Sold STC
£1,800,000
Reference: 13342
An attractive ring-fenced, primarily arable farm, with areas of permanent pasture, extending to approximately 192.39 acres (77.84 hectares) in total, benefitting from good road frontage and an excellent accessible location. Steel portal framed barn with potential for alternative uses, subject to planning.
An attractive ring-fenced farm, in all about 192.39 acres (77.84 hectares).
General
Rectory Farm is a ring-fenced, primarily arable property, with areas of permanent pasture, extending to approximately 192.39 acres (77.84 hectares) in total.
The farm is located to the south-east of Tibberton, with good road frontage and enjoys scenic views across the surrounding countryside including towards the Malvern Hills to the west. A well-maintained hardcore track from Plough Road, provides the principal access point, leading to the centre of the farm where a building is located. There is also a secondary access track on the southern boundary, leading from Old Turnpike Road. A tributary to the Bow Brook borders the property to the east and the
West Midlands railway line runs through the holding.
There is a useful steel portal framed barn with lean to and surrounding yard. The building has the potential for conversion, subject to obtaining the necessary planning consents. The Farm Building and yard is conveniently located at the heart of Rectory Farm, where it is surrounded by arable fields. The property extends to approximately 154.45 acres (62.50 hectares) of arable land, approximately 36.33 acres (14.69 hectares) of permanent pasture and approximately 1.61 acres (0.65 hectares) comprising the building & yard, a parcel of woodland and tracks.
Arable Land
The arable land comprises of 154.45 acres (62.50 hectares) of level, productive fields which are bordered by mature hedgerows. Many of the fields have been comprehensively under-drained and details are available from the Selling Agent. The arable land is currently sown to temporary grass leys, and in the past has been farmed in an arable rotation which has included winter wheat,
winter oilseed rape, spring wheat and spring beans. More recently, some of the fields have grown maize. Three additional fields (4346, 5126, 4693) totalling 16.35 acres (6.62 hectares) which due to the number of years in a temporary grass ley are now recognised by the RPA as permanent pasture, have historically been in cereal cropping. Several of the arable fields benefit from road frontage and many of the Rectory Farm fields are accessed via the principal hardcore track off Plough Road and there is also a secondary access track from the southern boundary, off Old Turnpike Road.
The land is Grade 3 according to the Land Classification Maps of England and Wales. The soil is a combination of Worcester and Wickham 2 soil associations according to the Soil Survey of England and Wales, which are described as slightly acid loamy with clayey soils.
Permanent Pasture
There are approximately 36.33 acres (14.69 hectares) of permanent grassland. Several grass fields border a tributary to the Bow Brook on the east. It is understood that some of the fields were part of "The Racecourse" as they were historically part of a point to point course, which was viewed by spectators from an elevated position on the bank above Crowle Green. Some of these grass fields have been cropped in the past and in recent years the land has either been grazed with livestock or mown for forage. The grass land includes 6.65 acres (2.69 hectares) of traditional ridge and furrow. As an alternative to livestock use, the grass fields have potential for the provision of other eco-system services, such as Biodiversity Net Gain, Tree Planting, Carbon Sequestration or Re-wilding. There is a small area of woodland comprising 0.65 acres adjoining the northern boundary. The land is Grade 3 according to the Land Classification Maps of England and Wales. The soil is a combination of Worcester and Wickham 2 soil associations according to the Soil Survey of England and Wales, described as slightly acid loamy with clayey soils.
Farm Building and Yard
A steel framed building with lean-to and concrete floor, overall approximately 75´ x 60´ (22.86m x 18.29m) is situated at the centre of the holding, which is directly accessed from the hardcore track leading from Plough Road. The building has been used for storage of straw and forage and to house cattle within the lean-to section. An area of hardstanding surrounds and is situated to the south of the barn and provides an additional general storage area. Due to the excellent location of Rectory Farm and ideal private situation of the building at the centre of the holding, the building may be considered suitable for conversion to non agricultural uses, such as residential, leisure or commercial use, subject to obtaining the necessary planning consents.
Situation
Rectory Farm is located to the south-east of the village of Tibberton, in the county of Worcestershire. The property benefits from excellent road links being situated approximately 3 miles east of junction 6 of the M5, which leads to the M6 to the North and M50 to the west. The nearby A422 leads to the A46, where both Stratford upon Avon and Royal Leamington Spa can be reached to the east. The livestock markets at Worcester (2.5 miles) and Stratford upon Avon (23 miles) are both easily accessible.
The Birmingham to Worcester canal runs through Tibberton and the village has the benefit of facilities including two public houses, the Church of England First School and the Church of Saint Peter ad Vincula. The cathedral city of Worcester is situated 5 miles to the west, on the banks of the River Severn, where there are a wide range of places to eat and drink, as well as being home to a variety of shops and historic heritage sites. Birmingham can be reached in under an hour by car, with excellent access from the M5, offering an extensive range of shopping and cultural facilities.
The Cotswold borders are located 12 miles to the south of Tibberton, in an Area of Outstanding Natural Beauty, home to the popular towns of Winchcombe and Broadway, distinguished by its independent shops and local galleries. The Malvern Hills are located 15 miles to the west, which offers walking and other outdoor pursuits as well as a wide choice of festivals, art and leisure activities.
There are a wealth of secondary schools in Worcester, and an excellent choice of private education within renowned schools.
General Information
Method of Sale
The property is offered for sale by Private Treaty as a whole.
Tenure and Possession
The property is offered for sale freehold. Rectory Farm has been occupied under a Farm Business Tenancy which terminates on 28th September 2023 and vacant possession will be available after this date.
Sporting, Timber and Mineral Rights
All sporting, timber and mineral rights are included in the freehold sale, insofar as they are owned.
Drainage
The plans of the comprehensive under drainage schemes are included within the Information Pack.
Basic Payment Scheme
The farmland is registered on the Rural Land Register for the Basic Payment Scheme (BPS). The outgoing Tenant will retain the benefit of the 2023 and previous Basic Payment Scheme claims including future de-linked payments. The purchaser will be required to ensure that the land remains Cross Compliant to 31st December 2023.
Countryside & Environmental Stewardship
The property was previously within a Mid-Tier Stewardship agreement, which expired on the 31st December 2022. The property is not currently subject to any Environmental agreements.
Overage
The Sellers will retain 40% of any uplift in value if planning permission is obtained for development or change of use from agricultural use during the first 40 years after completion of the sale. The overage payment will be triggered upon disposal of land with the benefit of planning permission or implementation of planning permission.
Easements, Wayleaves, Covenants& Rights of Way
The property is sold subject to and with the benefit of all existing wayleaves, easements 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. More particularly, the property is crossed by public footpaths. There are several overhead cables which are subject to wayleave agreements with annual payments. The Network Rail route to Birmingham crosses through
the property. The access from the western boundary off Plough Road crosses the railway at Tibberton overbridge. The Title refers to an agreement with the British Railways Board to use a galvanised iron water pipe. Further information is available from the Selling Agent and in the Information Pack.
Local Authority
Wychavon District Council, Civic Centre, Queen Elizabeth Drive, Pershore WR10 1PT
Services
The holding currently has no mains water nor an electricity supply. Further information is available from the Selling Agent and in the Information Pack, in respect of connecting these services. The water connection would be supplied by Severn Trent, and electricity powered by National Grid (previously Western Power Distribution).
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 themselves 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 (100033416 and 100022432 ). All plans are not to scale.
Health & 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 farm buildings and machinery.
Ingoing Valuation
In addition to the purchase price the purchaser will be required to pay for: Growing crops and all beneficial cultivations, subsoiling, mole ploughing and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable. Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest will be recharged at invoice cost. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.
Measurements & 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 in June 2023.
Viewings
All viewings are strictly by appointment only through the Selling Agent, Bletsoes.
Location/Navigation
Nearest Postcode: WR9 7NQ
what3words: lions.bandstand.bramble
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