Manor Farm Estate BROADWAY, NORTH

Manor Farm Estate , BROADWAY, , WR12 7JE

North Cotswold diversified estate with substantial income

• Substantial 10 bedroom Manor House • 4 bedroom barn conversion • 2 holiday cottages & 2 shepherd’s huts • Successful glamping and camping business • Extensive gardens, swimming pool & lawn tennis court • 3 bedroom semi-detached cottage • Stable yard and range of farm buildings • Productive arable and grassland • Woodland and sporting potential

In all about 431 acres

For sale as a whole or in lots

Savills Central and West Savills Country Department The Quadrangle, 33 Margaret Street, Imperial Square, , , , GL50 1PZ W1G 0JD Will Chanter Richard Binning Giles Wordsworth Tel. 01242 548 036 Tel. 01865 269 179 Tel: 0207 075 2823 [email protected] [email protected] [email protected]

Your attention is drawn to the Important Notice on the last page of the text LOCATION Manor Farm is situated in the small village of Aston Somerville, located in the North Cotswolds between Cheltenham and Stratford- upon-Avon. The well-known village of Broadway lies about 4 miles to the east with a number of art galleries, antique and clothes shops as well as a good number of restaurants and pubs including the highly regarded Lygon Arms and Broadway Hotel. Nearby and further afield Cheltenham and Worcester provide a much greater range of amenities. There are excellent state schools in the area, with a primary school in , at , and Prince Henry’s High School in Evesham. Grammar schools are located at , Cheltenham and Stratford-upon-Avon. Dean Close, Cheltenham Ladies, Cheltenham Collage and The King’s School, Worcester all offer private schooling. By Road: Broadway: about 4.4 miles Cheltenham: about 16 miles Worcester: about 19 miles : about 51 miles London: about 101 miles By Train: Cheltenham to London Paddinton from 2 hour 4 mins Evesham to London Paddington from 1 hour 53 mins By Air: : about 39 miles MANOR FARM Manor Farm enjoys a stunning North Cotswold position with views to the Cotswold Escarpment and Dumbleton Hill in the south and Hill to the west. The farm has been in the vendors’ family since 1936. The Manor House and land holding, which has a significant additional income stream, offers the rare opportunity in the area to purchase an exemplary modern residential estate. Manor Farm is offered for sale as a whole or in lots by private treaty: Lot 1 Manor House, Barn House, 2 holiday cottages and 2 shepherd’s huts, stables and farm buildings, glamping and camping set within about 32 acres. Lot 2 Productive block of arable land together with woodland and grass, including a wild camping site, extending to about 201 acres Lot 3 Productive block of arable land extending to about 92 acres Lot 4 Productive block of arable land extending to about 80 acres Lot 5 Woodland and paddock extending to about 13 acres with Woodland Glamping Site Lot 6 Grass paddock and arable land, amounting to around 11 acres. Lot 7 3 bedroom semi-detached cottage in School Road.

MANOR HOUSE The Manor House is a substantial house approached over a gravel drive leading to the ample parking area and main entrance to the house. The front of the house is approached by a flagstone path through the lovely surrounding garden leading to an impressive Cotswold stone portico, giving access to the hall. The interior comprises a combination of spacious reception rooms and more intimate family rooms and the south facing aspect and larger windows fill the house with light for much of the day. Later extensions have provided the house with a large kitchen and adjoining boot room as well as the ever useful ancillary rooms, such as a pantry, scullery, etc expected of a country house. To the front of the house is a large conservatory, terraced lawns and beneath the house is a brick floored cellar. The first floor has seven bedrooms, all south facing with views over the garden, four bathrooms including one en-suite and a laundry room. On the second floor there are a further 3 double bedrooms, a kitchen and bathroom which could provide accommodation for in-house staff or family members.

Manor House Approximate Gross Internal Area: 858.2 sq m / 9237 sq ft Cellar = 65.9 sq m / 709 sq ft Dairy Cottage / Dairy House = 284.5 sq m / 3062 sq ft Pool House = 65.9 sq m / 709 sq ft Total = 1274.5 sq m / 13717 sq ft

First Floor

Second Floor

Ground Floor Manor Farm EPC The Manor The Barn House

The Manor Garden The Manor GARDENS AND GROUNDS STABLES AND FARMYARD THE LAND The south facing higher garden is of a more formal nature Located to the rear of the house is a range of traditional farm Extending to about 431 acres in all, including the house and comprising terraced lawns with mature herbaceous borders buildings that have in part been converted to the Barn House and farmyard, the land is mainly comprised of productive arable land together with an ornamental pond. The less formal lower garden two holiday cottages. and surrounds the main house and farmstead. The arable land has comprises lawns interspersed with shrubs, an orchard, stream been farmed to a very high standard in a share farming agreement The remaining buildings include an attractive courtyard of mellow and ponds. The lower garden leads to the adjoining paddock and that first started in the late 1980s. brick, including stables, loose boxes and a tack room, with many meadows along the banks of the stream. There is a brick wall along original features. Opposite the stables is the former coach house There are grass paddocks around the house, as well as meadows the east side of the higher and lower gardens. which now comprises a number of garages and the northern side including one adjoining the southern end of the garden with banks The outdoor heated swimming pool is enclosed by a mature hedge of the courtyard contains a workshop, an office and further storage. on the stream which flows into the , the latter forming and benefits from a pool house with changing rooms and a bar. much of the western boundary of the farm. Adjacent to the swimming pool and forming part of the higher The farmyard, with a separate driveway, includes a Dutch Barn and garden is the lawn tennis court. a three concrete and steel framed farm buildings, one of which In addition to the productive arable land and the attractive houses the wood fired biomass boiler. meadows, the land also benefits from a woodland and a number of small coverts and there has been a small shoot on the farm for a number of years. Stables THE BARN HOUSE The Barn House was converted from the old dairy buildings to form a spacious 4 bedroom barn conversion with private gardens to both front and rear and includes a barbeque cabin in the rear walled garden.

HOLIDAY COTTAGES & SHEPHERD’S HUTS 1 and 2 Old Dairy Cottages Adjoining the Barn House, the cottages comprise two 1 bedroom holiday cottages. Each cottage has its own enclosed garden and private hot tub. Originally they formed part of the Barn House and the linking doors still exist and thus provide highly flexible accommodation.

Shepherd’s Huts Adjacent to the Dairy cottages are two high specification shepherd’s huts that are also used as holiday lets with their own hot tubs and enclosed gardens.

GLAMPING AND CAMPING Extensive information can be found at www.manorfarmglamping.co.uk

The Paddock Glamping Site Located to the north of the farmyard the Paddock contains two deluxe pods, two superior pods and a large safari tent. They are serviced by modern amenities and include wet room showers.

The Barn House Garden

Glamping pods The Woodland Site The Woodland Site Located away from the main holding in a woodland to the north of the site, there are eight glamping pods, a large BBQ house, wash/toilets and kitchen facilities. The site includes a hot tub, generator and solar power electricity. In addition there is an area of grassland that can be used as a wedding or events venue.

Buttercup Meadow Used for seasonal camping and is serviced with mobile lavatories and showers.

Wild Camping Situated in the southern end of the farm in a meadow alongside the River Isbourne, the wild camping site benefits from a composting toilet and hot shower.

Bio mass boiler A Glenfarrow 200 kw biomass boiler provides heating to the Manor House, Barn House, Dairy Cottages and some ancillary buildings 1 and 2 Dairy Cottages and provides an income stream from the Renewable Heat Incentive. Further information available from the agents. 1 & 2 Dairy Cottages and The Barn House 2 SCHOOL ROAD COTTAGE Approximate Gross Internal Area: 284.5 sq m / 3062 sq ft A 3 bedroomed semi-detached cottage located close to the main holding and currently let on an Assured Shorthold Tenancy.

The Barn House & Dairy Cottages EPC First Floor

The Barn House Shepherd’s Huts 1 & 2 Dairy Cottages - Ground Floor GENERAL REMARKS AND STIPULATIONS Services Soils If the Estate is sold in Lots, cross-rights may be granted between According to the Soil Survey of and Wales, the farm Lots to facilitate access to services. Main Barn Old Dairy 2 School lies across Evesham 2 and 1 soils. Evesham 2 soils are House House Cottages Road Fixtures and Fittings slowly permeable calcareous clayey soils. Some slowly permeable Water Mains Mains Mains Mains seasonally waterlogged non calcareous clayey and fine loamy or Items mentioned in these sale particulars are included in the supply supply supply supply fine silty over clayey soils. Badsey 1 are well drained calcareous freehold sale. All other fixtures, fittings and furnishings are expressly excluded from the sale, although some may be available by Electricity and non calcareous fine loamy soils over limestone gravel. Both of Mains Mains Mains Mains these are good for cereals and short term grassland. The soils are separate negotiation. Drainage Mains Mains Mains Mains classed as Grade 3. The holiday cottages and glamping and camping enterprise including the website and equipment are included within the sale Central Biomass Biomass Biomass Wood Share Farming Agreement Heating price. All other equipment is expressly excluded from the sale with oil fired The arable land is farmed under agreement with a local farmer fired back but may be available by separate negotiation. Further information which will run until the crop and straw are removed in 2019. The available from the agents. up purchaser may either grant holdover until this time or purchase the The farmyard has a three phase electric supply. Vendor’s interest in this agreement. Full details are available from Minerals & Sporting Rights the agent. In so far as they are owned it is understood that the mineral and Council Tax/ Business Rates sporting rights are included in the sale of the property. Overage / Uplift Provision Property Band The land is sold subject to an uplift clause relating to the area Value Added Tax (VAT) shown hatched on the plan whereby for a period of 30 years from Manor House H Any guide prices quoted or discussed are exclusive of VAT. In the the date of sale, the Vendor or their assignees will benefit from 30% event of a sale of the property or any part of it, or any right attached Barn House F of any uplift in value arising from the implementation of planning to it becoming a chargeable event for purposes of VAT, such tax permission for any non-agricultural or equestrian use of the land. 2 School Road C would be payable in addition to the purchase price. Town and Country Planning Method of Sale Property Business Rateable Value Interested parties are advised to make their own enquiries in The property is to be sold as a whole or in lots by private treaty. respect of any planning issues and development opportunities 1 and 2 Dairy Cottages £8,400 relating to the Manor Farm Estate, and any part of it, direct to Viewing District Council. Camping and Glamping £12,325 Viewings are strictly by appointment only with Savills. Local Authorities The business currently benefits from Small Business Rate Relief Health and Safety which reduces the overall payment. Wychavon District Council Tel. 01386 565000 Given the potential hazards of a working farm, we would ask you Worcestershire County Council Tel. 01905 763763 Tenure and Possession be as vigilant as possible when visiting the farm for your own personal safety, in particular around the vehicles, farm machinery Possession for the various parts of the Estate will need to be Wayleaves, Easements and Rights of Way and buildings. agreed during sale negotiations as to when the Purchaser will The property is sold subject to and with the benefit of all rights, require vacant possession. including rights of way, whether public or private, light, support, Directions drainage, water and electricity supplies and any other rights and The shooting is let until February 1st 2019. From Broadway head west on High Street. At the T junction turn obligations, easements and proposed wayleaves for masts, pylons, left onto Cheltenham Road. Upon reaching Little Buckland, make stays, cables, drains and water, gas and other pipes, whether Basic Payment Scheme (BPS) a right turn onto Broadway Road. At the T Junction take a left onto referred to in the Conditions of Sale or not. BPS has been claimed and for the avoidance of doubt the Claimant School Road and take the second right through the pillars which will retain the current year’s payment. The Entitlements will be There is a footpath that crosses the property, as shown on the sale leads to the Manor House. Please note the first right takes you into transferred to the Purchaser on completion. Purchasers should plan. the farm yard. note that they will be obliged to abide by the rules of this scheme If the Estate is sold in Lots, a number of other rights of way and and indemnify the Claimant for any breaches. There will be a Postcode access may need to be created for the practical enjoyment of the charge of £400 plus VAT payable by the Purchaser for the transfer WR12 7JE property and to accommodate rights within existing tenancies. of the Entitlements. 2 School Road Cottage Approximate Gross Internal Area: 2 = 109.2 sq m / 1175 sq ft (Including Workshop) For identification only. Not to scale.

Ground Floor 1 First Floor 1 2 School Road EPC

Important Notice: Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. 18/08/03 WC. Kingfisher Print and Design Ltd. 01803 867087. Pond Mast

Path (um) Track Track

Track

Aston Hill

Blake's Hill

7616 0.171ha Issues

El Ps LOT 4

1995 16.134ha 4179 3.604ha Ash Plantation

Path (um)

8184 15.258ha

6376 16.257ha LOT 5 Issues 3482 2.028ha

Drain Pond Pond

Pond LOT 3 2755 0.018ha

1461 2955 13.883ha 0.331ha

ETL Blake's Hill Brake

LOT 6 13

3448 Path (um) 8040 3.079ha 11

GLEBE ROAD 8.132ha 4839 7 1 10 4035 1.088ha 6 5535 GLEBE ROAD 0.266ha Hall 1a Track 0.035ha TCB

2 1 1 4632 Coverley 2 Glebe 6331 2429 Drain

4332 5 Bungalows 0.078ha Eastlee 9 0.820ha 2.412ha Daffurns Farm 0.009ha 3

4 1 Somerville House

3

St Aidans Row 8231 Manor LB

Cottage 1 3631 Post Office LOT 7

0.089ha Shelter GP NT 4 Timberley 0.231ha Henley Retreat 6525 Row Avoncroft LOT 1 Manor Farm 4928 2.375ha FP 3123 Trevone Aston 5025 0.114ha Meadowside 1023 2124 0.526ha Somerville 0.036ha Japonicas Meadow View 3.406ha 0.095ha 4624 4127 Path (um) 4816 NT 3121 0.210ha Squirrels Leap 0.723ha SCHOOL ROAD Endrick Colcroft Englishcombe 0.183ha 0.002ha Well 3718 4216 Woodpeckers Brambling 3014 1.370ha 0.129ha Slievemore Pond

Badgers Holt 0.048ha Pond 1 Vine House

BROADWAY ROAD Owls Roost

3116 OLD HALL CLOSE Shepherds Leys 4 Wagtails Belfield Sherwood Langdale

Avon 1 0.007ha 3 Lodge The Firs

2 3011 FB

FB Lindum 7 The 0.103ha Princess Farm

Easter Lodge Dewlyn

Lodge 1 LB 2

0510 3211 Wilbra

1 10.379ha 2 0.026ha WOODLAND CL

3804 Sluice 1

Dormy House 0.482ha 4 Topside CHURCH ROAD Sedgemoor Danehurst Cottage

Pond 3 4 1 Bowling Club

Path (um) Pond 4 5 Play Area 6 Sewage Works Track

Black and White Cottages Club

9498 Track 0.108ha The Farmhouse Pond

Dairy Barn

ETL The Old Rectory Lower Dairy Barn 4095 Upper Long Barn 0.965ha Lower Long Barn

Mill Race Mill House Path Path (um) FB 4683 6885 St Mary's Church Drain 0.228ha 26.830ha 0384 Track 4677 7.838ha 0.117ha

Drain

FP

4576 LOT 2 0.697ha

Pond 4859 0.174ha

FB

5461 5.024ha 9254 0.421ha Lotal House

4952 0852 0.798ha River Isbourne 9152 0.454ha Path (um) Path Track 0.248ha

MANOR FARM ASTON SOMERVILLE

ETL LOTTING PLAN N 6732 1.141ha

9228 25.454ha

NOT TO SCALE

33 MARGARET STREET LONDON W1G 0JD Tel: +44 (0) 20 7016 3780 Produced By The Cartographic & Design Team, Wessex House, Wimborne, Dorset BH21 1PB. Tel: (01202) 856800

MCL/PDF REFERENCE: 25154/LOTTING 7 DATE PRODUCED: 31/08/18 NOTE - Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. © Crown copyright licence number 100024244 Savills (UK) Ltd. NOTE - Published for the purposes of identification only and although believed to be correct, its accuracy is not guaranteed.