Coningsby FarmF i F i e l d , m a i d e n h e a d , b e r k s h i r e

Savills OxfordWytham Court, 11 West Way, Oxford OX2 0QLTel. 01865 269179Richard Binning - rbinning@savills.comZoe Plant - zplant@savills.com

Savills WindsorThe Gallery, 3 High Street, Windsor, Berkshire SL4 1LDTel: 01753 834654

Charles Elsmore-Wickens cewickens@savills.com

Coningsby FarmF i F i e l d , m a i d e n h e a d , b e r k s h i r e

Versatile and accessible farm

Maidenhead 4 miles, Windsor 4.5 miles, M4 (Junction 8/9) 3 miles, M4 (Junction 6) 5 miles, M3 (Junction 3) 11 miles, Heathrow Airport 15 miles, Central London 28 miles, London Paddington from Maidenhead Station

from 38 minutes. All distances and times are approximate.

Modern 4 bedroom farmhouse

Double garage and stores

Granary

Lawn garden and pond

Traditional farm buildings

Extensive range of modern farm buildings incorporating a range of internal stables

Circular canter track and stick and ball pitch

Pasture

In all about 56 acres

SummaryConingsby Farm is positioned in an attractive and sought after area between Windsor and Maidenhead. The farm sits well within its 56 acres of land and is situated to the eastern edge of the picturesque village of Fifield. It offers the opportunity to further enhance the existing facilities and, subject to obtaining the necessary consents, utilise the traditional buildings. Local amenities include shops catering for day-to-day needs in West Windsor (about 3 miles) with more extensive cultural and shopping facilities found in the towns of Maidenhead and Windsor. Moreover, some of the country’s top restaurants may be found within close proximity, notably the Waterside Inn and The Fat Duck in the nearby Thameside village of Bray (about 2.5 miles). Excellent educational establishments include St Mary’s, Papplewick, Heathfield and St.George’s in Ascot, Brigidine and Upton House in Windsor, Royal Holloway and The American Community School (which offers the International Baccalaureate) and Eton College. Holyport College is due to open in September 2014.

Sporting and leisure activities in the area include golf at Temple, Maidenhead, Harleyford, The Royal Berkshire, Sunningdale and Wentworth; horse racing at Windsor and Ascot; polo at Smith’s Lawn and the Royal County of Berkshire Polo Club; rowing at Maidenhead Rowing Club, Dorney Lake and Henley; flying at White Waltham Airfield and sailing at Bray Lake and the River Thames.

The farm is conveniently located for the M4 which links to both the M25 and the A404(M)/M40; rail access is equally convenient with direct services to London Paddington available from Maidenhead and to London Waterloo from Windsor. It is worth noting that Crossrail, the new high speed service, is due to begin running from Maidenhead around 2018.

ViewingStrictly by appointment through the selling agents.

DirectionsExit the M4 motorway at Junction 6, take the relief road into Windsor (A332) and follow for 1.5 miles passing over the River Thames. Take slip road on left (signposted to Maidenhead) and at the roundabout, take the 3rd exit (A308). Continue over the mini roundabout and proceed along the A308, straight across the roundabout at the end (with the garden centre on your right). Turn left shortly afterwards into Oakley Green Road and follow this road, passing the cricket ground and Fifield Road on your right. Take the next right hand turning into Coningsby Lane and Coningsby Farm will be found on the left hand side.

Health & SafetyGiven the potential hazards of a working farm we would ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings. We would ask that no viewings are made without prior appointment.

CONINGSBY FARMFarmhouseBuilt in 2003 Coningsby Farmhouse is an attractive Georgian style brick farmhouse offering versatile family accommodation. As shown on the floor plan the rooms comprise:

Ground floor: reception hall, dinning room, sitting room, kitchen/breakfast room, study, conservatory, utility room, walk in larder, W.C., boot room and shower room.

First floor: master bedroom with ensuite bath room and walk-in wardrobe, 3 further double bedrooms 1 with an ensuite shower room and a family bathroom.

There is an attic which is partly boarded with hatch access from the landing.

The accommodation is laid out over two floors and has a floor area of approximately 2,805sqft. The rooms are well proportioned with the reception rooms offering a flexible layout. The kitchen has been thoughtfully designed to provide both a practical and comfortable space which is at the hub of a family home. There are solid oak wall and floor units complete with granite worktops and 4 oven Aga. With its brick walls and slate roof the conservatory provides a third reception room which benefits from dual views over the garden, pond and land beyond.

The house is accessed via a private entrance from Coningsby Lane with a large parking area to the front of the house and a double garage. The double garage benefits from a store room and separate cloakroom. At the rear and side of the house is a lawn garden with views over the land together with an attractive pond and mature trees. Access is also available to the traditional barns and farm yard from the parking area.

GranarySituated to the rear of the house adjacent to the garage is a traditional granary constructed of cladded timber sides under a slate roof sited upon staddle stones. This building is currently utilised for storage but could, subject to obtaining necessary consents, be utilised further.

Coningsby Farm, MaidenheadMain House gross internal area = 2,805 sq ft / 260 sq m

Garage & store rooms gross internal area = 598 sq ft / 56 sq m

Granary gross internal area = 238 sq ft / 22 sq m

Total gross internal area = 3,641 sq ft / 338 sq m

Ground Floor First Floor

Farm Buildings and Equestrian FacilitiesOver the years the farm has run dairy and beef cattle enterprises and more recently has diversified alongside the suckler herd to accommodate equestrian activities. As such there are a large range of traditional and modern farm buildings, as shown on the block plan. The traditional buildings offer the potential to further enhance the farm, subject to obtaining the necessary planning consents. The modern farm buildings offer a covered area of approximately 28.226sqft. They comprise:

No1. Traditional Barn – timber frame traditional barn with timber clad sides on a brick plinth under a slate roof. Concrete floor and wooden doors. Attached to Threshing Barn. About 5m x 15.7m

No2. Threshing Barn – traditional barn constructed of a timber frame with timber clad sides on a brick plinth under a slate roof. Concrete floor. Internally the main body of the building has been divided to form 6 loose boxes all with Hancox fittings. Accessed externally is a tack room, isolation box and store. About 15.8m x 9.9m

No3. Lean-to – attached to Threshing Barn, constructed of

steel portal frame with fibre cement sheet roof and feather-edge cladding to either end. Internally there are 4 loose boxes together with a large space for hay/feed storage and a covered tie-up area. Concrete floor. About 5.8m x 30.3m

No4. Cattle Yard – open fronted 2 bay steel portal frame barn with part block walling and Yorkshire boarding under a fibre cement roof. About 3.4m x 11.9m

No5. Former Cowshed – constructed of block walls under a corrugated roof with concrete floor. About 23m x 5.4m

No6. Workshop 1 – steel portal frame barn with part concrete sheet walls and metal cladding under a fibre cement roof. Power floated concrete floor and roller shutter door. About 13.7m x 6m

No7. Cattle Shed – open fronted 4 bay steel portal frame barn with part concrete walls, metal cladding to rear and Yorkshire boarding to either end under a fibre cement roof. Concrete floor. About 22m x 6m

No8. Cattle Shed – open fronted 4 bay steel portal frame barn with part concrete walls, metal cladding to rear and Yorkshire boarding to either end under a fibre cement roof. Concrete floor. The barn is divided and in one section there are 8 loose boxes. About 22m x 24m

No9. General Purpose Barn – open fronted 4 bay steel portal frame barn with part concrete walling and metal cladding under a fibre cement roof. About 24m x 17.6m

No10. Workshop 2/ General Purpose Barn – part open fronted galvanised steel frame barn with part concrete walling and cladding under a fibre cement roof. Part fully enclosed by 3 roller shutter doors. Within this is a workshop which is alarmed and has a power floated concrete floor together with an area of storage. About 35.4m x 14.9m

No11. Cattle Shed – open fronted 4 bay steel portal frame barn with part concrete walling, cladding and Yorkshire boarding under a fibre cement roof. Built around the original bull pen. About 19.5m x 18.2m

In addition to farm buildings being converted to provide stabling, polo facilities are further enhanced by a circular canter track measuring approx 450m with a woodchip surface, a wash down bay and a stick and ball pitch in the centre of the canter track.

The farm buildings are accessed via two accesses one from Coningsby Lane and the other from Green Lane and are serviced by a large area of hard standing suitable for parking horse lorries and farm machinery.

LandIn total the farm comprises of 56.4 acres of which 51.8 acres are permanent pasture. The land forms two principal blocks divided by Green Lane (a track/Bridleway). One block surrounds the farmhouse and farm buildings whilst the other block is immediately adjacent on the north of Green Lane.

The northern land is accessed from both Coningsby Lane and via a wood chip access track off Green Lane. The land is largely level and in three principal enclosures bounded by mature hedging and “Equifence” fencing. There is an attractive pond to the east of the land and the canter track and stick and ball pitch are to the west of the land.

The southern land is accessed through the farm buildings or via Coningsby Lane. It is largely level and divided into five enclosures bounded by mature hedging. A small amount of parkland tree planting has been undertaken in the field to the west of the farm buildings.

The vendors are in the process of a re-fencing programme where they are replacing normal stock proof fencing with specialised “Equifence” fencing.

Important noticeSavills, their clients and any joint agents give notice that:1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.3. The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function, and prospective purchasers / tenants should satisfy themselves as to the fitness of such equipment for their requirements.4. The VAT position relating to the property may change without notice.Brochure and photographs: June 2014. Ref: ZJDP/WDS140092

General Remarks and StipulationsFurther information on all aspects referred to below is available from the seller’s agents.

Method of Sale The property is offered for sale by private treaty.

Tenure and OccupationThe freehold of the property is offered for sale as a whole, with vacant possession upon completion.

Council Tax and EPC RatingConingsby Farmhouse – Council tax band G (£1,767.95)EPC Rating C The full EPC report is available on request from the selling agents.

ServicesConingsby Farmhouse: Mains electricity and water. Oil fired under floor heating. Private drainage.Farm Buildings: Three phase electric to Traditional Barn and Workshop 1. Single phase electric to other farm buildings. Mains water.

Town and Country PlanningThe property lies within the area administered by The Royal Borough of Windsor and Maidenhead Council, to whom interested parties are advised to make their own enquires in respect of any planning issues and development opportunities for the property.

Local AuthoritiesThe Royal Borough of Windsor and Maidenhead Town Hall/St. Ives RoadMaidenheadSL6 1RFTel: 01628 683800

Wayleaves, easements and rights of way The property is sold subject to the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes whether referred to in the Conditions of Sale, or not.

There are a number of footpaths and bridleways that cross the property which have been marked on the sale plan so far as they are known.

Fixtures and FittingsOnly those items mentioned in these particulars are included in the sale. All other fixtures and fittings including curtains and garden ornaments are specifically excluded. Certain items of farm equipment may be available by separate negotiation.

SportingThe sporting rights in so far as they are owned are in hand and included in the sale of the freehold.

Single Payment SchemeThe land is registered for payments under the Single Payment Scheme and for the avoidance of doubt, the Vendor will retain the 2014 payment. The Entitlements may be available to purchase by separate negotiation.

Environmental StewardshipThe property is not within an Environmental Scheme.

Ingoing Tenant RightDepending on the time of completion the vendor reserves the right to make a separate charge for residual manurial value and unexpired manurial value.

HoldoverHoldover may be required for the equestrian facilities to the end of the year to allow for relocation and for the storage of hay/haylage and straw. It may also be required for the cattle for a short period. The vendor reserves the right to hold a dispersal sale on the farm.

Farmland Soil TypesAccording to the Soil Survey of England and Wales the soils are of the Wickham 4 Series known to be slowly permeable seasonally waterlogged fine loamy over clayey soils, often with brown subsoil best suited for permanent and short term grassland. The land is Grade 3.

MineralsIn so far as they are owned the minerals are included in the sale of the property.

DesignationsAll of the land is classified as being within a Nitrate Vulnerable Zone (NVZ) and within the Metropolitan Green Belt.

Plans, Areas and SchedulesThese plans are based on Ordnance Survey and for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Solicitors Field Seymour Parkes LLP1 London StreetReadingRG1 4QW

Postcode SL6 2PF