Great Oak and Diglake Farms

Home , Bignall End, Red Street, Staffordshire

GREAT OAK AND DIGLAKE FARMS

Halls are delighted with instructions to offer FOR SALE by Private Treaty GREAT OAK AND DIGLAKE FARMS Bignall End, Stoke-on-Trent, Staffordshire, ST7 8NF

Introduction

A substantial grassland farming estate with great potential Conveniently located adjacent to A500 with great transport links Two farmhouses one in need of modernisation Three farm yards with useful outbuildings and space to expand Fantastic rolling countryside surrounding the Wedgewood Monument Fishing pool with great potential 440 acres of productive pastureland 35 acres of mixed woodland In total about 497 acres FOR SALE BY PRIVATE TREATY EITHER AS A WHOLE OR IN LOTS:

Lot One - Great Oak Farm A productive pasture farm with an impressive 5 bed farmhouse for improvement and traditional and more modern farm buildings, all set in about 159 acres of surrounding land

Lot Two - Diglake Farm A picturesque farm which surrounds the Wedgewood monument with a more modern agriculturally tied 4 bed farmhouse and range of traditional buildings all set in about 292 acres of rolling pastureland

Lot Three - Jamage Farm A useful range of farm buildings close to the A500 complete with about 24 acres of pasture

Lot Four - Land Adjacent to the A500 Pasture land and woodland in a great location close to the A500 extending to about 13 acres

Lot Five - Land Opposite Red Street Sports Field A single block of versatile pastureland extending to about 6 acres, suitable for equestrian purposes

Lot Six - Land Jamage Road A conveniently located pony paddock on the edge of Red Street extending to about 1.5 acres

Lot Seven - Land at Butters Green A conveniently located pony paddock at Butters Green extending to about 0.6 acres

N.B the lotting is for guidance purposes only and offers will be considered for any other suggested subdivision

4 GREAT OAK AND DIGLAKE FARMS SITUATION Great Oak and Diglake Farms are located just to the north of Bignall End, Stoke-on-Trent in the county of Staffordshire. The farms enjoy a fantastic position in the scenic belt between the village and the A500 which surrounds the Wedgewood Monument.

The A500 which adjoins the land and is easily accessed from both farms provides excellent vehicular links to the M6, A34, and A50. Birmingham, Liverpool and Manchester are all with an hour’s drive of the estate. Leek, Market Drayton and Beeston livestock markets are all within a 40 minute drive.

Newcastle-under-Lyme 5 miles, Stoke-on-Trent 8 miles, Crewe 9 miles, Congleton 10 miles (all distances approximate)

5 LOT ONE - GREAT OAK FARM Field No. Pasture Total Area BPS (Hectares) Eligible Great Oak Farm is a productive pasture unit which extends Area to approximately 159 acres complete with a good sized 5 bedroomed farmhouse, modern farm buildings and an (Hectares) extensive range of u-shaped traditional farm buildings. 8897 Pasture 7.13 7.13 7984 Pasture 2.89 2.89 House 8192 Woodland 0.17 0.00 The house is of render brick construction and sits in a good sized lawned garden, away from the morden farm buildings 6479 Pasture 1.77 1.72 but within easy reach for management purposes. Internally 8963 Pasture 7.64 7.34 the property comprises a small entrance hallway with two reception rooms, kitchen with utility off, office, back kitchen 1183 Pasture 6.19 6.11 and two connecting play rooms, at first floor level there are 5 2199 Pasture 4.46 4.46 good sized bedrooms and a family bathroom. The property is in need of modernisation and provides great scope for creating a 1159 Pasture 7.67 7.47 statement home. 0717 Woodland/ 1.81 0.00 Scrub Buildings 1528 Pasture 4.40 4.40 The traditional farm buildings are situated in a courtyard close to the main house. The principle range, which is of brick under 2538 Pasture 2.10 2.10 tile construction is currently used for loose housing and provides 2354 Pasture 2.90 2.73 excellent agricultural amenity but also affords great potential for 3748 Pasture 1.79 1.63 conversion, subject to the necessary consents. The more modern farm buildings are located opposite the house and comprise 4064 Pasture 3.67 3.64 a mixture of steel framed cattle sheds and timber framed cow 3676 Pasture 2.26 2.20 kennels complete with a milking bale and slurry pit. To one side is a large stack yard which provides great potential for the 3689 Pasture 1.49 1.19 expansion and possible redevelopment of the farm yard site. 4989 Pasture 1.10 1.10 4998 Pasture 1.32 1.25 Land The land is all set out to the north of the farmstead and a 5480 Pasture 2.85 2.85 network of hardcore stone tracks and adjoining country lanes 7163 Stack Yard 0.38 0.00 provide excellent access to all of the field parcels concerned. The land is well fenced for cattle and mains water is connected 7169 Farmhouse and 0.57 0.00 to all of the enclosures. The land has been drastically improved Buildings during the vendors tenure with most of the pastures having Total 64.56 60.21 been re-seeded and fenced. There is a good hardcore base (159.52ac) (148.77ac) within field parcel 3748 which has been used to store round bale silage, whilst a number of pools add considerably to the amenity value of the property.

6 GREAT OAK AND DIGLAKE FARMS 7 FLOOR PLAN Artists impression, for illustration purposes only. All measurements are approximate. Not to Scale. FARMHOUSE GROUND FLOOR

8 GREAT OAK AND DIGLAKE FARMS Energy Performance Certificate

Great Oak Farm, Great Oak Road, Bignall End, STOKE-ON-TRENT, ST7 8NF Dwelling type: Detached house Reference number: 2948-0001-6254-7591-1914 Date of assessment: 24 April 2019 Type of assessment: RdSAP, existing dwelling Date of certificate: 27 April 2019 Total floor area: 181 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 8,310 Over 3 years you could save £ 5,553

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 468 over 3 years £ 294 over 3 years Heating £ 6,849 over 3 years £ 2,232 over 3 years You could Hot Water £ 993 over 3 years £ 231 over 3 years save £ 5,553 Totals £ 8,310 £ 2,757 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot FARMHOUSE FIRST FLOOR EPCwater RATINGand is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Internal or external wall insulation £4,000 - £14,000 £ 2,835 2 Floor insulation (solid floor) £4,000 - £6,000 £ 543 3 Increase hot water cylinder insulation £15 - £30 £ 108

See page 3 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit www.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you to make your home warmer and cheaper to run.

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9 LOT TWO – DIGLAKE FARM Field No. Pasture Total Area BPS Field No. Pasture Total Area BPS (Hectares) Eligible (Hectares) Eligible Diglake Farm is a large pastoral livestock unit with approximately Area Area 259 acres of rolling grassland, 31 acres of mixed woodland, a good quality fishing pool and an agriculturally tied 4 bedroomed (Hectares) (Hectares) farmhouse complete with a range of traditional farm buildings. 4811 Pasture 8.9 8.9 9566 Pasture 4.03 4.03 5098 Pasture 2.62 2.61 6469 Fishing Pool 2.18 0.00 The House 4789 Woodland 1.03 0.00 2407 Woodland / 6.38 0.00 Diglake Farmhouse is a more modern brick under tile farm Dismantled dwelling which is subject to an Agricultural Occupancy 4004 Track 0.18 0.00 Railway Line Condition, requiring its occupants to be employed or last 6403 Pasture 3.91 3.91 employed in agriculture. The property is currently accessed 0443 Pasture 13.74 13.74 via a private wooded track which leads in from Bignall End and 7688 Pasture 4.46 4.46 1743 Woodland 1.34 0.00 helps to create a private and secluded setting for this good sized 8579 Pasture 3.28 3.28 family home. The dwelling is set within a good sized plot with 2442 Pasture 1.96 1.96 8974 Woodland 0.39 0.00 lawned gardens, number of small paddocks and the traditional 4237 Pasture 12.87 12.87 buildings within close proximity. Internally the property 9671 Pasture 0.86 0.86 4983 Garden 0.09 0.00 comprises a central hallway, two reception rooms, kitchen 9677 Pool 0.18 0.00 with utility and wc off and 4 double bedrooms complete with a 3842 Woodland 0.60 0.00 family bathroom at the first floor. 9491 Pasture 1.59 1.59 4796 Pasture 9.69 9.69 1201 Pasture 5.97 5.95 3277 Pasture 1.52 1.52 Buildings 0498 Pasture 2.39 2.39 The traditional farm buildings are situated just to the east of the 1876 Pasture 4.02 4.02 farmhouse and comprise mainly traditional structures which 8504 Pasture 1.48 1.48 4236 Pasture 1.04 1.04 have been converted to stabling by the existing occupiers. To 8312 Pasture 0.99 0.99 one side is a dilapidated dutch barn which with a little remedial 3927 Farmhouse and 0.65 0.00 action could be brought back into use. As with Great Oak Farm, 8616 Woodland 0.55 0.00 Buildings the farmyard site affords great potential for expansion and with 8020 Pasture 3.58 3.25 the addition of a new drive through field parcel 4811 from Butters Total 117.94 102.94 Green, the property could provide an excellent base for the 7824 Scrub 1.07 0.00 (291.43ac) (254.36ac) management of the surrounding land. 5149 Pasture 3.13 3.13 6842 Pasture 2.86 2.86 The Land 7855 Pasture 4.6 4.6 The land is all located to the east of Diglake Farmhouse and extends to some 292 acres in total. With a number of large 7677 Pasture 3.81 3.81 field enclosures and a rolling landscape which leads up to and surrounds the Wedgewood Monument, the land is ideal for grazing and in the case of all but field parcel 0443 is mowable. The current owners have again improved the pastures and ensured that the land is stock proof for cattle with water available to most of the enclosures. There is good road frontage onto Audley Road and Deans Lane and a separate gated access off Bignall End Road in the north provides direct access to the fishing pool in field parcel 6469.

10 GREAT OAK AND DIGLAKE FARMS 11 FLOOR PLAN Artists impression, for illustration purposes only. All measurements are approximate. Not to Scale. FARMHOUSE GROUND FLOOR

12 GREAT OAK AND DIGLAKE FARMS Energy Performance Certificate

Diglake Farmhouse, Bignall End Road, Bignall End, STOKE-ON-TRENT, ST7 8LX Dwelling type: Detached house Reference number: 8891-6125-7000-6923-1992 Date of assessment: 17 May 2019 Type of assessment: RdSAP, existing dwelling Date of certificate: 20 May 2019 Total floor area: 147 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 4,968 Over 3 years you could save £ 2,091

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 330 over 3 years £ 330 over 3 years Heating £ 4,038 over 3 years £ 2,316 over 3 years You could FARMHOUSE FIRST FLOOR EPCHot Water RATING £ 600 over 3 years £ 231 over 3 years save £ 2,091 Totals £ 4,968 £ 2,877 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Increase loft insulation to 270 mm £100 - £350 £ 141 2 Cavity wall insulation £500 - £1,500 £ 1,023 3 Floor insulation (solid floor) £4,000 - £6,000 £ 282

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13 LOT THREE – JAMAGE FARM Jamage Farm is a well located, moderately sized agricultural livestock unit on the edge of Red Street next to the A500. The property comprises a farmyard site with a range of more modern, brick built and steel framed buildings suitable for livestock housing and machinery/fodder storage, complete with a useful field enclosure which extends to approximately 22 acres. The property benefits from a mains supply of water and the land is well fenced for cattle.

Field No. Pasture Total Area BPS (Hectares) Eligible Area (Hectares) 6954 Pasture 8.76 8.73 7173 Farm Buildings 1.14 0.00 Total 9.90 8.73 (24.46ac) (21.57ac)

14 GREAT OAK AND DIGLAKE FARMS 15 LOT FOUR – LAND ADJACENT TO A500 LOT FIVE – LAND OPPOSITE RED STREET SPORTS A small block of land extending to 5.19 ha/12.82 acres and FIELD comprising two blocks of pasture and a small block of woodland. A single enclosure of well fenced and watered pasture with access onto Jamage Road, close to Red Street.

Field No. Pasture Total Area BPS Field No. Pasture Total Area BPS (Hectares) Eligible (Hectares) Eligible Area Area (Hectares) (Hectares) 5704 Pasture 0.95 0.95 7535 Pasture 2.49 2.49 8492 Pasture 3.27 3.27 (6.15ac) (6.15ac) 7299 Woodland 0.97 0.00 Total 5.19 4.22 (12.82ac) (10.43ac)

16 GREAT OAK AND DIGLAKE FARMS LOT SIX – LAND AT JAMAGE ROAD LOT SEVEN – LAND AT BUTTERS GREEN A conveniently located pony paddock on the edge of Red Street A conveniently located pony paddock at Butters Green complete with access off Jamage Road. with a small field shelter and access off Audley Road.

Field No. Pasture Total Area BPS Field No. Pasture Total Area BPS (Hectares) Eligible (Hectares) Eligible Area Area (Hectares) (Hectares) 9160 Pasture 0.6 0.6 3791 Pasture 0.24 0.24 (1.48ac) (1.48ac) (0.59ac) (0.59ac)

17 SERVICES BASIC PAYMENT SCHEME RESTRICTIVE COVENANTS RIGHTS OF WAY Non-SDA Basic Payment Scheme Entitlements The property will be sold subject to a The property will be sold subject to any will be transferred to the Purchaser(s) on development uplift clause in favour of UKCoal wayleaves, public or private rights of way, Dwellings completion, subject to RPA approval and for 25% of any increase in the value of the land easements and covenants and all outgoings Mains Water and Electricity the minimum claim size being met by the as a result on non-agricultural development. whether mentioned in the sales particulars or Private Drainage System purchaser. This clause is due to expire in December 2020. not. Oil Fired Central Heating COUNCIL TAX LOCAL AUTHORITY INGOING VALUATION Great Oak Farm E Newcastle-under-Lyme Borough Council, There will be no ingoing valuation. Land Diglake Farm C Castle House, Barracks Road, Newcastle- VIEWING Mains Water under-Lyme, Staffordshire, ST5 1BL TENURE Strictly by prior appointment with the Agents. 01782 717717 Great Oak Farmhouse and Diglake Farmhouse METHOD OF SALE Buildings are both subject to Assured Shorthold Tenancy PLANNING Great Oak and Diglake Farms are being offered Mains Water and Electricity agreements and there are a number of grazing The property will be sold subject to any for sale as a whole or in 7 lots. The Vendors licenses in place over some of the farm land, development plan, tree preservation order, and their Agents reserve the right to withdraw full details on which are available from the town planning, schedule resolution or notice or divide the land and vary the sale method if Agents. The property is however freehold and which may be or become to be in force, required. vacant possession will be given on completion subject to any road or widening improvements if so desired. scheme, land charges and statutory provisions FURTHER INFORMATION SPORTING, TIMBER AND MINES or by-laws without any obligation on the More detailed information on the farmhouse vendors to specify them. AND MINERAL RIGHTS and agricultural land is available on request to seriously interested purchasers. Although the sporting, timber, mines and BOUNDARIES mineral rights are in hand, the latter are The Purchaser(s) will be deemed to have full SOLICITOR subject to an option agreement which allows knowledge of the boundaries and neither Renata Del Luongo, Group Solicitor, H W Martin UKCoal to extract further coal reserves. This the Vendor nor their selling Agents will be Group of companies. option is triggered on a planning application responsible for defining ownership of the 01773 813314 being lodged by the expiry date which is boundary hedges or fences. December 2020.

18 GREAT OAK AND DIGLAKE FARMS NATIONAL LOCATION PLAN LOCATION PLAN Viewings By appointment Contact: Stuart Richards

IMPORTANT NOTICE. Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: 01743 450 700 (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in Halls Holdings Ltd: the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever Halls Holdings House, Bowmen Way, in relation to this property (iii) Measurements, areas and distances are Battlefield, Shrewsbury, SY4 3DR approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with wide angled / zoom lenses) and dimensions [email protected] shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. hallsgb.com

Halls Holdings, Bowmen Way, Shrewsbury, Shropshire SY4 3DR.

Registered in England 06597073.