N e w m e a d F a r m MAIDEN BRADLEY • WILTSHIRE

1 2 N e w m e a d F a r m MAIDEN BRADLEY • WARMINSTER • WILTSHIRE • BA12 7HJ

AN ATTRACTIVE MIXED FARM IN THE WEST WILTSHIRE DOWNS AREA OF OUTSTANDING NATURAL BEAUTY

Warminster 7 miles • Gillingham 10 miles • Bath 21 miles • Salisbury 26 miles • London 101 miles (All distances and times are approximate)

Handsome period farmhouse renovated to a high standard Range of traditional buildings with development potential for a number of uses (subject to planning) Extensive range of modern farm buildings Pair of semi-detached cottages 345 acres of good quality Grade II farmland 386.8 acres of arable 242.7 acres of pasture

IN ALL ABOUT 641.38 ACRES (259.54 HECTARES)

FOR SALE BY PRIVATE TREATY AS A WHOLE OR IN UP TO THREE LOTS

Savills Salisbury Savills Country Department David Cross Alex Lawson / Louise Harrison Rolfes House, 60 Millford Street, 33 Margaret Street, Salisbury, Wiltshire SP1 2BP London, W1G 0JD [email protected] [email protected] Tel +44 (0) 1722 426 810 Tel +44 (0) 207 016 3780 savills.co.uk

Your attention is drawn to the important notice on the last page of the text

3 4 Introduction Once part of the Duke of Somerset’s estate, Newmead Farm is an attractive mixed farm lying in the sought- after West Wiltshire Downs Area of Outstanding Natural Beauty. The farm includes a renovated period farmhouse dating back to 1888, a substantial range of modern stock buildings, a number of traditional buildings with potential for conversion (subject to obtaining the necessary planning consents), two let cottages and 641 acres of productive farmland. The land is predominantly Grade 2 and comprises 386 acres of arable and 242 acres of pasture within a ring fence. The land is of mixed topography, there are a few small pockets of woodland, ponds and the River Wylye runs through the farm. The undulating nature of the land combined with these natural features would provide the backdrop for a family shoot.

5 Situation Newmead Farm is located between the pretty Wiltshire villages of Maiden Bradley and Kingston Deverill, close to the Dorset and Somerset Borders. The A303 lies approximately 6 miles to the south offering a direct link to the M3 and London beyond. Trains run regularly from Gillingham (approx 10 miles) with a direct service to London Waterloo (about 2 hours). Bristol International airport is approximately 35 miles away to the north west. Maiden Bradley to the west provides a post office, pub, village hall and church. Kingston Deverill is an attractive village situated at the upper end of the Wylye Valley. This stretch of valley known as ‘The Deverills’ is particularly unspoilt and is popular for its wonderful walks and riding across rolling down land. The small town of Mere, approximately 7 miles to the south offers local shopping facilities whilst the market towns of Gillingham, Warminster and Frome provide a larger range of shops, services and amenities. Further to the north is the city of Bath, a UNESCO World Heritage site. Sporting and recreational facilities include golf at Orchardleigh, Frome and Wincanton; National Hunt Racing is within easy reach at Wincanton, whilst flat racing can be found at Bath and Salisbury. Babington House Members Club, the National Trust’s Stourhead Estate and the Longleat Estate with its famous safari park are all close by. The area has also become increasingly popular because of its excellent selection of schools at all levels in both the private and public sectors, including King’s Bruton, Millfield, Sherborne School for boys & girls, St Mary’s Shaftesbury, Bryanston, Milton Abbey, Sexey’s and Warminster School, with preparatory schools close by at Port Regis, Lewiston, Hazelgrove, Sandroyd, Hanford, Knighton House, Milton and Bourton.

6 History Although not listed, Newmead Farm is steeped in history. The house In 1956 Newmead Farm, a typical Wiltshire mixed farm of arable itself replaced a larger Jacobean mansion known as South Lodge. and dairy, was sold by the Duchy to the sitting tenants, James Beak This was the home of General Sir Edmund Ludlow (c.1617-1692), and his son Humphrey. Humphrey, died in 1993 and the current an English parliamentarian, best known for his involvement in the owners bought the farm from his heirs in 1994. execution of Charles I, and for his Memoirs (“A Voyce from the Between 1994 and the present day, Newmead Farm has undergone Watch Tower”), which has become a major source for historians of an extensive restoration under the careful watch of its current the Civil War. owners. This included re-roofing the property with reclaimed tiles, After service in the English Civil Wars, General Ludlow signed the full re-wiring and installation of new heating and plumbing systems, warrant for the execution of Charles I. After the Restoration of the removing the windows and replacing them with custom made Monarchy, he fled into exile in Switzerland, where he spent much replicas of the original wooden sash windows, restoring the original of the rest of his life, died and is buried. Ludlow’s land and assets, shutters and re-decorating the property throughout. A timber-framed including South Lodge and its land now known as Newmead Farm, conservatory has been added to the rear of the property and makes were forfeit to his neighbour, the Royalist Sir Edward Seymour. Sir a wonderful and light useable space. The property now combines Edward has a fine marble monument in the village church. He was comfortable modern living with carefully preserved reminders of its related to the Dukes of Somerset and his grandson later inherited the title. history. The architectural drawings for the current Newmead farmhouse are The property is being sold on the open market for only the second dated 1888 and are marked as being prepared “for His Grace the time ever. Duke of Somerset”.

7 Method of Sale Newmead Farm is offered for sale by private treaty as a whole or in three lots. The lotting is as follows:

Lot Description Acres Hectares 1 Newmead Farm 351.68 142.30 2 Land north of Kingston Lane 76.55 30.98 3 Farm buildings and land at 213.15 86.25 Rodmead Hill

Farmland Stretching from the north of Kingston Lane to the B3095 road along the southern boundary, the land is nearly three miles in length and incorporates a number of different soil types and quality. The northern parcel held within Lots 1 & 2 is broadly level and comprises 286 acres of arable, 131 acres of pasture and 9 acres of woods, ponds, tracks, the farmhouse and garden, two cottages, barns and farmyard. As the land stretches southwards it climbs steeply onto the broadly level top of the Downs, where Lot 3 comprises 111 acres of pasture, 100 acres of arable and about 1 acre of barns and yards. The soil types are predominantly chalk with some elements of loam and clay including Icknield series, Coombe 1 series, Panholes and Ardington Series. The soil quality is predominantly Grade 2 (345 acres) with pockets of Grade, 3, 4 and 5. In total there are 386 acres of arable and temporary grass, 242 acres of pasture, 3 acres of woodland and 7 non- arable and pasture acres. The current farming system is mixed arable and stock. There is an in-hand herd of beef cattle comprising Charolais and Simmental pedigree animals and crosses. The herd is spring calving and housed in the buildings at Newmead Farm in the winter months, there are approximately 70 sucklers with calves at foot. The arable land is in a three year rotation of winter wheat, spring barley, and either winter linseed or oilseed rape using a local contractor, grain is stored at a neighbouring farm. A neighbour’s sheep graze the grass fields on a seasonal basis.

8 LOT 1 NEWMEAD FARM 351.68 ACRES (142.30 HECTARES) The farm is approached down a long and impressive drive with wide grass verges and lined with mature trees, limes, maples and sycamores. The drive forks, with the left hand spur leading into the farmyard and the right hand spur leading through the garden to the western front of Newmead Farmhouse.

Newmead Farmhouse An attractive red brick house positioned centrally in its land, Newmead Farmhouse was built by the Duke of Somerset in 1888. The house provides well apportioned accommodation with principal reception and service rooms on the ground floor, and a first floor with four large bedrooms and four bathrooms. The property is not listed and there is potential to extend the first floor accommodation (subject to securing the necessary planning consent).

Accommodation The ground floor has high ceilings and a grand hallway which gives access to each of the principal reception rooms including the Drawing Room, Dining Room and Study. Each room is well appointed with high ceilings, large sash windows flanked with original shutters and large fireplaces. In addition there is a large country Kitchen, Family Sitting Room and Conservatory. The large country Kitchen has a number of original features including a red and black quarry tile floor and servants bells. There are extensive kitchen units made from ash with maple worktops and a 5 door AGA with a separate oven/microwave and gas hob. Windows provide lovely views out to the garden on the northern side of the house, whilst a further internal window brings light through from the Conservatory. A Utility Room adjoins the kitchen with further units, mahogany work top, Belfast sink, a walk-in cupboard for storage and the original game hooks and fly screens on the window from when it was a game larder.

9 Beyond the kitchen is a large Conservatory with a glass roof lantern, low level brick walls and glazed windows on two sides. This room has a lovely feel with views into the garden and is understandably where the owners spend much of their time whilst at Newmead. There are two sets of doors into the garden along with opening roof vents which operate automatically on a thermostat. Next to the conservatory is a Family Sitting Room with a Much Wenlock log burner and original timbers which give a cosy feel. The ground floor also includes two Cloakrooms each with a WC and wash basin, under stairs cupboard, a Wine Cellar with insulated walls and door which ensures its content is kept at a constant and cool temperature and a Boot Room with an external door into the garden. Stairs lead from the central hallway to the first floor accommodation. This includes a Master Bedroom Suite which is spacious and light, has south facing views, a dressing area and en suite bathroom including both a shower and bath. Two further double bedrooms with en suite bathrooms, both rooms have wonderful and far reaching views across the garden and farmland beyond. Both en suite bathrooms have a bath with shower over There is a fourth double bedroom and a family bathroom.

10 11 Ground Floor

Newmead Farmhouse Gross internal area (approx):- 5,079 sq ft / 471 sq m For identification only. Not to scale.

First Floor

12 Gardens and Grounds The farmhouse sits centrally in a mature setting surrounded by manicured lawns. There are a number of wonderful specimen trees including, beech, cedar, cherry, gingko, walnut and Mediterranean pine. Many of these were gifted by the Duke of Somerset who had a tree nursery and was known for giving each of his tenants trees to plant. The garden is mostly laid to lawn with rich herbaceous borders filled with variegated shrubs, fuchsias, rhododendron, rosemary, lavender, bamboo and hydrangea demonstrating the variety of soil types in the area. Within the garden are a number of outbuildings including a Gardener’s WC which is attached to the house, a substantial and attractive two storey Oak Framed Building which provides an open fronted barn for storage and has also been used for hosting summer parties, gardener’s store, tool shed and double garage. On the first floor is a games room with cinema/ projector. It is heated, with a wooden floor, dormer and velux windows. There is a beautiful ornate Greenhouse in a pretty Victorian style, it is metal framed with automatic windows, heating and a water butt. A wooden gate leads from the garden to a range of traditional farm buildings which are used for storage and a range of modern farm buildings where the cattle and farming operations are based.

13 Newmead Outbuildings Gross internal area (approx):- 2,083 sq ft / 193 sq m (Including Garage) For identification only. Not to scale. Ground Floor

First Floor

14 Farm Buildings The farm buildings at Newmead Farm are approached via the main entrance drive, the drive forks right to the house, whilst the left hand fork takes you in to the farmyard. The buildings, all located to the east of the farmhouse, comprise: 1. An impressive traditional stone L-shaped Granary and Threshing Barn under a slate roof built in the 1830’s with potential for alternative uses, subject to gaining the necessary planning consent. The northern side of the barn is divided into two with each part having full height double entrance doors. The rooms contain several original features. The western side of the barn has two floors and is divided into the farm workshop, bull pens and general stores with the farm office and more storage on the first floor. At the rear is a steel portal framed lean-to with fibre cement roof and enclosed yard to the south 2. 6 bay steel portal framed cattle building with a fibre cement roof. Stone, concrete block and fibre cement sides. Within the building is a single storey stone barn with tiled roof. 3. 6 bay steel portal framed building under a fibre cement roof with weather boarding, concrete block and stone walls. Stone walls within the building are used as partitions. Currently used to house cattle and straw. Adjoining the building to the south is a 6 bay steel portal framed cattle store with part concrete block walls. 4. 4 bay steel portal framed building under a fibre cement with single storey stone former pigsties with tile roof running along the southern side. Used currently to store hay. 5. 4 bay open fronted steel portal framed building under a fibre cement roof with doors to the rear used as a machinery and hay store. 6. Two former bull pens of brick and stone construction under a slate roof with concrete yard to the south.

15 Newmead Cottages Gross internal area (approx):- 2,297 sq ft / 213 sq m (Including Garage) For identification only. Not to scale.

Cottages At the end of the drive is a pair of semi-detached cottages known as 1 & 2 Newmead Cottages. Both offer three bedrooms on the first floor whilst the bathrooms are on the ground floor. Each originally had a garage, Ground Floor First Floor whilst this remains the case at No.2, the garage at No.1 has been converted into a study and incorporated into the cottage. No.1 is let on an assured shorthold tenancy whilst No.2 is occupied by the farm manager.

Land The farmland surrounds the steading and house and comprises 226 acres of arable, 115 acres of permanent pasture and nearly 3 acres of woodland and ponds.

LOT 2 - LAND NORTH OF KINGSTON LANE 76.55 ACRES (30.98 HECTARES) The land is south facing with road frontage and extends to 76 acres. There is a ditch running from west to east allowing the land to drain freely. To the south of the ditch is a 16 acre field of permanent pasture whilst the 60 acre field to the north is in the arable rotation. There is a small wood of 0.3 acres planted with oak trees. There are two points of access from the grass field onto Kingston Lane, with one gate in the south east corner and one gate opposite Newmead Farm drive.

16 Lot 3

LOT 3 - FARM BUILDINGS AND LAND AT RODMEAD HILL 213.15 ACRES (86.25 HECTARES) This lot comprises a single block of land divided into seven principal enclosures with a range of farm buildings at the southern tip. There is good road frontage onto the B3095 from Kingston Deverill to Mere along with a compact range of modern farm buildings and former piggery and concrete yards. There is 3-phase electricity and a mains water supply. These farm buildings are now used for storing hay and straw and over wintering cattle. The buildings comprise: 4 bay steel portal framed open fronted building with fibre cement roof, part fibre cement part sleeper sides with bull pens and used to store straw. Adjoining 4 bay steel portal framed open fronted building with fibre cement roof, part fibre cement part sleeper part concrete block sides used to over winter cattle. Former piggery building of concrete construction under a fibre cement roof.

Land The land comprises 111 acres of permanent pasture, 100 acres of arable and 1 acre of barns and yards.

17 GENERAL REMARKS Method of Sale and Lotting Newmead Farm is offered for sale by private treaty as a whole or in lots. In the event of a sale in lots, cross rights and reservations may be imposed and granted for the provision of access, maintenance and services. Tenure and Occupation The farm is freehold and is sold with vacant possession, subject to the Assured Shorthold Tenancy Agreement on 1 Newmead Cottage and the Protected Tenant in 2 Newmead Cottage. There is a seasonal grazing arrangement in place with a sheep grazier and a contract farming agreement on the arable land. Value Added Tax (VAT) Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the farm or any part of it, or any right attached to it becoming a chargeable supply for the purposes of VAT, such tax would be paid for in addition to the purchase price. Lock Stock and Barrel Sale The Vendors may sell Newmead Farm to a Purchaser, selling Services Energy Performance Certificates (EPCs) on all of the cows, silage, fodder and stores at completion on a Mains water and electricity (including three-phase). Private Newmead Farmhouse - G ‘Lock, Stock and Barrel’ basis if required. A list of livestock and drainage. Gas central heating from tanks. 1 Newmead Cottage – D 2 Newmead Cottage – G machinery that is available for purchase can be obtained from the Local Authority Agents. Employees Wiltshire County Council Tel: 0300 456 0100 Ancient Monuments & Designations The purchasers will be responsible for complying with the The farm lies within the Cranborne Chase and West Wiltshire Council Tax Banding statutory provisions of the Transfer of Undertakings (Protection of Downs Area of Outstanding Natural Beauty and a Nitrate Newmead Farmhouse – Band H Employment) Regulations. A farm manager is currently employed. Vulnerable Zone. Located within Top Down [0846] are two bowl 1 Newmead Cottage – Band C Basic Payment Scheme barrows aligned north-south. Located within The Set-Aside are 2 Newmead Cottage – Band C The vendors will use their reasonable endeavours to transfer the saucer barrows and a scheduled enclosure. Further details are Rights of Way, Wayleaves and Easements available from the selling agent. entitlement to future payments under the Basic Payment Scheme The farm is offered for sale subject to and with benefit of all rights to the purchaser. 254.87 entitlements are claimed over the farm. Minerals, Sporting and Timber Rights of way either public or private, all easements and wayleaves, The current growing year entitlements are reserved for the vendor. The minerals, sporting and timber rights, so far as they are owned whether specifically mentioned or not. Three Bridleways cross Stewardship Schemes will be included in the sale. The mineral rights in part of Bitley the farm as shown on the sale plan. The Countryside and Rights Corner field in the parish of Kingston Deverill are retained by the of Way Act gives public access to land designated as mountain, A break notice has been served to terminate the existing Higher Lord of the Manor of Kingston Deverill by an Act dating back to moor, heath and down, fields Bumpy Pieces and Front Down Level Stewardship Scheme. 1782. (part) are designated as down. For further information, please ask Bovine Tuberculosis (TB) the selling agent. The farm is intermittently affected by TB and associated cattle movement restrictions. The selling agents can give the current position.

18 to National Trust Stourhead and Frome. After about 6 miles, just after the church in Maiden Bradley, turn right onto the lane signposted to Kingston Deverill. Exactly one mile from this junction, the entrance to the farm can be found on the right hand side. The drive slopes steeply up from the road, and the two brick-built farm cottages are on the right. The farmhouse is at the end of the drive on the right. Viewing Strictly by appointment through the selling agents. Health and Safety Given the potential hazards of a working farm, we would ask you to be as vigilant as possible for your own personal safety when attending a viewing.

Important Notice Savills and their clients give notice that: 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. Any areas, measurements or distances are approximate. The text, Ingoing Valuation completion, the matter should be referred to the decision of a photographs and plans are for guidance only and are not necessarily single Arbitrator to be appointed by agreement or in the event of comprehensive. It should not be assumed that the property has all If appropriate, the purchaser shall in addition to the purchase necessary planning, building regulation or other consents and Savills a dispute by the President of the Royal Institution of Chartered price, be required to takeover and pay for those items of tenant has not tested any services, equipment or facilities. Purchasers must Surveyors. satisfy themselves by inspection or otherwise. right including: Early entry for the purchaser and/or holdover provisions for the The reference to any mechanical or electrical equipment or other • Growing crops and other tillages, post harvest sprays and other facilities at the property shall not constitute a representation (unless seller may need to be agreed between the parties depending upon otherwise stated) as to its state or condition or that it is capable acts of husbandry to include costs of all cultivations, chemicals the date of completion. of fulfilling its intended function; prospective purchasers/tenants and fertilisers in accordance with Central Association of should satisfy themselves as to the fitness of such equipment for their requirements. Agricultural Valuers (CAAV) costings. Fixtures and Fittings We have not made any investigation into the existence or otherwise • Hay and straw and silage at market value. Garden statuary, sun dials, sculptures, light fittings, curtains, of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this • All purchased stores including fertilisers, seeds, sprays, feeding carpets and other removable fittings are not included in the sale of regard. stuffs, fuel and oils etc. to be charged at cost. the freehold property, although some may be available by separate Photographs taken 2015. negotiation. Particulars prepared April 2016. 01/04/16 LH. Tenant right shall be paid for immediately once the valuation is Kingfisher Print and Design. 01803 867087. agreed (with interest at 4% over Barclays Bank plc base rate as at Directions the date of valuation) from completion to date of payment. From London head west on the M3 and then on to the A303. Should the valuation not be agreed within four weeks of Turn right off the A303 just after Mere onto the B3092 signposted

19 20