For Sale Tanner Farm Park Goudhurst Road, Marden, Kent TN12 9ND gva.co.uk/7800
Highlights An Award Winning, 5-Star Touring Park in the Heart of the Garden of England. 130 caravan / tenting pitches, 120 with electric hook-ups and all year round use. Consent for 10 pods 34 hardstanding pitches with water supply of which 12 include drainage (super pitches). Planning consent for 6 further hardstanding pitches 11 seasonal pitches with April-October occupancy Separate tenting area with 7 electric hook-ups 2 modern toilet and shower blocks, one refurbished in Spring 2014 Secure touring caravan storage compound for circa 209 units 2 bedroom staff unit, shop/reception, tourist information and recreation room. 2 outdoor children s play areas New reception/shop and maintenance building (160 sq m / 1,722 sq ft) completed to shell finish old reception and shop capable of alternative use Amenity pasture field and mature broadleaf woodland with bluebells and pond (6.75 ha / 16.65 acres) In all, about 15.033 hectares/ 37.146 acres of mature landscaped grounds with access to public footpaths Tanner Farm Park Goudhurst Road, Marden, Kent TN12 9ND
Background and the Opportunity Tanner Farm has been in the vendor s family for the last 100 years and the park was first developed in 1989 and forms an award winning 5-Star touring caravan and tenting park, which is renowned to be one of the best in Kent. It benefits from a magnificent setting and is spaciously laid out with potential to develop additional pitches and lodges, subject to planning. The vendors have sold their surrounding estate over the last 2 years and have developed over this period a new driveway into the park. They are currently developing, beside the park entrance, a new reception/shop with a maintenance/ storage unit (160m2/1,722 sq.ft.) This building has been virtually completed to shell finish and on completion will free-up space for an alternative use within the existing shop/reception. There is planning consent to develop 10 camping pods on the park. The park benefits from a large area of amenity land to include a field and an area of mature broadleaf woodland. The field is currently divided into a series of paddocks for the display of farm animals (sheep, pigs, etc) and the woodland forms a mature area with a large pond and bluebells. These areas may have potential for development of additional pitches, subject to planning. The park forms a profitable and well established business with scope for further development. Location Tanner Farm Park is located in the Lesser Tiese Valley, approximately equidistant (3 miles) between the local centres of Goudhurst and Marden which both provide local shops and pubs, and about 10 miles south of Maidstone and 13 miles east of Royal Tunbridge Wells, both of which provide a comprehensive range of service and retail outlets. The park forms an ideal base to explore Kent, Sussex and south-east England with access to a wide variety of tourist destinations to include Leeds Castle, Canterbury Cathedral, the Hop Farm Country Park, Bewl Water, Sissinghurst and Scotney Gardens, Battle, Chartwell, Chatham Dockyard, Kent and Sussex Railway, to name but a few of the many attractions in the area. In addition, the coast at Hastings, Rye and Winchelsea Beach is also within easy driving distance. Road communications are good with access to the A21 north of Lamberhurst (6 miles) and within 26 miles of the M25 (Junction 5) and M26 motorway. The M20 (Junction 8) is about 15 miles, with the International passenger terminus at Ashford within 30 miles and the Channel Tunnel and ports beyond. The park benefits from the European market and Central London is within 50 miles or 55 minutes by train from Marden village. Description Tanner Farm Park is approached via a private tarmacadam driveway of approximately ¼ of a mile, punctuated with mature oak trees and initially shared with a small number of privately owned houses. This leads to a new private entrance drive with wild flower area to one side and a young orchard to the other, leading to a new reception/shop and maintenance building with parking and security barriers into the park. Beyond the entrance lies the existing shop and reception from where driveways radiate out around the park which occupies a site area of approximately 8 hectares / 20 acres of gently sloping well tended mown grassland. The site has a predominantly westerly aspect and mature landscaped grounds are divided informally into areas by hedgerows and clumps of maturing trees, with the amenity land directly adjoining the park gva.co.uk/7800
The Caravan Park The pitches are very generously spaced and provide 130 touring pitches, 120 with electric hook-ups (16 amps), to include 12 super pitches with hardstanding, drainage and water connections, 22 hardstanding pitches, the majority with water connections, 11 eight-monthly seasonal pitches and the remaining grass pitches. In addition, there is an area reserved for about 20 tents which is set out within the touring park area which may also be used for touring caravans. Planning consent was granted in late 2013 for up to 130 touring pitches (which are already in place) including 10 camping pods which may be developed. There is certainly scope for additional pitches as the existing park is spaciously laid out at approximately 8 pitches per acre. Reception, Shop and Leisure Amenities A new reception/shop and maintenance/storage building has been developed to a shell finish virtually and requires cladding, tiling and door and window furniture and all internal works. The building measures some 160 sq m / 1,722 sq.ft. and will provide an impressive entrance area with reception/shop, office, stock store, staff WC, mess room and maintenance/workshop/ equipment store. Existing Reception/Shop, Tourist Information and Warden s Unit Close to the new entrance to the park is an attractive single storey building with traditional timber weatherboard elevations under a tiled roof. The building is known as the Ladder Store and is currently converted to form the reception/office with stock store, tourist information and a two bedroom staff/letting unit. The accommodation formerly comprised a further staff unit and a games room and could be converted back to this use or similar following the completion of the new reception/shop. Toilet Blocks There are two substantial heated brick built toilet/shower blocks (North and South Blocks) which are strategically located on the park. South Block has been virtually completely refurbished in 2014 and includes a dedicated disabled unit with toilet, hand wash basin and shower with wheelchair access; launderette with two washing and two drying machines, ironing board, etc; ladies and gentlemen s WC and shower facilities; and dish wash facilities. North Block has a dedicated unisex bath which operates with 1 tokens and there is also a baby and toddler bathroom together with toilet, shower and dish washing facilities. In addition, there are Elsan chemical disposal points and a dedicated motorvan service point. Games Areas There are 2 children s adventure play areas with climbing frames, etc, together with a games field area with football pitch/netball net, etc. and dedicated games room within a timber chalet style building with deck, and games room with table football and a television. Generally, the spacious layout of the park provides areas for games and public footpaths from the park provide excellent areas for dog walking. Tourer Storage Close to the park entrance and within a secure compound area with trees surrounding, there is a touring caravan storage area which forms an area of hardstanding for the storage of approximately 209 touring units. In the compound, there are also two additional steel storage containers which are currently used for the park equipment. Tanner Farm Park Goudhurst Road, Marden, Kent TN12 9ND
Amenity land An entrance from the park leads into the amenity land which measures approximately 6.75 ha / 16.65 acres in part forming a pasture field divided into paddocks for farm animals and/ or ponies which the children may feed and an area of mature deciduous woodland with ponds and covered by bluebells in the Spring. Trails lead around this overall area and from the park, and there is access to a public footpath and walks leading to the Lesser Tiese River and the surrounding area. Parts of this area may have potential for development in the future, (lodges or similar), subject to planning. Services Mains water (metered), electricity and drainage are connected to the property. Electricity is derived from a switch/fuse room on the edge of the park. Drainage is to the mains via a pumped system, with a 1,200 gallon chamber being located on the caravan park. The adjoining residential properties and buildings which form Tanner Farm continue to have use of this facility and easements and rights of way have been granted with an agreed reasonable apportionment of cost. Heating within the buildings is via oil fired boiler systems. The hot water system in the North Block is by oil fired boiler and the hot water system in the southern block was completely renewed this year and is a bulk gas fired system. Wi-Fi is available throughout the park; there is a CCTV system covering the park entrance; and there are numerically activated security barriers to the Park. A full services plan is available as part of the information package. gva.co.uk/7800
The Business The existing business is well established and has built an enviable reputation with accolades including 5 Stars from the Tourist Authority, 5 Penants from the AA, a David Bellamy Gold Award and was the AA s 2012 South East Campsite of the Year. It has been in the same family s ownership from inception in 1989 and is operated fully in-hand by the vendors with 4 full time employees. The park is open year round, albeit it was closed for refurbishment work in Winter 2013/14 and is affiliated to the Caravan Club, members of which receive a small discount on pitch fees ( 1 per night) with the park paying an annual marketing fee to the Caravan Club. The current pitch fees vary from 6.80-10,35 with discounts for Monday Thursday in mid and low season. There is then a charge per person from 5.80-7.50 and 1.70-2.65 per child, subject to season. Tent pitches are only available in mid and peak season at 5.35-7.35 per night with charges per person at a similar rate to tourers. The park is open all-year round and touring caravan storage is currently charged at 445 per annum, including VAT, and this includes moving the unit in and out of the compound as required. The compound is generally full for most of the year and the vendors maintain a waiting list. The caravan park is marketed through a number of caravan guides, publications and websites including the Caravan Club, Visit Kent, Visit England, the AA, Best of British (top 5 star parks in UK), Countryside Discovery, FarmstayUK, ANWB, (a continental travel / motoring organisation), ACIS, KOSMOS, together with Practical Caravan, Caravan Sitefinder, UK Parks, Alan Rogers, Cades, etc. as well as its own bespoke website: www.tannerfarmpark.co.uk with on-line booking facilities. Planning consent and site licence Planning consent is fully in place for the existing use of the touring park with 130 pitches including 10 camping pods which have not been developed to date. The site has consent for use all-year round, subject to 28 days simultaneous use only by any one party/caravan between 1 November and 31 March in the following year. Planning consent has only recently been granted for the pods and some additional pitches. In addition, planning consent has also been granted for an extension to one of the toilet blocks (albeit that this was not needed for the current number of pitches following refurbishment of one of the blocks this winter). There is also consent for the new reception/shop and workshop/store building which is being completed in 2014. The potential may exist to gradually extend the park onto the amenity land and maybe obtain a planning consent for statics/ lodges over a part of this ground. The park has the benefit of a Site Licence which mirrors the planning terms. Rating and council tax Tanner Farm Park is entered into the Valuation List with a rateable value of 31,700 and the rates payable for 2014/15 are 15,279.40 at 48.2p in the. The caravan storage area has a separate assessment in the Valuation List at 13,250 and the rates payable for 2014/15 are 6,386,50 at 48.2p in the. In addition, the staff accommodation unit lies within Band A for Council Tax purposes and the amount payable is 1,044.07 for 2014/15. Tenure The overall property is held freehold, subject to Licence Agreements in respect of the caravan storage seasonal tourers and the short term letting of the pitches. Third parties have rights of way over the initial part of the driveway for access to their houses and agricultural land, all of whom are required to pay a fair proportion of the cost of maintenance according to use. Easements and rights of way have been granted, as required, in respect of services to the property and to various neighbouring properties. For this purpose, a service plan has been prepared which forms part of the information package. Tanner Farm Park Goudhurst Road, Marden, Kent TN12 9ND
Terms of sale The property is offered for sale freehold, as a going concern. Stock is to be taken over at valuation on completion. Viewings, directions and further information Viewing of the property will be by appointment, through GVA Hotels and Leisure. Prior to making an appointment to inspect the property, it is firmly recommended that interested parties satisfy themselves with regard to the particulars of sale in order that they do not make a wasted journey to the property. Directions: From Junction 5 of the M25, follow the A21 south towards Hastings. Approximately 2.5 miles past the roundabout at the end of the dual carriageway (Junction B2160), fork left onto the A262; signposted for Ashford and Goudhurst. In Goudhurst (approximately 3 miles), turn left by The Vine Public House onto the B2079 towards Marden. The entrance to Tanner Farm Park will be found after approximately 3 miles on the lefthand side of the road. For further information or an appointment to view please contact: John C Mitchell BSc MRICS 020 7911 2489 john.mitchell@gva.co.uk gva.co.uk/7800
London West End London City Belfast Birmingham Bristol Cardiff Dublin Edinburgh Glasgow Leeds Liverpool Manchester Newcastle Published by GVA 10 Stratton Street, London W1J 8JR 2014 Copyright GVA GVA is the trading name of GVA Grimley Limited and is a principal shareholder of GVA Worldwide, an independent partnership of property advisers operating globally gvaworldwide.com For further information or an appointment to view please contact: John C Mitchell BSc MRICS 020 7911 2489 john.mitchell@gva.co.uk GVA Grimley Limited Conditions under which Particulars are issued GVA Grimley Limited for themselves, for any joint agents and for the vendors or lessors of this property whose agents they are, give notice that:1.) The particulars are set out as a general outline only for the guidance of intending purchases or lessors and do not constitute, nor constitute part of, an offer or contract. 2.) All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details, are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them. 3.) No person in the employment of GVA Grimley Limited or any joint agents has any authority to make or give any representation or warranty whatever in relation to this property. 4.) All rentals and prices are quoted exclusive of VAT. Reproduced by courtesy of the Controller of HMSO. Crown Copyright reserved. Licence No 774359. If applicable, with consent of Chas E Goad, Cartographers, Old Hatfield, Geographers A-Z Map Co Ltd and/or The Automobile Association. For identification purposes only. June 2014 08449 02 03 04 gva.co.uk/hotelsandleisure 09931