Land for saleMeaux, Beverley
FOR SALE AS A WHOLE OR IN THREE LOTS
An attractive four bedroom detached period farmhouse with large gardens/grounds and an extensive range of traditional farmbuildings, the whole extending to 14.48 acres or thereabouts. Farmbuildings formerly with Planning Permission to form two live/work units.
The property offers great scope and potential and is likely to be of interest to lifestyle buyers or property developers.
Lot 1 - Bridge Farmhouse, adjacent barn, gardens and farmland - the whole extending to 10.50 acres or thereabouts.
Lot 2 - Brick/pantile farmbuilding range (Unit 1) formerly with planning consent to form a 4/5 bedroomed house or 3 bedroomed live/work unit plus offices, the building extending to some 194 square metres of floorspace, together with a large garden area and grass paddock, the whole extending to 2.12 acres or thereabouts.
Lot 3 - Brick/pantile farmbuilding range (Unit 2) formerly with planning consent for a 4 bedroomed house or 2 bedroomed live/work unit with offices extending to some 182 square metres of floorspace together with a generous garden area and grass paddock, the whole extending to 1.86 acres or thereabouts.
Directions - Bridge Farm, Meaux is situated on the east side of the Routh-Wawne road, south of the A1035 Beverley-Leven road. The house and farmbuildings comprising Lots 1-3 are situated at the end of a tree-lined private drive leading from the Routh-Wawne road, approximately 2 miles south of Routh. Beverley lies some 6 miles by road to the west and central Hull some 6 miles to the south.
Lot 1 -
Bridge Farmhouse, Curtilage And Land - Edged red on the plan attached at Appendix A.
Bridge Farmhouse comprises a four bedroom period farmhouse of pleasing proportions which faces south and immediately overlooks land within its curtilage to the south and to the west.
The curtilage of the garden and drive amounts to some 1.35 acres, with a grass paddock to the south and the west extending to a further 9.15 acres, the whole of this Lot therefore comprising 10.50 acres or thereabouts.
The house, which is constructed of brick walls under a slated roof offers accommodation arranged on two floors as follows:
Ground Floor -
Front Entrance Hall - 6.36m x 1.85m (20'10" x 6'0") - with front entrance door, ceiling coving, dado rail, radiator and stairs to first floor off.
Study - 4.30m (max) x 3.83m (14'1" (max) x 12'6") - with stone surround open fireplace and tiled hearth, ceiling coving, wall lights and radiator.
Dining Room - 4.28m (max) x 3.84m (14'0" (max) x 12'7") - with ornamental fire surround with slate effect hearth and gas fire, ceiling coving, ceiling rose and radiator.
Lounge - 4.90m x 3.43m (max) + 3.87m x 1.92m (16'0" x 11'3" - with brick inglenook fireplace with tiled hearth and wood burning stove, wall lights, ceiling coving and two radiators.
Utility Room - 4.80m x 2.91m (min) (15'8" x 9'6" (min)) - with fitted base cupboards and drawers with laminate worksurface, single drainer sink, wall cupboards, plumbing for automatic washing machine, radiator and rear entrance door.
Shower Room & Wc - 1.82m x 1.30m (5'11" x 4'3") - with low flush WC, corner wash basin, shower cubicle with Triton electric shower, fully tiled walls, tiled floor and radiator.
Kitchen - 4.76m x 2.45m (15'7" x 8'0") - with fitted base cupboards and drawers, laminate worksurface, double drainer stainless steel sink, wall cupboards, part tiled walls, plumbing for a dishwasher, radiator and rear entrance door.
First Floor -
Landing - with ceiling coving, picture rail, airing cupboard off with hot water cylinder and shelving.
Bedroom 1 - 3.92m (min) x 3.16m (12'10" (min) x 10'4" ) - with built in wardrobes, ceiling coving and radiator.
Bedroom 2 - 4.32m (max) x 3.88m (14'2" (max) x 12'8") - with fitted wardrobes, ceiling coving and radiator.
Bathroom & Wc - 2.86m (min) x 2.30m (9'4" (min) x 7'6") - with grey suite comprising: corner bath, low flush WC, pedestal wash basin and shower cubicle with Mira electric shower. Part tiled walls, dado rail, ceiling coving and radiator.
Bedroom 3 - 4.91m x 2.49m (16'1" x 8'2") - with ceiling coving and radiator.
Bedroom 4 - 4.61m (max) x 2.48m (max) (15'1" (max) x 8'1" (max - with ceiling coving, picture rail, built in wardrobe and radiator.
Outside - The property has frontage onto Meaux Lane with a tree lined gravelled driveway leading to the farmhouse and farmbuildings. Lot 1 extends to 10.50 acres or thereabouts and is shown edged red on the plan attached at Appendix A.
Garden/Grounds - To the front and sides of the farmhouse is an extensive area of well maintained lawned garden/grounds. Located in the garden is an aluminium framed greenhouse.
Boiler House - 3.15m x 1.45m (max) (10'4" x 4'9" (max)) - Attached to the rear of the house with concrete floor, electric light and power and a floor mounted oil fired central heating boiler.
Traditional Store And Garage Building - 24.15m x 4.80m (79'2" x 15'8") - Brick with a mainly tiled roof with a small area clad with corrugated asbestos cement. Comprising:
i) Single garage with up and over door, side personnel door, concrete floor, electric light and power.
ii) Workshop with stable door, concrete floor, electric light and power.
iii) Oil House with stable door, concrete floor, electric light and two steel central heating oil tanks.
iv) Stable/Store with stable door, concrete floor and electric light.
v) Store with double wooden doors, side stable door, concrete floor, electric light and power.
Lots 2 And 3 -
Agricultural Building Conversion Schemes - Lots 2 and 3 comprise Unit 1 and Unit 2 respectively of a previously approved scheme of development granted planning consent under East Riding of Yorkshire Council Planning Reference: DC/12/03304/PLF/EASTSE.
This was a planning consent dated 7th December 2012 for the conversion of redundant agricultural buildings to form 2 x no live/work units, including internal and external alterations and erection of a single storey extension and retention of a two-storey extension. This planning consent has now expired.
The vendor is currently preparing an application for planning permission to replace the recently expired planning permission to form 2 x no. live/work units.
Condition No 2 of the recently expired planning consent, which relates to the traditional buildings at Bridge Farm, indicates that the units may be occupied either as a single dwelling or as a mixed use as a single dwelling and for business use, being Class B1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987.
Class B1 comprises offices (other than Class A2 - Financial Services) or for research and development of products or processes, or for light industry. Please note, however, that convenants will apply to the sale preventing use of any of the lots for uses which might be likely to give rise to disturbance to the purchasers of the remaining lots.
The accommodation provided by each of the two units, as converted/extended, is shown within the extract of the architect's plan at Appendix B where the layouts for each of the Lots are shown.
Each of Lots 2 and 3 are briefly described below:-
Lot 2 -
Unit 1 - Barn Conversion - Edged green on the plan attached at Appendix A.
Unit 1 comprises a two-storey barn conversion comprising living area, a living dining area, kitchen and office at ground floor level, with three bedrooms and an office at first floor level. The offices on each of the floors could alternatively be used as further living accommodation under the terms of the planning consent.
The architect's drawings show an area schedule of 194 square metres (2087.44 sqft) of floor space within Unit 1.
Unit 1 - Garden Curtilage/Paddock - Unit 1 is offered with gardens and grounds extending to 0.63 acres or thereabouts, including a car parking area to the south of the building.
A grass paddock area of 1.49 acres or thereabouts is offered with this Lot and lies to the east of the garden curtilage, accessed via a gateway from the garden.
Please also refer to the general stipulations within these particulars that make reference to services and boundary fencing covenants applicable to this Lot.
Lot 2 is offered with or without the paddock land.
Lot 3 -
Unit 2 - Farmbuilding Conversion Scheme - Edged blue on the plan attached at Appendix A.
Unit 2 comprises the southern section of the of the farmbuilding range and is 'L ' shaped in plan and includes within the scheme a new build element at the south-eastern corner.
This Lot is mainly single-storey in plan but includes, at the northern end, a two-storey section comprising at first floor level two bedrooms, each with ensuite bathroom. At ground floor level, the scheme comprises a living area, kitchen/dining room, bathroom and a two office area with separate wc attached to the main part of the dwelling. The offices could instead be used as additional bedroom accommodation which would provide a 3/4 bedroomed conversion. The architect's plan shows an area schedule for Unit 2 of a total of 182 square metres (1958.30 sq ft)
Unit 2 - Garden Curtilage/Paddock - Unit 2 is offered with a garden curtilage inclusive of a parking area extending in total to 0.37 acres or thereabouts, and a paddock area to the east of the dwelling, accessed via a gateway from the garden curtilage, the grass paddock extending to 1.49 acres or thereabouts. This Lot is available with or without the paddock area.
Please also refer to the general stipulations within these particulars that make reference to services and boundary fencing covenants applicable to this Lot.
Lots 1-3 General Comments And Stipulations - Private Drive from the Routh-Wawne road
The private drive comprising a gravelled tree-lined access drive from the Routh to Wawne road is to be retained within the ownership of Lot 1 (Bridge Farmhouse), but would be subject to a right of way at all times and for all purposes for the purchasers of Lots 2 and 3, subject to a clause allowing the purchaser of Lot 1 to recover from the purchaser of Lots 2 and 3 respectively, one third from each of the cost of maintaining the drive.
There will be a duty to maintain the drive imposed on the purchaser of Lot 1 to ensure that the drive is maintained, albeit that two thirds of the cost can be recovered from the remaining two purchasers.
Rights to Lay Pipes, Cables and Wires
Sufficient rights will be granted to the purchasers of each of Lots 2 and 3 to allow them to lay wires, pipes and cables alongside the drive from the Routh to Wawne road to service their purchases, subject to causing as little disruption as possible to the other two owners, and reinstating the land within a reasonable timescale. It is envisaged that the purchasers will work together to help defray overall costs and to minimise disruption.
The architect's drawings for the building conversion scheme showed individual foul water private treatment plants as serving each of the two building conversions. In addition, the existing septic tank serving Lot 1 - Bridge Farmhouse, is located where the proposed parking for Unit 2 (Lot 3) of the building conversions is proposed.
The vendors propose that the parties ideally should join forces to develop a single private treatment plant capable of serving all three Lots, which will have the effect of reducing the cost to each purchaser of the provision of foul drainage. Until such time as the new treatment plant is proposed, the existing septic tank arrangements that benefit Lot 1 will be retained.
Electrical Power Supply
Lot 1 has the benefit of an existing power supply which would be separated from the farmbuildings, and each of the purchasers of Lots 2 and 3 will be required to provide their own electrical power supply. Requisite easements for pipes and cables as between the three Lots will be made available for the benefit of each Lot. The purchasers of Lots 2 and 3 should make their own enquiries as to the provision of an electrical supply to each of the conversions.
The current water supply to Bridge Farm is a borehole water supply which has served the farm for many years. It is understood that an allowance of 20 cubic metres per day of fresh water can be taken from the borehole and it is considered that this is likely to be quite sufficient to serve all three dwellings.
The vendors propose that the borehole supply should be shared between the three owners. Until such time as the supply pipework has been altered to serve the additional two dwellings, the right is reserved to the purchaser of Lot 1 to maintain its water supply.
Shared Rights of Access to Service Lots 2 and 3
The purchaser of Lot 3 would be entitled to a right of access, together with an obligation to share in the cost of maintenance of an accessway over Lot 2 and over land comprising part of Lot 1. A fair and equitable maintenance obligation will be incorporated into the transfers of each of the Lots.
The plans for these proposals may be viewed at either of the offices of the selling agents.
Sufficient rights will be granted for each purchaser to route underground, telephone and ADSL lines to each of the properties.
Purchasers should make their own enquiries as to the availability of telephone and internet services with their chosen supplier.
General Covenants to Protect Purchasers - Lots 1, 2 and 3
There will be a series of covenants incorporated into the sale of each Lot that seek to ensure that no undue disturbance is caused to the occupation of each of the dwellings by an occupier of each of the others.
Reasonable constraints on the timing and duration of building works at each of the dwellings and their future uses will be incorporated into the sales transfers to seek to ensure that purchasers can rely on tranquil occupancy of their purchases.
Boundary Demarcation Arrangements
The purchasers of Lots 2 and 3 will be required to erect and thereafter maintain within 12 months of the date of completion of the purchase certain fencing or walling requirements.
The covenant will require fencing, but the purchasers may consider that walling arrangements would be more in keeping, and the vendors, in discussion with adjacent purchasers, will be open to discussion about reasonable alternatives as long as they are at least as effective as the proposed covenant.
In broad terms, the purchaser of Lot 2 will be required to fence the boundaries A-B and C-D-E-F-G, as shown on the plan at Appendix C, and the purchaser of Lot 3 will be required to fence the boundary E-H-I (gateway at positions H-I)-J-K-L-M.
The purchasers of Lots 2 and 3 will be required to equally jointly fund the erection and future maintenance of a timber post and rail fence to subdivide the grazing paddock to the east of the farm buildings between the positions N and O on the plan at Appendix C.
Outgoings - The farmhouse is assessed in Council Tax Band E.
The land and buildings are subject to Drainage Rates payable to the Beverley and North Holderness Internal Drainage Board which for the year ending 31st March 2016 amount to £62.72.
Local Authority - East Riding of Yorkshire Council, County Hall, Cross Street, Beverley, East Yorkshire HU17 9BA
Wayleaves, Easements & Covenants - The property is sold subject to and with the benefit of all rights, wayleaves, easements and restrictive covenants whether referred to in these particulars or not.
There is a timber pole and three wire overhead electricity line passing through the grass field adjacent to the driveway which is understood to be subject to a wayleave agreement.
The property is subject to an easement for an underground piped gas main that affects the paddock areas of Lots 2 and 3 and also crosses the extreme south east corner of the grass field forming the southern part of Lot 1.
All three lots are offered subject to a development uplift clawback clause of 50% payable to the Crown Estate for uses that give rise to additional release of development value over and above the currently approved uses. The planning consents for the barn conversions are an uplift which will be settled with the Crown Estate in connection with the current sale by the vendor.
The property is subject to existing restrictive covenants, the details of which can be obtained from the joint selling agents.
Tenure - Freehold
Possession - Each property is offered with vacant possession on completion.
Solicitors - Mr S R T Gittings, Stamp Jackson & Procter LLP, 5 Parliament Street, Hull HU1 2AZ. Tel No 01482 324591.
Viewing - Strictly by appointment with the joint selling agents, Hornseys (Tel 01430 872551) or Michael Glover LLP (Tel 01482 863747).
It should be noted that all viewings will be conducted on an accompanied basis. In the interests of safety, when viewing please be aware of moving vehicles, keep clear of machinery and do not climb on any structures or buildings.
Method Of Sale - The property is for sale by private treaty.
Guide Price - The whole: £875,000
Lot 1 (edged red on the plan attached at Appendix A) : £535,000
Lot 2 (edged green on the plan attached at Appendix A) : £180,000 (inc. paddock)
Lot 3 (edged blue on the plan attached at Appendix A) : £160,000 (inc. paddock)
Joint Selling Agents - Hornseys
33 High Street
Tel: 01430 872551
Michael Glover LLP
Tel: 01482 863747
Agents Note - All measurements are approximate and for guidance only. No appliances, services, gas and electrical installations or central heating systems have been tested by the agents, nor have they carried out a detailed survey on this property.
Free Valuation - If you are thinking of selling or struggling to sell your house we will be pleased to provide free valuation and marketing advice.
Disclaimer - Messrs Hornseys for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) these particulars are produced in good faith, are set out as a general guide only and do not constitute, nor constitute any part of an offer or a contract. (ii) none of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. (iii) any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. (iv) no person in the employment of Messrs Hornseys has any authority to make or give any representation or warranty whatsoever in relation to this property. ALL NEGOTIATIONS RESPECTING THIS PROPERTY TO BE CONDUCTED THROUGH THE AGENTS OFFICE.
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