Parkfield House - Lot 3

This farmhouse, range of farm buildings, and approximately 111.30 acres (45.04 ha) of arable and pastureland will be offered for sale, in five lots, by public auction, subject to prior sale, reserve and conditions, at 6:30pm on Tuesday 20th September 2022, at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Warwickshire, B95 6DE.

Introduction - Parkfield House is a superb example of a 'Gentleman's residence' constructed as a show piece property by the Throckmorton family of nearby Coughton Court (now National Trust). Occupied initially by trusted Catholic families to keep a watch over Coughton Court, originally it had only 55 acres attached to it. however In 1864, it was recommended that the Throckmortons made it in to 'A proper farm' and the land that is now being offered for sale was added to the holding.

On the 29th September 1891 the vendors' great-grandfather took the tenancy and moved in to the property where the family has remained ever since. Parkfield House was offered for sale by the Throckmorton family in 1934 but the hope of purchasing as sitting tenants was dashed when the whole estate (at the time some 3,859 acres and properties) were purchased, just before the auction by the Crown Estates.

It was to be another 70 years before the opportunity arose again, when the estate (having changed hands, but not on the open market) was split and the vendors, at last, after some 120 years as tenants of various landlords, were able to purchase the freehold. The property has therefore never been offered for sale separately and is therefore a unique opportunity.

Lot 3 (Guide Price £650,000+) -

Parkfield House - A Regency farmhouse built about 1830 of solid brick elevations under a pitched slate roof. The property abounds with original features, large sash windows, Georgian multi-panelled doors, well proportioned rooms with high ceilings and picture rails, full of immense character and ideal for family living. The property
is approached over a gravelled pathway/parking area to a lead roofed, brick porch, 6’ x 3’3” (1.82m x 1.0m), leading to a wide, glazed front door which opens
into the Reception Hall, 20’ 10” x 7’ 11” (max) (6.34m x 2.41m), with polished Lias stone slab floor, double panelled radiator.
Doors radiate off to the:-

Drawing Room - 5.41m (into bay) x 4.27m (17'8" (into bay) x 14'0" - Deep bay with sash windows, white marble fire surround with tiled slips and hearth.

Dining Room - 5.82m (into bay) x 4.55m (19'1" (into bay) x 14' - Dual aspect with deep bay, having sash windows, electric night storage heater, marble fire surround with Baxi fire, tiled hearth.
In the Hall a door with Georgian fanlight over leads through to the:-

Rear Hall - 6.35m x 2.41m (max) (20'10" x 7'11" (max)) - With polished Lias stone slab floor, borrowed light (over verandah), servant bell board with eight bells (some working).
Doors radiate off to access the cellarage:-
Easy going steps under the main staircase lead down to:-

Cellar, Chamber One - 4.42m x 4.22m (14'6" x 13'10" ) - With pig trough, drainage channel, opening to:-
Chamber Two, 14.7” x 14’ (4.46m x 4.26m). Door to Spirit/Wine Store.

Breakfast Room - 4.22m x 3.96m (13'10" x 13') - Marble fireplace with cast iron insert and red glazed slip tiles. Built in cupboards either side of the fireplace with shelves. Door to:-
Large walk-in Storage Cupboard with shelving.

Kitchen - 4.55m x 3.89m (14'11" x 12'9") - Large fireplace with Jack arch housing Esse solid fuel cooker, built in storage cupboards either side. Partially fitted with Oak effect base and wall units with marble top work surfaces, space for electric cooker. Doorway to:-

Scullery - 2.90m x2.08m (9'6" x6'10") - Fitted with similar matching base and wall units, stainless steel double sink, space for fridge, plumbing for washing machine. Door to:-

China Pantry - 2.74m x 2.44m (9' x 8') - With shelving, ‘borrowed light’ window to scullery and rear verandah.

Downstairs Cloakroom (Former Jam Pantry) - 1.93m x 0.89m (6'4" x 2'11") - Inset wash hand basin with tiled splashback, low level flush wc, obscure glazed window. Lobby to:-

Dairy - 4.32m x 3.38m (14'2" x 11'1") - Polished Lias stone slab flooring, slate settlas, wall shelving, (door to former back kitchen).

Verandah - 4.34m x 1.37m (14'3" x 4'6") - (Partially enclosed, part glazed) polished Lias stone slab floor. Door to:-

Former Back Kitchen - 6.22m x 4.27m (max) (20'5" x 14' (max)) - Sub-divided internally, having polished Lias stone slab floor (with soft water tank under), large open fireplace with bread oven, to the side of which is the old copper. Enclosed, steep winding stairs lead to:-

Former Cheese Room - 4.80m x 4.29m (max) (15'9" x 14'1" (max)) - With concrete floor.

Egg Room - 3.84m x 2.84m (12'7" x 9'4") - Accessed via a door from the verandah.
With Lias stone slab floor (under suspended floor), feature water pump. Door to:-

Coal House - 2.84m x 2.78m (9'3" x 9'1") - Accessed from the rear yard and attached to the above is the former outside Dairy, 9’ 2” x 9’ 1” (2.84m x 2.78m), with concrete floor, Belfast sink, plumbing for washing machine.

Reception Hall - A wide, easy going staircase with panelled sides and curving mahogany balustrade rises to the:-
First floor Galleried Landing, 36’ x 7’ 11” (10.91m x 2.41m).
Doors radiate off to:-

Bedroom One - 4.55m x 4.52m (14'11" x 14'10") - Marble fireplace with cast iron insert and ‘Fleur-de-Lys’ tiled slips, decorative tiled hearth, storage cupboard to one side and deep, ‘through’ storage cupboard (with interconnecting door to Bedroom Five).

Bedroom Two - 4.34m 4.06m (14'3" 13'4") - Marble fireplace with decorative tiled slips and hearth, storage cupboards to either side.

Bedroom Three - 4.27m x 3.96m (14' x 13') - Marble fireplace with decorative tiled slips and hearth, storage cupboards to either side.

Bedroom Four - 4.29m x 3.35m (14'1" x 11') - Ceiling loft hatch.

Bedroom Five - 4.57m x 4.11m (15' x 13'6") - Marble fireplace with cast iron insert and decorative tiled slips and hearth, storage cupboard to one side of fireplace, deep cupboard to left hand side (with interconnecting door to bedroom one).

Family Bathroom - 4.27m x 2.84m (max) (14'82 x 9'4" (max)) - Airing cupboard with factory insulted hot water cylinder, ladder rack towel rail, matching white suite of low level close coupled wc, pedestal wash hand basin, large ‘centre fill’ bath, large shower cubicle with shower head on riser rail.

Bathroom Two - 2.46m x 1.85m (max) (8'1" x 6'1" (max)) - Having pedestal wash hand basin with splashback, cast iron roll top bath, tiling up to dado rail.

Exterior - To the rear of the property is a part Lias slabbed/part blue engineering bricked yard. The garden is accessed through a pair of wrought iron gates and is a particular feature of the property, with Espalier pear and fruit trees, numerous shrubs, rambling roses and extensive lawns, bounded by dwarf height brick walls. A further stoned path leads to an area of orchard with dwarf and standard apple and plum trees, currant bushes, raspberry canes, grape vine etc., the whole enjoying excellent views southeastwards towards Coughton Court, the Alne Hills and Oversley Hill.
(NB the greenhouse, garden shed and summerhouse are not included in the sale).

The Land - The land which surrounds the farmhouse and farm buildings on three sides has excellent gated road frontage to the A435. It slopes gently eastwards towards the River Arrow and is in either arable rotation or permanent pasture. The soils are a free draining light sandy loam, the farm until recently having a substantial commercial sheep flock. A wide range of arable cropping has taken place over the years with good yields. The enclosures are bounded by well kept mature hawthorn hedging, with a number of hedgerow trees.

Lot 1 (Guide Price £500,000+) -

51.31 Acres (20.76 Ha) - Lying to the north of the farm, this lot, which has good road frontage to the A435 includes an area of old orcharding, a large arable enclosure and permanent grassland, with frontage to the River Arrow. Within this lot is a timber framed and clad free range chicken shed, 158’ x 56’ (48.2m x 17.1m) for some 6,000 birds, under a pitched profile plastic coated steel sheet roof.

Lot 2 (Guide Price £450,000+) -

Traditional Farm Buildings - Situated on a site extending in total to approximately 2.36 acres (0.95 ha) to include part of the original farmyard, and a two storey brick former Coach House, a modern Dutch barn and permanent pasture field to the rear. This lot has the benefit of FULL PLANNING PERMISSION granted 27th April 2022 Ref. 21/02912/full, for residential conversion to three dwelling units and garage block. In addition the site includes an eight bay Dutch barn, 140’ 6” x 25’ (42.8m x 7.62m) plus lean-to, 140’ 6” x 30’ (42.8m x 9.14m), the above having part concrete floor and being part corrugated steel clad. To the roadside elevation is a steel portal framed open fronted storage building, 45’ x 20’ (14.3m x 6m) under a pitched fibre cement roof, having part concrete block/corrugated fibre cement walling and concrete floor.

Cattle Yard - 22.86m x 13.72m (75' x 45') - (Erected 1981), steel portal framed under a pitched corrugated fibre cement roof, with concrete floor, part concrete block walls, with timber space boarding over.

Cattle Yard - 22.86m x 18.29m (75' x 60') - (Erected 1968), steel portal framed under a pitched corrugated fibre cement roof, with half concrete floor, part concrete block walls, with timber space boarding over.

NB. It is a planning condition that the modern farm buildings have to be removed in order to activate the residential permission.
The vendors will, as part of the sale contract, agree (if required) to fund the removal of the two cattle yards. (please see details in the auction pack)

Lot 4 (Guide Price £150,000+) - A single parcel of pastureland extending to approximately 16.76 acres (6.78 ha), with gated road frontage to the A435, falling gently eastwards and bounded by well kept mature hawthorn hedging, with a number of hedgerow trees.

Lot 5 (Guide Price £375,000+) - Arable land, 39.52 acres (16 ha), with gated road frontage to the A435, lying in two main enclosures, with a long frontage to the River Arrow, bounded by well kept mature hawthorn hedging, with a number of hedgerow trees.

General Information - There are a number of water troughs located on the land, with separate mains supplies.

Services - Mains electricity (3 Phase) is connected to the farmhouse and farm buildings, together with mains water. Hot water to the house is supplied by an immersion heater. Foul drainage is to the mains. It is understood that mains gas is laid within the A435.

Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability, or otherwise, of services.

Authorities - Warwickshire County Council –
Stratford-on-Avon District Council –
Severn Trent Water –
Western Power Distribution –

Tenure And Possession - The property is freehold and vacant possession for Lots 1, 2, 4 and 5 is scheduled for 28 days after the auction, ie Tuesday 18th October 2022 (or earlier by mutual agreement). Early entry to the arable land following harvest could be available at the purchaser(s) own risk.
Completion of Lot 3 (The Farmhouse) is scheduled for the 13th December 2022.

On the fall of the hammer the successful purchaser(s) will be required to sign the auction contract and pay a 10% deposit to the vendors’ solicitors, together with an administration fee of £500 plus VAT to the auctioneers, per lot, if the property is sold in the room on the night, prior to, or post auction.

Tenant Right - There will be no ingoing valuation for UMV’s/RMV’s and no claim for dilapidations (if any) will be entertained from the purchaser(s).

Basic Payment Scheme (Bps) - We understand that the land is registered with the Rural Payments Agency (RPA) for Basic Payment Scheme (BPS) purposes. If notified in writing by the 1st January 2023 and supplied with an SBI number, together with trading name the vendors will use their best endeavours to transfer the entitlements, pro rata, to the purchaser(s) of each lot. Those interested in the BPS Scheme should make their own enquiries with the Rural Payments Agency (RPA) on , (

Environmental & Other Schemes - The farm has not been included in any Countryside Stewardship, Entry Level or Higher Level Stewardship Schemes.

Rights Of Way And Easements - The property is subject to all rights of way and easements that may exist. It should be noted that a public footpath crosses lots 1 & 5 on a roughly north/south axis. Full details are available in the auction packs.

Boundaries And Timber - All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing ‘T’ mark.

Sporting And Mineral Rights - The fishing rights are being included in the sale of the Freehold, but shooting rights are not. Part of the land included in Lot 5 is subject to a restrictive covenant in favour of the National Trust, where the Sporting Rights have been leased back to the tenant of Coughton Court at a peppercorn rent. This reservation of Sporting Rights includes full rights of access along the western bank of the River Arrow for all purposes in connection with the fishing and maintenance of the river. Again full details are included in the Auction packs.

Plans - Plans shown are for identification purposes only.

Viewing - Strictly by prior appointment and accompanied only with the Auctioneers, Earles, .

Vendors' Solicitors - A full auction pack is available for each lot from the vendors’ Solicitors.
HCB Solicitors,
Croft House,
Moons Moat Drive,
Redditch. B98 9HB
Tel. No.
Acting – Ms Sarah Rao
Email –

Directions - From the north and Birmingham via the M42/J3, take the A435 dual carriageway south. Pass through Mappleborough Green and the village of Studley, towards Coughton and Alcester. After approximately ¾ mile the farm will be found on the left hand side as indicated by the ‘Earles’ auction sale boards, each lot having main road frontage.

From the east, the M40/J15 and Stratford-upon-Avon, take the A46 westwards towards Alcester. Likewise from the south, the M5/J9 (Tewkesbury) and Evesham, take the A46 north, converging at the Oversley Green Roundabout. Then take the A435 northwards on the Alcester By-Pass north through the village of Kings Coughton, passing Coughton Court on the right (National Trust), the farm will be found a little further on, on the right hand side, as indicated by the Earles auction boards.
Post Code – B49 5HZ
What3Words
Lot 1 – Minus.Grades.Never
Lot 2 – Gratitude.Smarting.Workforce
Lot 3-- Victory.Sport.Gobbles
Lot 4 – Scrambles.Together.Raced
Lot 5 – Thinking.Dancer.Infants

Conditions Of Sale - The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s Solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.

Money Laundering - Money laundering regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full U.K. Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s Solicitor when signing the contract.

Agent's Note - The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price, and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide. (RICS Common Auction Conditions 7th Edition).

Earles is a Trading Style of 'John Earle & Son LLP' Registered in England. Company No: OC326726 for professional work and 'Earles Residential Ltd' Company No: 13260015 Agency & Lettings. Registered Office: Carleton House, 266 - 268 Stratford Road, Shirley, West Midlands, B90 3AD.



Marketed by: Earles, Henley In Arden