For sale by auction - guide: £3,250,000
Reference: Cowick Farm
on Wednesday July 11th 6.30pm
(unless previously sold)
Cowick Farm, Hilmarton, Calne
Wiltshire, SN11 8RZ
In all about 469 acres (190 hectares)
Hilmarton Village 1 mile. Calne 2 miles. Chippenham 9 miles. M4 J16 9 miles. Marlborough 16 miles. Bath 22 miles.
A good productive commercial mainly arable farm, all within one easily accessible block
Generally comprising; 380 acres of arable land, 57 acres of pasture, 30 acres woodland & plantation. A large high quality & charming 2 bedroomed period clock tower/cartshed conversion with scope for enlargement. Centrally situated farm buildings 20,000 sq ft +.
Cowick Farm provides an opportunity to acquire an attractive commercial mainly arable farm in a sought after part of North Wiltshire with good road and rail communications. It occupies an elevated position with far reaching views over the surrounding countryside and to the Marlborough Downs.
The farm lies to the west of A3102 Lyneham to Calne Road, about 1 mile south of Hilmarton village about 2 miles north of the small market town of Calne. The larger surrounding towns of Chippenham, Marlborough, Swindon and Bath offer wide range of shopping, state & independant schools, leisure and cultural facilities. Intercity mainline stations at Chippenham & Swindon to London Paddington & the West Country.
The farm extends in total to about 469 acres (190 ha) and forms a compact block surrounding the farm buildings. The northern boundary is formed by the Cowage Brook and A3102 runs along the southern boundary of the land. About 380 acres are arable and 57 acres are grass - mostly river meadow.
The land was classified Grade 3 on the 1977 MAFF land classification plans, the soil type being predominantly of Denchworth and some Wickham series around the farm buildings on the higher ground. It varies from a medium to heavy loam overlying clay and lighter soils over corallian limestone on higher ground that are free draining and more flexible. Yields are capable of about 3.5 - 4 tonnes per acre
for winter wheat. Copies of recent cropping and other records will be available from the auctioneers on request. Apart from some permanent pasture lying near the Brook, the arable land has been farmed in a rotation involving wheat, oilseed rape, beans and oats. It is understood that some land drainage work was done in the 1970s.
There is approximately 30 acres of woodland including an ancient woodland of just over 8 acres comprising principally ash, hazel, and oak with a carpet of bluebells in the spring. The rest are various new plantations of mainly deciduous
species with a few conifers, mostly established in the mid 1990s under Woodland Grant schemes (now expired).
The purchaser will agree to maintain the plantation south of the track/drive between points J, H and B tall enough and thick enough to maintain an effective screen for the benefit of Cowick House from views of Calne and farm buildings lying to the South West.
These are included within the sale.
THE CLOCKTOWER COTTAGE
The Clocktower Cottage is situated adjacent to the farm buildings complex and a small post and railed paddock.
(and is marked No. 12 on block plan). It is constructed of stone with part slate hung elevations under a slate roof featuring a small clock tower.
This offers charming and high quality spacious accommodation on two floors as either two self contained areas or as a whole.
(c 1627 sq ft GIA - see floor plan attached)
Front Door (S) into Entrance Hall
Living Room/Office (S) 4.9m x 4.8m
Utility/Dining Area (N) 4.2m x 3.0m with sink unit, work
surfaces and cupboards; boiler.
Shower Room (N) with shower, WC and hand basin and
Inner Hallway: with understair cupboards
Bedroom 1 (W) 4.9m x 3.7m
Staircase to landing leading to:
Bedroom 2 (W) 4.9m x 3.4m with fitted wardrobes
Sitting Room (N & E): 4.9m x 4.8m with bay window (E)
Kitchen/Breakfast Room: (N) 4.9m x 4.2m max. Fitted wall
units and work surfaces; electric hob, sink unit, fitted oven
and plumbing for dishwasher.
Bathroom: (N) with WC, bath, hand basin, and airing
Attached to the Cottage is a substantial cartshed (c.16m x 4m) and a store room (4m x 3.6m) - subject to planning, it may be possible to incorporate these into the dwelling to provide more single storey accommodation and garaging in the 3-bay barn opposite: 13.7m x 6.1m (45’ x 20’), steel frame with corrugated iron roof (No. 7 on plan). These form a natural opportunity to create a large courtyard garden subject to planning.
To the north east of the farmyard are:-
Open fronted mono-pitch implement shed 18m x 6m; with steel frame and part concrete block and coated metal sides under a corrugated sheet roof (No. 9 on plan). Three stables - brick built under sheeted roof (No. 13 on plan).
Former cattleshed now workshop: 36m x 7.5m with concrete block walls under corrugated sheet roof. The southern part of the store is used as a workshop, the larger northern part for storage of grain or fertiliser (No. 3 on plan).
Grain handling and storage building: 38m x 8m constructed of steel frame under a corrugated sheet roof with sheeted sides providing storage for about 800 tonnes with a 60 tonne wet grain bin, covered pit and a 3 tonne per hour batch drier and cleaner (No. 2 on plan).
3 bay implement shed: 14 x 8m steel frame under corrugated iron roof and cladding (No. 8 on plan). Situated away from the main farm building complex, on the edge of field no. 7973 there is a 2 bay straw barn.
Freehold with vacant possession. The property has registered title.
Mains water and electricity (single phase);
Private drainage system shared - bio disc installed in last 6
years for the Clocktower Cottage, 25% contribution to maintenance repair or replacement.
The property lies in the Wiltshire Council jurisdiction. The area is designated as Open Countryside. The 8 acre wood is a County Nature Site (Policy NE7)
Wiltshire Council - Monkton Park, Chippenham SN15 1ER -
tel 01380 724911 - Council Tax payable in current year is £980.
or County Hall, Bythesea Road, Trowbridge BA14 8JN - tel 01225 713223.
At present, both Cowick Farm and Cowick House share the tarmac drive from the main road to the house and farm buildings.
The owners of Cowick House & their successors in title reserve the right to provide at their own cost, a new concrete farm road from point B to C & D.
The owners of Cowick House intend to repair the existing tarmac drive between the main road & point B. The owners of the farm will have an unrestricted permanent right of way over this section for all purposes and at all times and once repaired, the farm will be required to contribute 60% of future maintenance costs of this section.
Meanwhile both Cowick Farm & Cowick House will continue to use the existing drive, for which the purchaser of the farm will contribute 60% of the maintenance costs beyond point B to the farm buildings.
The owners of Cowick House will retain the right of access between points E & G to access the septic tank and oil tank and the new road B C D for the purposes of access to building number 1 and Cowick Cottage.
SINGLE PAYMENT SCHEME ENTITLEMENTS, SUBSIDIES & GRANTS
The farm is now entered into a 10 year ELS/HLS scheme that is estimated to generate almost £15,000 pa and the payment for 2012 only is reserved to the Vendor. A copy of this will be available at the auctioneer’s office. The SPS entitlements (177.46) will be available to be transferred as part of the sale of land, and the Vendors will use their reasonable endeavours to effect the transfer subject to the current RPA rules. The SPS payment is reserved to the vendor for 2012 only. The purchaser will indemnify the Vendor in respect of the HLS
agreement and the work to be done under the agreement.
The vendors will reserve a right to conduct a dispersal sale of farm machinery within 1 month after completion and the right to store grain until 31st March 2013 in buildings 2 3 & 4 on the plan.
The purchaser will have the right of pre-entry for post harvest cultivations.
In addition to the purchase price, the purchaser will take to and pay for at valuation upon completion (plus VAT where applicable)
• Farm fuels at cost
• No charge will be made for RMVs and UMVs
• No claim for dilapidations will be sustained
WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, support, drainage, water & electricity supplies & other rights & obligations, easements, quasi-easements & restrictive covenants & all existing & proposed wayleaves for masts, pylons, stays, cables, drains & water, gas & other pipes, whether referred to in the General Remarks & Stipulations or not.
The owners of Cowick House are seeking to divert a footpath over land included in the sale to run alongside plantation BHJ and the purchaser will agree to cooperate in this objective.
The property has not been opted to tax.
The ownership of the boundaries is believed to be in accordance with the custom of the country, but the property being open to inspection, the Purchaser(s) shall be deemed to have full knowledge of the boundaries & neither the Vendors nor their Agents shall be required to produce evidence as to the ownership of any boundary.
TIMBER AND MINERALS
Any standing timber is included within the sale. The mineral rights are included in the sale in so far as they are owned.
RESTRICTIONS ON USE
In order to preserve & maintain the privacy & enjoyment of Cowick House the enjoyment by the residents/owners of Cowick House, the purchasers of the farm will covenant not to carry out uses deemed to be a nuisance, including the erection of wind turbines, caravaning, camping, quad biking (except farm use), livery or training stables. Bonfires are not to be burnt within 200 metres of any elevation of Cowick House. Buildings are not to be erected within the area coloured green on the block plan and no slurry tank/store or manure heap shall be located in the area hatched yellow. If a grain drier is to be installed particular care should be taken to erect it in a location that will cause the least visual and vocal intrusion on Cowick House and the owners of Cowick House reserve the right to approve the siting of such.
A legal pack will be available by email from The Vendor’s solicitors.
These particulars have been prepared with the utmost care, but their accuracy including text, measurements, photographs and plans is for the guidance only of prospective purchasers and must not be relied upon as statements of facts. Their accuracy is not guaranteed. Descriptions are provided in good faith representing the opinion of the vendors’ agents and should not be construed as statements of fact. Nothing in these particulars shall be deemed a statement that the property is in good condition or otherwise, nor that any services, facilities, fixtures or fittings are in good working order. These particulars do not constitute part of any offer or contract.
From the M4 Junction 16 follow the signs to Royal Wootton Bassett and the A3102, continue through Royal Wootton Bassett 6 miles and after passing through Hilmarton, the entrance to Cowick Farm is on the right hand side after about 1 mile.
From Marlborough take the A4 towards Chippenham. At Beckhampton go straight over the roundabout crossing the A361. After about 3 miles pass through Cherhill and take the first turning on the right signposted to Compton Bassett and Lower Compton. Continue through Lower Compton and Compton Bassett for about 3 miles. At the bend in the road, take the left turning signposted to Hilmarton. At the T junction turn left onto the A3102 and the entrance to the farm drive will be found after 1 mile on the right hand side.
Strictly by appointment with the Auctioneers. (01672 520 512).