Lot 2 Deacons Farm, Smeeton Westerby

The Situation
The popular village of Smeeton Westerby is well known for its scenic quality, footpaths and bridleways, making it ideal for walking and horse riding. The village was once divided into the two separate hamlets of Smeeton and Westerby. The boundary is believed to be marked by two white stones next to Westerby House.

The village contains a public house, church and village hall whilst the neighbouring larger village of Kibworth Beauchamp, within easy walking distance, contains a good array of everyday shopping requirements, healthcare, public houses, restaurants and sports clubs. The city of Leicester to the north provides extensive shopping, leisure and business facilities.

Communication in the area is excellent with the city of Leicester offering a high-speed rail link to London St Pancras International, also available from the nearby town of Market Harborough to the south. By road the M1 connects to junctions 20 and 21. The M69 connecting via junction 21 of the M1 to the major arterial networks of the Midlands and south.

Educational facilities are excellent with preparatory schools at Uppingham, Leicester and Great Glen, secondary education at Leicester, Uppingham, Oakham, Oundle and Rugby. The area is well known for its sporting and recreational activities. Golf is available throughout Leicestershire and Market Harborough with water sports including sailing and fishing on Rutland Water.

Lot Two

The Residential Development Site
(Coloured blue on plan)

The building land is located to the east of the Farmhouse, on the current site of the farm buildings and extends to 6.30 acres (2.55 ha) including the paddock to the rear. The site is generally level with extensive concrete bases and forecourts to the portal framed buildings. The farm yard currently benefits from an existing access, which is separate to those serving the remainder of the farmstead.

The farm buildings comprise:
Machinery Store/Workshop: 22.9m x 12.3m (281.67 m2)
Further machinery store: 22.9m x 11.0m (251.9 m2)
Fodder Store: 22.7 m x 10.0m (227 m2)
Further Fodder Store: 22.7m x 11.3m (256.51m2)
Open fronted Store: 40.26m x 8.13m (327.31m)
Total floor area of farm buildings: 1,344.39 m2

Planning Permission
The development land itself extends to 1.5 acres (0.61ha) and has full planning permission for five dwellings (ref no. 25/00478/FUL) issued by Harborough District Council on 13th June 2025. The planning permission covers the redevelopment of the farmyard including the demolition of the existing farm buildings and the erection of five dwellings with associated garaging, gardens, parking and access. The approved drawings show four two-storey dwellings and one single storey dwelling. A copy of the planning permission and the approved drawings are available on request.

Services
We are informed that mains water is connected to the property which feeds the Farmhouse and the water troughs on the land. There is main electricity to the farmhouse, and we understand that the private drainage system at this property may not comply with the relevant regulations and will no doubt require updating or replacement.
The development site currently shares mains electricity and water and electricity with the farmhouse. The existing utility services are to be disconnected from the remainder of the farmstead and made safe at the buyer’s expense. The buyer of the development site will then be responsible for making their own connections to the various utilities if the property is sold in two separate lots.

The present foul drainage system is not available to serve the proposed development and a new private drainage system will have to be installed by the buyer, presumably to be located within the paddock to the rear of the development site.

Proposed Development

The consented development comprise
Plot 1 4 bedroomed house (two storey) 2,575 sq. ft.
Plot 2 4 bedroomed house (two storey) 2,450 sq. ft
Plot 3 5 bedroomed house (two storey) 3.625 sq. ft
Plot 4 5 bedroomed house (two storey) 3,550 sq. ft
Plot 5 3 bedroomed bungalow (single storey) 1.675 sq. ft
Total Five dwellings 13,875 sq. ft

NB: All floor areas are approximate gross internal to the nearest 25 sq. ft., excluding garaging, and are subject to detailed design and survey.

Drawings of the proposed development as listed in the planning permission are available on request.

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 and machinery.

Plans & Particulars
These are believed to be correct, but their accuracy is not guaranteed, and no claim can be admitted for any errors or discrepancies.

What3words:
///dubbing.airbrush.limes

Postcode
LE8 0QS

Viewing
Strictly by confirmed appointment with the Vendor’s Agents.


Important Notice
King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs, videos and/or virtual tours illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your co-operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. June 2025.