Land for saleLand at South Lodge,Binton,CV37
- 0.29 acres (0.12 hectares)
- Use class orders: A1 Shops and A5 Hot Food Take away
- Prominent Roadside Site
- Current Uses: Class A1 (Local Produce Shop) and Class A5 (Hot Food Takeaway)
- Site Area: 0.29
- Potential Additional Land - circa 0.57 acres
The site is situated just on the outskirts of Stratford-upon-Avon, ideally located, being easily accessed from Stratford-upon-Avon, Evesham and the Cotswolds. The site is 1.8 miles west of Stratford Town Centre, 7.6 miles south west of Alcester and 12.6 miles north east of Evesham. The site is located fronting the B439 Evesham Road, this is one of the main commuter roads into and out of Stratford-upon-Avon. The site is positioned 4 miles from Stratford Race Court, 1.5 miles from the local amenities and school in Welford on Avon, and less than 1 mile from The Four Alls Public House. The nearest schools are Welford Primary School (1.6 miles) and Temple Grafton Primary School (1.9 miles). Stratford Central Train Station is 5 miles from the site. Stratford Parkway is located approximately 7 miles from the site. The site is adjacent to South Lodge, a residential property. The site overlooks open fields and is close to a footpath leading to Temple Grafton. The roadside prominence provides a great profile for a range of commercial uses such as creche/nursery or residential subject to planning.
The subject property is a flat irregular shaped site which extends to 0.86 acres (coloured red). The site is occupied by a single storey shop and takeaway building, a stable block and a barn. There is a stream to the north east and east perimeter. The following accommodation is provided on a Gross External Area basis:
Retail Unit: 23.46 sqm (252 sqft)
Stables (excluding collapsed shed to the rear): 79.85 sqm (860 sqft)
Barn: 62.68 sqm (675 sqft)
Total: 166.17 sqm (1,787 sqft
There are three raised beds growing produce to the front of the retail unit. Hardstanding is available for car parking adjacent to the stable block for around 10 customer cards. Further land for car parking could be possible along the thin strip of land (spinney land) also in the vendor's ownership which extends to roughly 0.23 hectares (0.57 acres). Further discussions would be required with Warwickshire County Highways regarding the creation of a new compliant access. The Vendor has confirmed that they are happy to allow rights of way across a designated footpath to the front of South Lodge to access the land available for sale from the Spinney Land. The Retained Land is coloured blue.
The site is located within Stratford District Council for planning purposes. The site is within open countryside, Flood Zone 2 and there is a public footpath SD13 which runs between the "Additional Land" and South Lodge. The site has consent for "retrospective permission for change of use of part of the site from residential use for the sale of local produce (Class A1) and hot food for consumption off the premises (Class A5); for retrospective erection of a 185 sqm single storey shop/takeaway building at the entrance to the site and the creation of a new vehicular access to the site". The permission shall expire on 12th March 2018. This time frame was imposed by Warwickshire County Highways in order that they could monitor highways safety. County Highways acknowledge that the application was retrospective and that the site had been trading for over 12 months without any serious accidents.
The building permitted shall be used for the sale of fruit, vegetables and flowers grown on the associated holding for the ancillary sale of hot and cold food and drink and for no other purposes (including any other purpose in Classes A1 or A5 of the Town and Country Planning (Use Classes) Order 1987. The barn shall be used for no other purpose other than ancillary storage. Paragraph 28 of National Planning Policy Framework support sustainable rural tourism that benefits businesses in rural areas, communities and visitors. Further advice is awaited from Stratford District Council in respect of application of General Permitted Development Order.
Warwickshire County Highways have approved a new access to the site. There are to be 10 customer spaces created within the site with a restriction against use by large vehicles such as HGV's.
A full Information Pack is available for interested parties containing the following information:
Contact Lauren Ottley for the Dropbox Link
Bats are suspected in the large barn but no survey has been undertaken. Please note that the shed to the rear of the stable block has collapsed and no parties should enter this building or visit the site without prior appointment.
The site falls within Flood Zone 2, which has a 0.1% annual probability of flooding.
The site is owned freehold and falls partly within title WK414706 and partly within title number WK419032. Title area WK419032 was based upon an adverse possession claim as there were no title deeds to cover this particular piece of land. A possessory title was applied for and statutory declaration made by Nigel Geoffrey Bell in support of the application. Title absolute will be granted on 2nd December 2016 for this element of the title and a possessory Title Indemnity is in place. A copy of this is available. The property is located within the historical boundary of a title district within a Parish which continues to have potential Chancel Repair Liability based upon historical Parish.
We are aware of the following services however interested parties should make their own enquiries of Statutory Aithorities:
Gas - None.
Telecommunications - Present (poles opposite side of Evesham Road) - BT
Electricity - Present and connected to the site - EDF
Drainage - None.
Water - Present (plot side of Evesham Road) - Severn Trent
For the purposes of Business Rates, the subject property has a Rateable Value of £1,250. The current non-domestic multiplier for business rates purposes for 2014/2016 in England and Wales is 0.48 pence in the pound for small businesses.
To the west side of South Lodge, a further parcel land may be made available by way of separate negotiation. This parcel extends to 0.23 hectares (0.57 acres). It did not form part fo the change of use application (Ref. 14/1441/FUL). This area is classed as "Spinney Land" in the Information Pack. This area has a dropped kerb at the most westerly point. It has a width of 11m and our highway consultant enquiries suggest it may be suitable for car parking subject to approval from County Highways and appropriate access being permitted and sensible footpath link across the front of the "Spinney Land" across to the Subject Property. See Information Pack for further detail.
Offers are invited for the subject property with or without the Spinney Land on an unconditional or conditional basis in the region of £275,000.
FURTHER INFORMATION & VIEWING
Further information on the above may be found in the full Information Pack. South Lodge is currently occupied so all viewings to be strictly by prior appointment only. To arrange a viewing please contact Keri Dobson.
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