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31.07 acres, Chester, Cheshire
For Sale - Sale by Tender £1,500,000

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• **For Sale by Informal Tender 12 noon 10th April 2025**
• A diverse mixed use residential and leisure property
• Farmhouse with planning for a 7-bedroom holiday let Traditional outbuildings with consent for 7 holiday let
• A manager's office and cafe
• Caravan storage yard for approx. 140 touring caravans
• Mooring for 45 boats
• Approximately 26 acres of permanent pasture
• Scope for alternative use
• STP
• Former bus depot with redevelopment use

**By Informal Tender on 10/04/25** A leisure business, with planning for 7 holiday lets, a farmhouse, moorings, caravan storage and agricultural land. In all about 31 acres.

Description



Property Overview

• A farmhouse with planning consent from residential to holiday let accommodation with 7-bedrooms

• Traditional outbuildings with consent for 7 holiday let properties, a manager's office and cafe

• Caravan storage yard for approx. 140 touring caravans   

• Mooring for approximately 45 boats on the Shropshire Union Canal

• About 26 acres of permanent pasture with scope for alternative use, STP   

• Former bus depot within 0.7 of an acre with redevelopment potential, STP   

• In all extending to approx. 31.07 acres

Description
This property has been adapted over the years from a dairy farm diversifying into a leisure business. The current owner has recently secured consents to convert the traditional agricultural buildings into holiday lets with associated facilities. In addition, planning has been granted for change of use planning consent for the farmhouse, to be used as a 7-bedroom Airbnb style, holiday let.
This is a rare opportunity for a purchaser to buy into an established business which genuine scope to further develop, creating a very healthy income namely mooring income, touring caravan storage and future holiday let income.
The total estimated income for 23/24 was £64,000.

The Farmhouse
Top Farm House is a three-storey traditional farmhouse, extending to approximately 442 sq. m (4763 sq. ft) GIA. The property displays some charming period features, including some high, exposed beamed ceilings, open fireplaces and exposed wide oak floorboards. The property benefits from majority UPVC double glazed windows. (A floorplan is included within these particulars.)
Planning was granted, ref 22/00272/FUL, on 14th December 2023 (3-year consent) by Cheshire West and Chester Council for "Change of Use of existing C3 residential dwelling and redundant agricultural barns into (Class C1) holiday cottages."
The approved plans allow for an exceptional 7-bedroom holiday let, with an abundance of wash-facilities, reception rooms and home cinema and games room.
EPC rating E
Council Tax Band G

Traditional Farm Buildings (Stables & Warehouse)
The farm buildings are a range of predominately two storey with some single storey additions. Generally of brick construction (some concrete block) under a mix of slate and more modern corrugated roof coverings. In all the buildings extend to approximately 677 sq. m (7290 sq. ft) over two levels.
Planning consent under planning reference 22/00272/FUL for the conversion of these buildings to create seven holiday lets and a manager's office for the holiday lets, caravan storage and mooring operations. The proposal is for one 4-bedroom let, two 2-bedroom lets and five 1-bedroom lets.

Caravan Storage Site
The caravan storage yard sits to south of the farmhouse and barns, adjoining the canal. The capacity of the yard is approximately 140 touring caravans with a license fees ranging from £362 to £474 per annum, generating a health income. The caravan yard is partly hard surfaced with grassed areas and extends to approximately 1.5 of an acre. The Storage yard has a current rateable value of £15,250 as of 01/04/23

Boat Moorings
There are approximately 700 metres of linear moorings located along the western bank of the Shropshire Union Canal, with a capacity for approximately 45 boats. The mooring fees range from £51.00 to £125.96 per month.
The access for both the caravan storage and moorings is currently via an electronic secure key fob entry system. Planning, however, allows for access to the commercial facilities, via a second entrance and track, to the south of the agricultural buildings.

Agricultural Land
The agricultural land lies to the south of the farmhouse and buildings and extends to about 26.15 acres. The land comprises four principal field parcels of permanent pasture and benefits from road frontage with vehicular access off the adjoining Wervin Road and from the farmyard. The land is suited to the grazing of livestock or mowing. The land does present opportunity for an incoming owner to extend the commercial activities on site or alternative uses such a solar, STP.
There are no environmental or countryside stewardship schemes affecting the land. A mains high pressure gas line runs east to west under this land. The land is currently let on an informal agreement.

Former Bus Depot
The former bus depot is situated to the west of the farmhouse, across the Wervin Road. The building is steel framed with corrugated metal cladding and sits within a plot of land extending to approximately 0.7 of an acre. There is a concrete hardstanding to the front and a hardcore hardstanding to the side and rear.
The depot lends itself to redevelopment/reuse and the current owner has explored the potential for developing nine chalets on the site. We understand a positive pre-application response from the planning department has been received. The depot has a current rateable value of £17,000 as of 01/04/23.

Situation
Notwithstanding the pretty rural setting, the hamlet of Croughton is well-placed for access to historic city of Chester and all its amenities, along with Great Sutton and the neighbouring villages.
Outstanding shopping opportunities exist at Cheshire Oaks Designer Outlet, where there is a Marks & Spenser superstore, along with a cinema and recreational opportunities.
The area is position with excellent access to the commercial centres of the Northwest, via the M56, M53 and M6 network. Both Liverpool and Manchester have international airports.

Overage Clause
An overage clause will be included in the contract of sale on the former bus depot yard, at a rate of 20% for a period of 25-years, triggered by any development (as defined within the section 55 of the Town and Country Planning Act 1990).
A second overage clause will be applied across the farmland, at a rate of 20% over 25-years, triggered by any development but to exclude development for agricultural and/or equestrian use.
Both overages will be payable upon implementation or a future sale with the benefit of a consent/s.

Land Type
The land is classified as being Grade 3. According to Soilscape (England) the soils may be described as slowly permeable seasonally wet slightly acid but base rich loamy and clayey soils. The land does slope form west towards the canal, offering free drainage.

CIL Liability
Any Community Infrastructure Levy (CIL) liability will be payable by the purchaser, where the liability exists.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Borehole water supply. Private drainage system, oil fired central heating, mains electricity. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.
The estimated fastest download speed currently achievable for the property postcode area is around 1 Mbps (data taken from checker.ofcom.org.uk on 17/02/2025). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 17/02/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
Freehold with vacant possession of the house and barns on completion. The caravan storage yard and moorings are subject to the existing licenses.

Local Authority
Cheshire West & Chester Council
Council Tax Band G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – CH2 4DA
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Acreage: 31.07 Acres