ANGERS FARM Earthcott Green l l On behalf of Mr J P Spratt ANGERS FARM Earthcott Green, Alveston, South Gloucestershire, BS35 3TD

A productive and well maintained ring fenced Livestock Farm in a well served location

M4/M5 ( Interchange) 5 miles, Bristol 10 miles

4 Bedroom stone and part rendered Listed Farmhouse;

Traditional and Modern Buildings with potential;

Level pasture land surrounding the Farmhouse and Buildings

In all approximately 166 Acres (67 Hectares)

FOR SALE BY PRIVATE TREATY

(as a whole) Angers Farm, Earthcott Green, Alveston, South Gloucestershire Approximate Gross Internal Area N E 3257 Sq Ft/302 Sq M

W S

Office Kitchen 2 7.38 x 4.33 4.68 x 3.94 24'3" x 14'2" 15'4" x 12'11"

Kitchen 1/ Breakfast Room Dining Room Drawing Room Utility 5.35 x 4.91 4.81 x 3.65 6.95 x 4.80 3.69 x 2.73 17'7" x 16'1" F/P 15'9" x 12'0" 22'10" x 15'9" 12'1" x 8'11"

Ground Floor Angers Farm, Earthcott Green, Alveston, South Gloucestershire Angers Farm, EarthcottApproximate Green, Gross Alveston, Internal SouthArea Gloucestershire N E Approximate3257 Sq Gross Ft/302 Internal Sq M Area N E 3257 Sq Ft/302 Sq M

W S W S Angers Farm, Earthcott Green, Alveston, South Gloucestershire Approximate Gross Internal Area N E Bedroom 23257 Sq Ft/302 Sq M 6.61 x 4.13 21'8" x 13'7" W S

Office Kitchen 2 7.38Office x 4.33 4.68 x 3.94 24'3" x 14'2" Kitchen 2 7.38 x 4.33 15'4"4.68 x 12'11"x 3.94 24'3" x 14'2" 15'4" x 12'11"

Angers Farm, EarthcottOffice Green, Alveston,Kitchen 2 South Gloucestershire 7.38 x 4.33 4.68 x 3.94 24'3"Approximate x 14'2" Gross15'4" x Internal12'11" Area MasterN BedroomE Kitchen 1/ Bedroom 3 6.06 x 5.22 3257BreakfastKitchen Sq Room Ft/3021/ Sq MDining Room Drawing Room 19'11" x 17'2" Utility Breakfast5.35 x 4.91 Room 4.81Dining x 3.65Room4.06 x 3.67 Drawing6.95 x 4.80 Room Bedroom17'7" x 16'1" 4 F/P 15'9" x 12'0" 22'10" x 15'9" 3.69Utility x 2.73 5.35 x 4.91 4.81 x 13'4"3.65 x 12'0" 6.95 x 4.80 12'1" x 8'11" 4.8617'7" x x 2.9016'1" F/P 15'9" x 12'0" 22'10" x 15'9" 3.69 x 2.73 15'11" x 9'6" 12'1" x 8'11" W S Up To Attic Kitchen 1/ Breakfast Room Dining Room Drawing Room Ground Floor Utility 5.35 x 4.91 4.81 x 3.65 6.95 x 4.80 Ground FirstFloor3.69 Floor x 2.73 17'7" x 16'1" F/P 15'9" x 12'0" 22'10" x 15'9" 12'1" x 8'11"

Ground Floor Office Kitchen 2 7.38 x 4.33 4.68 x 3.94 Bedroom 2 24'3" x 14'2" 6.61Bedroom x 4.13 2 15'4" x 12'11" 21'8"6.61 x x13'7" 4.13 21'8" x 13'7"

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliancesBedroom 2 and other features are approximate only. 6.61 x 4.13 © ehouse. Unauthorised reproduction21'8" prohibited. x 13'7" Drawing ref. dig/8258347/OHI Master Bedroom Bedroom 3 Master6.06 x Bedroom 5.22 Kitchen 1/ 19'11"6.06 x x 17'2" 5.22 Bedroom 4 4.06Bedroom x 3.67 3 Breakfast Room Dining13'4" Room x 12'0" 19'11" Drawingx 17'2" Room 4.86Bedroom x 2.90 4 4.06 x 3.67 5.35 x 4.91 13'4" x 12'0" Utility 15'11"4.86 x 9'6"2.90 4.81 x 3.65 6.95 x 4.80 3.69 x 2.73 17'7" x 16'1"15'11" x 9'6" F/P 15'9" x 12'0" Up To Attic 22'10" x 15'9" 12'1" x 8'11" Up To Attic Master Bedroom First Floor Bedroom 3 6.06 x 5.22 19'11" x 17'2" First Floor Bedroom 4 4.06 x 3.67 4.86 x 2.90 13'4" x 12'0" 15'11" x 9'6" Up To Attic Ground Floor First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & sizeFOR of ILLUSTRATIVEdoors, windows, PURPOSESappliances and ONLY other - NOT features TO SCALEare approximate only. The position© ehouse. & size Unauthorised of doors, windows, reproduction appliances prohibited. and Drawingother features ref. dig/8258347/OHI are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8258347/OHI

Bedroom 2 Important Notice: (to be read by all prospective purchasers) FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE Voyce Pullin hereby gives notice for the Vendor, whose agents they are and for themselves6.61 as xfollows: 4.13 1 These particulars are prepared for the guidance of intending purchasers, intended to give a fair overall description of the property. 2 These particulars do not constitute or form part of an offer or contract.The 3 positionAny prospective21'8" & size xpurchasers 13'7"of doors, must windows, satisfy themselves appliances by inspection, and other survey features or otherwise are approximate as to the structural only. condition, general condition or working order of any buildings, fences, gates, services, equipment or other facilities forming part of the holding on offer and not to rely on any descriptions or information set out in these particulars as a statement of fact. 4 Descriptions, dimensions, reference to permission/user of the property or condition of same, whether set© out ehouse. in these particulars,Unauthorised on the reproductionplan, verbally or prohibited.otherwise given, Drawing are given ref. in gooddig/8258347/OHI faith, believed to be correct. Intending purchasers must however satisfy themselves and not rely on them as representations or statements of fact. 5 Any area measurements, dimensions or distances given are approximate only and must not be relied upon for any future use. 6 Where these particulars refer to a particular use of the premises this is not intended as a statement that any necessary planning, other consents or building regulations are in place and these matters must be verified by intending purchasers. 7 No responsibility will be accepted by Voyce Pullin or the vendor for any expense incurred by prospective purchasers or their Agents. 8 Any information set out in these particulars, is given without responsibility on the part of the vendors or Voyce Pullin and no person in the employment of Voyce Pullin has any authority to make or give any statement, representation or warranty whatsoever, in relation to the property. Photographs taken May 2016 and Details prepared June 2016.

Master Bedroom Bedroom 3 6.06 x 5.22 19'11" x 17'2" Bedroom 4 4.06 x 3.67 4.86 x 2.90 13'4" x 12'0" 15'11" x 9'6" Up To Attic

First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8258347/OHI SITUATION Angers Farm is situated 10 miles to the north east of Bristol and 25 miles south of Gloucester with good access to the M4 and M5 motorways – the Almondsbury Interchange is 5 miles to the south west.

Directions From the M4/M5 Interchange join the A38 and head north signposted Thornbury for approximately 2.5 miles; Continue through the village of and turn right at the traffic lights onto the B4427/B4059 (Church Road) signposted and . Continue for approx. 1.7 miles over M5 Motorway and on entering Earthcott take the next right onto the Old Gloucester Road (B4427) signposted to . Continue approximately 300 metres and by the small “40” sign turn right and travel along Oldfields Lane taking you directly into Angers Farm.

DESCRIPTION The sale of Angers Farm provides a rare opportunity to purchase a first class pasture farm located in the Berkeley Vale and with good communications to all parts of the country.

The farm comes to the market following Mr Spratt’s decision to retire from farming – he is the third generation of his family to reside at Angers Farm since 1908 - the farm was purchased from the Landlord in 1967. The attractive stone and part rendered farmhouse, which is adjacent to the farmyard, was originally built in the 17th century with further additions made about 150 years ago. In the mid 1990’s the Grade 2 Listed house was completely re-roofed and some of the internal rooms had improvement work undertaken; a photographic record of this is available from the Agents. The farmhouse and buildings are approached from the public highway over a length of private drive.

Internally the accommodation is well laid out with well-proportioned reception rooms and a good sized kitchen on the ground floor. On the first floor there are four double bedrooms and bathroom. The house has been well maintained and is in good decorative order. Some heating is provided by an oil fired Aga in the kitchen.

The farm has a good range of modern and traditional buildings central to the farmstead; on the approach to the farmhouse is a substantial and well maintained stone barn offering potential for development (subject to necessary consents). Further buildings include; a range of traditional stone and tile livestock buildings; an Atcost fodder building with lean- to; covered livestock yard and a range of Atcost cubicles with housing for 120 cows. A traditional Hosier parlour is still used to milk the British Friesian Dairy Herd. Gated concrete yards surround the buildings with a traditional slurry store located to the west of the complex.

The land which is all in pasture is divided into convenient and easily worked enclosures and with water laid on. The soils of loamy/clay type have been well managed over the years and offer on-going fertility for grass and/or cereal production.

TENURE AND POSSESSION The property is offered with Freehold Tenure and with Vacant Possession on all parts upon completion. SERVICES SOLICITORS • Mains water to the farmhouse, farm buildings and land (metered from the Sims Cook & Teague Rudgeway Road). 40 High Street • Mains electricity to the house and buildings. Thornbury • Private Cesspit Drainage. Bristol • The Farmhouse utilises LPG gas for some heating. There is no mains gas supply. BS35 2AJ • Oil supply to Aga. Tel: 01454 414342 FAO: Mr A Cooper RIGHTS OF WAY, EASEMENTS, COVENANTS The property is sold subject to any rights, benefits or incidents of tenure which affect LOCAL AUTHORITY it. In particular, but without prejudice to the generality of the foregoing, prospective South Gloucestershire Council buyers should note: Tel: 01454 868009 www.southglos.gov.uk • Footpaths cross the farm heading to the motorway over which there is a footbridge. • Electricity wires supported on wooden poles cross the land supplying the farmstead EPC and a neighbouring holding. Energy Efficiency Rating – Band G • A gas main crosses the farm from a point adjacent to the motorway footbridge in a southerly direction. SUMMARY OF LOTTING

Further details on any of the above can be obtained from the Selling Agents. NG Field Number Description Area (hectares)

PLANNING House and Buildings 1.01 The property lies within the administrative area covered by South Gloucestershire 9576 Permanent Pasture 1.89 Council The Farmhouse is Grade II Listed. There is no recent planning history on the farm. 7061 Permanent Pasture 21.56 8284 Permanent Pasture 1.69 OUTGOINGS Council Tax – Angers Farm House – Band F. Amount payable 2016-17 - £2,262.25 8078 Copse 0.74 0454 Permanent Pasture 0.33 OVERAGE/UPLIFT CLAUSES Angers Farm will be sold without any on-going uplift/overage clauses affecting any 0564 Permanent Pasture 2.70 planning permissions for non agricultural development in the future. 2672 Permanent Pasture 7.98 ENVIRONMENTAL SCHEMES 0872 Permanent Pasture 0.64 Angers Farm is not within any current Environmental Scheme. 4970 Permanent Pasture 0.85

BASIC PAYMENT SCHEME 2846 Permanent Pasture 2.80 The Entitlements which relate to the farm will be included in the sale. Prospective 1752 Permanent Pasture 0.43 Buyers should note – depending upon the timing of the sale: 4661 Permanent Pasture 3.84 • The Purchaser(s) will be required to observe the cross compliance regulations until 0919 Permanent Pasture 5.84 31st December 2016 to safeguard any claim made by the Vendor. • At their expense the Purchaser(s) will be responsible for the transfer of the 0135 Permanent Pasture 4.55 Entitlements but the Vendor will give his reasonable co-operation with this. 8696 Permanent Pasture 10.17

PRE–ENTRY BEFORE COMPLETION 67.02 ha Subject to exchange of contracts the Vendor will be prepared to discuss early entry for (165.61) acres on-going crop management. Note: INGOING VALUATION Field Information and areas based on RPA BPS plans (2015) as updated and amended. Fodder remaining on the farm at completion must be taken to by the incomer at an agreed Valuation. Pond

Pond

Pond FB Ashfield Farm

in ra D in ra D

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Pond 71.6m

Issues k c a r T 8696

Ponds

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in a r 0872 D

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Pond 0564

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W ar d B dy 4661

in a r D 0454

Pond

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Ordnance Survey © Crown Copyright 2016. All rights reserved. Licence number 100022432. Plotted Scale - 1:5000 B www.voycepullin.co.uk Viewing: Strictly by appointment KNIGHTS FARM, ROAD, SHEPPERDINE, OLDBURY ON SEVERN, BRISTOL, BS35 1RL Tel: 01454 269486 Fax: 01454 415397 Lydney Office 01291 680068