WOODBARNS FARM BELCHAMP ST PAUL, ESSEX

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1 WOODBARNS FARM BELCHAMP ST PAUL, ESSEX

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3 An attractive and well-proportioned ringfenced arable farm, in a popular part of north Essex, including a farmhouse and buildings with significant scope for refurbishment and development. In all hectares ( acres) Property Summary Easily-accessed and well-sized arable fields Currently redundant Grade II listed farmhouse with huge potential for renovation Chalet-style farm cottage Traditional buildings and yard with further development opportunities Circa 54 acres of ancient woodland and tree belts providing further sporting and amenity potential Sudbury: 7.5 miles Bury St Edmunds: 20 miles Cambridge: 28 miles (all distances are approximate) For sale as a whole or in seven lots Enquiries Ben Taylor btaylor@bidwells.co.uk Harriet Cross harriet.cross@bidwells.co.uk bidwells.co.uk WOODBARNS FARM BELCHAMP ST PAUL, ESSEX

4 Introduction Woodbarns Farm presents an outstanding opportunity to acquire an attractive arable holding with a range of agricultural buildings and residential elements which have significant development opportunities (subject to planning). The Property is located in a sought-after part of north Essex and has all the constituents of a well-proportioned equipped farm holding, with the added scope of Woodbarns Farmhouse providing an exciting project to reinstate a fine family home as the centrepiece to the Property. Situation and Access The majority of the Property is situated at the hamlet of Knowl Green, approximately one mile south of the main village of Belchamp St Paul. The farmstead is accessed from the junction of Gages Road and Belchamp Road, with Little Lodge being situated on the right-hand side of the track leading to the agricultural buildings and Woodbarns Farmhouse. Internal, arterial farm tracks provide access from the farmstead to Lot 3. Direct access to Lots 3 6 is available from Belchamp Road. Lot 7 is accessed along a farm track over third party owned land from Pollard s Green Lane. Residential Property Woodbarns Farm has the benefit of two vacant residential properties, both of which are located within the main farmstead. Woodbarns Farmhouse is an attractive Grade II listed property which has not been occupied for many years. It has its own gardens and ponds, and a dedicated access sweep from the main drive. Little Lodge is a chalet-style cottage adjacent to the main drive which will also benefit from some minor refurbishment and modernisation. Farm Buildings The buildings at Woodbarns Farm comprise a collection of traditional and more contemporary structures including an attractive brick and timber walled range as well as various other functional and general purpose stores in addition to basic grain storage facilities. The traditional range, in particular, would lend itself well to a range of uses through redevelopment (subject to planning). The Farmland The cropped arable area comprises hectares ( acres), or thereabouts, of productive Grade 2 land as classified on the former Ministry of Agriculture Fisheries and Food Land Classification maps.

5 The majority of the soils are of the Hanslope and Melford series, being slowly permeable calcareous clayey soils with some slowly permeable non-calcareous clayey soils suitable for winter cereals and some other arable crops and grassland. Past winter and spring cropping has included cereals and other arable crops. Please refer to the detailed cropping schedule. Woodland Part of the land is interspersed by shelter belts and two parcels of ancient deciduous woodland, Mashay Wood (21.49 acres) and Twelve Acre Wood (32.37 acres) which are located towards the south of the farm and offer further amenity potential. Lot 1: Woodbarns Farmhouse, Yard, Farm Buildings and amenity land (17.01 ac / ha) as shown shaded green on the sale plan Ground Floor Approx sq metres ( sq feet) Woodbarns Farmhouse A large 17th century Grade II listed traditional Essex farmhouse totalling 302.5m2 (3,256ft2) alongside a range of outbuildings, a garden and pond. The farmhouse has not been occupied since the 1990s and requires significant refurbishment (subject to Planning Permission and Listed Building Consent). However, it presents an exciting development opportunity to restore this character property into a fine family home. First Floor Approx sq metres ( sq. feet) Bedrooms Bathroom Reception Kitchen Circulation

6 Granary House Pp 68.3m LB GP Kn Cott Knowl Green Little Lodge Cappers Cottages Set along a dedicated access sweep from the main farmstead drive, the farmhouse is very much a focal point of the farm, while also benefitting from a relatively screened and private position. Inside, the Property is set out in a traditional style, with each of the large ground floor rooms leading sequentially into the next, lending itself to large, open plan living. Entering the Property by the main door, the entrance hall leads left into a large dining room and right into the sitting room with an open fire, and through to a smaller hallway from where is accessed a pantry, the kitchen and a staircase to the upper storey. The kitchen can also be accessed via a side door, where a passageway leads to the kitchen on its left and the dairy/utility room on the right. Additionally, the ground floor provides a bathroom, an internal and external W/C, a large external wash house accessed from the side of the property and two external stores. Two staircases, located in each wing of the Property, and one of which passing a mid-storey store room, lead to the first floor, where there are four large double bedrooms and a fifth smaller bedroom, overlooking the front of the farmhouse. Yard and Farm Buildings The range of farm buildings, hardstanding and yard area is located to the rear of the farmhouse. Agricultural Buildings: - Grain store (400 tonnes), labelled 1 on the block plan: steel portal frame with corrugated roof sheeting and cladding with sliding lockable double doors. Direct access to the farmland; - Atcost barn, labelled 2 on the block plan: Steel portal framed with asbestos cement corrugated roof sheeting and breezeblock walls with high-level cladding to the main building; - Dutch Barn, labelled 3 on the block plan: large Dutch barn of tin roof sheeting and wall cladding with adjoining lean-to; Traditional Buildings: - An attractive range of brick and timber walled buildings (labelled 4 on the block plan) lending itself to redevelopment for alternative commercial or industrial uses, subject to planning. Additional miscellaneous buildings and sheds. O.S. Licence No: ES This plan is based on Ordnance Survey data with sanction of the controller of HM Stationery Office. Crown Copyright Reserved. Note: This plan is published for convenience only and although believed to be correct its accuracy is not guaranteed and it shall not be deemed to form part of the contract. Trumpington Road, Cambridge, CB2 9LD bidwells.co.uk Tank Wood Barns Farm 1 2 Scale: A4 OS Ref: TL 7841 Drawing No: A.51,178a Date: 27/02/2018 Produced by Bidwells GIS Mapping An asbestos survey in respect of the farm buildings has been carried out, indicating the presence of undamaged asbestos in a number of the buildings. A copy of the survey is available on request from the selling agents. 4

7 Land The total area of Lot 1 comprises acres (6.88 ha), within a ring-fence and primarily consisting of Cappers Field, being 9.12 acres (3.69 ha) of arable land and Front Meadow, Bottom Meadow and Back Meadow, being respectively 1.63 acres (0.66ha), 0.67 acres (0.27ha) and 0.57 acres (0.23ha) of grass/paddock land. Lot 2: Little Lodge Farm Cottage and adjacent land (0.56 ac / ha) as shown shaded dark blue on the sale plan Little Lodge A four-bedroom cottage with integrated outhouse totalling 121.8m2 (1,278 ft2), which is currently vacant and would benefit from modernisation. The Property includes a large garden, additional land to the rear and parking and is well situated in a gatehouse position at the entrance to the farm. The Property is well set out, with the entrance hall leading to a large living room, and a feature window overlooking the farmland, and through to a downstairs bedroom. The entrance hall also leads directly to the kitchen and subsequently to a hallway with access to a W/C, shower room and utility room, offering alternative access to both the garden and outhouse. Three further bedrooms are on the first floor with attractive views across the adjoining farmland. An additional area of land to the west of the Property has been included in Lot 2 for the sale. Lot 3: Arable land and woodland ( ac / ha) as shown shaded pink on the sale plan With direct access from both the farmstead and public highway and benefiting from arterial farm tracks, Lot 3 comprises a large, ring-fenced block of Grade 2 arable land of the Hanslope and Melford Series. The land is interspersed with shelter belts and the includes the acre Twelve Acre Wood, an ancient deciduous woodland with internal tracks and offering sporting and amenity potential. Ground Floor Approx sq. metres (815.4 sq. feet) First Floor Approx sq. metres (463.0 sq. feet)

8 Lot 4: Woodland (21.49 ac / ha) as shown shaded purple on the sale plan Accessed directly from the public highway and internally by means of intersecting tracks, Mashay Wood offers acres of ancient deciduous woodland and presents an opportunity to acquire a ring-fenced and accessible block of amenity woodland or alternatively enhancing the sporting potential of the wider farm. Lot 5: Arable land (6.70 ac / ha) as shown shaded yellow on the sale plan A linear parcel of arable land, bordered by Belchamp Road to the north and Mashey Road to the west and adjoining Lots 3 and 4 to the east. The most westerly portion of the Property, Lot 5 is in close proximity to a number of residential properties. Lot 6: Arable land (32.32 ac / ha) as shown shaded orange on the sale plan A large, single parcel of Grade 2 arable land, Lot 6 is situated in close proximity to Lots 3, 4 and 5, albeit to the north of Belchamp Road. Direct access to this Lot is available from Belchamp Road along the Lot s southern boundary.

9 Lot 7: Arable land (50.74 ac / ha) as shown shaded light blue on the sale plan Located to the north of Lots 1 6, Lot 7 is a large, ring-fenced parcel of Grade 2 arable land, accessed via a third-party owned farm track over which the Property has expressed rights. Basic Payment Scheme The land is registered with the Rural Payments Agency. Entitlements to the Basic Payment Scheme will be included in the sale for the 2019 claim year onwards. The Vendors will retain the entitlements for the 2018 claim year. The Purchaser(s) will indemnify the Vendors and outgoing tenant against any non-compliance from the date of completion until the 2019 claim. Further details are available from the selling agent. Holdover A right of holdover will be reserved for the management and harvesting of crops in 2018 and fields will be left in stubble. Holdover for the storage of crops in the grainstore will also be reserved until A pril age The land is believed to be under drained, however detailed plans are no longer available. Cropping In recent years the arable elements of the Property have been cropped as per the table below. All areas are the approximated cropped area. Field RLR Eligible Area (Approx) Lot 1 Cappers 3.65 hectares Oil Seed Rape Wheat Spring Barley Wheat Oil Seed Rape Wheat Lot 3 Home Field hectares Broad Beans Wheat Oil Seed Rape Wheat Wheat Wheat Foxes Pipe hectares Wheat Wheat Spring Barley Wheat Oil Seed Rape Wheat Upper Ley hectares Oil Seed Rape Wheat Spring Barley Spring Barley Wheat Wheat Lot 5 Wayse 2.60 hectares Oil Seed Rape Wheat Spring Barley Wheat Oil Seed Rape Wheat Lot 6 Mashey hectares Oil Seed Rape Wheat Spring Barley Wheat Oil Seed Rape Wheat Lot 7 Long Lane hectares Broad Beans Wheat Spring Barley Spring Barley Wheat Wheat Overage The areas hatched red and blue on the sale plan will be sold subject to a Deed of Overage. In the event that planning permission is granted for any form of development on the Property within the specified timescales from the completion of the sale, upon implementation of the consent or the sale of the Property with the benefit of the consent, the following percentage of the uplift in the value of the Property will be payable to the Vendor. Farm buildings and adjoining land (forming part of Lot 1 and hatched blue on the sales plan): 30% of the increase in value of the Property for a period of 20 years; Land at Knowl Green and to the rear of Little Lodge (forming part of Lots 1 and 2 and hatched red on the sale plan): 20% of the increase in value of the Property for a period of 40 years. In the event of Lots 1 and 2 being sold separately, separate Deeds will be prepared for each property sold. Please contact the selling agent for more details.

10 Wayleaves, Easements, Covenants and Rights of Way The Property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. The Purchaser will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the Property. In particular: According to the Essex Definitive Map, a public footpath runs along the south-eastern boundary of Lot 7 but does not encroach onto the cropped area. The Property is not crossed by any other Public Rights of Way. A number of pylons and telegraph poles run across the Property and Wayleave Agreements are in place in regard to these. Further details are available from the selling agent. Energy Performance Certificates The Energy Performance Rating for Little Lodge is F. Woodbarns Farmhouse is exempt from requiring an Energy Performance Certificate. Services Woodbarns Farmhouse and Little Lodge benefit from mains electricity, water and private drainage. Council Tax Little Lodge: Band E, amount payable 2018/19 2, Woodbarns Farmhouse: Band G, amount payable 2018/19 2, Listings Woodbarns Farmhouse is Grade II Listed. Possession and Tenure The Property is currently subject to a Farm Business Tenancy on the arable land which will end in A second FBT on a smaller area of grassland is due to end in June Aside from this the freehold of the Property is offered for sale with vacant possession on completion, subject to holdover. Method of Sale The freehold interest is being offered for sale by Private Treaty as a whole or in seven lots. Environmental Designations The Property lies within Nitrate Vulnerable Zones. Mashay Wood and Twelve Acre Wood are subject to Tree Preservation Orders. Registered Title The Property is registered under title numbers EX and EX Timber, Sporting and Mineral Rights Timber, sporting and mineral rights are included in the sale in so far as they are owned. Planning The Property is located within the boundary of Braintree District Council. The Council is currently preparing a new local plan for the period Boundaries The Vendors and the Vendors agent will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The Purchasers will have to satisfy themselves as to the ownership of any boundaries. In the event of Lots 1 and 2 selling separately, the Purchasers of the respective properties will be responsible for demarcating and maintaining these boundaries as per the inverted T s marked on the sales plan. Plans, Areas & Schedules The plans attached have been prepared for illustrative purposes only and their accuracy cannot be guaranteed. The Purchaser(s) will be deemed to have satisfied themselves of the land as scheduled. Viewing Viewing is strictly by appointment only. Please contact the Bidwells Rural Agency Team Health & Safety Given the hazards of a working farm and associated farm machinery, for your own personal safety we would ask you to be as vigilant as possible when inspecting the Property. VAT In the event that Value Added Tax is or becomes payable in respect of the Property or assets sold, the Purchaser(s) in addition to the consideration will pay to the Vendors the full amount of such Value Added Tax. Photographs The majority of the photographs in these particulars were taken in March 2018, with some taken during Postcode The postcode is CO10 7BZ Local Authorities Braintree District Council Causeway House, Bocking End, Braintree CM7 9HB Essex County Council County Hall, Market Road, Chelmsford CM1 1QH Important notice Bidwells LLP act for themselves and for the vendors of this property, whose agents they are, give notice that: Nothing contained in these particulars or their contents or actions, both verbally or in writing, by Bidwells LLP form any offer or contract, liability or implied obligation to any applicants, viewing parties or prospective purchasers of the property to the fullest extent permitted by law and should not be relied upon as statements or representative of fact. No person in the employment of Bidwells LLP or any joint agents has authority to make or give any representation or warranty whatever in relation to this property. Any areas of measurements or distances are approximate. The text, photographs and plans are for guidance only, may not be to scale and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Bidwells LLP has not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. All rentals and prices are quoted exclusive of VAT unless otherwise stated. Prospective purchasers may be asked to produce identification of the intended Purchaser and other documentation in order to support any conditional offers submitted to the vendors. Bidwells LLP accepts no liability of any type arising from your delay or other lack of co-operation. We may hold your name on our database unless you instruct us otherwise. OS licence no. ES Copyright Bidwells LLP Bidwells LLP is a limited liability partnership registered in England and Wales (registered number OC ). Registered office is Bidwell House, Trumpington Road, Cambridge CB2 9LD where a list of members is available for inspection. Your statutory rights are not affected by this notice.

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12 84 Und T Woodbarns Farm Path (um) Path (um) Path (um) FB Wind Pump 64.0m 75.9m Well Und Mill House Rowan Bank House 82.6m Wakeshall Farm 63.1m Tondalayo Hole Farm 61.9m Old Pastures The Cottage Area: 0.631ha (1.56ac) 71.9m Area: 0.833ha (2.06ac) Boises House 68.3m LB GP Granary House Pp Knowl Green Knowles Cottage The Cherry 61.9m Tree Inn (PH) Red Cott FB T T Little Lodge Cappers House 72.2m Cappers Cottages 1 2 Stone Cottage () MARSHY LANE Lodge Cottage T Wood Barns Farm Tank Area: 1.148ha (2.84ac) 2 1 T 76.8m 80.8m C Tk () MARSHY LANE Tennis Court Def GP 84.4m Mashay Farm Marshy Wood Mashay Hall Mashay Cottage 83 Path (um) CR Twelve Acre Wood Scrap Yard 85.6m 64.3m Def Def m 86 MASHAY ROAD Legend 72.2m Lot 1: 6.884ha (17.01ac) Lot 2: 0.226ha (0.56ac) Lot 3: ha (169.85) Lot 4: 8.697ha (21.49ac) Lot 5: 2.709ha (6.70ac) Lot 6: ha (32.32ac) 82.9m O.S. Licence No: ES This plan is based on Ordnance Survey data with sanction of the controller of HM Stationery Office. Crown Copyright Reserved. Note: This plan is published for convenience only and although believed to be correct its accuracy is not guaranteed and it shall not be deemed to form part of the contract. Trumpington Road, Cambridge, CB2 9LD bidwells.co.uk Lot 7: ha (50.74ac) Scale: A1 OS Ref: TL 7741 Drawing No: D.2968 Date: 27/02/2018 Produced by Bidwells GIS Mapping

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