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Rodington, Shrewsbury, SY4 4QU

  • 317 acres Grade 2 Arable land
  • With Irrigation
  • Business Park
  • 59,000 sqft of buildings
  • 6 bedroom farmhouse
  • Rural location

A rare first class arable farm and property investment 317 acres Grade 2 Arable Land with irrigationBusiness Park; 59,000 sqft of buildings6 bedroom FarmhousePeaceful rural location with lake and woodlandFor sale as a whole by Private Treaty

SITUATION

Rodenhurst Hall is conveniently situated 4 miles east of Shrewsbury and 6 miles from Junction 6 of the M54/Telford. It enjoys a tranquil location with fine views towards the Wrekin.

DESCRIPTION

It presents a very rare opportunity to acquire a first-class productive farm, with a substantial period house which enjoys a secluded location and a well-established Business Park with a very substantial income. The farmstead and Business Park are situated in the centre of the holding, accessed along a private tarmacadam road. The easy working medium loam arable land is generally level, enjoys irrigation and is divided into just three principle fields. E Sankey & Son have owned and farmed the holding since 1958. Until the 1990's the farm supported pigs, beef, sheep and arable crops including potatoes. Since 2001 combinable crops and potatoes have continued to be grown using two local farmers under a Contract Farming Agreement

FARMHOUSE

The rendered brick house under pitched tiled roof originates from the 17th Century and enjoys an elevated east facing position being surrounded by large gardens, a tennis court and attractive traditional barns. It provides six bedrooms. The gross internal area of the house, including the garage is approximately 4,200ft/ 390m. It sits in 1.46 acres and enjoys fine views over the fields towards The Wrekin.

THE LAND

The entire holding is within a ring fence served by a private road through the centre. The arable land surrounds the farmstead. Grassland strips provide attractive amenity value along the drive and around the house. At circa 60m above sea-level, the land is generally level and gently slopes down towards the eastern boundary being the River Roden. The easy working medium loam supports irrigated potatoes, combinable crops and winter fodder crops for fattening livestock. Due to its low altitude and medium loam nature, crops are established early and enjoy warm soils. The entire farm is classified as Grade 2 apart from a narrow strip adjoining the River Roden.Note: The north western corner of field 0515 (shown in white on the sale plan) is owned with Oakhurst by a family member. It has been in an arable rotation and may be available to the Purchaser on a Farm Business Tenancy.

OVERAGE

The sale is subject to an Overage Clause whereby if planning consent is granted for any dwellings on the area hatched in red at the southern end of field number 3922 in the next 25 years, 30% of the enhancement in value (after reasonable costs) will be payable to the Vendors and Successors in title.

COVENANT

The sale is subject to an Overage Clause whereby if planning consent is granted for any dwellings on the area hatched in red at the southern end of field number 3922 in the next 25 years, 30% of the enhancement in value (after reasonable costs) will be payable to the Vendors and Successors in title.

INGOING VALUATION AND HOLDOVER

There will be no ingoing valuation on the basis that the vendors harvest the crops in Summer 2019. The vendor reserves the right to harvest potatoes in field no 0515 in Autumn 2019.

LAND SCHEDULE

Land Schedule is available on the attached brochure or via the Agent, together with further information regarding entitlements, and abstraction rights.

TENURE

The Freehold interest of the property is offered for sale with vacant possession of the house and farm land subject to the Contract Farming Agreement. The Business Park is subject to 15 written leases under the Landlord & Tenant Act 1954.

SPORTING, MINERAL RIGHTS AND TIMBER

Mineral rights have been reserved on the majority of the farm. It is understood that sporting rights and timber relating to the holding are included.

RODENHURST BUSINESS PARK

From 2001 onwards E. Sankey & Son have converted the substantial modern farm buildings to workshop, storage and manufacturing units. A large concrete / hardcore area surrounds the premises providing ample parking, circulation and storage spaces. Following conversion, a very high occupancy rate has been enjoyed. Many of the current tenants have been in occupation for over 10 years illustrating the strong appeal of the Business Park and market demand for the units.The Business Park has 21 units varying from 480 to 9300 square feet. Every unit has electricity, water, toilet facilities and an alarm. Most units have a roller shutter door and an office space. The service charge levied on each unit includes the maintenance of the communal areas, CCTV, two security barriers on the private road, maintenance of the private road, borehole water and foul waste management.Deb Sankey (one of the joint Vendors) manages the Business Park having direct contact with the Tenants. The vast majority of the lettings are subject to written leases under the Landlord and Tenant Act 1954 on a relatively similar basis. The area currently in commercial use is edged blue on the plan.Planning Relating to Rodenhurst Business ParkTwo Planning Consents have been granted for commercial uses in the buildings; In 2013 Consent W2002/0630 approved, Storage/warehouse (B1/B8) uses in a substantial area of buildings mainly being the steel framed buildings. In 2004 consent W/2004/0237 approved B1/B8 uses in units 4,5,8,9 and the traditional buildings. A Variation of the two Section 106 Agreements (covering the initial consents) was approved in 2018.

BUSINESS ACTIVITY

Trading PerformanceThe net rent, after deduction of all costs, in the last two trading years has been up to £184,054. (Gross income has increased by 13% from 2014 to £206,482 for the year ended 31st March 2018). The current gross income potential for the year ending March 2019 is £211,327. It is considered the Business Park generates a 10% return on its capital value. Halls hold copies of the Annual Accounts. The current gross income includes; rent, service charge and insurance rent. Electricity is sub-metered, read every 3 months and invoiced accordingly to each tenant. Related Business ActivityMr Philip Sankey (one of the Vendors) is Founder Director and Managing Director of Engineered Timber Solutions (ETS) which currently occupies Units 1, 2a,2b and 3a subject to a 25-year lease.

BUILDING DESCRIPTION

There are currently no grain storage buildings.The modern buildings are constructed with a steel portal frame, generally with fibre cement roof and concrete floor. Building numbers 1,3,4,6 and 7 have insulation in the walls and roof. Building numbers 8 and 9 are timber framed buildings under a pitched roof with insulated walls.

SERVICES TO THE BUSINESS PARK

A private borehole situated close to the Business Park supplies water to the Business Park and the Farmhouse . Mains water is also connected, to the Business Park.A private septic tank situated just east of the Business Park serves the house and Business Park.Electricity a 3 Phase connection supplies the Business Park (renewed in the last five years). Single phase to the house.BroadbandWe understand Fibre broadband is within the B5062 just north of the farm drive. Units 1 and 2 have a broadband connection via a dish. Most of the other units have broadband via a landline.TelephoneMost units have a BT connection.

BOUNDARIES, ROADS AND FENCES

The Purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the Vendor nor their Agents will be responsible for defining ownership of the boundary hedges or fences. The private drive leading from the B5062 (from the north) to the farmstead is a public bridleway which continues as a footpath from the farmstead across the fields to the south. A section of Rodenhurst Lane to the south of the farmstead, shown in yellow on the plan, is included with the farm.A private vehicular right of access has been granted in writing to Numbers 1 and 2 Rodenhurst Cottages and Oakhurst to use Rodenhurst Lane to access these dwellings from the south only. Number 1 is owned by the Vendors. Oakhurst is owned by a family member. Two unrelated dwellings, The Bungalow and Honeysuckle Cottage, have a right of access to them using the private road to be accessed only from the south.

LOCAL AUTHORITY

Telford and Wrekin Council, Addenbrooke House, Ironmasters Way, Telford 01952 380000

PLANNING

The land will be sold subject to any development plan, tree preservation order, town planning schedule, resolution or notice which may be or come to be in force, subject to any road widening or improvement schemes, land charges and statutory or provisional by-laws, without any obligation on the vendor to specify them. The farmhouse is not a listed building.

RIGHTS OF WAY, EASEMENTS AND COVENANTS

The land will be sold subject to any wayleaves, public or private rights of way, easements and covenants and all outgoings whether mentioned in these sales particulars or not

METHOD OF SALE

The property is being offered for sale by Private Treaty as a whole. The Vendors and their Agents reserve the right to withdraw or divide the land and vary the sale method if required.

VIEWING

Viewing should be arranged strictly via Halls on 01743 450700 or shaunj@hallsgb.com

SOLICITOR

Alexandra Phillips,MFG Solicitors20-21 The TythingWorcesterWR1 1HD 01905 610410 Alexandra.phillips@mfgsolicitors.com

Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings Ltd, Halls Holdings House, Bowmen Way, Battlefield, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073.

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