Stowe Heights Farm, Preston Capes Road, Church Stowe, Nr Weedon, Northamptonshire, NN7 4SQ

An outstanding detached stone house together with a range of primarily modern farm buildings, conveniently situated in rolling south Northamptonshire countryside extending to approximately 29.81 acres (12.07 ha).

Distances

• Daventry 7 miles • Towcester 7 miles • Northampton 10 miles • M1 junction 16, 7 miles

(Distances approximate) Features

• Five bedroom stone house subject to an Agricultural Occupancy Condition extending to approximately 3,789 sq.ft (352 sq.m) • Approximately 15.166 sq.ft (1409 sq.m) of mainly modern farm buildings with potential for alternative uses • Ring fenced level pasture land • Stock proof fencing throughout

Situation

The property is located on Preston Capes Road west of Church Stowe. Weedon is the nearest village (3 miles) which provides a range of everyday amenities, facilities and services.

The property has excellent road connections with the A5 located 2 miles to the east and M1 junction 16, 5 miles. Towcester is 7 miles south and Daventry 7 miles north west. London can be reached via a direct train service from Northampton station in around an hour.

The location is shown in greater detail on the site plan.

Description

Stowe Heights Farm is comprised of a five bedroom farmhouse with flexible accommodation, an extensive range of timber, block and brick farm buildings, more modern steel portal framed buildings and around 27.88 acres of pasture including an established spinney. The farmhouse constructed The Farmhouse in 1986 provides excellent scope for modernisation.

The property extends in total to approximately 29.81 acres The farmhouse, (numbered 11 on the attached plan), is constructed of traditional Northamptonshire stone under a tiled roof. The and is accessed via a secure gated entrance with the house via house is subject to an Agricultural Occupancy Condition; full details are available from the vendor’s agent. The residential its own electric gate. The holding is down as permanent accommodation is over two floors and is comprised of the following. (The measurements for the farm house are shown on the pasture with mains fed water troughs and a number of field floor plan) shelters shown on the site plan, the land is surrounded by

• Entrance hall and downstairs WC leads to the dining room and the drawing room stock proof fencing and mature hedgerows throughout. • Rear entrance, utility room and WC lead to the kitchen/breakfast room • Inner hall fitted parquet flooring leads to the snug and study • Bedroom 5 with fitted wardrobe and vanity unit • Downstairs bathroom • Double garage

Description (continued)

Stairs leading to the central landing with: • Principal bedroom with a walk in wardrobe and access to the loft storage space • Bedroom 2 leads to extensive loft storage above the garage • Bedroom 3 • Airing cupboard • Bathroom • Bedroom 4 with eaves storage

Outside & Farm Buildings The large garden wraps around the house with the gravel drive leading from the farmyard to the front of the house. The garden is laid to lawn and surrounded by ornamental borders and established trees and is surrounded by open countryside beyond.

The farmhouse and buildings are accessed directly from the public highway and are located within the south east corner of the farm. The farm buildings consist of brick, timber and block buildings and modern steel portal framed buildings surrounding a part concrete and soil yard which extend to a total of 15,166 sq.ft (1409sq.m), shown in more detail on the site plan.

Building 1 (10.17m x 8.92m) Steel portal frame open fronted building with box profile roof, timber clad walls and concrete floor.

Building 2 (6.34m x 3.52m & 7.33m x 3.52m) Two single loose/calving boxes, large loose box with block walls, tin roof and concrete floor.

Building 3 (5.59m x 2.94m & 5.56m & 2.81m) Two loose boxes, the former milking parlour and dairy block (5.82m x 5.59m & 5.57m x 2.89m) block construction under a tin roof with concrete floor.

Description (continued)

Building 4 (13.8m x 7.28m) A traditional open sided Dutch barn, with timber cladding to the rear and sides.

Building 5 (5.08m x 7.25m) A traditional open fronted timber frame lean-to, low block walls, tin sheets to the rear and sides and sits under a tin roof.

Building 6 (18.55m x 16.34m narrowing to 18m) A steel portal frame building with block and brick walls, timber boarding to the rear and gable ends under a fibre cement roof complete with feed barriers and double gates to the front, lean-to (18m x 2.52m), fitted with timber poultry pens under a tin roof.

Building 7 (11.3m x 5.8m) A single storey timber frame and clad former poultry shed under a fibre cement roof.

Building 8 (15.2m x 22.97m) An open sided steel portal frame general purpose building with a soil floor and clad with steel panels and fibre cement roof with a vented ridge, complete with a feeding gates to the front of the building and lean-to (5.75m x 22.97m), open sided steel frame, clad with steel panels and timber boarding under a fibre cement roof.

Building 9 (22.87m x 6.77m) A steel portal frame straw barn with steel cladding to the rear under a pitched metal clad roof.

Building 10 (4.10m x 4.92m) A concrete sectional garage under a fibre cement roof and slabbed floor.

The Land Natural England classifies the land as Grade 2 on the Agricultural Land Classification Maps with freely draining slightly acidic base and loamy soil with high fertility.

The land lies to the south and west of the house and buildings and is sub-divided into six conveniently sized paddocks with mains fed water troughs and mature hedgerow boundaries integrated with electrical fencing. There are three field shelters found in OS numbers 0869, 9063 and 7662 and a central woodland plantation. The land is shown in the schedule below and the attached plan edged in red.

Schedule of Acreages

OS No. Description Acres Hectares 7662 Permanent Pasture 5.53 2.24 8150 Permanent Pasture 6.07 2.46 Pt 9164 Permanent Pasture 2.13 0.87 Pt 9164 Woodland 1.72 0.69 9953 Permanent Pasture 4.26 1.72 9966 Permanent Pasture 4.10 1.66 0869 Permanent Pasture 4.07 1.65 1359 Buildings and yard 1.93 0.78 TOTAL 29.81 12.07

General Information

Tenure & Possession The property is offered for sale freehold with vacant possession being given upon completion.

EPC Rating The current EPC rating for the house is 58D with potential to be 78C

Council Tax Stowe Heights Farm is within Council Tax Band G with the amount payable for 2020/21 being £3,096.88.

Basic Payment Scheme The land is registered to receive payments under the Basic Payment Scheme and a claim was submitted by the vendor for the 2020 scheme year. This payment will be retained by the vendor who will ensure that the appropriate number of entitlements are transferred upon completion (or when the RPA system allows), to the successful purchaser to enable a claim to be made for the 2021 scheme year.

Overage The vendor will impose a development clawback based on 30% of the uplift in value for a period of 30 years for any non-agricultural or equestrian use on the buildings or land.

Services The farmhouse benefits from mains water, electricity and a private drainage system which leads to a septic tank. Heating is supplied via an electric boiler and three night storage heaters.

None of the above services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of the aforementioned services.

Agricultural Occupancy Condition The property is subject to an agricultural occupancy condition. On the original grant of the planning permission (DA/83/0592). The wording of the condition 4 states:

“The occupation of the dwelling shall be limited to a person solely or mainly employed, or last employed in the locality, in agriculture, as defined by Section 290 (1) of the Town & Country Planning Act 1971, or in forestry, including any dependants of such a person residing with him (or a widow of such a person)”

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

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

Lotting The property is for sale as a whole and the vendor reserves the right to offer the property in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Boundaries & Fencing Boundary ownership where known is marked by an inward marked ‘T’.

Plan, Area & Description 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.

Local Authorities Daventry District Council 01327 871100 Western Power 08000 963080 Anglian Water 03457 919155

Method of Sale The property will be offered for sale by private treaty.

Important Notice Vendor Solicitor 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information. 2. Nothing in these particulars shall be deemed to be a statement that the property is in a good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior Kate Austin, Arnold Thomson Solicitors, 205 Watling Street, to purchase. 3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents, furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph/s. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required. 4. Any areas, measurements or distances referred to Towcester Northants NN12 6BX are given as a GUIDE ONLY and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries or those which can be performed by their appointed advisers. Email: [email protected]

Telephone: 01327 350266 Howkins & Harrison 7-11 Albert Street, Rugby, Warwickshire. CV21 2RX Viewing Telephone 01788 564680 Strictly by prior appointment through the agents at the Email [email protected] Rugby Office on 01788 564680 or by email to Web howkinsandharrison.co.uk Facebook HowkinsandHarrison [email protected] (07896 736600) or This document is made from fully recyclable materials. Twitter HowkinsLLP We are working on ways to move all of our products to recyclable solutions. [email protected] (07773 421115) Instagram HowkinsLLP