Waters Upton, Shropshire, TF6

A highly versatile and strategically located farm with a unique blend of residential, commercial and agricultural assets.

Description

Shray Hill Farm comprises a productive arable farm extending to 170.72 acres (68.87 hectares). The farm has been operated as a specialist agricultural research and development facility and has undergone significant investment in the last six years.

Situation

Shray Hill Farm is situated in an excellent location to the east of Shropshire in a prominent agricultural area and in close proximity to the sought after villages of Waters Upton and Tibberton which both have a small range of local amenities, including a public house, village shop and butchers. The A442 connecting Waters Upton to Telford is only 2 miles from the farm, 7 miles from the M54, heading to the West Midlands and the wider road network. Newport is the closest town, located 6 miles to the east of the farm, with a range of independent and high street shops, doctors surgeries as well as cafes, restaurants and other amenities. Newport Show is hosted yearly at Chetwynd Deer Park and is the major annual event in the town. There are a number of primary schools in the locality including both Crudgington Primary and Tibberton C of E Primary School, as well as Castle House School, an independent preparatory school.

The Farmhouse

Shray Hill Farmhouse is a late Victorian country residence with large mature gardens occupying spectacular views of the Wrekin and Shropshire countryside. The house is approached from the sweeping driveway to the west with additional access adjacent to the barns, currently operated as a one-way system. Internally, the farmhouse has been converted to office accommodation (planning reference TWC/2020/0798). The building has undergone extensive internal refurbishment, whilst retaining the original layout and its traditional character. The farmhouse offers spacious accommodation arranged over two floors. The impressive entrance hall with seating area provides access to what was formerly the dining room, the grand drawing room with two open fireplaces and formal study with oak panelled walls. Off the dining room is a modern fitted kitchen, through to a shower room, W.C and snug. To the first floor, there are five large bedrooms, currently used as offices.

Horseshoe Barns

The traditional courtyard range of former agricultural buildings has been converted into a comprehensive laboratory and research complex (TWC/2021/0237 and TWC/2021/0761). The buildings have undergone extensive refurbishment, including significant structural works and underpinning. The conversion has retained the character of the traditional buildings whilst delivering modern, high-quality internal accommodation. The barns offer scope and flexibility for continued commercial and research use and, subject to the necessary planning consents, may also be well suited to future conversion to residential accommodation. There is a range of general-purpose modern buildings to the south of the barns, extending to approximately 765sqm (8,230 sqft).

Land

The agricultural land extends to approximately 168.02 acres (67.99 hectares) of productive agricultural land and is divided by the B5062 into land to the north and south of the road. The land to the south of the road is the more traditional agricultural element of the holding extending to approximately 95.12 acres and has benefited from improved drainage. The land to the north of the road extends to approximately 75.48 acres and has benefited from significant infrastructure investment. A substantial internal access track runs through the holding, dividing the land into four operational quadrants. Approximately 4.12 acres accommodates the internal access track, reservoir and associated infrastructure. The land is of good quality, a combination of Grade 2 and Grade 3.

Reservoir

The reservoir has a capacity of approximately 13 million litres and is connected to underground irrigation pipework across the north field. The north-eastern parcel includes polytunnel structures. There is no water supply to this reservoir apart from the collection of water from the polytunnels and pumping it from nearby ponds. There is an area to the west of the polytunnels comprising a vineyard and orchard.

Method of Sale

Shray Hill Farm is offered for sale by private treaty as a whole or in 4 lots.

Lot 1

Lot 1: Farmhouse, garden, general purpose modern buildings and yard, together with paddocks extending to 21.85 acres (8.84 ha) in total (£1,295,000 guide)

Lot 2

Lot 2: Horseshoe range of converted barns, laboratories and research buildings extending to 0.47 acre (0.19 ha) (£650,000)

Lot 3

Lot 3: Agricultural land to the south of the B5062, extending to 72.92 acres (29.51 ha) (£945,000)

Lot 4

Lot 4: Arable land to the north of the B5062 including a reservoir, infrastructure and polytunnels, extending to 75.48 acres (30.55 ha) (£1,110,000)

Services

The property has the benefit of mains water and three phase electricity. The farmhouse has oil fired central heating and drainage via a private treatment plant.

Easements, Covenants and Rights of Way

The property is being sold subject to and with the benefit of all rights including, rights of way whether public or private, light, support, drainage, water and electricity supplied and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

Sporting, Timber and Mineral Rights

All sporting, timber and mineral rights are included in the freehold sale in so far as they are owned.

EPC and Taxation

Shray Hill Farmhouse: EPC rating Band E. Converted Barns: EPC rating Band C. The local authority is Telford and Wrekin Council. The property is currently subject to Business Rates, the current rateable value is £32,250.

Fixtures and Fittings

All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale including carpets, curtains, light fittings, free standing domestic and electric items, garden ornaments and machinery.

VAT

Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Purchaser Indentification

In accordance with Money Laundering Regulations, proof of identification for all purchasers will be required through Thirdfort.