4 bedroom house

PROPERTY RE-LAUNCH AS THE AGRICULTURAL OCCUPANCY CONDITION HAS BEEN REMOVED.An exciting opportunity to acquire a detached farmhouse, a range of modern farm buildings and a silage clamp extending to 18,057 sq.ft together with approximately 19.71 acres of land situated in the west Northamptonshire countryside.

Situation
The property is located on Daventry Road, north east of the village Braunston which provides a range of everyday amenities including a primary school, village store, public houses and garage. In close proximity to the north west sits the village of Barby, also offering village amenities, a post office, public house and primary school.

The property offers excellent road connections with junction 18 of the M1 being approximately 4.5 miles to the north and the A45 is the other side of Braunston. London can be reached by a direct train service from either Rugby or Northampton within an hour, Birmingham can be reached via Long Buckby train service within an hour.

The location is shown in greater detail on the site plan.

Description
Ashby Grange Farm comprises a four bedroom farmhouse recently constructed in 2007 and extended in 2009 with a large garden, a range of modern farm buildings and approximately 16.85 acres of land.

The holding extends to 19.71 acres and is accessed via a secure gated driveway off Daventry Road. The house, buildings and former silage clamp are all centred around a part concrete, part hardcore yard. The holding is currently down to pasture all bordered by a mixture of stock fencing and mature hedgerow.

The farmhouse is of brick construction under a tiled roof with uPVC double glazed windows. The house has recently secured the removal of the Agricultural Occupancy condition; see planning below. The accommodation is provided over two floors
(measurements for the farmhouse are shown on the floor plan) and benefits from underfloor heating throughout together with a detached double bay garage. The accommodation comprises the following:

Ground Floor
•Utility room leads to the office
•Kitchen/diner fitted with flagstone flooring
•Entrance hall with doors to the boiler cupboard and downstairs WC
•Sitting room with double doors to the rear patio

Stairs leading to the landing with

First Floor
•Storage cupboard
•Master bedroom with en suite, built-in wardrobes and storage cupboard
•Bedroom 2 with built in wardrobe
•Bedroom 3
•Bedroom 4
•Bathroom

Outside
The double bay garage is situated to the west of the house and can be accessed via the doors at the front or the pedestrian door to the rear. The large rectangular garden, bordered by a post and rail fence stretches from the roadside to the back of the house and includes a private patio area with the gravel drive leading from the driveway to the front of the house.

The steel portal frame farm buildings consisting of brick and timber construction all under box profile roofs which extend to 12,298sq.ft (1,142sq.m) excluding the former silage clamps.

Buildings
Building 1
13.7m x 13.7m (187.69sq.m 2,020 sq.ft)Steel portal frame open fronted building with brick walls up to 6ft on two sides and timber sleepers on the third. The upper elevations and roof are clad with corrugated steel sheets, with a concrete floor.
Building 2
6.3m x 18.4m (115.92sq.m 1,247sq.ft) four bay pole barn open fronted, clad with box profile sheets with a soil floor.
Building 3
41.5m x 20.2m (838.3sq.m 9,022 sq.ft) Steel portal frame building part block and part sleeper construction with Yorkshire boarding cladding the upper elevations under a box profile roof. Sheeted doors are fixed to each gable end with a concrete floor.

Former Silage Clamp
24.7m x 21.7m (535.99sq.m 5768sq.ft) Part brick and sleeper the clamp is separated into two sections with a gate to the rear situated in the portion adjacent to building 3, both with a concrete floor. Adjacent to the former silage clamp is a slurry/dirty water pit (volume unknown) topped with a galvanised metal grille. Situated to the east of building 3 is a fixed cattle handling facility.

The Land
According to Natural England the land is classified as Grade 2 on the Agricultural Land Classification Maps with fine loamy over clayey soils suitable for grassland and cereals.

The land extends to approximately 16.85 acres and is currently down as pasture. The land is divided up into three smaller parcels all bordered by mature hedgerows and post and wire fencing.

Schedule of Acreages
OS No. Description Acres Hectares
4804 House & garden 0.64 0.26
5111 Driveway, yard & buildings 2.22 0.90
6107 Pasture 8.86 3.59
6221 Pasture 2.1 0.85
3206 Pasture 5.89 2.39
Total 19.71 7.99

Tenure & Possession
The property is offered for sale freehold with vacant possession being given upon completion.

EPC Rating
The current EPC rating for the house is 66D with potential to be 89B.

Council Tax
Ashby Grange Farm is within Council tax band D with the amount payable for 2022/23 being £2,026.19.

Basic Payment Scheme
The land is registered to receive payments under the Basic Payment Scheme and a claim was submitted by the vendor for the 2021 scheme year. This payment will be retained by the vendor who will ensure that 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.

Services
The farmhouse benefits from mains water, electricity a ground source heat pump and a private drainage system.

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.

Planning
On the original grant of the planning permission (DA/2004/0298) Approval was granted subject to an Agricultural Occupancy Condition.

Under application WND/2022/0255 Condition 4 was removed and so the dwelling is no longer subject to the Agricultural Occupancy Condition.

Rights of Way
The property is sold subject to the benefit of all public footpaths, wayleaves, easements, and rights of way that may exist although it is understood there are none except those serving the property.

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
The property is 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
Vendor Solicitor
James Spreckley, Lodders, Number Ten Elm Court, Arden Street, Stratford Upon Avon, Warwickshire, CV37 6PA
James.spreckley@lodders.co.uk
01242 195380

Viewing
Strictly by prior appointment through the agents at the Rugby Office on 01788 564680, or by email to henry.martin@howkinsandharrison.co.uk (07896 736600)