Lot 3 - Thurlaston Lodge Farm - Ashby Shrubs, traditional buildings with development potential, grain store/general purpose building, and land, about 9.90 acres (4.00 ha) in all. With views.

Situation
Thurlaston Lodge Farm (Lot 3) sits in a strategic location to the west of Leicester Forest East and Lubbesthorpe. Leicester railway station and the City centre are about seven miles to the east and access to the M1 (junction 21A) is just over four miles to the north east. The location clearly offers good access to services, facilities and amenities within Leicester via the A47, but also to those of other Midland’s cities. East Midlands Airport is about 18 miles to the north.

Description
Thurlaston Lodge Farm (Lot 3) provides a rare opportunity to purchase Ashby Shrubs, a two bedroom single storey barn conversion, traditional buildings and grain store/general purpose building and about 9.11 acres of land which will appeal to a broad range of purchasers, from agricultural buyers to those looking for a property with great potential within a rural setting and yet easy access to major communication links and urban centres. The property is approached via a driveway with sliding automated gate leading off the B582 Desford Road.

Strategic planning potential
The farm offers some strategic development potential, prediomiantly over Lot 2. See particulars for more details.

Planning potential for conversion of buildings

As part of the approved application (04/0974/1/PX) from 2004 to convert a barn into a dwelling, now Ashby Shrubs, there was provision to convert Building 8. into an independent two storey dwelling, and create a detached garage. We would anticipate that the permission to carry out this conversion still remains as the permission was implemented through the conversion of the barn into Ashby Shrubs, but potential purchasers must make their own independent enquiries with Blaby District Council to satisfy themselves on this point.

Description
Lot 3 – Ashby Shrubs, traditional buildings and grain store/general purpose building, about 9.11 acres of land, about 9.90 acres (4.00 ha) in all.

Ashby Shrubs
Ashby Shrubs is a single storey barn conversion of brick construction which was converted in 2005 and has views to the south. A key feature of the property is an extensive living-dining kitchen with exposed structural timbers, an exposed brick fireplace with woodburner, and a range of fitted units with appliances including AEG ovens. A utility room with fitted units and sink, a WC and secondary hallway adjoin the kitchen. A garden room with lantern roof is accessed off the hall and has French doors to the garden.

The extensive master bedroom suite has a walk-in wardrobe and a bathroom with shower and WC. There is also a second bedroom with fitted wardrobes and an en suite, plus a home office, and store room. The accommodation extends to about 1,607sq. ft (GIA) and there is underfloor heating throughout the property, save for the garden room.

EPC: D

The property has a well-tended formal garden laid mainly to lawn with borders, beech hedging and a greenhouse.

Buildings
A range of traditional buildings of brick construction includes a part two storey range with access via an automated roller shutter door leading into a workshop. This connects to a full height section, equivalent to two storeys, part with a first floor area, and with a pair of full height doors leading out to a side yard; an open fronted single storey section is attached at the northern end of the range. See planning section above regarding planning permission to convert this building into an independent dwelling.

A galvanised steel portal framed grain store is accessed via a pair of roller shutter doors and a pedestrian door. It has three metre high concrete panel grain walls, with profile metal sheet side walls. The roof is mainly non asbestos fibre cement sheet, with a section being asbestos sheet. Capacity for grain storage is estimated to be circa 700 tonnes but it may well be suitable for a range of other uses, subject to planning.

This building has a range of roof mounted PV panels.

Lot 3 includes about 9.11 acres of temporary grassland divided into two fields.

Access to Lot 3 is via a driveway with an automated sliding gate leading off Desford Road to the east. There is no right of way for Lot 1 through Lot 3, nor vice-versa.

Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential purchasers are welcome to instruct an independent survey to verify these.

Solar PV panels
A range of solar panels (14.4KW) on the roof of the grain store (building 9) are subject to a contract with Opus Energy with FIT payments made. The total income including exported power, embedded benefits, and FIT payments equate to approximately £2,200 to £2,400 over a 12-month period. The FIT contract is a 25-year agreement which commenced in 2015. See further details in the data room.

General details

Land type and cropping history
The land is classified as being Grade 3 and according to Soilscape (England) the land is a mix of predominantly loamy and clayey soils. The cropping has been predominantly combinable crops but in 2021 and this year grass and maize has
been included. The cropping history is available within the data room.

Tenure and Possession
The freehold of the property is for sale with vacant possession on completion (subject to any holdover requirements).

Rights of way, wayleaves and easements
A public footpath runs over the drive in Lot 3. These paths are shown with green hatched lines on the sale plan. A mains sewer crosses Lot 3. The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure. If the farm is sold in lots then cross-rights and reservations will need to be reserved where required, for example for services and maintenance.

Mineral, sporting and timber rights
These rights are believed to be included in the freehold title.

Basic Payment Scheme and environmental schemes
The property is registered with the Rural Payments Agency for the basic payment scheme. Payments for the current scheme year will be retained by the vendor. The purchaser(s) will be required to indemnify the vendor against any loss due to a breach of cross compliance. Entitlements may be available by separate negotiation. There are not believed to be any environmental schemes in place.

Ingoing crop valuation/holdover
The farm is subject to a contract farming agreement until 31st August 2022. An ingoing crop valuation will not be required but holdover until the end of October 2022 will be required to harvest the maize.

Overage
The property is offered for sale with overage provisions whereby a proportion of any increase in the value of the land/property from the grant of planning permission will be payable to the vendors (or their successors in title) as follows:

Lot 3 is offered for sale with an overage provision with an uplift percentage of 25% of any increase in value for a period of 50 years. Such overage to be triggered by any additional residential development, over and above the existing residential dwelling and previously consented dwelling (in the traditional building) and any commercial use development which falls outside of the existing buildings area. Such overage to be payable upon implementation or a future sale with the benefit of a consent/s.

Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations. The Vendor’s Solicitor has drafted overage provisions, and these are contained within the data room.

Searches
The vendor has instructed the usual searches at an early stage in order that these can be passed to a purchaser/s once a sale has been agreed. A condition of the sale is that the purchaser/s will be required to reimburse the cost of such searches from the vendor in addition to the purchase price for the farm. If the farm is sold in lots then the cost of these will be apportioned between the purchasers on an acreage basis. The searches include: Local authority, Highways, Environmental, Chancel repair liability, drainage and water. The total cost of the searches is circa £1,700. Local authority Blaby District Council. Telephone:[use Contact Agent Button]

Fixtures and fittings
The carpets and curtains are included. All other fixtures and fittings, garden ornaments, stone troughs and statuary are excluded. Some may be available by separate negotiation. The inclusion or exclusion of any agricultural fixtures and fittings is to be discussed.

Services
Ashby Shrubs and adjoining buildings within Lot 3 - Mains drainage, water and electricity are connected. Heating is via an electric underfloor heating system – we understand that electricity generated by the PV panels on the roof of the barn can feed Ashby Shrubs.

None of the services, appliances or electrical systems have been tested by the selling agents.

Data Room
A comprehensive data room is provided by the vendor’s solicitors, Forsters LLP, which includes title information, a draft overage deed, and matters relating to BPS, as well as an extensive range of other information including EPCs. Access to this data room can be provided to parties following their first viewing at the property.

Solicitors
Forsters LLP, 31 Hill Street, London, W1J 5LS.
FAO Henry Cecil/ Adam Saunby
Telephone:[use Contact Agent Button]

Directions
From Leicester Forest East, follow the A47 west. After passing Beggars Lane on the left, continue for a further ¾ of a mile and the entrance to the track of Lot 2 can be found on the left. Continue on the A47 and at the traffic lights turn left and the drive entrance to Lot 3 can be found on the right after about 130 metres. For access to Lot 1, continue west from the traffic lights along the A47 and after about 480 metres the drive entrance is on the left (it is 150 metres before the entrance to the Bull’s Head pub car park).

What3words:
Lot 3 drive entrance - ///trash.paving.supported
Postcode: LE9 9JE

Viewings
Strictly by appointment through selling agents, Fisher German LLP.
Telephone:[use Contact Agent Button]
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