Patch Lodge Farm


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Patch Lodge Farm

For Sale


Reference: 12709

For Sale A rare opportunity to acquire a secluded smallholding comprising approximately 15.91 ACRES (6.44 Hectares) of agricultural land with a range of functional buildings and planning permission for a 2 bedroom bungalow, subject to an agricultural occupancy condition.

Property Description

Patch Lodge Farm presents a rare opportunity to acquire a secluded small holding which sits within open countryside and comprises a single enclosure of agricultural land and buildings, together with a planning permission for a 2 bedroom bungalow, which is subject to an agricultural occupancy condition. The property is accessed off Cranford Road heading north out of Great Addington via a shared private access track, shown coloured brown on the Site Plan over which the property benefits from a right of way whereby there is a shared maintenance liability.

Patch Lodge Farm is located to the west of Great Addington village, which benefits from a range of local services, including
a Public House known as the Hare & Hounds, Great Addington CE Primary School, All Saints Church and Great Addington Memorial Hall. The village of Great Addington is well connected to the villages of Woodford and Ringstead and is within close proximity to the A14, A45 and A6, providing excellent links to major transport networks. The property lies within the administrative boundary of East Northamptonshire Council.

The agricultural land at Patch Lodge Farm extends to approximately 15.20 acres (6.15 hectares), which comprises approximately 14.83 acres (6.00 hectares) of temporary grassland, and approximately 0.37 acres (0.15 hectares) of woodland. The land is classified as Grade 3 according to the Agricultural Land Classification of England and Wales and the Soil type is predominantly of the Hanslope Association, which is more commonly described as a slowly permeable calcareous clayey soil, according to the Soil Survey of England and Wales. We understand that the land has not been under-drained.

The land is registered on the Land Parcel Identification System (LPIS) and is claimed on under the Basic Payment Scheme (BPS). The BPS Entitlements are not included with the sale. The land has been claimed over in respect of the 2019 BPS. The property is not currently subject to any Agri-Environment agreements, such as ELS, HLS or CSS.

Patch Lodge Farm comprises a range of functional agricultural buildings, all of which have been erected within the last 10 years. The buildings are situated to the north-eastern boundary of the property and are accessed via the shared private access track off Cranford Road. In total, the buildings comprise approximately 6,450 ft2 as follows.

In addition, there is also an unimplemented planning permission as a result of a successful Permitted Development application, to erect a 60ft x 40ft General Purpose Building; consent was obtained on 17th November 2016 (Planning Ref 16/02076/PNA), and must be implemented within 5-years, otherwise the consent will lapse. Details of the consent are available upon request.

Planning Permission was granted on 16th February 2018 (Planning Ref 17/02380/FUL) for the erection of an agricultural workers dwelling to replace the existing temporary existing mobile home used as a temporary agricultural worker´s dwelling at Patch Lodge Farm. More specifically, the planning permission allows for the erection of a 2 bedroom bungalow with a footprint area of approximately 1,699 ft2. At present, the planning permission is unimplemented and will therefore lapse unless it is implemented prior to 15th February 2021. The Planning Permission is subject to an agricultural occupancy condition, which restricts the use of the property to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependents. With regard to services, there is a mains water connection and all sewerage is disposed of into a septic tank. Presently, there is no mains electricity supply, however a mobile generator currently provides power.

The property is offered for sale as a whole by Private Treaty.

The property is offered for sale Freehold with the benefit of Vacant Possession on completion.

The property is sold subject to and with the benefit of all existing Wayleaves, Easements and Rights of Way, whether public or private, and whether specifically mentioned herein or not.

There are telegraph poles which affect the land, running diagonally across the field parcel in the north-eastern corner.
We assume that there is an annual wayleave agreement, whereby an annual payment is made. We understand that there is a Public Right of Way in the form of a footpath, which runs adjacent to the northern boundary but does not directly impact any part of the property. There is also a public footpath, which runs along a small part of the private shared access track, directly to the north of Patch Spinney. Patch Lodge Farm benefits from a private right of way at all times, over the access tracks coloured brown on the sale plan included within these particulars, subject to the purchaser paying a fair proportion of the cost of maintaining, repairing and renewing (when necessary) the track.

We understand that there are a number of Restrictive Covenants and Positive Covenants affecting the property as a result of
a transfer dated 30th March 1998. Further details are available from the Agents.

Patch Lodge Farm does not benefit from mains electricity; however, we understand that enquiries have been made in respect of connecting the property to a mains supply, whereby a quote has been obtained. There is a mains water supply.

The Mineral and Timber Rights are included with the Sale as far as they are owned. We understand that the Sporting rights are not owned.

There will be no claim for Tenantright and no allowance for dilapidations.

The property may be viewed strictly by appointment only. Anyone wishing to view the property should make arrangements through the Selling Agents.

The Purchaser(s) will have deemed to have inspected the property and satisfied themselves as to the ownership of any boundary, hedge, tree, or ditch. VALUE ADDED TAX (VAT) Should the sale of the property or rights attached to the sale become a chargeable supply for the purpose of VAT, such tax will be paid by the Purchaser in addition to the purchase price.

NN14 4BH

These have been prepared as carefully as possible and based on the Ordnance Survey Plan and are for identification purposes only. The Purchaser(s) shall be deemed to have satisfied himself as to the description of the property and any error or mistake shall not annul the sale, nor entitle either Party to compensation in respect thereof.

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