Home Farm - Whole

Home Farm, Catworth, Cambridgeshire, PE28 0PF
FOR SALE AS A WHOLE OR IN UP TO 6 LOTS
Residential Development Opportunities and Pasture Land - In all about 144.89 ACRES (58.63 HECTARES)

HOME FARM
CATWORTH • CAMBRIDGESHIRE • PE28 0PF
In all about 144.89 acres (58.63 hectares)
FOR SALE AS A WHOLE OR IN UP TO 6 LOTS
Lot 1: Home Farm Buildings with Planning Permission to Convert
to Two Residential Dwellings, in all 0.73 acres
Lot 2: 53.29 acres of Pasture Land including Former Arable
Land and an Agricultural Building at Home Farm
Lot 3: The Camp Buildings with Outline Planning Permission for
a Single Storey Residential Dwelling, in all 0.69 acres
Lot 4: 55.70 acres of Pasture Land off Fox Road, Catworth
Lot 5: 27.34 acres of Pasture Land off Church Road, Catworth
Lot 6: 7.14 acres of Pasture Land off Church End, Catworth
01832 732241
www.bletsoes.co.uk
Bletsoes, Oakleigh House, High Street, Thrapston, Northamptonshire, NN14 4JJ
Situation
HOME FARM is located within the rural village of Catworth
close to the Cambridgeshire/Northamptonshire border.
Catworth village benefits from a number of facilities
including: a village hall, a recreational ground, the Church
of St Leonard, Garage/Service Station and Homefields
Plant Centre. The town of Huntingdon is situated 11
miles to the east and offers a range of services, including
supermarkets, a hospital and professional businesses.
Peterborough is situated 17 miles north-east of Catworth,
where there are also a number of more extensive services
available. The historic University City of Cambridge is
situated approximately 25 miles to the south-east of
Home Farm and offers an extensive range of shopping
and leisure facilities.
Home Farm benefits from excellent road links, being just
1.5 miles south of junction 16 of the A14, leading to the A1(M)
and the M1/M6. There are direct rail services available from
Huntingdon and Peterborough to London Kings Cross/
St Pancras International. Primary education is available in
the nearby village of Brington, at the Church of England
Primary School, and there is secondary schooling in
Huntingdon. Private education is available at Kimbolton
School (3.5 miles) and Oundle School (9.5 miles). Home
Farm is within close proximity to a number of leisure and
sports facilities including Keysoe International Equestrian
Centre (9 miles), Rushden Lakes Shopping Centre (10
miles), Brampton Park Golf Course (8 miles) and Grafham
Water (5 miles).
General
HOME FARM, Catworth is a pasture farm with residential
development and environmental opportunities,
extending to approximately 144.89 acres (58.63
hectares) in total.
Planning Permission has been granted for the conversion
of traditional agricultural buildings at Home Farm to two
residential dwellings. Outline Planning has been granted
for the erection of a single storey dwelling at The Camp.
Both sets of buildings sit within large plots on the edge
of the village.
The pasture land extends to a total of 143.34 acres (58.00
hectares) and comprises a mixture of historic ridge and
furrow and grass leys, some of which has been ploughed
in the past 14-years. In recent years, the pasture land has
been grazed with livestock or mown for forage. Some of
the pasture may also be suitable for the provision of ecosystem services, such as Biodiversity Net Gain, Carbon
Sequestration, Rewilding or Tree Planting.
Lot 1 – Home Farm
Buildings with Planning Permission to
Convert to Two Residential Dwellings, in all
0.73 acres (Red on Plan)
HOME FARM buildings are accessed from Brook End.
Planning Permission has been granted under Application
Reference: 20/01725/FUL for the conversion of traditional
agricultural buildings to two residential dwellings
including demolition of modern agricultural structures.
The Gross Internal Area of the combined development
is 304m².
The permission was granted on 27th January 2022 and
must be commenced within 3-years from the date of the
permission. Community Infrastructure Levy (CIL) forms
have been submitted to the Local Authority in respect of
the consented development and as a consequence they
have confirmed a Nil rate liability on the basis that the
consented development is creating less floorspace than
there is at present, in the form of the existing agricultural
buildings. The Purchaser of Lot 1 will be obligated to pay
CIL should any liability become due in the future. A copy of
the Planning Permission, Floor Plans, Elevation Drawings,
CIL Liability Notice and Discharge Letter are available
from the Selling Agent within the Information Pack, or
alternatively can be download from Huntingdonshire
District Council’s Website.
The permission has been granted for two single- storey
dwellings, both to offer three bedrooms. The dwellings
will be accessed from the existing farmyard access on
a shared basis, with adequate provision made for car
parking within the planning permission boundary.
The two traditional brick buildings sit amongst the
farmyard in a U-shaped courtyard, amongst other more
modern agricultural buildings. The planning permission
requires the demolition of certain structures including
the covered yard.
The permission allows for two new structures to be
erected in the form of open fronted garages to serve both
Plots as well as a garden room link between two buildings
to form a continuous area of accommodation for Plot 1.
The design has been carefully thought out to deliver
modern living accommodation within a traditional rural
setting.
Lot 1 benefits from both mains electricity and water
and it is assumed that the Plots could be connected to
mains sewerage, which we understand is located in the
adjoining public highway.
If Lot 1 is sold separately from Lot 2, the Purchaser of Lot 1
will be obligated to erect a suitable boundary fence with a
field gate to form the southern boundary of Lot 1 between
points A & B. Furthermore, if Lot 1 is sold separately from
Lot 2, a right of way will be granted to Lot 2 over the
driveway to give vehicular access to and from the public
highway.
Lot 2 - 53.29 acres of Pasture Land
including Former Arable Land and an
Agricultural Building at Home Farm
(Blue on Plan)
In all, approximately 53.29 acres (21.57 hectares),
comprising 52.52 acres of agricultural land and 0.77 acres
of woodland together with a timber framed former
lambing building with a Gross External Area of 685m².
The agricultural land is grassland. In recent years, it has
been mown for forage or grazed with livestock. According
to the 2007 Single Payment Scheme Application,
approximately 34.45 acres (13.94 hectares) was coded as
OT1 – Arable Land. The land has mature hedgerows and
trees making up the majority of the boundaries.
The agricultural land is classified as a combination
of Grade 2 & 3 according to the Agricultural Land
Classification of England and Wales and the soil is of the
Evesham 3 Soil Association according to the Soil Survey of
England and Wales, which is characterised by permeable
calcareous clayey soils. If Lot 2 is sold separately from Lot 1,
a right of way will be granted over the driveway to give Lot
2 vehicular access to and from the public highway. Lot 2
benefits from mains water and the building is connected
to mains electricity.
Lot 3 - The Camp Buildings
with Outline Planning Permission for a
Single-Storey Residential Dwelling, in all 0.69
acres (Green on Plan)
The buildings known as The Camp are accessed from
Fox Road, opposite the former Racehorse Public House.
Outline Planning Permission has been granted under
Application Reference: 20/01724/OUT for the demolition
of the two existing buildings, to be replaced with a singlestorey dwelling.
The permission was granted on 1st November 2021 and a
Reserved Matters application must be submitted within
three-years from the date of the permission. A
copy of the Planning Permission, Floor Plans and
Elevation Drawings are available from the Selling
Agent within the Information Pack, or alternatively
can be download from Huntingdonshire District
Council’s Website.
The permission has established that the principle
of a single-storey residential dwelling on this site
is acceptable to the Local Planning Authority. The
purchaser will be required to seek approval of the
details of the access; appearance; landscaping;
layout; and scale from the Local Planning Authority
in writing before any development is commenced.
This offers an opportunity for the purchaser to
influence the development. In addition to the
consented area, which provides adequate outdoor
space, Lot 3 also includes an area of pasture, which
could be used as a paddock.
Lot 3 benefits from both mains water and
electricity. We understand the buildings were
originally erected and used as part of a Prisoner of
War Camp and as a consequence it is believed that
the buildings are connected to foul drainage. If Lot
3 is sold separately from Lot 4, the Purchaser of Lot
3 will be obligated to erect a suitable fence to form
the boundary between Lots 3 & 4. between points
C, D, E, F, G
Sky
Sky
Sky
Sky Sky
Sky
Workshop
17.15 x 6.14
56'3" x 20'2"
8.23 x 4.45 27'0" x 14'7"
Stable
4.45 x 4.39 14'7" x 14'5" Sky
Stable 4.94 x 4.45
16'2" x 14'7"
(Maximum)
Stable 4.25 x 3.70
13'11" x 12'2"
Stable
4.25 x 4.14
13'11" x 13'7"
Stable
4.25 x 2.97 13'11" x 9'9"
Stable 4.31 x 3.66
14'2" x 12'0"
Stable
4.31 x 3.60 14'2" x 11'10"
Stable 4.31 x 3.25
14'2" x 10'8"
Stable
4.31 x 3.74 14'2" x 12'3"
(Maximum)
Covered Yard
13.90 x 11.90
45'7" x 39'1"
Covered Yard
23.60 x 11.90
77'5" x 39'1"
Dutch Barn 21.30 x 6.97
69'11" x 22'10"
Lot 1 – Home Farm – Existing Buildings
Approx. Gross Internal Area:
Stables: 1,649 sq ft / 153 sq m
Covered Yards: 6,903 sq ft / 641 sq m
Workshop: 1,542 sq ft / 143 sq m
Dutch Barn: 1,598 sq ft / 148 sq m
TOTAL: 11,691 sq ft / 1086 sq m
Whilst every attempt has been made to ensure the accuracy of the floor plan contained here,
measurements of doors, windows, rooms and any other items are approximate and no responsibility is
taken for any error, omission, or mis-statement. This plan is for illustrative purposes only and should be
used as such by any prospective purchaser. The services, systems and appliances shown have not been
tested and no guarantee as to their operability or efficiency can be given.
Important Notice - Henry H. Bletsoe & Son LLP for themselves and the Seller whose agents they are give Notice that: 1. These 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 Purchaserought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference to condition and if necessary permissions
for use and occupation and details are given in good faith and are believed to be correct. Any intending Purchasershould not rely on them as a statement or representation of fact but must satisfy themselves when inspecting
or otherwise as to the correctness of each of them. 3. No person in the employment of Henry H. Bletsoe & Son LLP has any authority either to make or give any representation or warranty whether in relation to this property or
these Particulars nor to enter in any contract relating to the property on behalf of the Seller. 4. No responsibility is accepted for any expenses incurred by the intending Purchaserinspecting properties that have been sold, let
or withdrawn. 5. The property is open to inspection. The Purchasershall be deemed to have full knowledge of the state and condition thereof including the ownership of any tree, boundary or part of the property. 6. Should any
dispute arise between the Seller and Purchaserupon any point not involving a question of Law arising out of these Particulars, stipulations or plans as to interpretation, the dispute shall be referred to the Agents, Henry H. Bletsoe
& Son LLP whose decision shall be final and binding on all parties to their dispute and in every such referral the Agents to decide how the costs of such reference shall be borne
Lot 4: 55.70 acres of Pasture Land
off Fox Road, Catworth (Pink on Plan)
In all, approximately 55.70 acres (22.54 hectares) of
undulating permanent pasture with large areas of
ridge and furrow, divided into two parcels, located
either side of Fox Road, which connects Catworth
village to the A14. Access to the eastern parcel, can
be gained from Fox Road; and access to the western
parcel, can be gained from Fox Road and Brook End.
In recent years, the eastern parcel has either been
mown for forage or grazed with livestock; and the
western parcel has been grazed with livestock. The
land has mature hedgerows and trees making up
the majority of the boundaries. Due to the extensive
system of farming that has been adopted in recent
years, the mature boundaries and the presence of
ridge and furrow, the land may be suitable for the
provision of eco-system services, such as Biodiversity
Net Gain, Carbon Sequestration, Rewilding or Tree
Planting. The land is classified as Grade 3 according
to the Agricultural Land Classification of England and
Wales and the soil is of the Evesham 3 Soil Association
according to the Soil Survey of England and Wales,
which is characterised by permeable calcareous
clayey soils.
Lot 4 benefits from mains water and a self-filling
water drinking trough.
Lot 5: 27.34 acres of Pasture Land
off Church Road, Catworth (Purple on Plan)
In all, approximately 27.34 acres (11.06 hectares) of
undulating permanent pasture with large areas of
ridge and furrow adjoining Catworth village. Lot 3 has
access points on Church Road, as well as an access
off Station Road via a private right of access over
neighbouring land, which is shown with a brown line
on the Plan.
In recent years, the land has been grazed with livestock.
The land is split into two field parcels, with mature
hedgerows and trees making up the majority of the
boundaries. Due to the extensive system of farming
that has been adopted in recent years, the mature
boundaries and the presence of ridge and furrow,
the land may be suitable for the provision of ecosystem services, such as Biodiversity Net Gain, Carbon
Sequestration, Rewilding or Tree Planting. The land is
classified as Grade 3 according to the Agricultural Land
Classification of England and Wales and the soil is of
the Evesham 3 Soil Association according to the Soil
Survey of England and Wales, which is characterised
by permeable calcareous clayey soils. Lot 5 benefits
from mains water and a self-filling drinking trough.
Lot 6: 7.14 acres of Pasture Land
off Church End, Catworth (Orange on Plan)
In all, approximately 7.14 acres (2.89 hectares) of
undulating pasture. Lot 6 lies to the south of Church
End (Catworth) in a secluded position and is accessed
from the public highway.
The agricultural land is currently sown with grass. In
recent years, it has been mown for forage. The land
has mature hedgerows and trees making up the
majority of the boundaries. Due to size and location
of Lot 6, it offers prospects for equestrian or amenity
uses, subject to planning permission, in addition to its
existing agricultural use.
The land is classified as Grade 3 according to the
Agricultural Land Classification of England and
Wales and the soil is of the Evesham 3 Soil Association
according to the Soil Survey of England and Wales,
which is characterised by permeable calcareous
clayey soils.
Lot 6 benefits from mains water and a self-filling
drinking trough.
General Information
Method of Sale
The property is offered for sale by Private Treaty as a whole
or in up to 6 Lots. The Seller will consider sales of land not
strictly in accordance with the Lotting.
Tenure & Possession
The property is offered freehold. There is a short-term
Farm Business Tenancy in respect of the land only, which
terminates on 30th June 2022, and vacant possession will
be available after this date.
Services
If Lot 1 and 2 are sold separately, the Purchaser of Lot 1 shall
be responsible for meeting the cost of any separation
of the water and electricity supplies to the agricultural
building included in Lot 2 and provision for the necessary
rights of way will be made with the sale contract(s) and
transfer(s).
If Lot 3 and 4 are sold separately, the Purchaser of Lot 3
shall be responsible for meeting the cost of the water
supply and provision for the necessary rights of way will
be made within the sale contract(s) and transfer(s).
Basic Payment Scheme
The farmland is registered on the Land Parcel
Identification System for the Basic Payment Scheme
(BPS). The Farm Business Tenant will retain the BPS
for the 2022 scheme year and earlier years and the
Purchaser will be obligated to comply with the scheme
requirements for the remainder of the scheme year.
The BPS Entitlements are included in the sale.
Environmental Stewardship
The property is currently not subject to any Environmental
Stewardship agreements
Sporting, Timber and Mineral Rights
All sporting, timber and mineral rights are included in the
freehold sale, insofar as they are owned.
Outgoings
Drainage Rates in respect of the farmland are payable to
the Environment Agency. The 2022/23 rates are 214.60
pence per hectare.
Local Authority
Home Farm, Catworth is within both a County and
District Council. These being Cambridgeshire County
Council and Huntingdonshire District Council.
Easements, Wayleaves, Covenants and
Rights of Way
We understand that the property is crossed by a number
of public footpaths. There are a number of underground
pipes and tanks servicing the Anglian Water sewage
treatment plant adjoining, Lot(s) 3 & 4 . Anglian Water have
a right of access across part of the land included within
Lot 4. In addition, there are two pylons, overhead wires,
and a number of overhead electricity and telephone
wires on timber poles, which we understand are all held
under annual wayleave agreements. Further information
is available from the Selling Agent.
The property is sold subject to and with the benefit of all
existing wayleaves, easements and rights of way, whether
public or private, light, sport, drainage, water, electricity
supplies and any other rights, obligations, easements and
quasi easements, whether specifically mentioned or not
VAT
Should the sale of the property or rights attached to the
sale become a chargeable supply for the purpose of VAT,
such tax will be paid by the Purchaser in addition to the
purchase price.
Boundaries
The Purchaser will be deemed to have inspected the
property and satisfied himself as to the ownership of any
boundary, hedge, tree or ditch.
Overage
In respect of the sale of Lots 2, 4, 5 and 6, the Beneficiaries
will retain 30% of any uplift in value if planning permission
is obtained for a change of use from agricultural,
horticultural or equestrian purposes during the first 30
years after completion of the sale. The overage payment
will be triggered upon the disposal of land with the
benefit of planning permission or implementation of a
planning permission.
Prospective Purchaser(s) may wish to offer in the
alternative, both with and without the overage provision.
Plans, Areas and Schedules
Plans included or attached to these particulars are based
upon the Ordnance Survey Maps copyright reserved. All
plans are not to scale.
Information Pack
An Information Pack containing further details is available
from the Selling Agent.
Viewings
All viewings are strictly by appointment only through the
Selling Agent, Bletsoes.
Health & Safety
Given the potential hazards of a working farm, we ask you
to be as vigilant as possible when making your inspection,
for your own personal safety, particularly around the farm
buildings and livestock. It is asked that you observe any
specific signage around the farmyard.
Measurements & Other Information
All measurements are approximate. While we endeavour
to make our Sales Particulars accurate and reliable, if
there is a point which is of particular importance please
do contact Bletsoes who will be pleased to check the
information for you, particularly if you are contemplating
travelling some distance to view the property. Particulars
prepared and photographs taken April 2022.

Within Easy Reach
Cambridge: 25 miles
Rushden Lakes: 10 miles
Peterborough: 17 miles
Huntingdon: 11 miles
Train Times to Kings Cross
Peterborough: 50 mins
Huntingdon: 50 mins
Stansted: 54 miles
Luton: 43 miles
Cambridge: 30 miles
Huntingdon: 9 miles
Newmarket: 40 miles
Home Farm, Catworth,
Cambridgeshire, PE28 0PF
In all about 144.89 acres (58.63 hectares)
FOR SALE AS A WHOLE OR IN UP TO 6 LOTS
01832 732241 www.bletsoes.co.uk
Bletsoes, Oakleigh House, Thrapston, Northamptonshire, NN14 4LJ
Chris Templar
chris.templar@bletsoes.co.uk
01832 732241
Andrew Middleditch
andrew.middleditch@bletsoes.co.uk
01832 732241
Declaration of Personal Interest - Section 21 of the Estate Agents Act 1979 requires an Estate Agent to disclose a personal interest. The Property
is currently vested with the Executor of the late Mrs K M Pashler for the benefit of the ultimate beneficiaries. Christopher Bletsoe, FAAV is the sole
Executor and a Partner & Member of Bletsoes.

Marketed by: Bletsoes, Thrapston