Arden Lakes

Ingon Lane, Snitterfield, Stratford-upon-Avon, CV37 0QF

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At a glance

Established coarse fishing

complex.

New build, 4 bedroom

owner’s dwelling.

6 well-established lakes

Clubhouse

Pre-planning application

submitted for up to 50 log

style units.

Site extending to 23.8 acres

(9.63 ha)

Stunning complex of 6 lakes set in 23 acres, with an established business and newly built owner’s dwelling The Property

Arden lakes is an established profitable business with a new 4 bedroom

dwelling, set in approximately 23.8 acres (9.63ha). The fishery

comprises six established coarse fishing lakes, ample car parking,

clubhouse and facilities.

Location

The property lies to the south of the village of Snitterfield, in an excellent

location within easy access to the M40 (approximately 4 miles west).

The medieval market town of Stratford-upon-Avon is 3 miles south-east

of Arden Lakes. Warwick is 7 miles, Coventry 16 miles and Birmingham

is 20 miles distant.

Dwelling

A 4 bedroom detached house constructed in 2016. The dwelling

occupies a private, elevated position close to the western boundary

overlooking Orchard Lake and the Warwickshire countryside beyond.

The house has been built to a high specification and has an Energy

Performance B rating. The accommodation briefly comprises:

Ground Floor

Entrance hall, large living room, kitchen/breakfast room, utility room,

w.c., office, double garage with storage area in roof space.

First Floor

Master bedroom with en-suite shower room, bedroom 2, bedroom 3,

bedroom 4 and family bathroom.

The dwelling is subject to an occupancy condition limiting the

occupation to a person, solely, mainly or last employed in the fishery

business (or a widow or widower or resident dependents).

The Fishery

Formerly used for irrigation as part of the original fruit farm, the six

coarse fishing lakes have been developed over the last 35 years. The

fishery has in the past been both a club and syndicate water however in

2006 it became a day ticket fishery, and has since become a favourite

venue for many local anglers and is regularly booked by many local

angling clubs for matches.

A pre-planning application has been submitted to the local authority for: Partial infill, construction of additional water and provision of 50 log style caravans for holiday accommodation.

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The lakes offer a total water area of 6.4 acres (2.6ha),

which are fed via two boreholes with a licence for

35,518m3.

The property has the benefit of a large car park

adjacent to the lakes and the club house.

Archers Pool

Extending to approximately 1.0 acre (0.4 ha), average

depth 6ft - 27 pegs. Stocked with carp, bream, roach,

perch and crucian carp. With the most mixed fishing

of all the lakes it is a favourite with families and juniors.

The Orchard

Extending to approximately 1.7 acres (0.7 ha), with an

average depth 12ft – 16 pegs. This was the original

irrigation lake for the neighbouring fruit farm dated

back to the 1960’s. Stocked with specimen carp to

26lbs plus bream, quality roach and perch.

Fox’s Pool

Extending to approximately 0.5 acres (0.2 ha), with an

average depth 5ft – 16 pegs. Stocked with

predominantly mirror and common carp. This is the

favourite pool of both day tickets and clubs with the

current match record of 297lbs.

The Bowl

Extending to 0.9 acres (0.37 ha), with an average

depth 15ft – 20 pegs. Stocked with carp to 16lbs plus

perch to perch 3½lbs plus quality roach, rudd and

bream. This lake offers quiet secluded fishing for day

ticket anglers.

Oak Pool

Extending to approximately 1.2 acres (0.5 ha), with an

average depth 5ft – 22 pegs. Restocked in 2018 with

carp now averaging 1½lbs plus roach and bream.

Match record in 2019 was 98lbs.

The Orchard

was the original

lake dating

back to the

1960’s when it

was used as an

irrigation

reservoir for the

fruit farm.

Alistair's Bridge

Extending to 1.2 acres (0.45 ha), with an average

depth 5ft – 20 pegs. Stocked with carp to 12lbs,

many smaller carp and a good number of roach,

bream, tench and barbel. This is a very popular lake

with day tickets and clubs with a match record of

195lbs.

Clubhouse

Block and timber constructed and providing hot and

cold refreshments, bait and terminal tackle and

anglers toilets, The club house is also utilised as a

function room for fishing clubs. Food hygiene rated 5.

Services

The property has the benefit of borehole water, mains

electricity, mains water and private drainage system.

The Business

Current day ticket charges range from £6-£12 per

person per day. Income is derived from day ticket

sales, club matches and clubhouse sales.

Full accounts will be made available to interested

parties, after viewing.

Planning & Development

The fishery has planning permission for all current

uses.

14/03290/FUL Erection of fishery manager's dwelling

and storage shed; creation of 3 no. stock ponds was

granted in 2014.

Energy Performance

Dwelling EPC — B

Clubhouse EPC— B

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Rates

Council Tax—Band E

Council tax payable 2019 - £2,256.31

The fishery has not been assessed for business rates.

Website: www.ardenfisheries.com

Agents’ Notes

Tenure & Possession

The property is offered for sale freehold subject to

vacant possession.

Fixtures, Fittings & Stock

The sale includes fixtures and fittings and fish stocks

within the lakes.

The fishery suffered from an outbreak of SVC (Spring

Viraemia of Carp) in 2017. The lake which was mainly

affected was drained and disinfected before being

restocked. There have been four subsequent health

checks across all the pools which all came back

negative for SVC. All statutory controls will be lifted in

January 2020.

Fenn Wright are not liable in any way for the quality or

quantity of the fish stocks, nor any death or disease

that may affect such stocks. Purchasers must satisfy

themselves as to the quality and quantity of the fish

stocks prior to purchase.

Rights of Way & Easements

The property is sold subject to and with the benefit of

all existing Rights of Way, whether public or private,

light, support, drainage, water and electricity supplied

in other rights obligations, easements, quasi-

easements and restrictive covenants or all existing

proposed wayleaves for masts, staves, cables, drains,

water and gas and other pipes, whether referred to in

these particulars or not.

Consumer Protection Regulations

Under the regulations, what we say or publish about a

property must not be false or misleading and we must

provide certain material information to enable a

potential viewer or purchaser to take an informed

transactional decision.

Measurements

Any areas, measurements or distances referred to as

approximate are given as a guide and are not precise.

If such details are fundamental to a purchase,

purchasers must rely on their own enquiries.

Important Notice

Fenn Wright for themselves and the Vendor of this

property whose Agents they are, give notice that: The

particulars are intended to give a fair and substantially

correct overall description for the guidance of

intending purchasers and do not constitute part of an

offer or contract.

Prospective purchaser/s and lessees should seek

their own professional advice. All descriptions,

dimensions, areas, reference to condition and if

necessary permissions for use and occupation and

their details are given in good faith and believed to be

correct.

Any intending purchaser/s should not rely on them as

statements or representations of fact but must satisfy

themselves by inspection or otherwise as to the

correctness of each of them.

No person in the employment of Fenn Wright has any

authority to make or give any representation or

warranty, whether in relation to this property or these

particulars, nor to enter into any contract relating to

the property on behalf of the Vendors.

No responsibility can be accepted for any expenses

incurred by any intending purchaser/s in inspecting

properties that have been sold, let or withdrawn.

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Local Authority

Stratford-upon-Avon District Council

Elizabeth House

Church Street

Stratford-upon-Avon

Warwickshire

CV37 6HX

T: 01789 267575

Photographs taken: September 2019

Particulars updated: February 2020

Guide Price

£950,000

Viewing strictly by appointment through sole agents:

Fenn Wright

1 Tollgate East

Stanway

Colchester

CO3 8RS

T: 01206 216555

E: tjg@fennwright.co.uk /

mjf@fennwright.co.uk

Contact: Tom Good MRICS

Martin Freeman FRICS

Floor Plans

*Safety Note to Buyers*

Please ensure care is taken when viewing and walking

near to lakes and areas of water. Do not walk close to

the edge of waterways, and ensure children are

supervised at ALL times.

Lakes, Ponds & Rivers can be very dangerous so

THINK SAFETY FIRST!

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Plans

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From M40, junction 15, take the A46 towards Stratford-

upon-Avon. At the first roundabout on the dual carriageway

bear right, staying on the A46. After approx. 1.0 mile turn

right signposted Snitterfield. Stay on lane (do not turn down

to the village) and it will bring you on to Ingon Lane. Go

down the hill and after about 600 yards you will see the

entrance to Arden Lakes on your right. Follow the track to

the Fishery Car Park.

For satnav use Ingon Lane. Postcode: CV37 0QF.

Directions

To find out more or book a viewing

01206 216 555

Fenn Wright is East Anglia’s leading, independently owned firm of chartered

surveyors, estate agents and property consultants.

• Residential, commercial and agricultural sales and lettings • development, planning and new homes • agricultural property advice, farms and land • mortgage valuations, Homebuyers reports and building surveying • Fisheries (UK and France) and equestrian property (UK-wide)

Consumer Protection Regulations 2008

Fenn Wright has not tested any electrical items, appliances, plumbing or heating

systems and therefore cannot testify that they are operational. These particulars are

set out as a general outline only for the guidance of potential purchasers or tenants and

do not constitute an offer or contract. Photographs are not necessarily comprehensive or

current and all descriptions ,dimensions ,references to condition necessary permissions

for use and occupation and other details are given in good faith and believed to be

correct but should not be relied upon as statements of, or representations of, fact.

Intending purchasers or tenants must satisfy themselves by inspection or otherwise

as to the correctness of each of them. We have taken steps to comply with Consumer

Protection Regulations 2008, which require both the seller and their agent to disclose

anything, within their knowledge, that would affect the buying decision of the average

consumer. If there are any aspects of this property that you wish to clarify before

arranging an appointment to view or considering an offer

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