Breech Moss Lane, Norley, WA6

Comment from Robert Reed of Gascoigne Halman

Sui generis is a Latin and translates to "of its own kind". So, this is an appropriate phrase to use when something is entirely in a class of its own and unlike anything else. Smithy Bank Nursery most certainly fits into this category. It is worth setting out the history and planning context of the site.

Our client was originally a council tenant for 32 years before purchasing part of the council holding, he farmed, in 2004. This meant that a purchase was completed for 6.5 acres of land from the council. Subsequently in 2006, Planning permission was granted for an agricultural tied dwelling at Smithy Bank Nursery and following this, in December 2006, a subsequent Section 106 Agreement relating to the property was completed.

The agreement prevents the legal ownership of the horticultural unit and the dwelling house from being sold, let, or otherwise disposed of separately.

With regards to usage, a 2004 Cheshire County Council covenant states;

"Not to use the Property for any purpose other than agricultural and horticultural purposes, which shall include the construction of 1 dwelling with the usual outbuildings (subject to a planning restriction as an agricultural dwelling) or the siting of a mobile home for an agricultural worker provided that all designs of the buildings that are to be erected which have not yet been granted planning consent must first require the approval/consent of the Council, such consent not to be unreasonably withheld or delayed."

Since building the dwelling in 2007, our client has continued to farm the land, growing specialist vegetables both outdoors and within the extensive polytunnels and glasshouses on the unit.

Over recent years, the business operation has been reducing in scope as our client has transitioned into retirement and it has now completely stopped.

The site represents a very special buying opportunity as for the right end user who complies with the usage requirements laid out by the covenant, the potential for income generating activity is very significant. There is also the potential to explore with the planning department of the local authority any alternative ideas that interested parties may have.

The real jewel in the crown is the house itself, which is of very good quality, having been constructed by CB Homes around twenty years ago. It extends to just under 2000 square feet and comprises three reception rooms, a breakfast kitchen, utility room, cloakroom, storm porch, three double bedrooms, an en suite, family bathroom and study. The formal gardens face south west and are mature and impressive and also very private.

This really is a most unusual offering, with fantastic scope and I thoroughly recommend a viewing. To return the Latin, Carpe Diem, seize the day!

For a personal description of the property or to arrange a viewing, please contact myself or a member of the team at the Tarporley office.

Accommodation and dimensions

As detailed on the floorplan

Location

Norley is set amidst the Cheshire countryside on the fringe of Delamere Forest which offers a host of outdoor activities including good walks, mountain biking and nature trails

Delamere railway station is within walking distance access and runs on the Chester – Manchester line. In terms of key mileages to note, Chester is 14 miles, Liverpool 24 miles, Manchester 28 miles, Tarporley 8 miles, Northwich 7 miles, Frodsham 5 miles and Kingsley 2 miles where you can do your local shopping. Kingsley has a chemist, CO-OP, hairdressers, car repair garage, village store & post office and the Red Bull Inn.

Norley itself offers everyday shopping provisions at the local grocery shop whilst the adjacent villages of Sandiway, Cuddington and Frodsham offer more comprehensive facilities. Frodsham is a traditional market town that hosts a regular street market offering an array of local produce.

Manchester and Liverpool International Airports are reached within 45 minutes drive. There is a range of superb schools in both the state and private sector within close proximity with the hugely popular Grange School in Hartford being under 15 minutes drive away.

Those who enjoy sport can take advantage of golf clubs including Delamere, Sandiway, Whitegate Tarporley, Frodsham, Helsby. There is also a renowned motor racing circuit at Oulton Park. Horse racing at Chester, Haydock and Liverpool and major football clubs at Manchester, Liverpool and Bolton. For those who enjoy cricket Old Trafford (the home of Lancashire County Cricket Club) is found within 45 minutes to an hours drive. Delamere Forest is a wonderful place for families to walk, cycle, horse ride and picnic and an absolute haven for birds and wildlife.

There is very wide-ranging choice of nurserys and schools within comfortable commuting distance for children aged three to eighteen.

Directions

Leaving Tarporley along the High Street in the direction of Chester, continue until reaching a roundabout. Take the third exit onto the A49 following up the hill into Cotebrook. Pass landmarks including the Fox and Barrel pub on the right hand side, Murco petrol station also on the right and the Tarporley Garden Centre on the left. Upon reaching the traffic light crossroads proceed straight over passing The Hollies on the right hand side and after approximately one mile take a left turn into Hogshead Lane. Continue along where the road will bend sharply to the right follow this round until reaching a junction. At the junction proceed straight onto Stoneyford Lane. Proceed up Stoneyford Lane which turns into Cheesehill Lane. Take a left turn onto Fingerpost Lane which becomes High Street and Norley Road. Shortly after passing Norley Methodist Church on the right and a park on the left take a left turn into Breech Moss and the subject property will be located on the right hand side.

Tenure / Services / Viewing

TENURE We believe the property is freehold tenure.

SERVICES Mains water, gas, electricity and drainage.

VIEWING Viewing by appointment with the Agents Tarporley office.

WANT TO MOVE BUT NEED TO SELL?

If you are interested in this property but need to sell your own home in Cheshire, South Manchester or the Peak District, Gascoigne Halman can provide a free, no obligation market appraisal and valuation of your own home. We are proud to be the leading estate agent in the area, with a network of twenty three offices - full contact details can be located on our website. Robert Reed is the manager of the Tarporley office.

The Tarporley team consists of Robert, Pamela, Oliver, Sally, Tresa, Sam, Zoe, Clive, Lydia and Yvonne - we pride ourselves on being not just professional and efficient but also warm and welcoming. If you are in the village and fancy a coffee, do come in and say hello. We are located at 62 High Street, Tarporley, six premises to the left of Tarporley Parish Church. Our building is a landmark in the village, having above the shop front a beautiful illuminated fully working heritage clock.

NOTICE

Gascoigne Halman for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Gascoigne Halman has any authority to make or give any representation or warranty whatever in relation to this property.

Parking - Off street

Dedicated off road parking.