2 bedroom house

A unique opportunity to acquire a freehold agricultural property with a range of former farm buildings together with a two bedroom detached bungalow. Extending to 52.64 acres or thereabouts.

Situation
The property is situated off Welford Road (A5199) 0.5 miles north of Creaton village which offers a range of everyday amenities, including school, village shop and public house. Northampton Town Centre is approximately 9 miles south with Rugby being 14 miles to the west.
The property offers excellent road links with Junction 1 of the A14 situated approximately 5 miles north, Junction 19 of the M1/ M6 is a further 6 miles beyond. London can be reached by a direct train service from either Northampton, Rugby, or Long Buckby in around an hour.
The location of the property is shown in greater detail on the site plan

Description
Hollowell Lodge Farm comprises a two bedroom bungalow, subject to an agricultural occupancy condition. An extensive range of timber, block, and brick farm buildings (50,473 sq.ft) and approximately 50 acres of ring fenced arable farm land. The site together with the buildings offers excellent scope for redevelopment for residential or commercial re-use.
The holding extends to approximately 52.64 acres with frontage to the A5199, Welford Road. The property and buildings are accessed via a secure gated concrete entrance track directly off Welford Road. The holding is currently in an arable rotation and let on a Farm Business Tenancy. The land is surrounded by a mixture of post and stock wire fencing and mature hedgerows throughout.
The bungalow, detailed on the attached plan, is of prefabricated construction under a tiled roof. The bungalow is subject to an Agricultural Occupancy Condition; full details are available from the vendors' agent.
The measurements for the dwelling are shown on the floor plan with the accommodation comprising the following:
• Entrance hall
• Bedroom 1
• Bedroom 2
• Sitting room
• Kitchen
• Airing cupboard and bathroom
• Conservatory
• Porch
The garden which wraps around the dwelling and situated to western section of the rectangular garden plot is a static caravan together with a number of timber garden sheds.

The Buildings
To the south of the bungalow lies the extensive range of timber, block, and brick buildings, which are arranged around a concrete yard and situated to the east of the farm. The buildings have the benefit of planning permission for B2 and B8 use granted under a Certificate of Lawfulness use or development existing.
In the opinion of the agents the buildings provide an opportunity for redevelopment to B2 and B8 use or the provision of a small number of large residential dwellings, or a substantial single dwelling.
For further detail, please see planning below and the site plan of the yard.
Building A
180 sq.m Brick construction building clad with wooden boards under a corrugated sheet metal roof accessed from the gable end.
Building B
180 sq.m Wooden clad building under a pitched corrugated sheet metal roof and door to the southern side of the building.
Building C
98 sq.m Timber framed building clad with corrugated sheet metal under a pitched roof and a double door to the gable end, including a further door and window on the northwest elevation.
Building D
52 sq.m Brick construction lean to attached to Building C under a lean-to roof and a wooden double door to the end..
Building E
128 sq.m Brick construction building under a flat roof with a double door to the end.
Building F
192 sq.m Timber framed building under a corrugated sheet metal roof with an open gable end.
Building G
450 sq.m Timber framed building clad from roof to ground level in corrugated sheet metal secured by wire mesh gate to the southern gable end.
Building H
123 sq.m Timber framed building divided into five smaller units all clad with corrugated sheet metal under a pitched tin roof. One of the units is of brick construction.
Building I
160 sq.m Timber framed building clad with wooden boards under a corrugated sheet metal roof with the double door on the gable end.
Building J
280 sq.m Timber framed building clad with timber boards under a corrugated sheet metal roof, access can be gained through the doors on the western elevation. On the southeast side of the building is an extension clad with cream timber boards also under a corrugated sheet metal roof with a pedestrian door on the western elevation.
Building K
390 sq.m Open fronted timber framed building clad with corrugated sheet metal to the sides, rear, and roof. The four bays situated to the southern portion of the building are all secured by metal and wooden gates/doors.
Building L
414 sq.m Timber framed building clad with wooden boards together with a square extension to the gable end adjacent to the double wooden doors all under corrugated sheet metal roof.
Building M
481 sq.m Timber framed building clad from ground to roof in corrugated sheet metal panels and a double door on the gable end.
Building N
242 sq.m Timber framed building clad with corrugated sheet metal under a pitched roof with a wooden door situated on the gable end.
Building O
205 sq.m Timber framed building clad with wooden boards under a corrugated sheet metal roof with the double door on the gable end.
Building P
212 sq.m Timber framed building clad with wooden boards under a corrugated sheet metal roof with the double door on the gable end.
Building Q
53 sq.m Prefabricated Romney hut clad with corrugated roof panels and a door on the gable end.
Building R
51 sq.m Timber framed building clad with corrugated sheet metal under a pitched roof with a door situated on the gable end.
Building S
52 sq.m Timber framed building clad with wooden panels and corrugated sheet metal panels under a pitched tin roof.
Building T
278 sq.m Timber framed building clad from ground to roof in corrugated sheet metal panels and a metal door on the gable end.

The Old Farm House
221 sq.m brick construction building under a pitched corrugated sheet
metal roof.

The Land
According to Natural England the land is classified as Grade 3 on the Agricultural Land Agricultural Maps with lime-rich loamy and clayey soils with high fertility.
The land extends to 50 acres and lies to the north, west and south of the house and buildings. It is subdivided into four convenient sized fields all surrounded by a mixture of stock fencing and mature hedgerows.
A separate access to the property can be gained via a field gate in the southeast corner of the holding directly off Creaton Road.
The land and buildings are shown in greater detail on the site plan edged red.

Planning
The property has the benefit of a Certificate of Lawful Development for existing use of buildings and land for a garage/workshop with associated parking and for storage purposes (Class B2 & B8) (DA/2014/0789), granted by Daventry District Council on 14th November 2014. A copy of the decision and relevant application can be found on the Council’s website or emailed electronically from the agent.
The property is subject to an agricultural tie, the specific wording of which reads:
The occupation of the dwelling shall be limited to a person employed, or last employed, locally in agriculture as defined in Section 221 (1) of the Town and Country Planning Act 1962, or in forestry, or a dependant of such a person residing with him (not including a widow or widower of such a person).

Tenure & Possession
The land is let on an Agricultural Tenancies Act 1995 and the vendors will serve notice upon the tenant to bring the agreement to an end for the 29th of September 2022.
The properties are let subject to existing leases which can be terminated by the 2-month break clause, that can be implemented by the landlord at any point.

EPC Rating
The current EPC rating for the house is F

Council Tax
Hollowell Lodge Bungalow is within Council tax band B with the amount payable for 2021/22 being £1,499.77

Basic Payment Scheme
The land is registered to receive payments under the Basic Payment Scheme and a claim was submitted by the tenant for the 2021 scheme year. This payment will be retained by the tenant, it is anticipated that the tenant will transfer the appropriate number of entitlements are transferred upon completion (or when the RPA system allows) to the successful purchaser to enable a claim to be made for the 2022 scheme year.

Overage
The vendor will impose a development clawback based on 30% of the uplift in value for a period of 30 years for any non-agricultural or non-equestrian use on the buildings or land.

Services
The bungalow benefits from mains water, electricity and a private drainage system which leads to a septic tank.
Some of the buildings are connected to mains electricity and mains water.
None of the above services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy, and availability of the aforementioned services.

Rights of Way
The property is sold subject to and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not.
Colt Fibre Optics occupy the site colourwashed red on the site plan has a right of unrestricted access with or without vehicles, workmen, plant, and equipment over the route shown coloured orange on the site plan for the maintenance of an optical communications station.

Sporting, Timber & Mineral Rights
All rights are believed to be held with the freehold owner and will be included within a sale of the land.

Lotting
Although not separately lotted the vendor would consider the selling the bungalow and buildings separately from the land subject to agreement and for both sales to exchange contracts simultaneously.
The property is offered for sale as a whole and the vendor reserves the right to offer the property in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Boundaries & Fencing
Boundary ownership where known is marked by an inward bound ‘T’

Plan, Area & Description
The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions. The plan is for identification purposes only.

Vendor Solicitor
Stephanie Dennis, Hewitsons, Billing Road, Northampton,
Northamptonshire NN1 5AU sdennis@hcrlaw.com, tel.-01604-463372

Viewing
Strictly by prior appointment through the agents at the Rugby Office on 01788 564680, or by email to henry.martin@howkinsandharrison or charles.morton@howkinsandharrison.co.uk