Lower Berrow Farm

HAM GREEN • FECKENHAM • WORCESTERSHIRE / WARWICKSHIRE BORDER

Lower Berrow FarmHAM GREEN • FECKENHAM

WORCESTERSHIRE/WARWICKSHIRE BORDER • B97 5TT

Quintessential mixed farm with holiday cottages4 bedroom Grade II Listed farmhouse

Four 2 bedroom holiday cottages

Former threshing barn with development potential

Extensive range of livestock buildings

750 tonne grain store

Arable and pasture

About 314 acres (127.09 hectares)

For sale as a whole by private treaty

YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT

Savills Banbury36 South Bar, Banbury

OX16 9AE

Tel. 01295 228050Contact: Philip Hoare phoare@savills.com

Savills CheltenhamThe Quadrangle, Imperial Square

Cheltenham GL50 1PZ

Tel. 01242 548036Contact: Will Chanter wchanter@savills.com

Savills OxfordWytham Court, 11 West Way

Oxford OX2 0QL

Tel. 01865 269179Contact: Richard Binning

rbinning@savills.com

savills.co.uk

LOCATIONLocated near to the hamlet of Ham Green to the south west of Redditch in Worcestershire and close to the county border with Warwickshire, Lower Berrow Farm lies in the parish of Feckenham.

Feckenham is a popular village with a village shop and cafe (http://www.feckenhamshop.co.uk), two public houses (the Rose & Crown and the Forest at Feckenham), a C of E primary school and doctors surgery. Alcester, Droitwich Spa and Redditch offer a wide range of supermarkets (including Waitrose, Sainsbury’s and Tesco). Further afield, Stratford-upon-Avon, Worcester and Birmingham offer more extensive shopping, leisure and cultural facilities.

APPROXIMATE DISTANCES AND TIMESBy Road:• Redditch: 5.1 miles (8.2 km)• Alcester: 7.9 miles (12.7 km)• Droitwich Spa: 9.0 miles (14.5 km)• Stratford-upon-Avon: 15.4 miles (24.9 km)• Worcester: 15.6 miles (25.2 km)

By Train:• Redditch to Birmingham New Street from 37 mins• Birmingham New Street to London Euston from 1 hr 13 mins • Warwick Parkway (20.4 miles) to London Marylebone from 1 hr 15 mins

By Air:• Birmingham International Airport: 24.4 miles (39.2 km)

DESCRIPTIONLower Berrow FarmExtending to about 314 acres (127.9 hectares), Lower Berrow Farm is a ring-fenced mixed farm with a Grade II Listed four bedroom farmhouse, four holiday cottages, former threshing barn, an extensive range of farm buildings, arable and pasture land. The farmstead is situated at the centre of the farm and is accessed via a concrete road from the public highway.

The farm once formed part of the Hanbury Hall Estate, now a National Trust property 5 miles away. Owned by the Vernon family, the Estate had extended to some 8,000 acres in the 18th Century. Lower Berrow Farm, formerly known as Armers House, is understood to have been one of their tenanted farms.

Lower Berrow Farm is offered for sale as a whole by private treaty.

Lower Berrow FarmhouseWith the oldest elements dating back to the late 16th Century, Lower Berrow Farmhouse is an attractive four bedroom farmhouse enjoying views over the farm. The part-timbered house is Grade II Listed and built of brick and sandstone with a tiled roof. The farmhouse has a wealth of period features including exposed timbers, inglenook fireplace and original meat hooks.

The ground floor comprises the entrance hall, kitchen/breakfast room (with 2-door Aga), dining room (with hatch to cellar), living room (with inglenook fireplace and a wood-burning stove), sitting room, utility room, boot room, store and outside WC.

A timber staircase leads to the first floor which has four double bedrooms. One bedroom has an en suite shower room and WC and there is a family bathroom.

A further staircase leads to the second floor and four attic rooms.

Subject to securing the necessary consents, the house offers scope for modernisation through altering the layout of the ground floor and the creation of further bedrooms on the second floor.

The house is surrounded by gardens principally laid to lawn. There is an orchard and vegetable garden to the east of the farmhouse.

Immediately to the north of the farmhouse are a number of stores, former piggeries, kennels and a garage.

Main House

The Swallows

The Owlets

Hot Tub

Piggeries/Kennels

The Skylarks

The Partridge

Threshing Barn

LOWER BERROW FARMApproximate Gross Internal Floor Area

Main House - 379.89 sq m (4,089.10 sq ft)Holiday Cottages (including Hot Tub) - 368.51 sq m (3,966.60 sq ft)

Threshing Barn - 248.59 sq m (2,675.8 sq ft) Outbuildings - 94.66 sq m (10,18.91 sq ft)

Total - 1,092 sq m (11,750 sq ft)

Not to scale. For identification purposes only.

Ground Floor

Ground Floor

Ground Floor

First Floor

First Floor

First Floor

Second Floor

Not shown in actual location/orientation

Not shown in actual location/orientationNot shown in actual location/orientation

Cellar

The Owlets

The Owlets

Farmhouse

Farmhouse

Holiday CottagesThere are four holiday cottages at Lower Berrow Farm, sympathetically converted from a range of traditional farm buildings and forming a courtyard to the rear of the farmhouse. The cottages are accessed via a spur off the main driveway, providing privacy and separation from the farmhouse and farm buildings.

The four cottages include:

The Swallows: a two storey semi-detached cottage with a kitchen, sitting room and WC on the ground floor and two bedrooms, both with en suite shower room with WC, upstairs;

The Owlets: a two storey semi-detached cottage with a kitchen, sitting room and WC on the ground floor and two bedrooms, one with en suite shower room with WC, and a family bathroom upstairs;

The Skylarks: a single storey cottage with an open plan kitchen / sitting room, two bedrooms, one with en suite bathroom, and a family shower room with WC;

The Partridge: a single storey cottage with an open plan kitchen / sitting room with two bedrooms, one with en suite shower room with WC, and a family bathroom.

All of the cottages have a wood-burning stove and under-floor heating, together with sofa-beds or day beds for additional guests.

Outside the cottages share communal gardens and an enclosed play area. There is a hot tub in a converted barn with with under-floor heating and French windows overlooking the farm.

The cottages are generally let for a minimum of three nights and the current weekly tariffs are summarised in the table below.

Cottage Bedrooms / Sleeps 2017 Weekly Tariff

The Swallows 2 / sleeps 4-7 £350 to £545

The Owlets 2 / sleeps 5-7 £350 to £545

The Skylarks 2 / sleeps 4-7 £350 to £545

The Partridge 2 / sleeps 4 plus cot £300 to £500

Further information on the cottages can be found on the website www.lowerberrowcottages.co.uk

Planning permission was granted on 28th June 2010 under Application 2010/097/FUL for the “conversion of redundant stables and wagon shed to four ‘holiday-let’ dwellings and associated site works”.

Since their conversion, occupation rates have been high and the business generates a good annual profit. Detailed accounts are available on request.

Threshing BarnThe former threshing barn, with distinctive air vented walls, lends itself to other uses such as further holiday cottages or party venue, subject to securing the necessary planning consents. Of brick and tile construction, the building is currently used as the farm office, laundry room, farm workshop and general storage. Above the office and laundry room, there is a loft area.

FARM BUILDINGSThe farm buildings comprise a range of predominately modern farm buildings including:

• Grain store: a 4-bay steel portal frame building with concrete block walls, concrete floor, profile tin clad, fibre cement roof and sliding doors. Currently split into 3-bays by concrete panels. Measures about 18.5m x 25m.

• Sheep yard: a 6-bay steel portal frame covered yard with central concrete feed passage, stone floors and fibre cement roof. Measures about 27m x 27.5m with a 3m x 20m lean-to.

• General purpose store: a 6-bay steel portal frame building with 6m eaves, fibre cement roof, stone floor and timber weather boarding on the western gable end. Measures about 18.5m x 37m.

• Old workshop: a concrete portal frame building with concrete block walls, concrete floor and fibre cement roof. Measures about 6m x 18.5m.

• Straw Shed: two 3-bay Dutch Barns and an adjoining 4-bay Dutch Barn with lean-to, with corrugated iron roofs and stone floors. Measure about 15.25m x 14m and 14m x 18m respectively.

• General purpose stores: two buildings of steel lattice frame construction with concrete block walls, corrugated iron cladding, concrete floor and fibre cement roof. Measure about 14m x 12.25m and 18.5m x 7.5m with a 7.5m x 7.5m extension.

• Grain bins: a building containing five redundant steel grain bins (2.5m x 2.5m x 4.5m high) with a concrete floor and fibre cement roof. Measures about 6m x 12.5m.

• Cattle yard: two 6-bay steel portal frame covered cattle yards with external feed gates, concrete floor and fibre cement roof. Measures about 28.25m x 46.25m.

• Silage clamp: with concrete railway sleeper walls to 2.5m and a concrete floor. Measures about 13.5m x 24m.

Around the buildings are a variety of concrete yards and stoned yards.

Situated to the west of the farm buildings is a dirty water tank with a capacity of about 3,600 gallons (16,365 litres).

FARMLANDThe farmland extends to about 307.7 acres (124.5 hectares) which can be broken into:

• Arable and grass leys: 248.9 acres (100.7 hectares)

• Permanent pasture: 58.8 acres (23.8 hectares).

The arable and grass leys have been farmed in an arable rotation that typically includes two years under arable production followed by two or five year grass leys. Fodder crops and maize have also been incorporated into the rotation from time to time.

The majority of fields are fenced for cattle / livestock and benefit from mains fed water troughs. Most fields are bordered by mature hedges and there are a number of spring-fed ponds and streams on the farm.

GENERAL REMARKS AND STIPULATIONSTenure and PossessionThe freehold of the property is offered for sale with vacant possession.

Basic Payment SchemeThe land is registered for payments under the Basic Payment Scheme and all the Entitlements relevant to the land will be transferred to the Purchaser(s) on completion of the sale. For the avoidance of doubt, the Vendor will retain the 2017 payment.

Environmental StewardshipNone of the farm has been entered into any Environmental Stewardship schemes.

SoilsAccording to the Soil Survey of England and Wales, the majority of the farm lies over Brockhurst 2 and Whimple 3 soils, both known to be slowly permeable reddish loams over clay. The western end of the farm lies over Wickham 2 soils which are described as slowly permeable loams over clay. All are best suited to winter cereals and short term grassland. The soils are classified as being Grades 3 and 4.

Cropping Cropping records are available on request.

Ingoing Tenant RightThe Purchaser(s) shall, in addition to the purchase price, take over and pay for the following items of tenant right:

• Hay and straw, if any, at market value;

• Growing crops and other tillages, post harvest sprays and other acts of husbandry to include costs of all cultivations, chemicals and fertilizers at cost or in accordance with CAAV costings (whichever is greater);

• Enhancement will be charged on all crops at a rate of £20 per acre per month from sowing date to completion;

• Grass leys at face value or cost (whichever is greater);

• Consumables and all other stores including feed stuffs, seed, fertilizers and fuel, including domestic oil at cost;

• RMV s and UMV s will be charged at £20 per acre.

Ingoing Tenant Right values to be agreed and paid on the date of completion. VAT will be payable where applicable.

HoldoverHoldover may be required for growing crops and the storage of crops / machinery in the farm buildings.

The Vendor reserves the right to hold a dispersal sale on the farm on completion of the sale.

EmployeesThere are no employees on the farm that are subject to TUPE Regulations.

Town and Country PlanningInterested parties are advised to make their own enquiries in respect of any planning issues and development opportunities relating to Lower Berrow Farm direct to Redditch Borough Council.

Local AuthoritiesRedditch Borough Council. Tel: 01527 64252

Worcestershire County Council. Tel: 01905 763763

DesignationsLower Berrow Farmhouse is Grade II Listed (List entry No.1296760). It is deemed that the Holiday Cottages and the Threshing Barn fall within the curtilage of the Listed farmhouse.

The whole property falls within a Nitrate Vulnerable Zone (NVZ).

Wayleaves, Easements and Rights of WayThe property is 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 any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not.

There are a number of footpaths that cross the property, as shown on the sale plan.

The property benefits from a right of way across a neighbouring farm, Wallhouse Farm, to the north west of Lower Berrow Farm.

Council TaxLower Berrow Farmhouse – Feckenham Parish Band F (2017/2018 £2,418.73)

Business RatesHoliday Cottages – Rateable value £10,250 per annum, however with Small Business Rate Relief, it has been possible to reduce the annual payment.

ServicesFarmhouse: Mains water and electricity. Private drainage. Oil central heating;

Holiday cottages: Mains water and electricity. Private drainage. LPG central heating;

Farm buildings: Mains water and electricity (three-phase).

Energy Performance Certificates (EPCs)Lower Berrow Farmhouse – exempt as Grade II Listed

Holiday Cottages – exempt as curtilage Listed

Fixtures and FittingsItems mentioned in these sale particulars are included in the freehold sale. All other fixtures, fittings and furnishings (including those within the Holiday Cottages) are expressly excluded from the sale, although some may be available by separate negotiation.

MineralsIn so far as they are owned they are included in the sale of the property.

Sporting RightsIt is understood that sporting rights are included in the sale of the property.

Value Added Tax (VAT)Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the property or any part of it, or any right attached to it becoming a chargeable event for purposes of VAT, such tax would be payable in addition to the purchase price.

IMPORTANT NOTICE Savills and their clients give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Details prepared: May 2017. Photographs taken: August 2016. 17/05/05 PH. Kingfisher Print and Design. 01803 867087.

Method of SaleThe property is to be sold as a whole or in two lots by private treaty.

SolicitorsLoxley Solicitors LimitedLangford Mill, Kingswood, Wootton-under-Edge, Gloucestershire, GL12 8RLTel. 01453 700620 Attn. Andrew Baskerville

PostcodeB97 5TT

DirectionsFrom the Forest at Feckenham pub on the B4090 (Alcester to Droitwich road) in Feckenham village, turn onto the High Street, signed for Astwood Bank. Continue through the village and shortly after passing Winfields Outdoor Store, turn left onto Swansbrook Lane, signed for Ham Green. Continuing along this road for 1.4 miles (Swansbrook Lane becomes Clayfields) and on reaching the hamlet of Ham Green (no sign), turn left into Ham Green Lane, signed for Cruise Hill and Elcocks Brook. After 190 metres, turn left onto Cruise Hill Lane then continue through the hamlet for a further 400 metres. Shortly after leaving the hamlet, turn left into Trickes Lane, an unmade public highway. After 140 metres, bear left into the farm drive over a cattle grid and down the concrete road to the farm.

ViewingViewings are by appointment only with Savills Banbury on 01295 228050 or Savills Cheltenham 01242 548036.

Given the potential hazards of a working farm, viewers should take care and precaution with regard to their personal safety when viewing the farm, particularly around cattle, dogs, farm machinery and buildings.

Location plan to follow137mm wide x 190mm deep