Field To Fork, Wootton Wawen Garage, Stratford Road, Wootton Wawen, Warwickshire

Location
The property is located on an extremely prominent roadside pitch fronting the A3400 just to the north of the centre of the village of Wootton Wawen, circa 6.9 miles (11 km) to the north of Stratford-upon-Avon and a mere 1 mile (1.6 km) to the south of the very popular town of Henley-in-Arden. The A3400 also connects to the M42 north of Henley and according to Department of Transport 2025 date carries in excess of 8,760 vehicle movements along its stretch past the property. The local catchment area is strong and affluent.

Description
The property operates as a Farm Shop having been significantly improved from the state of the property at the commencement of the lease – all these improvements have been undertaken with Landlord’s consent. The property is defined in three separate areas of trade – the general shop area, a butchery section and a large cafeteria with a well fitted kitchen. The property has the requisite toilet facilities for both staff and customers. There is also a dedicated warehouse/storage area. It is supported by a tarmac surfaced car park – part to the front and part to the rear – offering circa 22 spaces. To the left side of the property is an area used for outside seating for the Café area.

Accommodation
The property has a total gross internal area of circa 3,466 sqft (322 sqm) which is broadly split as follows:

Retail (incl Butchery) 1,776 sqft 165 sqm
Café 861 sqft 80 sqm
Warehouse 484 sqft 45 sqm
Kitchens and Welfare 344 sqft 32 sqm

Planning
The property operates under a full planning consent from Stratford-upon-Avon District Council dated 1st August 2022 to application reference 22/01375/FUL that permits Class E - Cafe and Shop.

Services
The property is connected to all mains services.

Tenure
The property is held on a 10 year lease dated and commencing 8th December 2022. The lease is a full repairing and insuring lease. It was made subject to a Schedule of Condition that records the condition of the property at the commencement of the lease. The lease is subject to an “open market” Rent Review Provision that is effective 8th December 2027.

The lease is made with the statutory renewal provisions of the Landlord and Tenant Act.

The current rent passing under the lease is £45,000 per annum. VAT is NOT chargeable on the rent.

It is important to note that as all of the improvements to the property were undertaken with the Landlord’s Consent by a Licence for Alterations – those improvements to the property have to be disregarded for the purpose of assessing the rent at the Rent Review and any subsequent lease renewal.

A copy of the lease can be made available to interested parties.

EPC
The property has a valid EPC showing an energy rating of D (98) that expires 10th September 2027. This EPC was undertaken prior to the alterations to the property.

Business Rates
The property has a Rateable Value of £39,250.

VAT
The property is not registered for VAT.