Situation and Description
The property comprises a ring-fenced parcel of productive arable
land located to the north of Winshill, Burton upon Trent in East
Staffordshire. The land is south facing and is bounded by mature
hedgerows. Access is currently taken from Sales Lane and
Hawfield Lane to the southern boundary. Both highways are
maintainable at public expense. Transport links are excellent with
the A38 (4 miles) and the A50 (7 miles) being easily accessible.
The national road network can be accessed via the M1 motorway
(16.5 miles) and M6 motorway (17 miles).
Soil Types and Land Classification
The land is classified as being Grade 2 according to the Natural
England Regional Agricultural Land Classification Maps. The soils
may be described as slightly acid loamy and clayey soils with
impeded drainage suited to cereal cropping and grassland.
Tenure and Possession
The property is held freehold under title numbers DY410187 and
DY428890. The property is offered sale Freehold subject to a
Farm Business Tenancy expiring 30th September 2046 with an
annual rent of one peppercorn. There are no rent review
provisions under the tenancy. A separate agreement for surrender
of the tenancy has been entered into between the Landlord and
Tenants allowing for the Landlord to regain possession of the
property following the grant of a satisfactory planning permission.
Further details of the tenancy agreement are available from the
The land is also subject to a pre-emption option in favour of a
former proprietor. The conditions within this agreement will need
to be satisfied prior to completion of a sale.
The relatively recently adopted Local Plan framework (Comprising
the Local Plan Part 1 (June 2016) and Local Plan Part 2
(November 2017) currently limits development opportunities for
the site to schemes of no greater 25 dwellings as exception or
cross subsidy sites (Local Plan Part 1 Policy H1, and Local Plan
Part 2 Policy BNE05). The Council are required to review the Local
Plan every five years; the Council has started initial background
work on the Review but will not be progressing consultation until
2021/22. It is considered that the distribution of development will
be reflected in an emerging review with land adjacent to Burton
on Trent identified to deliver new homes. There is an opportunity
to promote the site through future reviews of the Plan however,
evidence will need to be provided to demonstrate the suitability
and deliverability of the site.
The site was refused planning permission for 150 dwellings in
February 2018 (9/2017/0607). Evidence demonstrating that the
reasons for refusal can be mitigated will need to be provided early
in the promotion of the site. Despite the previous refusal of the
outline application, the Strategic Housing Land Availability
Assessment (2012) site assessment concluded that the site was
deliverable and available.
Overage Clause and Restrictive Covenant
The land is offered subject to two existing overage provisions.
The land under title number DY410187 is subject to a 50%
overage provision for any use other than agricultural. See land
shaded blue on the sale plan.
The land under title number DY410187 is subject to a restrictive
covenant against any use other than agricultural or forestry. See
land shaded blue on the sale plan.
The land under title number DY428890 is subject to a 30%
overage provision for any use other than agricultural which
expires 30th September 2096. The overage payment allows for
deduction of planning costs. See land shaded/pink on the sale
Basic Payment Scheme and Environmental Stewardship
The land is registered on the Rural Land Register. The Basic
Payment Scheme entitlements are owned and held by the tenants
and will not be included within the sale.
Nitrate Vulnerable Zone (NVZ)
The Property lies within a Surface Water NVZ Area and is subject
to the usual restrictions.
Mineral, Sporting and Timber Rights
As far as they are owned, the sporting and timber rights are
included in the freehold sale. The mineral rights are reserved in
part to a third party.
Rights of way, wayleaves and easements
The property will be sold subject to and with the benefit of all
rights of way, wayleaves and easements, whether mentioned in
these particulars or not. A public footpath runs along the southern
boundary of the property. Additionally, an overhead electricity line
with associated poles crosses the land.
The land is subject to a gas pipeline easement.
Services and VAT
Prospective purchasers must satisfy themselves as to the
availability of services and any future connections.
Any guide price quoted or discussed is exclusive of VAT. In the
event that a sale of the property or any part thereof or any right to
it becomes a chargeable supply for the purposes of VAT, such tax
will be payable in addition to the sale price.
Plans schedules and boundaries
The plans and schedules within these particulars are based on
ordnance survey data and are provided for reference only. They
are believed to be correct but accuracy is not guaranteed. The
purchasers shall not be deemed to have full knowledge of all
boundaries and the extent of ownership. Neither the vendors nor
the vendor's agents will be responsible for defining the
boundaries or the ownership thereof.
South Derbyshire District Council, Civic Offices, Civic Way,
Swadlincote, Derbyshire, DE11 0AH
Tel: 01283 595795
Shakespeare Martineau, Two Colton Square, Leicester, LE1 1QH
FAO Louise Ingram/ Chloe Frances
Tel: 0116 2545454
Strictly by appointment through the selling
agents. Care must be taken at all times when
viewing as the land forms part of a working
Farm For SaleLand at Sales Lane, Burton on Trent, Derbyshire
Guide price £700,000
Significant strategic potential for future development (Subject to necessary consents).
- Strategically located
- Grade 2 arable land
- For sale Freehold subject to tenancy
- In all about 74 acres (29.9 ha)
- EPC exempt
Situation and Description