4 bedroom house

An established equestrian centre with a four bedroom farmhouse, approximately 33,000 sq ft of steel frame buildings, equestrian facilities, large hardstanding area and land in a strategic location just off the A5 with potential for other uses subject to planning.Extending to 42.45 acres or thereabouts.

Situation
Claybrooke Magna is conveniently situated just off the A5 at High Cross between Hinckley to the north (6 miles) and Lutterworth to the south (7 miles). The A5 also provides access to the M69 (2 miles) and the M1 at Junction 20 (7 miles) which provide links to the remainder of the Midland motorway network including the M6, A14, M40 and M42.

Rugby is 11 miles to the south and has a main line railway station with direct trains to London (approximately 1 hour) and Birmingham (approximately 30 minutes). Birmingham Airport is approximately 25 miles to the west and East Midlands Airport is approximately 31 miles to the east.

Description
High Cross Farm is an established equestrian centre comprising a detached four bedroom house, a single storey brick and tile building with permission for conversion to residential accommodation, a range of steel frame buildings extending to more than 33,000 sq ft of space, some of which have been converted into stables, equestrian facilities, general purpose buildings and a large indoor arena with viewing gallery, office and facilities. There are two outdoor manège together with a large area of hardstanding used for car parking and storage, and approximately 33 acres of pasture land all within a ring fence and extending in all to 42.45 acres.

The farm is situated at High Cross just off the A5 between Hinckley and the new DPD and Amazon distribution centres, Magna Park, Lutterworth and DIRFT at Crick. The A5 provides the link for transport and distribution to the north and south and the remainder of the motorway network.

The components of the farm and its strategic location give it enormous potential for other uses such as storage, distribution or commercial ventures subject to gaining the necessary planning consents. Permission was granted on Building 4 for light storage purposes which confirms the potential of the farm.

The farmhouse is constructed of brick under a pitch tiled roof on a large plot just over 0.5 acre of landscaped gardens. The house was constructed in approximately 1994 and the agricultural occupancy condition was removed by planning on 23rd June 2004.

The accommodation is provided over two floors and is shown on the floorplan.

WC with low flush WC and pedestal wash basin.
Study (3.46m x 2.26m max) window to front.
Breakfast Kitchen (7.54m x 6.93m max) part tiled floor, part oak fitted work surfaces with granite work tops, fitted wall units, oil fired Aga, fitted electric cooker, twin ceramic sink with mixer taps, fitted dishwasher, fridge/freezer unit, glazed display units, inglenook fireplace with timber beam over and fitted woodburning stove.
Hall (4.75m x 2.49m) oak floor, glazed entrance porch to front door, stairs to first floor, cupboard, downstairs WC.
Dining Room (4.75m x 3.50m) windows to rear garden.
Living Room (6.66m x 7.05m) (excluding bay) windows to front garden and French doors and windows to garden, large brick inglenook fireplace with beam over and woodburning stove, display alcoves and tiled hearth.
Stairs to first floor leading to Landing with airing cupboard and access to loft which is boarded for storage.
Master Bedroom Suite (7.02m x 7.74m) (max) windows to front and rear, en suite with freestanding bath, low flush WC, tiled floor with underfloor heating, heated towel rail, glazed shower cubicle with mains shower, dressing room with fitted shelves and hanging space.
Bedroom 2 (3.26m x 5.46m) double bedroom with windows to front, fitted wardrobes.
Bedroom 3 (2.93m x 4,.27m) double bedroom with windows to side, fitted wardrobes.
Bedroom 4 (3.48m x 5.46m) double bedroom with windows to rear, fitted wardrobes.
Wet Room with tiled floor, underfloor heating, freestanding bath, low flush WC, glazed shower cubicle with mains shower, wash basin in wall mounted vanity unit.

Outside
The property is approached via a hardcore drive leading off the main farm entrance leading to a large, gravelled parking area to the side of the house, giving access to the front and rear gardens.
The gardens are laid mainly to lawn with mature shrubs and trees and herbaceous borders. There is also a pond in the garden and grounds extending to just over 0.5 acre.

The Farm Buildings
The buildings are situated to the south of the farmhouse and accessed via a hardcore track leading from the road.

The buildings occupy an area extending to 6.45 acres and incorporate the buildings, indoor arena, two outdoor arenas and a large hardcore yard area used for parking and storage.

The buildings are shown on the buildings inset plan and numbered as:

1. Workshop and Stables (14.6m x 18.8m) single storey brick and tile building, concrete floor, incorporating feed room, four internal stables and store room. This building had permission in 2000 for the conversion into residential accommodation.
2. Stables (20.3m x 18m) steel portal framed building with block walls, box profile roof, concrete floor and attached steel framed lean-to overhang with block walls and box profile roof. The building incorporates 10 internal American Barn style stables with wash down area and a further four stables within the lean-to, two tack rooms, an office and reception facing the main yard.
3. Stables (24.5m x 8m) steel portal framed building with block walls and box profile clad roof, concrete floor and incorporating two sets of four Lodden Limited stables of various sizes with attached Lean-to (24.4m x 3.8m) with earth floor, timber frame and box profile roof with steel gates and five open yard style stables.
4. Store (22.6m x 20.9m) steel portal framed building with concrete floor, block and brick walls with box profile roof with 12 internal stables (3.76m x 3.37m) with sliding doors and water troughs to each stable and incorporating an open fronted lean-to with steel frame, box profile sides and roof and earth floor.
5.
5. Open-Fronted Yard (7.9m x 23m) steel frame building with box profile roof, open fronted and open to the concrete yard (6m) with steel gates and barriers (former cattle yard).
6. Hay Store & Workshop (25.4m x 9m) incorporating open fronted steel portal frame building with timber framed box profile roof sides with earth floor, incorporating a steel framed workshop with concrete floor, internal concrete feed barriers.
7. Indoor Arena (19.8m x 54.1m) (eaves 3.77m & ridge 7.37m) single span steel portal frame building with ventilated box profile sides and internal timber kick boards, rubber surface, fibre cement clad roof, lighting, roller shutter door to yard and door to outdoor arena with viewing area, office, tack room, WC and canteen (6.1m x 27.3m).
8. Outdoor Arena – 70m x 28m
9. Outdoor Arena – 60m x 50m

The Land
The land sits to the east and west of the farm buildings and extends to approximately 33.5 acres of pasture land in a number of enclosures. Fields 9570 and 2274 have been split for livery grazing, however the remainder of the fields have been grazed and used for hay making as well as other livestock grazing over the years.

The land is Grade 3 and is listed as freely draining, slightly acidic loam soil suitable for arable and grass land and would be suitable for a range of spring and autumn sown crops. Whilst the land has not recently been used within an arable rotation, it is felt that some of the land could be cultivated for autumn or spring sown arable crops subject to obtaining Natural England consent.

Tenure & Possession
All of the property is offered freehold with vacant possession given upon completion.

Clawback Clause
The land (not including the buildings or house) will be subject to a development clawback clause for 30 years reserving 30% of any increase in value due to non-agricultural or equestrian development.

The Business
The vendors have run High Cross Equestrian, a successful equestrian, livery and riding centre business over a number of years and this business and good will is available to acquire by separate negotiation by the successful purchaser.

Plan, Area & Description
Please note the field numbers quoted may not match the RPA field numbers.

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.

Rights of Way
The property is not crossed by any footpaths although the Leicestershire Round footpath crosses neighbouring property at the southern tip of the farm. There are no other wayleaves, easements or rights of way that affect or benefit the property as far as we are aware.

The property is sold subject and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not.

Services
The property is served by mains water, mains electricity (single and 3 phase), private drainage and oil fired central heating. The vendors have recently installed new double glazing throughout the farm house.

None of the above services have been tested and a potential purchaser should make their own enquiries.

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

Boundaries & Fencing
The vendor is not aware of the ownership of the boundaries but has always maintained his side of the boundary and roadside hedges.

Lotting
The vendor reserves the right to offer the property for sale in any other order than that described in these particulars, to subdivide, amalgamate or withdraw the property from sale without prior notice.

Method of Sale
The property will be offered for sale by private treaty as a whole and interested parties should submit their offer to the agent’s Rugby office.

Farm Sale
The vendor reserves the right to hold an on-farm dispersal sale prior to completion. Confirmation of the date and details will be provided.

Council Tax
High Cross Farm house is within Council Tax Band F and the amount payable for the 2021/2022 tax year is £2,782.08.

Basic Payment Scheme
The land is registered to receive entitlements under the Basic Payment Scheme and the 2021 claim has been made and will be retained by the vendor. The vendor will ensure that all entitlements will be transferred to the successful purchaser upon completion or when the RPA system allows.

There will be an indemnity clause within the sale contract to protect the seller from any breach or cross compliance between completion and 31st December 2021.

Local Authorities
Harborough District Council Tel.-01858-828282
Severn Trent Water Tel.-0800-7834444
Western Power Distribution Tel.-0800-0963080

Fixtures & Fittings
Only those items specifically mentioned in the sale particulars are included within the sale, all other items are specifically excluded.

Vendor Solicitor
Broomfields Solicitors, Minerva House, 7 St John’s Business Park, Rugby Road, Lutterworth LE17 4HB. Tel.-01455-559444.
Ref. Duncan Plester.

Viewing
Strictly by prior appointment via the agent’s Rugby office on 01788 564680 or email rugrural@howkinsandharrison.co.uk

Please be aware that horses and other stock graze the land therefore please keep gates closed and take the appropriate bio-security measures. Please also be aware that the business will continue to run and therefore there may be clients or other members of the public present on site at the time of viewing.