OSR W Wheat Fallow W OSR W Wheat 8271 W. Barley W OSR W Wheat Fallow W OSR W Wheat 8964 Trees Trees Trees Trees Trees Trees 3589 W. Barley W OSR W Wheat Fallow W OSR W Wheat 9255 W. Barley W OSR W Wheat Fallow W OSR W Wheat

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4 Farmhouse & Buildings The farmhouse is in need of total refurbishment and has been derelict for a number of years. It is possible the property is subject to an Agricultural Occupancy Condition, although the council has no record of such a condition. To the north of the farmhouse is a completely derelict and dilapidated cottage adjoining a red brick building with archway. Machinery/Grain store (14.5m x 22.8m) - Concrete frame general purpose building used recently for machinery and crop storage, open fronted with concrete floor, lower block walling and corrugated upper walling in parts and corrugate sheet roofing. Straw barn (18.5m x 21.2m) - Portal frame general purpose building currently used to store straw and machinery, corrugated clad roof, open sided and part concrete floor. The yard, buildings and house offer significant scope for change of use, subject to the necessary planning consents. Plans have been drawn up in the past to create a significant country residence. Details are available from the vendor s agent. There are signs of an electricity connection to the buildings and the house, but neither this nor any other services have been tested.

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6 General Method of sale: Claydons Farm is offered for sale as a whole by private treaty. Tenure and possession: The property is offered for sale freehold with vacant possession on completion subject to the ongoing Share Farming Agreement. Further details are available from the vendor s agents. Services: There are signs of the farm having electricity, water and foul drainage. However it is stressed that none of these services have been tested or surveyed. Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. There are no public rights of way crossing any part of the farm. Basic Payment: The entitlements to the Basic Payment are not included in the sale. Schemes: The land is entered into an Entry Level Scheme which is due to expire on 31st December The options include hedgerow management, buffer strips, field corner management and ditch management. The purchaser/s will be deemed to have full knowledge of the scheme and will take it on and comply with the scheme from completion if necessary. Designations: All of the property is within a Nitrate Vulnerable Zone. Holdover: Holdover is reserved to permit the harvesting of all growing crops, storage and disposal of any crops and for a machinery sale. Ingoing valuation: In addition to the purchase price, the purchaser/purchasers may be required to pay for growing crops and all the beneficial cultivations, sub-soiling, mole ploughing and acts of husbandry since the last harvest at the current CAAV rates or contract rates where applicable; seed, fertiliser and manures and sprays applied to the growing crops since the last harvest at invoiced cost; all seed, sprays, fertilisers, fuel, oil and other consumables in store at invoiced cost. Enhancement of 30 per acre per month from the date of establishment to completion. Early entry: Early entry may be permitted at the purchaser s own risk following an exchange of contracts. Further details are available from the vendor s agent. Sporting, timber and mineral rights: All sporting timber and mineral rights are included in the freehold sale, insofar as they are owned. Fixtures and fittings: All items usually regarded as tenant s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation. Local authority: Stratford-upon-Avon District Council, Elizabeth House, Church Street, Stratford-upon-Avon, Warwickshire, CV37 6HX ( ). VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition. Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety. Particular care should be taken whilst inspecting the farmyard, buildings and derelict cottage and house. Entry into the farmhouse or any of these buildings is forbidden. Solicitors: Clarke Wilmott LLP, Birmingham, 138 Edmund Street, Birmingham, B3 2ES. Directions From the M40 (Junction 15) take the A46 south towards Stratford-upon-Avon to the end of the dual carriageway. At the roundabout fork left onto the A439 to Stratford-upon-Avon. Upon entering Stratford-upon-Avon, take the A422 Banbury Road over the river bridge and proceed out of the town. The entrance to Claydons Farm will be found on the right hand side about three miles from Stratford-upon-Avon. Viewing Strictly by confirmed appointment with the vendor s agent, Strutt & Parker London or Banbury Entry into the farmhouse or any of these buildings is forbidden.

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9 This plan is for identification purposes only. Its accuracy can in no way be guaranteed. Reproduced from the Ordnance Survey Map with permission from the Controller H.M.S.O Crown copyright reserved. License No. ES

10 London 13 Hill Street, London W1J 5LQ struttandparker.com 52 offices across England and Scotland, including 10 offices in Central London Banbury 20 Horse Fair, Banbury, Oxfordshire OX16 0AH struttandparker.com IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken August Particulars prepared September 2015.