Wootton Fields Farm is an attractive and diverse farm in a ring fence with a range of let commercial units extending in all to about 30 acres (12.22 ha) with excellent road access.

Wootton Fields Farm is a delightful agricultural holding with a Grade II Listed farmhouse and a diverse range of income streams plus immense potential for the property to be further improved and developed.

The Farmhouse
The 6 bedroom farmhouse is a Grade II listed early 19th century L–shaped family home with attractive shaped and perforated bargeboards to the front. The house is in need of general updating and modernization.
The front door is a 6 panelled door in a stone doorcase with gabled pediment. Internally the house has three well-proportioned reception rooms with some large east facing tripartite windows plus a spacious south facing kitchen and store. There is one ensuite bedroom downstairs.
Upstairs there is a large Master bedroom and a guest bedroom, both with en-suite facilities, two family bathrooms and three double bedrooms.
The property is approached over a tarmac drive and there is ample parking for cars, vehicles and equipment.

Adjacent to the driveway there is a very attractive brick cart shed which has recently been partially renovated and could be utilized for a wide variety of potential uses (subject to planning) along with an open fronted 3 bay steel framed garage and a more dilapidated brick-built single story building.

Tenure and Possession
Wootton Fields Farm is offered for sale on a freehold basis. Vacant possession will be given on completion subject to the existing tenants.

EPC's
The Farmhouse is Grade II Listed and exempt, the six heated commercial properties each have an EPC. Further details from the agents.

Finance
Woolley & Wallis Finance Ltd are well positioned to assist prospective buyers obtain specialist finance for rural property. We are agents for AMC and also have good contacts with numerous other lenders who will be able to discuss your requirements in further detail.

Wayleaves, Easements and Rights of Way
The property is crossed by a public footpath as shown on the sale plan.

Situation
Wootton Fields Farm is situated just south of the market town of Royal Wootton Bassett with its wide range of independent shops and local services. The larger conurbation of Swindon lies about 5 further north with a comprehensive range of business, recreational and leisure services including a mainline railway station with quick access to London (London Paddington 51 minutes) and the West country. There is excellent access to the national motorway network with M4 Junction 16 only 3 miles away. The area has a number of excellent private and state schools including 4 primary schools, Royal Wootton Bassett Academy, Pinewood School at Shrivenham and Marlborough College. The locality is well served thorough a comprehensive network of public footpaths and bridleways.

Garden
The garden which lies mainly to the side and the rear of the farmhouse is laid mostly to a grass lawn with a small vegetable patch. There is a small ornamental pond which attracts a wide range of flora and fauna and contains an island growing a mature willow tree offering shade and protection for birds.

Commercial Units
The property contains 9 commercially let units occupying the single story former agricultural buildings and produce a useful source of additional income to the holding.

These buildings are arranged in a U – shape with communal toilet and parking in the middle. The tenants, some of whom have been at the property for many years, have varying lease lengths and rents. Further details available from the agents.

Farm Buildings
There are a number of steel framed former agricultural barns which could be used for storing livestock and fodder. Alternatively, some or all of the buildings could be put to many other uses including commercial or residential subject to the usual consents. There have been multiple successful and un-successful Class Q planning applications (agricultural to residential conversion) however these were never implemented, and the permissions have now lapsed. The purchaser could revisit this in the future. See below for further Planning information.

There is a recently renovated brick built former coachouse that requires minimal work for completion of this contemporary and modern project to adapt a lovely outbuilding.
The site benefits from a pellet fed Biomass boiler which is situated in one of the agricultural barns providing heat to the farmhouse and majority of the commercial units. Payments are received quarterly through the Renewable Heat Incentive (Commercial RHI) scheme.

Adjacent to the barns is a large hardcore yard which could be used for parking lorries, storage of materials and equipment. There is a good and separate vehicle access directly onto the highway which would aid any future development.

The Land
The agricultural land extends to about 22.80 acres (9.22 ha) of highly productive permanent pasture which produces good quality and heavy crops of hay and grass silage. The land is mainly level and the soil is a fertile clay loam. The fields are mostly stockproof with thick high hedges, mains connected water troughs and post & barbed wire fencing. In recent years the land has been grazed with sheep and hay has been made by a local
contractor.

Woodland
The mixed deciduous woodland extends to about 4.52 acres (1.83 ha) which has been planted by the owner lies adjacent to the meandering tranquil Brinkworth Brook. There is a diverse range of native species including Wild Cherry, Ash, Silver Birch, Alder, Beech, and Sycamore which attract an array of wildlife and enhance
biodiversity. The Brinkworth Brook is typical of Wiltshire's streams with various sedges and aquatic invertebrates thriving in its waters. The Brook extends for about 960 metres forming the western boundary of the property before continuing eventually to join the River Avon.

Town & Country Planning
There are a number of previous planning applications and decisions relating to Wootton Fields Farm, please see the details of such applications on the Wiltshire Council planning portal. Planning references include:
Ref:17/11387/PNCOU - Lapsed Class Q Consent
Ref:17/11389/PNCOU - Lapsed Class Q Consent

Basic Payment Scheme
The 9.2233 Units of Basic Payment Scheme Entitlements are included in the sale. The 2021 claim will be submitted and retained in full by the Vendors. The Vendors agree to use all reasonable endeavours to transfer the Entitlements for future Basic Payment Scheme payments to the purchaser.

Wootton Fields Farmhouse is in Council Tax Band G.

Services
Mains water, gas and electricity. Biomass boiler provides heat to the farmhouse and 5 of the commercial units.

Directions
From Junction 16 M4, take the A3102 westwards for about 1 ½ miles until reaching the Coped Hall roundabout. Take the first exit left and proceed through Royal Wootton Bassett High Street. Turn left into Station Road at the historic Royal Wootton Bassett museum and follow the road for a further 1 ½ miles and Wootton Fields Farm will be found on the right hand side as indicated by the Woolley & Walls For Sale board.