THE BRIDGE AND BROCKTON ESTATE

THE BRIDGE AND BROCKTON ESTATE Newport, , TF10 9EP

a superb investment estate

High quality commercial investment estate, comprising two independent farms let under two separate Agricultural Holdings Act Tenancies

Brockton Manor Farm comprises an impressive seven bed manor farmhouse, three further semi-detached cottages, extensive range of modern and traditional buildings and high quality arable farmland extending to 810 acres (328 hectares)

Bridge Farm comprises a farmhouse with two further detached cottages, extensive range of farm buildings, in part already diversified, and good quality arable farmland of Grade 2 and Grade 3 quality, totalling 468 acres (189 hectares)

In all 1,278 acres (517 hectares) Annual rent of £114,538

Available as a whole or in 2 lots

Newport 2.5 miles • 7 miles • Stafford 17 miles 18 miles • Birmingham 38 miles (All distances are approximate)

Savills Telford Savills London Hall Court 33 Margaret Street Telford, TF3 4NF London W1G 0JD Tel: 01952 239 529 Tel: 020 7409 8882 Contact: Rhydian Scurlock-Jones Contact: Alex Lawson [email protected] [email protected] savills.co.uk

YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT INTRODUCTION SITUATION The Bridge & Brockton Estate provides a rare opportunity to purchase a high quality The Estate benefits from good transport links to both local amenity centres such commercial investment estate in a part of the country characterised by a relatively as Newport to the east and Telford in the south west; and larger centres such as low supply of larger farms. Bridge Farm and Brockton Manor Farm are let under two Shrewsbury and Stafford to the north east and south west respectively. Stafford railway separate Agricultural Holdings Act Tenancies, on full repairing and insuring terms. station is located approximately 15 miles to the east and offers direct rail links to London Euston with a journey time of approximately 1 hour 18 minutes. LOT 1 - BROCKTON MANOR FARM The farm is let by way of an Agricultural Holdings Act Tenancy agreement dated 17 November 1981 and qualifies for 50% Inheritance Tax relief after 7 years of ownership for an investor. The tenancy states that 491.77 acres constitutes a first succession and the balance of the holding is a first letting. The Vendor believes that due to subsequent surrenders approximately 124.115 ha ( 306.69 acres) now remain comprised in the area identified as a first succession. Further to the original agreement, a surrender of part of the holding has been undertaken with the current rent passing for the holding, accounting for this surrender being £77,238. The predominantly irrigated arable farmland extending to approximately 809.67 acres (327.658 hectares).

RESIDENTIAL BROCKTON MANOR FARMHOUSE • The main residence is Brockton Manor Farmhouse: an impressive Grade II listed C19, seven bedroom, three storey, red brick manor house, mature gardens and grounds with immaculate lawns and tennis court. All in excellent condition and unusually grand for a let farmhouse. • Accommodation comprises: • Ground Floor: Kitchen, snug, drawing room, dining room, sitting room and office • First Floor: four double bedrooms , one en-suite and dressing room, and family bathroom • Second Floor: two double bedrooms, shower room and storage • Occupancy: Let under Agricultural Holdings Act 1986 • GIA: 5,170 sq ft The Lodge BROCKTON MANOR FARMHOUSE Gross internal Area (approx) Farm House: 480.3 sq.m / 5170 sq.ft Lodge: 67.9 sq.m / 731 sq.ft For identification only. Not to scale.

The Lodge First Floor

Ground Floor Second Floor Brockton Manor Lodge • Semi-detached red brick cottage, adjoining Brockton Manor Farmhouse • Accommodation comprises: • Ground Floor: Kitchen, living room, utility room and family bathroom • First Floor: two double bedrooms • Occupancy: Sub-let under Assured Shorthold Tenancy • EPC Rating: E • GIA: 731 sq ft

Brockton Cottages No.1 Wrekin View • Red brick semi-detached cottage built in the 1940’s with far Brockton Manor Lodge to the left reaching views. • Accommodation comprises: • Ground Floor: kitchen with pantry, dining room and living room and downstairs WC • First Floor: Three double bedrooms and one family bathroom • Log store and coal store, detached storage unit/garage • Large enclosed garden • Occupancy: sublet on Assured Shorthold Tenancy • EPC Rating: F • GIA: 1,076 sq ft

No. 2 Wrekin View • Red brick semi-detached cottage built in the 1940’s with far reaching views • Accommodation comprises: Wrekin View Cottages • Ground Floor: kitchen with pantry, dining room and living The Lodge 1 Wrekin View 2 Wrekin View room • First Floor: Three double bedrooms and one family bathroom • Log store and coal store and garage • Enclosed garden to front and rear • Occupancy: sublet on Assured Shorthold Tenancy • Services: Coal fire and back burner boiler, immersion heater, mains water • EPC Rating: E • GIA: 1,076 sq ft

FARM BUILDINGS Extensive range of modern and traditional buildings with potential for alternative use (see Block Plan) and 4 separate points of access to the public highway

NUMBER DESCRIPTION GEA Sq M 1 Old stables - Traditional red brick built building (single storey) under 68 pan tiled roof, cobbled stone floors. Internally the building is utilised for general storage and a gardeners WC. 2a Agricultural building - Red brick built building under steel frame 329 corrugated roof. Roller shutter doors at each end; concrete floor; utilised as a fertiliser and general store. 2b Old stores - Red brick building, with roller shutter door and sliding 94 door. Utilised as a garage and workshop. 3 Triple span Dutch barn and lean to - Open fronted under a corrugated 440 roof with a concrete floor. Utilised for general machinery storage. 4 Grain Store - Steel portal frame under profile sheet roofing. On floor 656 grain drying, double roller doors. Approximately 2,000 tonnes of wheat storage capacity. 5 Red brick barn – Grade II Listed, Circa C17 timber framed barn with 176 red brick infill panels, on brick plinth. Tiled roof with gabled ends. South end extended in brick in C18 with crow stepped gable. Two cart entrances on road side, one blocked with modern brickwork. 6 Chemical Store - Timber framed red brick building under tiled roof, 97 single storey, attached. 7 General purpose agricultural building - steel portal frame, Yorkshire 470 boarding under corrugated roof, roller shutter doors x 3; utilised as farm machinery storage (This is a tenant’s improvement). 8 Open fronted brick store under a tiled roof. Utilised as general storage. 60 9 Open fronted brick store under a tiled roof. Utilised as general 70 storage. 10a Dutch Barn with lean-to, steel portal frame under corrugated roof. 451 10b Double Grainstore, Steel portal frame, double pitch corrugated roof; 351 concrete breeze block construction, sliding steel doors, 550 total tonnes capacity. 11 Open fronted Barn, steel portal frame under corrugated roof. 354 12 Workshop, steel portal frame under corrugated roof. 350 13a Potato store, Double pitch corrugated roof, roller shutter doors, 553 part red brick built. 13b Old workshop, Brick building under pan tiled roof. ‘L’ shape floorplan. 196 14 Traditional red brick built barn (double storey) under pan tiled roof; 66 timber lean-to, hayloft on second floor; general storage below. 15 Red brick and stone outbuilding; four separate stores; timber frame 162 and timber stable doors.

LAND • Extensive, high quality predominantly irrigated arable farmland extending to approximately 809.76 acres (327.658 hectares). • The majority of the land (approximately 80%) is Grade 2, while the remainder is Grade 3. • This is high quantity and versatile land. The majority of the land is suitable for Potato cropping with the land having historically supported a range of cereals, legumes and root crops. The current arable rotation comprises Peas, Potatoes, Winter Rape, Winter Wheat with the remaining land designated as amenity / environmental areas. • The borehole was installed in 1985, with a new pump fitted in 2012 by the tenants. We understand the land benefits from three abstraction licences for the purposes of spray irrigation, which are not time limited. These are held by the tenants. • The land comprises approximately: • Arable; 743.5 acres (300.9 ha) • Pasture; 12.5 acres (31 ha) • Woodland; 35.2 acres (14.2 ha) • Miscellaneous; 18.5 acres (7.5 ha) • There is also a 2 million gallon reservoir – the Vendor will seek to enter into an agreement to retain access rights and use of water for irrigation of retained land, currently farmed by the same tenant as Brockton Manor Farm.

LOT 2 - BRIDGE FARM • The farm is let by way of an agreement dated 25 March 1982, with a Deed of Variation allowing a succession to a Joint Tenancy dated 23 November 1999 (so effectively a first succession) • Full repairing and insuring terms. Residential elements comprise a farmhouse with two further three bedroom detached cottages sub-let on Assured Shorthold Tenancies • Extensive range of farm buildings in part already diversified and with further potential for alternative uses • We believe the farm will also qualify for 50% Inheritance Tax relief after 7 years of ownership for an investor • Current Passing Rent: £35,000 (with sub let income share of £2,300 per annum in addition)

RESIDENTIAL Bridge Farmhouse • Bridge Farmhouse is the principal dwelling; a spacious two storey detached red brick farmhouse • Accommodation comprises: • Ground Floor: Kitchen, snug, dining room, drawing room, sitting room, study, office, boot room • First Floor: six double bedrooms, and two family bathrooms • Semi-detached store (GIA:157 sq ft) • Occupancy: Let under Agricultural Holdings Act 1986 • EPC Rating: E • GIA: 3578 sq ft

2 Road Cottage • Detached red brick house with separate parking • Accommodation comprises: • Ground Floor: Kitchen, living room and bedroom • First Floor: three bedrooms and family bathroom • Front garden • Occupancy: Sub-let on Assured Shorthold Tenancy • EPC Rating: E • GIA: 1,044 sq ft

3 Adeney Road Cottage • Detached red brick house with recent extension and covered parking • Accommodation comprises: • Ground Floor: Kitchen, living room and dining room • First Floor: three bedrooms and family bathroom • Front garden • Occupancy: Sub-let on Assured Shorthold Tenancy • EPC Rating: E • GIA: 872 sq ft BRIDGE FARM Gross internal Area (approx) House: 332.4 sq.m / 3578 sq.ft Store: 14.6 sq.m / 157 sq.ft For identification only. Not to scale.

First Floor

Ground Floor 2 Adeney Road 3 Adeney Road

Bridge Farm 2 Adeney Road Cottage 3 Adeney Road Cottage BRIDGE FARM BUILDING COMPLEX The farm has an extensive range of traditional and modern farmbuildings and outbuildings, with potential for alternative uses, subject to planning.

NUMBER DESCRIPTION SQ M 1 Double span – former livestock building; red brick 688 with corrugated asbestos roof; central feed divider. 2 Steel Portal Frame Open Barn – 5 bays; lean to housing 675 woodchip boiler, lean-to back open store for wood chip, concrete floor, (this is a tenant improvement). 3 Nissen Hut – this building is in the process of being demolished 600 after fire damage and is to be replaced at the insurer’s cost in a new location. 4 10 Bay Open Dutch Barn – steel portal frame and lean-to. 458 Utilised as general storage. 5 Red brick buildings under corrugated asbestos roof. 151 6a Red brick old stable under slate roof, with hayloft. 154 6b Open bothy – red brick built under slate roof, single storey, 7 utilised as stable and garage 7 Stores - Series of long attached red brick buildings, former dairy unit 7a Former dairy unit, utilised for general storage 78 7b Shoot room with wood burning stove 78 7c Workshop with hayloft above 78 LAND • Good quality, predominantly irrigated arable • The farm reservoir is situated approximately 0.5 farmland of Grade 2 and Grade 3 quality, totalling miles to the north west of the farmyard and holds approximately 468.27 acres (189.510 hectares), of approximately 10 million gallons. The farm benefits which approximately 11.6 acres (4.688 hectares) is from a ring main irrigation system, which is a Tenant woodland. The land belongs to a combination of three improvement. There is an abstraction licence for the soil types, suitable for cereals, sugar beet, potatoes Property however, this is held in the Tenant’s former and field vegetables with some grassland. family business name of PM & RE Belcher & Sons. • The land varies throughout the Property. Ranging from • The land comprises approximately: sandy soil largely reliant on irrigation, to heavier land • Arable; 413.87 acres (167.48 ha) bordering the River Strine. • Pasture; 30 acres (12.14 ha) • The 2015/2016 cropping comprised Winter Wheat, • Woodland; 11.6 acres (4.7 ha) Winter Barley, Spring Barley, Maize, OS Rape, Spring Miscellaneous; 12.8 acres (5.2 ha) Beans and Potatoes with the remainder as grassland, fallow and within stewardship. GENERAL REMARKS AND STIPULATIONS Tenure Mineral, Timber and Sporting rights VAT Lots 1 and 2 are available freehold, subject to Agricultural All timber and sporting rights over the land, where owned, will Any guide price quoted or discussed is exclusive of VAT. Holdings Act tenancies. Copies of the tenancy agreements and be included in the sale. Over much of the Property, the mines The land and buildings (excluding residential) of Lot 1 and 2 associated memorandums are provided within the data room. and minerals are excepted from the title having been reserved are elected for VAT. The sale is therefore a chargeable supply Method of Sale and Lotting from earlier conveyances. for the purposes of VAT, and as such tax may be payable in addition on the relevant parts. The lots are offered for sale by private treaty as a whole or in Data Room two lots. A comprehensive data room has been produced. Login details Plans and Areas Uplift Provision are available upon request to seriously interested parties. Areas and schedules on the plans attached to these particulars are based on the OS National Grid and are for reference only. The parts of the property shown hatched on the sale plan Reservoirs/Irrigation Purchaser(s) must have satisfied themselves of the schedules. will be sold subject to an uplift provision. The uplift clause The Estate has 2 reservoirs; one for each farm, as follows: Disputes will specify that 25% of any increase in value of the land due • 10 million gallon at Bridge Farm - Irrigation abstraction to development (as defined in Section 55 of the Town and licence is tenant owned and available for inspection. Any disputes arising as to the boundaries or any point Country Planning Act 1990) will be payable to the Vendors or arising in the General Remarks or particulars, schedule, plan • 2 million gallon at Brockton Farm – the Vendor will seek to their successors in title should such development occur within or interpretation of any questions, shall be referred to the enter into an agreement to retain access rights and use of 80 years from the date of completion. Arbitration of the selling agents whose decision acting as water for irrigation of retained land, currently farmed by the experts shall be final. The Purchaser(s) shall be deemed to Design Clause same tenant as Brockton Manor Farm. have full knowledge of all boundaries and neither the Vendor The parts of the property shown hatched on the sale plan will Boundaries, Areas, Schedules and Disputes nor the Vendor’s agent will be responsible for defining the also be sold subject to a Design Clause. A draft version of boundaries or ownership thereof. design clause will be available on the data room. The boundaries are based on Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full Health and Safety Services knowledge of the boundaries and any error or mistake shall Given the potential hazards of a working farm, we would ask All residential properties are on private sewage. not annul the sale or entitle any party for compensation in you be as vigilant as possible when visiting the farm for your respect thereof. Should any dispute arise as to the boundaries Lot 1: Brockton Manor House and Brockton Lodge, benefit own personal safety, in particular around the farm buildings. from mains electricity, water and private drainage. No 1 and or any points arise on the general remarks and stipulations, No 2 Wrekin View have a coal fire and back burner boilers, particulars, schedules, plans or the interpretation of any of Easements, Wayleaves and Public Rights of Way immersion heaters and mains electricity and water. The farm them, such questions shall be referred by the selling agents The farm is sold subject to all electricity easements, public buildings are connected to mains electricity and water supplies. whose position acting as experts shall be final. footpaths and existing rights of way and all other easements, Lot 2: Bridge Farmhouse and 2 and 3 Adeney Cottages have Town & Country Planning whether referred to or otherwise. mains electricity, water and Lot 2 private drainage. The farm The property is offered subject to any development plans, Tree It will be made a condition of contract, that the purchaser is buildings are connected to mains electricity and water supplies. Preservation Orders, Town Planning schedules or resolutions responsible for notifying the appropriate authority with regard (Savills have not tested any service, equipment or facilities. which may or may not come into force. The Purchaser(s) will to the apportionment of any wayleave payments which may Purchasers must satisfy themselves by inspection or be deemed to have full knowledge and satisfy themselves as to become due to the purchaser otherwise.) the provisions of any such matters affecting the property. Fixtures and Fittings Basic Payment Schemes and Grant Schemes Listed Buildings All tenants’ fixtures, fittings and improvements are specifically We understand the land within lots 1 and 2 is registered to The farmhouse at Brockton Manor is listed Grade II (reference excluded from the sale of the freehold of the property. receive payments under the Basic Payment Scheme. All 1293057). A traditional barn range at Brockton Manor Farm is A schedule is available within the Data Room. entitlements are owned by the respective tenants and are also registered Grade II (reference 1037013). Local Authority therefore not included within the sale. Designations Council, Southwater One, Lot 2: Part of the holding is entered into a Higher Level Both Holdings fall within a Nitrate Vulnerable Zone. Southwater Square, Southwater Way, Telford, TF3 4JG Stewardship Scheme. Telephone: 01952 380000 Drainage Solicitors We understand that part of the land is under-drained, some Farrer & Co, 66 Lincoln’s Inn Fields, London WC2A 3LH drainage plans are held by the tenants. Agents Directions Savills, Hall Court, Telford, TF3 4NF From the M54 travelling west take the third (01952239529, or 07807999177) exit (A41) north signposted Whitchurch. Attn: Rhydian Scurlock-Jones Continue straight over the first roundabout Savills, 33 Margaret Street, London, W1G that crosses the A5. Take the first exit off the 0JD (020 7409 8882, or 07967555502) second ‘Aldi’ roundabout (A518) signposted Attn: Alex Lawson Telford. Continue straight over the first roundabout taking the last exit on the second Viewings roundabout ‘Redhouse Inn’ signposted Strictly by appointment with the agents. / Brockton. Brockton Manor Farm Prior to making an appointment to view we is the first farm on the left after about 300 strongly recommend that you discuss any meters. Bridge farm is 1.2 miles further along particular points which are likely to affect the second farm on the left after Brockton your interest in the property with a member Manor. of Savills staff who has seen the property in order that you do not make a wasted journey.

IMPORTANT NOTICE Savills and their clients give notice that: They have no authority to make or give any representations or warranties in relation to the above property. These particulars do not form any 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, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all the necessary planning, building regulations or other consents and Savills have not tested any services, equipment or facilities. The Purchaser(s) must satisfy themselves by inspection or otherwise.