Farm for sale

A rare and exciting opportunity to purchase a superb residential arable and livestock holding or small country estate located within attractive Worcestershire countryside.

INTRODUCTION
Upton House Farm presents prospective purchasers with the opportunity to acquire a versatile arable and livestock farm or as an alternative, a delightful country estate which includes a well-proportioned and characterful 7 bedroom farmhouse, 2 detached cottages, an extensive range of traditional and modern farm buildings, all standing in 258 acres.

The property was originally part of the Elmley Lovett Estate which was sold on the instruction of Captain James Foster in the years following World War One. We also understand that the farmhouse was constructed as the principal estate house.

SITUATION
Upton House Farm is located within the parish of Elmley Lovett in the county of Worcestershire. The property is approximately 5 miles south east of Kidderminster. The town of Droitwich is 4 miles to the south east. The city of Worcester is 10 miles to the south. The city of Birmingham is 23 miles to the north east.

The property is conveniently situated with easy access to the motorway network, mainline railway and airport. The closest motorway connection is junction 5 on the M5 at Droitwich which is only some 5 miles from the property. There are mainline railway stations at both Kidderminster and Droitwich to Birmingham with connections to London Euston in 2 hours 30 minutes. Birmingham Airport is 32 miles from the property.

UPTON HOUSE FARMHOUSE
The farmhouse is a charming and spacious Victorian house which we understand was constructed in around 1860. The property is constructed of stone under a pitched tiled roof and benefits from oil fired central heating and partial double glazing. The property retains many original features including a pitch pine staircase and panelled doors, fireplaces, coving, fitted cupboards and servant’s bells.

On the ground floor, a covered porch provides access via the arched timber front entrance door to a spacious entrance hall with feature pitch pine staircase, access to the drawing room with bay window and dining room with an open fireplace. A further panelled door provides access to the inner hall from which the everyday sitting room, cloakroom with WC, pantry and utility room, boot room and breakfast kitchen with extensive fitted units, fitted appliances and 4 oven Aga cooker are all accessed. There is also a separate second staircase. A further door provides access to large vaulted cellars.

GARDENS AND GROUNDS
Upton House is complimented by attractive, landscaped gardens which encircle the house on three sides. There is a gravelled front drive with parking areas. To the west are lawned gardens with feature specimen trees running down to the brick Ha-Ha.

To the south is an enclosed courtyard garden beyond which are further lawned gardens with orchard area and kitchen garden with raised beds and greenhouse.

ENTRANCE HALL
With attractive pitch pine staircase, pitch pine panelled doors and surrounds.

SITTING ROOM
With bay windows, wood panelling and with the original cast iron fireplace with fitted gas fire in a marble surround with marble hearth and extensive cornicing.

DESCRIPTION
Upton House Farm forms part of the village of Elmley Lovett, which is itself located conveniently between the towns of Kidderminster and Droitwich. The situation is within attractive rolling countryside.

The principal house is a charming, well-proportioned three storey stone farmhouse which was constructed in around 1860. The property was extensively refurbished around 25 years ago and has been well maintained since.

Upton House is complimented by two detached cottages: Upton cottage is a brick and timber frame cottage and Well Cottage is a brick cottage. Both stand in good sized gardens and are offered for sale subject to the existing Assured Shorthold Tenancies.

The farmhouse and cottages are complimented by an extensive and outstanding range of traditional farm buildings, which were erected very much in the style of a “Model Farm”. These buildings have been impeccably maintained and undoubtedly have potential for conversion to alternative uses (subject to obtaining the relevant planning permissions). In addition, there are two more modern farm buildings.

The land at Upton House Farm is arranged with the farmhouse, cottages and farm buildings more or less central. Approximately 200 acres lie within a ring fence with the majority being Grade 2 and arranged in good sized arable fields with internal access lanes. There is a separate block of grassland extending to some 56 acres which lies a short distance down Elmley Lovett lane.

In all, the farm extends to approximately 258.42 acres (104.577 hectares).

DINING ROOM
With cast iron fireplace in timber surround with marble hearth, extensive cornicing and double glazed windows.

A pitch pine panelled door gives access to:

INNER HALL
With tiled floor, half-timber panelling, and with second staircase to first and second floors.

LIVING ROOM
With Inglenook fireplace with timber surround and mantle, housing a wood burning stove. Original fitted cupboards, drawers and display cupboards. Above the door are the original eight servants’ bells. The room benefits from double glazed windows.

BREAKFAST KITCHEN
With extensive painted wood storage units and drawers with granite worktops and ceramic Belfast sink. Fitted 4 oven gas Aga and built-in appliances including NEFF combined oven and grill, NEFF electric hob, fridge/freezer and NEFF dishwasher. The room also benefits from an Inglenook style fireplace with fitted gas fired wood burning stove, Terracotta floor and built in desk.

CLOAKROOM
With Terracotta tiled floor, washbasin and WC.

PANTRY AND UTILITY ROOM
With Terracotta tiled floor, original brick setlas and salting slab. Fitted housekeepers cupboards and further fitted storage units and drawers with ceramic Belfast sink and granite worktops.

BOOT ROOM
With tiled floor and fully shelved with fitted coat hooks.

An original timber Ledge and Brace rear entrance door provides everyday access to a covered veranda.

FIRST FLOOR
The first floor is accessed by both the main staircase and secondary staircase to the main landing with pitch pine panelled doors and surrounds.

BEDROOM
With bay window and fitted wardrobes.

BEDROOM
With cast iron fireplace in marble surround and double glazed window.

BEDROOM
With cast iron fireplace in timber surround, range of built-in wardrobes and shelves, benefitting from double glazed windows.

BEDROOM
With a range of built-in wardrobes and double glazed windows.

SHOWER ROOM
With shower cubicle with mains shower unit, WC and wash basin.

BATHROOM
With separate shower cubicle with mains shower, panelled bath, WC and wash basin.

Accessed via a half landing on the secondary staircase is a further:

BEDROOM
Or Sitting Room with cast iron fireplace in timber surround.

The stairs continue up to the second floor landing.

BEDROOM
With panelled bath, wash basin and WC. Access through to attics.

BEDROOM
With built-in cupboard.

BEDROOM
With cast iron fireplace in timber surround and with double glazed window.

UPTON COTTAGE
Upton Cottage is a detached cottage which is to the east of the farm buildings. The cottage is constructed of timber frame and brick under a pitched tiled roof and is likely to date from the 17th or early 18th century.

The centrally heated accommodation is arranged over two floors and has UPVC double glazing fitted throughout.

On the ground floor, a UPVC front entrance door gives access to a hallway with staircase to first floor. Accommodation includes a spacious dining room with Inglenook fireplace and wood burning stove, separate sitting room with open fireplace, fitted kitchen and bathroom with white suite, including an electric shower.

On the first floor are three double bedrooms.

Externally, the property has a substantial brick under pitched tiled roof former blacksmith’s forge, which is divided into three rooms. The building has water and electricity connected. The property stands in enclosed gardens extending to 0.35 acres which include extensive lawns, kitchen garden with raised beds and flower/shrub borders. There is a parking area for 2 vehicles.

WELL COTTAGE
Well Cottage is a detached brick under pitched tiled roof cottage, which is to the north of the farm drive. The cottage appears to date from the 19th century but parts may be older.

On the ground floor, access is via a UPVC half glazed rear entrance door to a fitted kitchen. Downstairs are also a dining room with stairs to first floor, a large living room with open fireplace, along with a downstairs WC.

On the first floor are three bedrooms, one of which is used as a dressing room, together with a bathroom with white suite including mains shower over the bath.

The cottage benefits from propane gas fired central heating and UPVC double glazing.

Externally, the cottage stands in good sized lawned gardens with entrance drive and parking area. There is a small paddock in front of the property as well as a substantial brick under tiled roof garage which may be suitable for alternative uses subject to obtaining planning permission.

THE FARM BUILDINGS
The farm buildings are located just to the east of Upton House and provide an extensive range of traditional and more modern farm buildings with ample space to erect more modern buildings (subject to obtaining relevant planning permission).

The traditional buildings date from the 18th and 19th centuries and have been constructed very much as a “Model Farm”. The buildings are arranged around a central courtyard and are in very good overall condition with the majority having been reroofed. The buildings potentially offer a very unusual opportunity for conversion to alternative uses or for continued storage, stabling or agricultural use.

The traditional buildings are complimented by a more Modern Covered yard along with a steel framed triple span Dutch barn and lean to. Externally, there is ample level land adjacent to the current farm buildings to allow a purchaser to erect additional modern farm buildings should they so wish.

THE SOUTH RANGE
A delightful range of brick under pitched tiled roof out buildings incorporating workshop, cowsheds, feed room, stable, pigsties and dog kennels: -

Workshop (6.26m x 4.68m) with double timber doors, separate pedestrian door, brick floor, fitted shelves and work bench.

Former cowshed (7.48m x 4.61m) with stable door and brick floor.

Former Bull Box (4.61m x 2.43m) with brick floor and external door.

Former Cowshed (7.81m x 4.59m) with brick floor, stable door, fitted hayrack and drinkers.

Feed Room (4.62m x 4.29m) with brick floor and two external doors. There is further access through to an external chicken run with two former pigsties with open yard to front.

THE NORTH RANGE
An older range of 18th century buildings which are of single and two storey brick under pitched tiled roof construction.

Stables of two storey construction (10.98m x 4.98m) with the first floor removed, divided into two large loose boxes with central feed area, brick floors and with deep glazed manger to the larger box.

Loose Boxes (6.79m x 5.14m overall), divided into two loose boxes with fitted manger to the larger box. Brick floors throughout.

Loose Box (6.50m x 4.69m) with brick floor.

THE THATCH PEG HOUSE
Attached brick under pitched tiled roof with steps up to:-

Store (5.74m x 3.52m) fully insulated with timber floor.

GROOMS FLAT/STAFF ROOM
Timber front entrance door to:-

Kitchen/Living Room (5.97m x 3.53m) with wood burning stove, range of fitted units with deep Belfast sink, stairs to first floor.

Toilet (1.92m x 0.89m) with close coupled WC and wash basin.

Bedroom (5.98m x 3.55m)

THE EAST RANGE
The East range of buildings are a substantial range which include a two storey Threshing Barn, various loose boxes and a very unusual undercover sheep dip and footbath. The buildings are of brick under pitched tiled roof construction.

General Store (6.14m x 4.87m) with stable door, concrete floor and half timber lined.

Threshing Barn (11.32m x 6.16m) of two storey construction with two lofts. This characterful building has two opposing sets of double timber doors, brick floor and stairs to first floor lofts.

Loose Box (6.12m x 3.07m) with stable door and brick floor.

Two Loose Boxes (6.39m x 4.28m) divided centrally into two loose boxes each with brick floor and stable door.

Three Loose Boxes each with concrete floor and deep glazed manger and each approximately 4.49m x 3.37m.

At the rear of the loose boxes is an unusual timber framed covered sheep handling area (10.37m x 1.60m) with sheep dip and foot bath.

Cartshed 5.76m x 4.83m open fronted with brick floor.

THE WEST RANGE
A single storey range of brick and concrete loose boxes under pitched tiled and corrugated sheet roof. Arranged as 7 boxes each approximately (4.00m x 4.00m) with fitted manger, concrete floor and half stable door.

COVERED CATTLE YARD
A steel frame and timber construction (28.71m x 15.62m) under a pitched corrugated iron roof in 6 bays. Brick walls with timber/corrugated iron cladding to two sides.

DUTCH BARNS/GENERAL STORAGE
A steel framed under curved corrugated iron roof triple span DUTCH BARN 27.36m x 21.73m with corrugated iron cladding to three sides. Partial concrete floor.

Attached LEAN-TO (14.81m x 4.28m) of steel frame under corrugated iron roof. Corrugated iron cladding to one side.

FARMLAND
The land located at Upton House Farm extends to slightly under 260 acres. Approximately 200 acres lies within a ring fence. Around 185 acres is arable, arranged in seven interconnecting fields which range in size from 11 acres up to nearly 84 acres. The arable land is all level or gently undulating and at present is all either in flower and legume rich leys, or winter bird food, under Countryside Stewardship Mid Tier. Traditionally the land has been used for the production of combinable crops.

The land is principally grade 2 with some areas of grade 3 on the Provisional Land Classification Maps of England and Wales.

The principal soil type as identified by the Soil Survey of England and Wales, is of the Bromsgrove Series which is described as a well-drained reddish coarse loamy soil mainly, over soft sandstone, but deep in places. Associated fine loamy soils with slowly permeable subsoils and slight seasonal waterlogging suitable for cereals, beet, potatoes, some field vegetables and fruit.

There are also three grass paddocks extending to 9.44 acres located adjacent to Upton House which are level or gently sloping and have mains water laid on.
To the west of Elmley Lovett Lane is a block of 56 acres of pasture arranged as five enclosures with some woodland. The land is undulating and includes some woodland.

The remainder of the land is identified as being grade 3 on the Provisional Land Classification Maps. The Soil Survey of England and Wales identifies the soil type as being of the Worcester series which is described as a slowly permeable non calcareous and calcareous reddish clayey soil over mudstone. Associated with non-calcareous, fine loamy over clayey soils suitable for permanent and short term grassland with stock rearing with some winter cereals in dryer districts.

FIELD BOUNDARIES
Field boundaries are mainly traditional mixed hedges. Many of the internal hedges are of good height to provide shelter. There are some small areas of woodland arranged mostly as shelter belts. The land is suited to arable or livestock farming but equally is suitable for equestrian purposes having previously been used in part for racehorse training.

GENERAL REMARKS AND STIPULATIONS

COUNTY COUNCIL
Worcestershire County Council
County Hall,
Spetchley Road,
Worcester
WR5 2NP
Telephone: 01905 763763

DISTRICT COUNCIL
Wychavon District Council Civic Centre
Queen Elizabeth Drive
Pershore
Worcestershire
WR10 1PT
Telephone: 01386 565000
Email: service@wychavon.gov.uk

PLANNING
Upton House Farm will be sold subject to any development plan, tree preservation order, town planning schedule, resolution of notice which may be, or come to be, in force, subject to any road widening or improvement schemes, land charges and statutory provision or bylaws, without obligation on the vendors to specify them.

The traditional buildings at Upton House Farm may be suitable for alternative uses or conversion for residential accommodation, subject to obtaining the relevant planning permission. No enquiries have been made of the local planning authority. None of the property is listed. The property is located within the Birmingham Greenbelt.

An application to convert the former Blacksmiths Forge into residential accommodation was made in 2010 and 2011. Both applications were refused.

NZV
The land is located within the West Midlands Nitrate Vulnerable Zone.

METHOD OF SALE
Upton House Farm is offered for sale as a whole. For further information or if you wish to make an offer, please contact the selling agent Halls, on 01562 820880; Sarah Hulland BSc (Hons) MRICS FAAV on 07854 070496 , email shulland@hallsgb.com or Charlotte Hurley BSc (Hons) on 07983 271543, email churley@hallsgb.com

The selling agent reserve the right to vary the lotting and method of sale.

BOUNDARIES, ROADS AND FENCES
The sporting, timber and mineral rights are in hand and will be passed to the purchaser with the freehold.

BASIC PAYMENT SCHEME
The farmland has for the most part been registered and used to support claims for Basic Payment. No entitlements are available or included in the sale and where applicable, the 2023 Basic Payment is reserved to the current tenant of the land.

FIXTURES AND FITTINGS
Only those fixtures and fittings specifically mentioned in the sales particulars are included in the sale.

TENURE AND POSSESSION
The property is freehold and vacant possession is available on Upton House, the Farm Buildings and around 9 acres of pasture with the houses and buildings. The majority of the land with the houses and buildings is subject to a Farm Business Tenancy. Both Upton House Cottage and Well Cottage are sold subject to the existing Assured Shorthold Tenancies. The separate block of grassland is sold with vacant possession.

TENANCIES
The arable land extending to 174.99 acres (70 hectares) is let on a 5 year Farm Business Tenancy and runs until the 31st December 2025. For more information on rental value contact the selling agent.

UPTON HOUSE COTTAGE
Upton Cottage is let on an assured short hold tenancy. For more information on rental value contact the selling agent.

WELL COTTAGE
Well Cottage is let on an assured short hold tenancy. For more information on rental value contact the selling agent.

ENVIRONMENTAL STEWARDSHIP
The arable land is entered within a Countryside Stewardship Mid Tier Agreement in favour of Needhams of Elmley Limited which ends on 31st December 2025. Options are AB8 (Flower-rich margins and plots), AB9 (Winter bird food) and AB12 (Supplementary winter feeding of farmland birds).

VIEWING
Viewing is strictly by prior appointment with the sole selling agents.

RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY
The property is sold subject to, and with the benefit of, all restrictions, wayleaves, easements, rights of way, whether public or private and disclosed in these particulars or not.

A bridleway and three public footpaths cross the property.

There is a Deed of Grant dated 20th August 1971 in favour of the Central Electricity Generating Board (now The National Grid) relating to the 400,000 transmission line.

A transfer of Tinkers Farmhouse dated November 2002 contains rights to enter Upton House Farm for the purposes of cleaning, maintaining, repairing and painting parts of the property which can’t be accessed otherwise as well as the right to erect, maintain foundations, eaves, guttering and downpipes.

COUNCIL TAX BAND
Upton House Band G
Upton House Cottages Band E
Well Cottage Band D