Boddington Farm Luddington Stratford-Upon-Avon Warwickshire
Boddington Farm LUDDINGTON STRATFORD-UPON-AVON WARWICKSHIRE CV37 9SD An attractive village farmhouse in need of renovation and courtyard development opportunity Stratford-upon-Avon 2.6 miles (4.2 km) Alcester 8.4 miles (13.5 km) Warwick 14.4 miles (23.2 km) Mainline train services to London Marylebone from: Warwick Parkway 11.7 miles (18.8 km) from 1 hour 16 minutes Stratford-upon-Avon from 2 hours 5 minutes (Distances / times approximate) Grade II Listed 6/7 bedroom farmhouse in need of renovation Partly walled gardens with swimming pool Extensive range of traditional farm buildings with planning consent for 5 dwellings Further farm buildings with development potential (STP) Outdoor equestrian arena Pasture River Avon frontage In all about 22.61 acres (9.14 hectares) For sale as a whole or in 5 lots Savills Banbury 01295 228050 Philip Hoare phoare@savills.com 01295 228000 Iain Powis ipowis@savills.com YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT
SITUATION Luddington is an attractive rural village situated less than 3 miles from the centre of Stratford-upon-Avon in Warwickshire. Stratford-upon-Avon provides local amenities including supermarkets (Waitrose, Sainsburys and Tesco), schools and Banks, in addition to extensive retail, leisure and cultural facilities. In addition, the town and local area boasts an excellent range of private and state schools, including Stratford Prep-School, King Edwards and Shottery Grammar Schools, The Croft Prep school, Warwick Prep and Public School, Kings High School, Kingsley School and Arnold Lodge. Mainline railway service to London Marylebone can be taken from Stratfordupon-Avon (from 2 hours 5 minutes) and from Warwick Parkway (from 1 hour 16 minutes). Motorway connections can be made via the M40 Junction 15 (circa 9 miles) or M5 Junction 6 (circa 22 miles). DESCRIPTION Boddington Farm is a small farm situated in the village of Luddington, comprising a Grade II Listed 6/7 bedroom farmhouse, an extensive range of traditional farm buildings with planning permission for 5 residential dwellings, farm buildings, an outdoor equestrian arena and 22.61 acres (9.14 hectares) of land. Boddington Farm is offered for sale as a whole or in five lots: LOT 1 BODDINGTON FARMHOUSE About 22.61 acres (9.14 hectares) Boddington Farmhouse is a Grade II Listed 6/7 bedroom farmhouse in need of complete renovation with a range of outbuildings, partly-walled gardens, outdoor swimming pool, paddock and frontage to the River Avon. In all, the property extends to about 3.31 acres (1.34 hectares). Principally of brick and tile construction, parts of the farmhouse are thought to date from the early 17th Century and it is believed to be one of the oldest building in Luddington. The front section of the house was added in the early 19th Century, providing an attractive Georgian facade. The interior contains a wealth of period features including open fireplaces, exposed timbers, flagstone floors, panel doors and banisters said to be made from the pews of the church in which William Shakespeare married. The farmhouse enjoys far-reaching views to the south over the road and its own paddock, the River Avon and the Cotswolds in the distance. To the rear of the farmhouse are the partly-walled gardens, with a 4.5m x 9m swimming pool and pool house. There are outbuildings and a garage with Boddington Farm. The 2.54 acres (1.02 hectares) paddock in front of the house which gently descends to the River Avon, is down to pasture and fenced for livestock. There is a small pond from which a stream runs into a small inlet on the River Avon, previously used as a private mooring for the property. Now in need of complete renovation, Boddington Farmhouse offers an opportunity to create a fabulous house in a village setting.
Boddington Farm Main House Internal Area 5220 sq ft / 485 sq m For identification only - Not to scale Second Floor / Attic Granary First Floor Granary Main House First Floor Main House Ground Floor For illustrative purposes only - not to scale
LOT 2 BODDINGTON FARM BARNS About 2.54 acres (1.02 hectares) Comprising an extensive range of traditional farm buildings, Boddington Farm Barns once formed the buildings that supported Boddington Farm. Planning permission was granted by Stratford-upon-Avon District Council for the conversion of these buildings into five residential dwellings on 17th March 2017 under reference 16/03218/FUL and 16/03219/LBC for the: Demolition of one existing Dutch barn, a general purpose storage building, greenhouse and potting shed, calf boxes, general store building, and covered sheep yard; conversion, extension and alteration of remaining traditional farm buildings to form five dwellings; change of use of land and former cart shed to ancillary domestic use; formation of communal and private parking areas; and all associated works The consented development, shown opposite, comprises: Unit 1 = 3 bedroom single storey barn conversion (GIA 150 sq m / 1,614 sq ft) Unit 2 = 3 bedroom single storey barn conversion (GIA 145 sq m / 1,560 sq ft) Unit 3 = 4 bedroom new build two storey dwelling (GIA 185 sq m / 1,991 sq ft) Unit 4 = 3 bedroom part barn conversion, part new build two storey dwelling (GIA 275 sq m / 2,960 sq ft) Unit 5 = 2 bedroom single storey barn conversion (GIA 100 sq m / 1,076 sq ft) The development site has two access points from the public highway. A third party right of way already exists along the route A-B-C and the purchaser of Lots 3 and 4 will also have a right of way for all purposes along the route A-B. LOT 3 DUTCH BARN AND FORMER POULTRY SHED About 2.54 acres (1.02 hectares) Positioned between the consented development of Lot 2 and the neighbouring property to the east, the property comprises a strip of land with a Dutch barn and former poultry shed. Subject to securing the necessary planning consent, the property could be developed, utilising the existing agricultural buildings or as an infill plot. The property is accessed via a right of way, through Lot 2, from the public highway running through the village of Luddington. Maintenance will be subject to use.
LOT 4 LAND AT BODDINGTON FARM About 2.54 acres (1.02 hectares) Extending to about 12.78 acres (5.18 hectares), the land at Boddington Farm comprises two field shelters, a 20m x 60m outdoor equestrian arena and pasture. The land is principally down to permanent pasture, although there is a small area of woodland with a pond and a grazed orchard. The orchard has a variety of apple and pear varieties, together with other fruit trees. The land is all fenced for livestock. In 2014, a 20m x 60m outdoor equestrian arena with a rubber and silica sand surface was constructed. There are two timber frame field shelters / buildings, one measuring about 4m x 6m and the other about 5m x 11.5m. The property is accessed via a right of way between points A-B, through Lot 2, from the public highway running through the village of Luddington. Maintenance will be subject to use. LOT 5 LAND ADJOINING THE RIVER AVON About 5.14 acres (2.07 hectares) Situated between Luddington Road and the River Avon, the land extends to about 5.14 acres (2.07 hectares) of pasture. The fields adjoining the road are fairly level whilst the field bordering the river slopes sharply before levelling off immediately next to the River Avon. The fields are fenced for livestock.
GENERAL REMARKS AND STIPULATIONS Method of sale and tenure Boddington Farm is offered for sale by private treaty with vacant possession on completion. Services Mains water, electricity and drainage. If the property is sold in Lots, each Lot will have rights to take services through adjoining Lots. Energy Performance Certificate Boddington Farm Exempt (Grade II Listed). Local Authorities Stratford-upon-Avon District Council Tel: 01789 267575 Warwickshire County Council Tel: 01926 410410 Council Tax Boddington Farmhouse Band H 3,310.88 (2017/ 2018 year) Planning Interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for any element of Boddington Farm direct to the Planning department of Stratford-upon-Avon District Council. Uplift Provision Lot 5 is sold subject to an existing uplift provision whereby a previous owner will receive 30% of any uplift in value arising from the grant of planning consent for any non agricultural use of the land until 2046. Minerals Mineral rights are included in the freehold of the property insofar as they are owned. Basic Payment Scheme The land is registered for payments under the Basic Payment Scheme and all Entitlements relevant to the land will be transferred to the Purchaser(s) on completion of the sale. For the avoidance of doubt, the Vendor will retain the 2017 payment. Soils According to the Soil Survey of England and Wale, the soils are predominantly of the Evesham 2 and Bishampton 2 soil series. Evesham 2 soils are known to be clayey soils and Bishampton 2 soils fine loams over clayey soils. Both are suited to winter cereals and permanent pasture. The land is identified as being predominantly Grade 3. Designations Boddington Farm is designated as being Grade II Listed - List Entry is 1382755. The whole property falls within a Nitrate Vulnerable Zone (NVZ). Wayleaves, Easements and Rights of Way The property is sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and any other pipes, whether referred to in the Conditions of Sale or not. A third party right of way already exists along the route A-B-C and the purchaser of Lots 3 and 4 will also have a right of way for all purposes along the route A-B over Lot 2. Footpaths cross Lots 4 and 5 as indicated on the sale plan. Fishing Rights Single bank fishing rights on the River Avon are sold with Lot 1 but a third party owns the fishing rights on Lot 5. Fixtures and Fittings Those items mentioned in these sales particulars are included in the freehold sale. All other fixtures, fittings and other furnishings are expressly excluded. Viewings Strictly by appointment with Savills Banbury. DIRECTIONS (CV37 9SD) From Stratford-upon-Avon town centre, take the B439 Evesham Road towards Evesham and the Racecourse. Turn left onto Luddington Road, signed for the Racecourse and Luddington. Continue along the road for approximately 1 mile and Boddington Farm is found on the right before the village green in Luddington. Important Notice Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Photography and details taken and prepared June 2017. 17/06/22PJGH. Ref170034.
Kingfisher Print and Design. 01803 867087.