Redlands Farm, Stanwick


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Redlands Farm, Stanwick

For Sale


Reference: 13216

Redlands Farm, Stanwick In all about 40.37 acres (16.34 hectares) For Sale as a Whole or in 2 Lots Lot 1: Farmhouse, Buildings and Pasture Land, in all approx. 14.40 acres - £ 1,540,000 Lot 2: Approx. 25.97 acres of Arable Land - £260,000

Property Description

In all about 40.37 acres (16.34 hectares) For Sale as a Whole or in 2 Lots


LOT 2: APPROX. 25.97 ACRES OF ARABLE LAND - £260,000

SITUATION Redlands Farm is located within Stanwick Parish in the county of Northamptonshire. Stanwick village is located approximately 1 mile to the northeast of Redlands Farm and benefits from a range of services including: a village hall, a recreational ground, the Church of St Laurence, The Duke of Wellington Pub, a wine bar, and The Stanwick Hotel. The town of Rushden is situated approximately 3 miles to the south and offers a range of services, including supermarkets, leisure facilities, professional services, medical services and Rushden Lakes Shopping Centre.

Redlands Farm benefits from excellent road links as it adjoins and is principally accessed from the A45 (Nene Valley Way), providing good access to Thrapston (8 miles), Rushden (3 miles), Wellingborough (7 miles) and Northampton (16 miles). The A45 also provides links to the wider road infrastructure including the A14 (J13) at Thrapston, the A6 and the M1 (J15). There are direct rail services available from Wellingborough to London St Pancras International (approximately 42 minutes).

Primary education is available in the nearby village of Stanwick, at Stanwick Primary School and there is secondary schooling in Rushden, Higham Ferrers and Wellingborough. Private education is available at Wellingborough School (7.5 miles) and Kimbolton School (12 miles).

GENERAL Redlands Farm, Stanwick is a compact ring-fenced residential farm with development potential and excellent road and rail links, extending to approximately 40.37 acres (16.34 hectares) in total.

The property includes a modern detached house, adjacent outbuildings; a range of agricultural buildings; Permanent Pasture and Arable Land.


The Farmhouse Redlands Farmhouse is a modern detached property constructed in 2011, currently comprising 5 Bedrooms over 3 Floors together with a self-contained Annexe and Bed and Breakfast with 2 further Bedrooms and a Conservatory. The property has 'green credentials', such as air source heat pump providing heating and hot water, solar panels providing electricity and rainwater harvesting used for toilet flushing. The property benefits from underfloor heating throughout, mains electricity and water (installed in 2018-19), and drainage is via a septic tank. In addition, the house has 2 log burners; one located in the Reception room; and the other located in the Kitchen which is fitted with a 'back boiler' as an emergency back up to provide hot water. The accommodation briefly comprises:

On the ground floor the front door leads into the Porch and through to a hallway, with doors leading off to the Kitchen, Reception room, Dining room and Cloakroom. The Hallway extends further to the self-contained Annexe/Bed and Breakfast at the back of the property with doors leading off to 2 double Bedrooms with en-suites, and the Conservatory/Breakfast room.

On the first floor stairs rise to a landing which leads to 3 Double bedrooms, 2 with en-suites, a family Bathroom, the Office and Store room.

On the second floor stairs rise to two further Bedrooms, one with en-suite.

The Annexe and Bed and Breakfast is self-contained and comprises 2 twin Bedrooms with en-suites and a Conservatory; one of the Bedrooms is suitable for disabled users. The Bed and Breakfast is registered with Environmental Health and bookings are taken online via eviivo. Rooms are currently charged at £70 per night including a Continental breakfast. There is an average occupancy of 60%.

The Land The land comprises approximately 11.33 acres (4.59 hectares) of Permanent Pasture in a single enclosure bisected by the tarmac farm drive. The land is classified as Grade 3 according to the Land Classification Maps of England and Wales, and the soils are of the Moreton Series according to the Soil Survey of England and Wales.

Buildings The buildings comprise outbuildings ancillary to the farmhouse and agricultural buildings, and in total the approximate gross internal area is 19,711 sq ft. They comprise a combination of both traditional and modern buildings. Some of the buildings may be suitable for conversion to residential or commercial use, subject to planning.

LOT 2 - 25.97 ACRES OF ARABLE LAND (GREEN ON PLAN) Approximately 25.97 acres (10.51 hectares) of Arable Land divided into 2 field parcels. At present, the land can be accessed via Redlands Farmyard and from the Higham/Stanwick Road which forms the southern boundary of Lot 2. If the property is sold in Lots, Lot 2 will be accessed from the Higham to Stanwick Road only, and a right will be reserved over Lot 2 for the benefit of Lot 1 in respect of the underground water supply pipe. The land is classified as Grade 3 according to the Land Classification Maps of England and Wales, and the soils are of the Moreton Series according to the Soil Survey of England and Wales. Lot 2 benefits from mains fed drinking troughs.

Method of Sale The property is offered for sale by Private Treaty as a whole or in up to 2 Lots.

Tenure and Possession The property is offered freehold with the benefit of vacant possession upon completion.

Services The farmhouse benefits from mains water, mains electricity and drainage via a septic tank. The farmhouse also benefits from an air source heat pump providing heating and hot water, solar panels providing electricity and rainwater harvesting used for toilet flushing. The farm yard benefits from mains water and electricity.

If Lot 1 and 2 are sold separately, the Purchaser of Lot 2 shall be responsible for meeting the cost of any separation of the water supply to the troughs located in Lot 2, and provision for the necessary rights of way will be made.

Energy Performance Certificate Current C; Potential B

Sporting, Timber and Mineral Rights All sporting and timber rights are included in the freehold sale, insofar as they are owned, but the mineral rights are excluded.

Basic Payment Scheme The farmland is registered on the Land Parcel Identification System (LPIS) for the Basic Payment Scheme (BPS). The vendor will retain the BPS for the 2022 scheme year and earlier years and the Purchaser(s) will be obligated to comply with the scheme requirements for the remainder of the scheme year. The BPS Entitlements are included in the sale.

Outgoings Drainage rates in respect of the farmland are payable to the Environment Agency.

Local Authority Redlands Farm is within both a County and District Council. These being Northamptonshire County Council and North Northamptonshire Council

Development Overage The seller will retain 30% of any uplift in value if planning permission is obtained for change of use from agricultural, equestrian or horticultural purposes in respect of the land only during the first 30 years after completion of the sale. The overage payment will be triggered upon the disposal of land with the benefit of planning permission or implementation of a planning permission.

We understand that the property is crossed by overhead electricity cables and equipment located on timber poles, and an underground high pressure gas pipe which crosses the property in a north-east to south-west direction, parallel with the A45. A Public Footpath also runs halfway along the southern boundary of Lot 2. The property is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way, whether public or private, light, sport, drainage, water, electricity supplies and any other rights, obligations, easements and quasi easements, whether specifically mentioned or not.

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(s) in addition to the purchase price.

Boundaries The Purchaser(s) will be deemed to have inspected the property and satisfied himself as to the ownership of any boundary, hedge, tree or ditch.

Plans, Areas and Schedules Plans included or attached to these particulars are based upon the Ordnance Survey Maps copyright reserved. All plans are not to scale.

Information Pack An information pack containing further details is available from the Selling Agent.

Viewings All viewings are strictly by appointment only through the Selling Agent, Henry H. Bletsoe & Son LLP.

Health and Safety Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection, for your own personal safety, particularly around the farm buildings, machinery and livestock. It is asked that you observe any specific signage around the farmyard.

Measurements and Other Information All measurements are approximate. While we endeavour to make our Sales Particulars accurate and reliable, if there is a point which is of particular importance please do contact Bletsoes who will be pleased to check the information for you, particularly if you are contemplating travelling some distance to view the property. Particulars prepared and photographs taken May 2022.

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