THE BRIDGE AND BROCKTON ESTATE

THE BRIDGE AND BROCKTON ESTATENewport, Shropshire, TF10 9EP

a superb investment estate

High quality commercial investment estate, comprising two independent farms let under two separate Agricultural Holdings Act Tenancies

Brockton Manor Farm comprises an impressive seven bed manor farmhouse, three further semi-detached cottages, extensive range of modern and traditional buildings and high quality arable farmland extending to 810 acres (328 hectares)

Bridge Farm comprises a farmhouse with two further detached cottages, extensive range of farm buildings, in part already diversified, and good quality arable farmland of Grade 2 and Grade 3 quality, totalling 468 acres (189 hectares)

In all 1,278 acres (517 hectares)

Annual rent of £114,538

Available as a whole or in 2 lots

Newport 2.5 miles • Telford 7 miles • Stafford 17 milesShrewsbury 18 miles • Birmingham 38 miles

(All distances are approximate)

Savills Telford

Hall Court

Telford, TF3 4NF

Tel: 01952 239 529

Contact: Rhydian Scurlock-Jones

RSJones@savills.com

Savills London

33 Margaret Street

London W1G 0JD

Tel: 020 7409 8882

Contact: Alex Lawson

alawson@savills.com

savills.co.ukYOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT

INTRODUCTIONThe Bridge & Brockton Estate provides a rare opportunity to purchase a high quality commercial investment estate in a part of the country characterised by a relatively low supply of larger farms. Bridge Farm and Brockton Manor Farm are let under two separate Agricultural Holdings Act Tenancies, on full repairing and insuring terms.

SITUATIONThe Estate benefits from good transport links to both local amenity centres such as Newport to the east and Telford in the south west; and larger centres such as Shrewsbury and Stafford to the north east and south west respectively. Stafford railway station is located approximately 15 miles to the east and offers direct rail links to London Euston with a journey time of approximately 1 hour 18 minutes.

LOT 1 - BROCKTON MANOR FARMThe farm is let by way of an Agricultural Holdings Act Tenancy agreement dated 17 November 1981 and qualifies for 50% Inheritance Tax relief after 7 years of ownership for an investor. The tenancy states that 491.77 acres constitutes a first succession and the balance of the holding is a first letting. The Vendor believes that due to subsequent surrenders approximately 124.115 ha ( 306.69 acres) now remain comprised in the area identified as a first succession.

Further to the original agreement, a surrender of part of the holding has been undertaken with the current rent passing for the holding, accounting for this surrender being £77,238.

The predominantly irrigated arable farmland extending to approximately 809.67 acres (327.658 hectares).

RESIDENTIAL BROCKTON MANOR FARMHOUSE• The main residence is Brockton Manor Farmhouse: an

impressive Grade II listed C19, seven bedroom, three storey, red brick manor house, mature gardens and grounds with immaculate lawns and tennis court. All in excellent condition and unusually grand for a let farmhouse.

• Accommodation comprises:

• Ground Floor: Kitchen, snug, drawing room, dining room, sitting room and office

• First Floor: four double bedrooms , one en-suite and dressing room, and family bathroom

• Second Floor: two double bedrooms, shower room and storage

• Occupancy: Let under Agricultural Holdings Act 1986

• GIA: 5,170 sq ft

BROCKTON MANOR FARMHOUSEGross internal Area (approx)

Farm House: 480.3 sq.m / 5170 sq.ftLodge: 67.9 sq.m / 731 sq.ft

For identification only. Not to scale.

First Floor

The Lodge

The Lodge

Ground Floor Second Floor

Brockton Manor Lodge • Semi-detached red brick cottage, adjoining Brockton Manor

Farmhouse

• Accommodation comprises:

• Ground Floor: Kitchen, living room, utility room and family bathroom

• First Floor: two double bedrooms

• Occupancy: Sub-let under Assured Shorthold Tenancy

• EPC Rating: E

• GIA: 731 sq ft

Brockton Cottages No.1 Wrekin View • Red brick semi-detached cottage built in the 1940’s with far

reaching views.

• Accommodation comprises:

• Ground Floor: kitchen with pantry, dining room and living room and downstairs WC

• First Floor: Three double bedrooms and one family bathroom

• Log store and coal store, detached storage unit/garage

• Large enclosed garden

• Occupancy: sublet on Assured Shorthold Tenancy

• EPC Rating: F

• GIA: 1,076 sq ft

No. 2 Wrekin View• Red brick semi-detached cottage built in the 1940’s with far

reaching views

• Accommodation comprises:

• Ground Floor: kitchen with pantry, dining room and living room

• First Floor: Three double bedrooms and one family bathroom

• Log store and coal store and garage

• Enclosed garden to front and rear

• Occupancy: sublet on Assured Shorthold Tenancy

• Services: Coal fire and back burner boiler, immersion heater, mains water

• EPC Rating: E

• GIA: 1,076 sq ft

Wrekin View Cottages

The Lodge 1 Wrekin View 2 Wrekin View

Brockton Manor Lodge to the left

FARM BUILDINGSExtensive range of modern and traditional buildings with potential for alternative use (see Block Plan) and 4 separate points of access to the public highway

NUMBER DESCRIPTION GEA Sq M

1 Old stables - Traditional red brick built building (single storey) under 68 pan tiled roof, cobbled stone floors. Internally the building is utilised for general storage and a gardeners WC.

2a Agricultural building - Red brick built building under steel frame 329 corrugated roof. Roller shutter doors at each end; concrete floor; utilised as a fertiliser and general store.

2b Old stores - Red brick building, with roller shutter door and sliding 94 door. Utilised as a garage and workshop.

3 Triple span Dutch barn and lean to - Open fronted under a corrugated 440 roof with a concrete floor. Utilised for general machinery storage.

4 Grain Store - Steel portal frame under profile sheet roofing. On floor 656 grain drying, double roller doors. Approximately 2,000 tonnes of wheat storage capacity.

5 Red brick barn – Grade II Listed, Circa C17 timber framed barn with 176 red brick infill panels, on brick plinth. Tiled roof with gabled ends. South end extended in brick in C18 with crow stepped gable. Two cart entrances on road side, one blocked with modern brickwork.

6 Chemical Store - Timber framed red brick building under tiled roof, 97 single storey, attached.

7 General purpose agricultural building - steel portal frame, Yorkshire 470 boarding under corrugated roof, roller shutter doors x 3; utilised as farm machinery storage (This is a tenant’s improvement).

8 Open fronted brick store under a tiled roof. Utilised as general storage. 60

9 Open fronted brick store under a tiled roof. Utilised as general 70 storage.

10a Dutch Barn with lean-to, steel portal frame under corrugated roof. 451

10b Double Grainstore, Steel portal frame, double pitch corrugated roof; 351 concrete breeze block construction, sliding steel doors, 550 total tonnes capacity.

11 Open fronted Barn, steel portal frame under corrugated roof. 354

12 Workshop, steel portal frame under corrugated roof. 350

13a Potato store, Double pitch corrugated roof, roller shutter doors, 553 part red brick built.

13b Old workshop, Brick building under pan tiled roof. ‘L’ shape floorplan. 196

14 Traditional red brick built barn (double storey) under pan tiled roof; 66 timber lean-to, hayloft on second floor; general storage below.

15 Red brick and stone outbuilding; four separate stores; timber frame 162 and timber stable doors.

LAND• Extensive, high quality predominantly irrigated arable farmland extending to

approximately 809.76 acres (327.658 hectares).

• The majority of the land (approximately 80%) is Grade 2, while the remainder is Grade 3.

• This is high quantity and versatile land. The majority of the land is suitable for Potato cropping with the land having historically supported a range of cereals, legumes and root crops. The current arable rotation comprises Peas, Potatoes, Winter Rape, Winter Wheat with the remaining land designated as amenity / environmental areas.

• The borehole was installed in 1985, with a new pump fitted in 2012 by the tenants. We understand the land benefits from three abstraction licences for the purposes of spray irrigation, which are not time limited. These are held by the tenants.

• The land comprises approximately:

• Arable; 743.5 acres (300.9 ha)• Pasture; 12.5 acres (31 ha)• Woodland; 35.2 acres (14.2 ha)• Miscellaneous; 18.5 acres (7.5 ha)

• There is also a 2 million gallon reservoir – the Vendor will seek to enter into an agreement to retain access rights and use of water for irrigation of retained land, currently farmed by the same tenant as Brockton Manor Farm.

LOT 2 - BRIDGE FARM• The farm is let by way of an agreement dated 25 March 1982, with a Deed of Variation allowing a

succession to a Joint Tenancy dated 23 November 1999 (so effectively a first succession)

• Full repairing and insuring terms. Residential elements comprise a farmhouse with two further three bedroom detached cottages sub-let on Assured Shorthold Tenancies

• Extensive range of farm buildings in part already diversified and with further potential for alternative uses

• We believe the farm will also qualify for 50% Inheritance Tax relief after 7 years of ownership for an investor

• Current Passing Rent: £35,000 (with sub let income share of £2,300 per annum in addition)

RESIDENTIAL

Bridge Farmhouse• Bridge Farmhouse is the principal dwelling; a spacious two storey detached red brick farmhouse

• Accommodation comprises:

• Ground Floor: Kitchen, snug, dining room, drawing room, sitting room, study, office, boot room

• First Floor: six double bedrooms, and two family bathrooms

• Semi-detached store (GIA:157 sq ft)

• Occupancy: Let under Agricultural Holdings Act 1986

• EPC Rating: E

• GIA: 3578 sq ft

2 Adeney Road Cottage• Detached red brick house with separate parking

• Accommodation comprises:

• Ground Floor: Kitchen, living room and bedroom

• First Floor: three bedrooms and family bathroom

• Front garden

• Occupancy: Sub-let on Assured Shorthold Tenancy

• EPC Rating: E

• GIA: 1,044 sq ft

3 Adeney Road Cottage• Detached red brick house with recent extension and covered parking

• Accommodation comprises:

• Ground Floor: Kitchen, living room and dining room

• First Floor: three bedrooms and family bathroom

• Front garden

• Occupancy: Sub-let on Assured Shorthold Tenancy

• EPC Rating: E

• GIA: 872 sq ft

BRIDGE FARMGross internal Area (approx)

House: 332.4 sq.m / 3578 sq.ftStore: 14.6 sq.m / 157 sq.ft

For identification only. Not to scale.

Ground Floor

First Floor

2 Adeney Road 3 Adeney Road

Bridge Farm 2 Adeney Road Cottage 3 Adeney Road Cottage

BRIDGE FARM BUILDING COMPLEX The farm has an extensive range of traditional and modern farmbuildings and outbuildings, with potential for alternative uses, subject to planning.

NUMBER DESCRIPTION SQ M

1 Double span – former livestock building; red brick 688 with corrugated asbestos roof; central feed divider.

2 Steel Portal Frame Open Barn – 5 bays; lean to housing 675 woodchip boiler, lean-to back open store for wood chip, concrete floor, (this is a tenant improvement).

3 Nissen Hut – this building is in the process of being demolished 600 after fire damage and is to be replaced at the insurer’s cost in a new location.

4 10 Bay Open Dutch Barn – steel portal frame and lean-to. 458 Utilised as general storage.

5 Red brick buildings under corrugated asbestos roof. 151

6a Red brick old stable under slate roof, with hayloft. 154

6b Open bothy – red brick built under slate roof, single storey, 7 utilised as stable and garage

7 Stores - Series of long attached red brick buildings, former dairy unit

7a Former dairy unit, utilised for general storage 78

7b Shoot room with wood burning stove 78

7c Workshop with hayloft above 78

LAND• Good quality, predominantly irrigated arable

farmland of Grade 2 and Grade 3 quality, totalling approximately 468.27 acres (189.510 hectares), of which approximately 11.6 acres (4.688 hectares) is woodland. The land belongs to a combination of three soil types, suitable for cereals, sugar beet, potatoes and field vegetables with some grassland.

• The land varies throughout the Property. Ranging from sandy soil largely reliant on irrigation, to heavier land bordering the River Strine.

• The 2015/2016 cropping comprised Winter Wheat, Winter Barley, Spring Barley, Maize, OS Rape, Spring Beans and Potatoes with the remainder as grassland, fallow and within stewardship.

• The farm reservoir is situated approximately 0.5 miles to the north west of the farmyard and holds approximately 10 million gallons. The farm benefits from a ring main irrigation system, which is a Tenant improvement. There is an abstraction licence for the Property however, this is held in the Tenant’s former family business name of PM & RE Belcher & Sons.

• The land comprises approximately:

• Arable; 413.87 acres (167.48 ha)

• Pasture; 30 acres (12.14 ha)

• Woodland; 11.6 acres (4.7 ha) Miscellaneous; 12.8 acres (5.2 ha)

GENERAL REMARKS AND STIPULATIONSTenureLots 1 and 2 are available freehold, subject to Agricultural Holdings Act tenancies. Copies of the tenancy agreements and associated memorandums are provided within the data room.

Method of Sale and LottingThe lots are offered for sale by private treaty as a whole or in two lots.

Uplift ProvisionThe parts of the property shown hatched on the sale plan will be sold subject to an uplift provision. The uplift clause will specify that 25% of any increase in value of the land due to development (as defined in Section 55 of the Town and Country Planning Act 1990) will be payable to the Vendors or their successors in title should such development occur within 80 years from the date of completion.

Design ClauseThe parts of the property shown hatched on the sale plan will also be sold subject to a Design Clause. A draft version of design clause will be available on the data room.

ServicesAll residential properties are on private sewage.

Lot 1: Brockton Manor House and Brockton Lodge, benefit from mains electricity, water and private drainage. No 1 and No 2 Wrekin View have a coal fire and back burner boilers, immersion heaters and mains electricity and water. The farm buildings are connected to mains electricity and water supplies.

Lot 2: Bridge Farmhouse and 2 and 3 Adeney Cottages have mains electricity, water and Lot 2 private drainage. The farm buildings are connected to mains electricity and water supplies.

(Savills have not tested any service, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.)

Basic Payment Schemes and Grant SchemesWe understand the land within lots 1 and 2 is registered to receive payments under the Basic Payment Scheme. All entitlements are owned by the respective tenants and are therefore not included within the sale.

Lot 2: Part of the holding is entered into a Higher Level Stewardship Scheme.

DrainageWe understand that part of the land is under-drained, some drainage plans are held by the tenants.

Mineral, Timber and Sporting rightsAll timber and sporting rights over the land, where owned, will be included in the sale. Over much of the Property, the mines and minerals are excepted from the title having been reserved from earlier conveyances.

Data RoomA comprehensive data room has been produced. Login details are available upon request to seriously interested parties.

Reservoirs/IrrigationThe Estate has 2 reservoirs; one for each farm, as follows:

• 10 million gallon at Bridge Farm - Irrigation abstraction licence is tenant owned and available for inspection.

• 2 million gallon at Brockton Farm – the Vendor will seek to enter into an agreement to retain access rights and use of water for irrigation of retained land, currently farmed by the same tenant as Brockton Manor Farm.

Boundaries, Areas, Schedules and DisputesThe boundaries are based on Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party for compensation in respect thereof. Should any dispute arise as to the boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plans or the interpretation of any of them, such questions shall be referred by the selling agents whose position acting as experts shall be final.

Town & Country Planning

The property is offered subject to any development plans, Tree Preservation Orders, Town Planning schedules or resolutions which may or may not come into force. The Purchaser(s) will be deemed to have full knowledge and satisfy themselves as to the provisions of any such matters affecting the property.

Listed BuildingsThe farmhouse at Brockton Manor is listed Grade II (reference 1293057). A traditional barn range at Brockton Manor Farm is also registered Grade II (reference 1037013).

DesignationsBoth Holdings fall within a Nitrate Vulnerable Zone.

VATAny guide price quoted or discussed is exclusive of VAT. The land and buildings (excluding residential) of Lot 1 and 2 are elected for VAT. The sale is therefore a chargeable supply for the purposes of VAT, and as such tax may be payable in addition on the relevant parts.

Plans and AreasAreas and schedules on the plans attached to these particulars are based on the OS National Grid and are for reference only. Purchaser(s) must have satisfied themselves of the schedules.

DisputesAny disputes arising as to the boundaries or any point arising in the General Remarks or particulars, schedule, plan or interpretation of any questions, shall be referred to the Arbitration of the selling agents whose decision acting as experts shall be final. The Purchaser(s) shall be deemed to have full knowledge of all boundaries and neither the Vendor nor the Vendor’s agent will be responsible for defining the boundaries or ownership thereof.

Health and SafetyGiven the potential hazards of a working farm, we would ask you be as vigilant as possible when visiting the farm for your own personal safety, in particular around the farm buildings.

Easements, Wayleaves and Public Rights of WayThe farm is sold subject to all electricity easements, public footpaths and existing rights of way and all other easements, whether referred to or otherwise.

It will be made a condition of contract, that the purchaser is responsible for notifying the appropriate authority with regard to the apportionment of any wayleave payments which may become due to the purchaser

Fixtures and FittingsAll tenants’ fixtures, fittings and improvements are specifically excluded from the sale of the freehold of the property. A schedule is available within the Data Room.

Local AuthorityTelford and Wrekin Council, Southwater One, Southwater Square, Southwater Way, Telford, TF3 4JG Telephone: 01952 380000

SolicitorsFarrer & Co, 66 Lincoln’s Inn Fields, London WC2A 3LH

AgentsSavills, Hall Court, Telford, TF3 4NF (01952239529, or 07807999177) Attn: Rhydian Scurlock-Jones

Savills, 33 Margaret Street, London, W1G 0JD (020 7409 8882, or 07967555502) Attn: Alex Lawson

ViewingsStrictly by appointment with the agents. Prior to making an appointment to view we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of Savills staff who has seen the property in order that you do not make a wasted journey.

Directions From the M54 travelling west take the third exit (A41) north signposted Whitchurch. Continue straight over the first roundabout that crosses the A5. Take the first exit off the second ‘Aldi’ roundabout (A518) signposted Telford. Continue straight over the first roundabout taking the last exit on the second roundabout ‘Redhouse Inn’ signposted Edgmond / Brockton. Brockton Manor Farm is the first farm on the left after about 300 meters. Bridge farm is 1.2 miles further along the second farm on the left after Brockton Manor.

IMPORTANT NOTICESavills and their clients give notice that:

They have no authority to make or give any representations or warranties in relation to the above property. These particulars do not form any part of any offer or contract and must not be relied upon as statements or representations of fact.

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 the necessary planning, building regulations or other consents and Savills have not tested any services, equipment or facilities. The Purchaser(s) must satisfy themselves by inspection or otherwise.