Wood Farm, Piccotts End, Hemel Hempstead, Hertfordshire

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1 Wood Farm, Piccotts End, Hemel Hempstead, Hertfordshire

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3 Wood Farm, Piccotts End, Hemel Hempstead, Hertfordshire HP2 6JJ A fantastic opportunity to acquire this predominantly ring fenced farm that is in close proximity to London and located near the very pleasant rolling countryside of the Gade Valley and Gaddesden. Comprising circa acres ( hectares) of land, a large four/five bed farmhouse, a three bed bungalow and a range of buildings totalling circa 27,568 sq.ft (one of which has permission to convert to two dwellings), this property offers extensive agricultural, development, equestrian, shooting and other leisure and amenity possibilities, subject to the usual consents. Hemel Hempstead Berkhamsted M1 (J8) M25 (J20) Luton Airport Central London - 4 miles - 5 miles - 5 miles - 10 miles - 13 miles - 30 miles acres ( hectares) For Sale by Private Treaty as a whole or in six Lots Enquiries to: Jack Panton Grosvenor Road St Albans Hertfordshire AL1 3AW jack.panton@bidwells.co.uk bidwells.co.uk

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5 Introduction Wood Farm originally dates back to the late 19th Century, once being part of the Gaddesden Estate, and has been owned by the same family since the 1970s. Since then land has been bought and sold to create the Farm in its current guise, much of which is now within a ring fence. The outlying land at Corner Farm has been farmed by the family since the 1930s. The Farm sits in an elevated position looking south west across glorious views of the Gade Valley and currently comprises up to acres ( hectares) of arable, pasture and woodland, a large four/five bed farmhouse, a three bed bungalow, plus an extensive range of buildings that could be put to a number of business uses, with the necessary consents. The rural setting also provides great opportunity for leisure and amenity pursuits to be undertaken. Situation It is very well located being in a semi-rural position in the south western part of the county of Hertfordshire and within relatively close proximity to London (30miles). The property is situated in the Chilterns Area of Outstanding Natural Beauty, just to the north of the town of Hemel Hempstead, south west of the popular hamlet of Gaddesden Row, south of Great Gaddesden (including the Gaddesden Estate) and adjacent to the village of Piccotts End. Local amenities include The Marchmont Arms pub and restaurant, situated in the village, the Old Chequers Public House in Gaddesden Row, the Alford Arms at Frithsden and the Red Lion at Water End. The nearby towns of Hemel Hempstead and Berkhamsted provide an extensive range of shops and supermarkets including Marks and Spencer, Waitrose, Sainsbury's and Tesco superstores. Berkhamsted also has an impressive choice of cafes, restaurants and pubs and the area is very well served with excellent schools for all ages in close proximity, including Gaddesden JMI junior school at Gaddesden Row, Beechwood Park Preparatory School, Markyate and the renowned Collegiate Schools for Boys and Girls in Berkhamsted. Leisure facilities in the area include golf courses at Ashridge, Berkhamsted, Boxmoor and Chartridge, The Rex Cinema in Berkhamsted, various local sports centres and Champneys spa near Tring. There is also huge scope for walking and horse riding in the local area with many footpaths and bridleways over thousands of acres of open countryside, including the Chiltern Hills and Ashridge Forest; about 4,000 acres of woodland, common land and down land. Wood Farm also benefits from comprehensive communication links by both rail, with frequent trains leaving Hemel Hempstead reaching London Euston in approximately 27 minutes, and road; the M1 (J8) is within 5 miles and the M25 (J20) is within 10 miles. Luton airport is also only 13 miles away. Planning and Development Opportunity The property lies within the Green Belt and the Chilterns Area of Outstanding Natural Beauty and so certain planning restrictions apply, but it has a number of agricultural buildings, which could be put to alternative commercial or equestrian uses, subject to the necessary consents. Prior Approval has been granted for Building 9 for the change of use from agricultural use to two residential units under Class Q of the General Permitted Development Order 2015 (Application Reference: 4/00356/16/APA). Further similar residential and commercial opportunities are available on other buildings. Including Part 4 Class R of the General Permitted Development Order 2015, whereby buildings of up to 500sqm and any land within their curtilage may change use from agriculture to a flexible commercial use, subject to certain conditions. The National Planning Policy Framework (NPPF) encourages more development and will work on the basis of presumption in favour of development if it can be shown it is sustainable. Method of Sale The property is to be offered for sale as a whole or in six Lots by Private Treaty. Tenure and Possession The majority of the property is offered for sale freehold with vacant possession save as that there would be a right to Holdover on the land for the existing crops until 31 October The Vendors also politely request the right to use Buildings 6, 7 & 8 for grain storage for up to six months after completion. The bungalow (part of Lot 2) is subject to a Rent (Agricultural) Act 1976 Tenancy. The Tenant has Security of Tenure, with only very limited opportunity to determine. The current rent passing is 400 per month. Access and Directions Heading North on the M1 exit at Junction 8 and stay on the A414 to Hemel Hempstead. Go straight over the first roundabout and turn right at the second, follow the road turning left at the next roundabout, right at the following one and then left at the next one onto Link Road. Go straight over the first roundabout and right at the second onto Piccotts End Road. Follow the road for about 0.5 miles then turn right onto Dodds Lane. A further 0.5 miles later turn left and Wood Farm is at the end of the road. Heading South on the M1 exit at Junction 9 and take the A5/A5182 exit to St Albans. At the roundabout take the first exit onto Dunstable Road/A5183. Follow for circa 6.5 miles going straight over five roundabouts. At the next roundabout turn right onto Piccotts End Road and follow for about 0.5 miles. Then turn right onto Dodds Lane and after 0.5 miles turn left and Wood Farm is at the end of the road. Services There is mains electricity and water to Lots 1 and 2. Each dwelling has its own private septic tank and drainage.

6 Sale Plan

7 Lot 1 Farmhouse, Buildings & Land acres ( hectares) (Shaded purple on the sale plan) This is the most diverse lot and offers a wide range of development and equestrian potential. It consists of a four/five bed Victorian farmhouse in need of modernisation (EPC C), circa 27,568 sq.ft (2,561 sq.m) of modern and traditional farm buildings, plus arable, pasture and woodland. Wood Farmhouse has fantastic unspoilt views in a south westerly direction over the Gade Valley and its setting, plus the opportunity for development, means that this Lot will be well sought after by those with farming, equestrian or business interests. Further details of the house and the farm buildings can be seen on the various plans and the schedule below. A bridleway runs along the southern boundary from this Lot, which means that if used for equestrian purposes there would be easy access to the extensive bridleway network in the area. Vehicular access is by way of a publicly adopted highway, which leads from Dodds Lane. Agricultural Buildings These can be seen numbered on the sale plan and are briefly outlined below: Property Plan No Area Sq.Ft Covered Yard 1 N/A Traditional Brick Workshop Traditional Brick Store Traditional Brick Store Timber Pole Enclosure Modern Grain Store Modern Grain Store Modern Grain Store Grain Dryer Modern Implement Shed Lot 2 Arable Land & Bungalow acres ( hectares) (Shaded blue on the sale plan) The majority of the farmland is contained within this lot and it is currently divided into several easily workable enclosures; the largest being 67.7 acres. The soils are predominantly from the Batcombe series, which are generally silts and loams over clay and some chalk. Also included in this Lot is a three bed bungalow known as Hillcrest (EPC TBC). This property is subject to an Agricultural Occupancy Condition and has a secure agricultural tenant. Access is available directly from Dodds Lane. Lot 3 Arable Land acres ( hectares) (Shaded orange on the sale plan) This part of the farm is arable and is one large easily workable parcel. It slopes down in a south westerly direction and the soils are predominantly from the Coombe 1 series, which are mainly well draining silts over chalk. Access is available from Dodds Lane. Lot 4 Land with Long-term Potential acres ( hectares) (Shaded yellow on the sale plan) Lot 4 is currently in an arable rotation. It is a large easily workable enclosure and slopes down in a southerly direction. The soils are predominantly from the Batcombe series, which are mainly silts and loams over clay and some chalk. This Lot lies adjacent in part to Hemel Hempstead and also land designated in the Dacorum Borough Council's 'Site Allocations Written Statement' as Local Allocation 1 at Marchmont Farm. It is identified as land to be released from the Green Belt and development to include: homes; an extension to Margaret Lloyd Park; As such, we believe that there is long term development potential for this land, subject to usual applications. Access is available from Dodds Lane. Lot 5 Arable Land at Corner Farm acres (7.995 hectares) (Shaded green on the sale plan) The land here forms a single enclosure surrounded by mature trees and hedgerow. It is currently in an arable rotation and slopes in a south westerly direction. The soils are predominantly from the Batcombe series and access is available directly from Cupid Green Lane. To the northern boundary is a bridleway, which means that if this lot was used for equestrian purposes there would be easy access to the extensive bridleway network in the area. Lot 6 Land at Corner Farm acres ( hectares) (Shaded pink on the sale plan) This Lot forms a single enclosure surrounded by mature trees and hedgerow. It is currently in an arable rotation and is relatively flat. The soils are predominantly from the Batcombe series. The location of this land in Gaddesden Row and its topography means that it would be well suited to both agricultural and equestrian use. A bridleway runs along the north eastern boundary giving access to an extensive riding network. Road frontage and access is available directly from Gaddesden Row. Overage Provision An Overage Provision will be imposed on Lots 3 and 4 reserving a 35% share of any increase in value accruing for planning permission for development, other than for small scale equestrian use, for a period of 35 years.

8 Basic Payment Scheme The land has been registered with the Rural Payments Agency and entitlements claimed. The Entitlements are owned by W Hill & Son and are included in the sale; payment for the 2016 claim year will be retained by the vendors. Entitlements are held for all the eligible land at Standard EOUT RATE. A fee of 500 plus VAT will be paid by the purchaser to the sellers' Agent for dealing with the transfer of each set of entitlements at completion. Easements, Wayleaves and Rights of Way The property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way associated with this property whether mentioned in these particulars or not. Prospective purchasers should be particularly aware of: The public rights of way that pass over the land. Two gas pipelines that pass under Lot 1, 2 and 3; one of which then passes under Lot 4. Two water pipes that pass under Lot 2; one of which provides a supply to Lot 1 and one of which also passes under Lot 3 and 4. High voltage power lines that pass over and two pylons that sit on Lot 2. Further power lines pass over this Lot to provide a supply to Lot 1. A sewerage pipe that passes under Lot 3. A fibre optic cable that passes under Lot 3 and 4. An oil pipeline that passes under Lot 5. HCC have made an order to upgrade Bridleway 39 to a BOAT on the boundary of Lot 2. Cropping The majority of the land is within arable rotation and has historically been cropped to wheat, oil seed rape, peas and beans. Further details are available from the sole agents Bidwells. Sporting, Timber and Minerals All sporting rights, standing timber and minerals are included insofar as they are owned. Local Authority Dacorum Borough Council, t: Boundaries The Vendors and the Vendors agents will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The Purchaser of Lot 1 will be responsible for ensuring that a stock proof fence is erected around the perimeter of the whole Lot within six months of purchase. Health & Safety Given the potential hazards of a working farm such as this, we ask you to be as vigilant as possible for your own personal safety when making any inspection of the property. All viewings should be accompanied by a member of Bidwells staff on allocated viewing days. Postcode The nearest postcode is HP2 6JJ. Photographs The photographs in these particulars were taken in October 2015 and April Agents Note These particulars do not form part of any offer or contract and should not be relied upon as statements or representatives of fact. Bidwells LLP has no authority to make or give in writing or verbally any representation or warranties in relation to the property. Any areas of measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Bidwells LLP have not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. Bidwells LLP is a limited liability partnership registered in England & Wales (registered number OC344553). Registered head office is Bidwell House, Trumpington Road, Cambridge, CB2 9LD, where a list of members is available for inspection.

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