Thurlaston Lodge Farm sits in a strategic location to the west of Leicester Forest East and Lubbesthorpe. The farmhouse sits in an elevated position with far reaching rural views yet the farm boundary is just over 600 metres from the edges of these urban settlements. Leicester railway station and the City centre are about seven miles to the east and access to the M1 (junction 21A) is just over four miles to the north east. The location clearly offers good access to services, facilities and amenities within Leicester via the A47, but also to those of other Midland’s cities. East Midlands Airport is about 18 miles to the north.
Thurlaston Lodge Farm will appeal to a broad range of purchasers, from agricultural buyers to those looking for a property with great potential within a rural setting and yet easy access to major communication links and urban centres. The farmhouse benefits from excellent views and extensive accommodation. Lot 1 is approached via a driveway leading off the A47 Hinckley Road.
Strategic planning potential
The farm offers some strategic development potential, principally on Lot 2 (see further details regarding Lot 2 within the brochure), potential purchasers must seek their own independent advice.
Planning potential for conversion of buildings
The traditional buildings in Lot 1 present potential for conversion to a wide variety of uses including home office space, residential uses, or commercial uses, subject to the necessary consents.
Farmhouse, cottage, buildings and about 51.99 acres of arable land, 14.87 acres of grassland, being about 70.24 acres (28.43 ha) in total. Shaded pink on the sale plan.
Thurlaston Lodge Farmhouse sits in an elevated position with far reaching views and a range of adjoining traditional and modern buildings and cottage. The ground floor includes a reception hall leading to two well-proportioned reception rooms, both with fireplaces, a dual aspect breakfast kitchen, pantry, and a large boot room/utility room which was the old washhouse and retains the brick surround for the copper. The first floor includes three large bedrooms, one with an en suite bathroom, and a large family bathroom with shower. The second floor offers two bedrooms and a further attic room. The accommodation extends to about 2,909 sq. ft gross internal area (GIA) including the full second floor and cellar, and retains a range of period features including exposed beams and quarry tile floors.
Thurlaston Lodge Cottage is attached to the eastern elevation of the farmhouse and extends to about 1,105 sq. ft (GIA) including an attic room. This offers an entrance hall leading into a well-proportioned breakfast kitchen, a utility room with WC, and a sitting room. The first floor includes a broad landing, bathroom, and two bedrooms.
A garden adjoins the farmhouse and cottage and is laid predominantly to lawn with an orchard.
Adjoining the farmhouse are yards with a mixture of buildings. A part two storey traditional range of brick construction, plus extensions, offers about 2,938 sq. ft and could be put to a variety of uses. This may include conversion to additional accommodation, home office, workshop, and equestrian purposes, subject to any necessary planning consents. Very usefully it benefits from having a good range of doorways and window openings.
The modern buildings are steel framed with a mix of asbestos sheet and profile metal sheet roofs. These extend to about 5,064 sq. ft (approximate) and offer machinery and general storage.
Lot 1 includes about 51.99 acres of arable land and 14.87 acres of temporary grassland, divided across seven fields.
Access to Lot 1 is via the farm drive leading off Hinckley Road to the west. If sold as a separate lot, there will be no right of way for Lot 1 through Lot 3, nor vice-versa.
Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential purchasers are welcome to instruct an independent survey to verify these.
Land type and cropping history
The land is classified as being Grade 3 and according to Soilscape (England) the land is a mix of predominantly loamy and clayey soils. The cropping has been predominantly combinable crops but in 2021 and this year grass and maize has
been included. The cropping history is available within the data room.
Tenure and Possession
The freehold of the property is for sale with vacant possession on completion (subject to any holdover requirements).
Rights of way, wayleaves and easements
A public footpath runs along the part of the farm drive on Lot 1. These paths are shown with green hatched lines on the sale plan. The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure. If the farm is sold in lots then cross-rights and reservations will need to be reserved where required, for example for services and maintenance.
Mineral, sporting and timber rights
These rights are believed to be included in the freehold title.
Basic Payment Scheme and environmental schemes
The property is registered with the Rural Payments Agency for the basic payment scheme. Payments for the current scheme year will be retained by the vendor. The purchaser(s) will be required to indemnify the vendor against any loss due to a breach of cross compliance. Entitlements may be available by separate negotiation. There are not believed to be any environmental schemes in place.
Ingoing crop valuation/holdover
The farm is subject to a contract farming agreement until 31st August 2022. An ingoing crop valuation will not be required but holdover until the end of October 2022 will be required to harvest the maize.
The property is offered for sale with overage provisions whereby a proportion of any increase in the value of the land/property from the grant of planning permission will be payable to the vendors (or their successors in title) as follows:
Lot 1 is offered for sale with an overage provision over the agricultural land with an uplift percentage of 20% of any increase in value for a period of 50 years. Such overage to be triggered by any development (as defined within section 55 of the Town and Country Planning Act 1990) and payable upon implementation or a future sale with the benefit of a consent/s. The overage will exclude any development for agricultural purposes/use. The house, yard and buildings area is offered for sale with an overage provision with an uplift percentage of 20% of any increase in value for a period of 50 years. Such overage to be triggered by the grant of planning permission for fully independent residential units (i.e. not ancillary to the existing dwellings). Such overage will exclude (i.e. will not be triggered by): holiday lets, office space and any other commercial use and payable upon the grant of any consent.
Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations. The Vendor’s Solicitor has drafted overage provisions, and these are contained within the data room.
The vendor has instructed the usual searches at an early stage in order that these can be passed to a purchaser/s once a sale has been agreed. A condition of the sale is that the purchaser/s will be required to reimburse the cost of such searches from the vendor in addition to the purchase price for the farm. If the farm is sold in lots then the cost of these will be apportioned between the purchasers on an acreage basis. The searches include: Local authority, Highways, Environmental, Chancel repair liability, drainage and water. The total cost of the searches is circa £1,700. Local authority Blaby District Council. Telephone: 01283 508000
Fixtures and fittings
The carpets and curtains are included. All other fixtures and fittings, garden ornaments, stone troughs and statuary are excluded. Some may be available by separate negotiation. The inclusion or exclusion of any agricultural fixtures and fittings is to be discussed.
A. The farmhouse and cottage within Lot 1 - Drainage is to a private system which is dated and will require replacement – this is to be taken into account by any potential purchaser in any offer they make. Heating is via an oil fired system with one boiler located in the adjoining traditional building serving both dwellings. Mains water is believed to be connected to the farmstead but a borehole currently serves the residential elements. Further details available within the data room (see below). If sold in lots then the buyer of Lot 1 will be required to install a new independant mains water connection crossing Lot 3.
None of the services, appliances or electrical systems have been tested by the selling agents.
A comprehensive data room is provided by the vendor’s solicitors, Forsters LLP, which includes title information, a draft overage deed, and matters relating to BPS, as well as an extensive range of other information including EPCs. Access to this data room can be provided to parties following their first viewing at the property.
Forsters LLP, 31 Hill Street, London, W1J 5LS.
FAO Henry Cecil/ Adam Saunby
Telephone: 0207 863 83 83
From Leicester Forest East, follow the A47 west. After passing Beggars Lane on the left, continue for a further ¾ of a mile and the entrance to the track of Lot 2 can be found on the left. Continue on the A47 and at the traffic lights turn left and the drive entrance to Lot 3 can be found on the right after about 130 metres. For access to Lot 1, continue west from the traffic lights along the A47 and after about 480 metres the drive entrance is on the left (it is 150 metres before the entrance to the Bull’s Head pub car park).
Lot 1 drive entrance - ///locals.spoiled.beak
Postcode: LE9 9JE
Strictly by appointment through selling agents, Fisher German LLP.
Telephone: 01530 410840
Farm House For SaleLot 1 - Thurlaston Lodge Farm, Hinckley Road, Desford, Leicester, Leicestershire
Guide price £1,850,000 Sale Agreed
Lot 1 Thurlaston Lodge Farm. Farmhouse, cottage, buildings and about 51.99 acres of arable land, 14.87 acres of grassland, about 70.24 acres (28.43 ha) in total. Shaded pink on sale plan.
- Five bedroom period farmhouse with superb views
- An attached two bedroom cottage
- Traditional buildings, part two storey, extending to about 2,938 sq ft (gross internal - GIA) with potential (STP)
- Modern farm buildings extending to about 5,064 sq ft (GIA)
- About 51.99 acres of arable land
- About 14.87 acres of grassland
- About 70.24 acres (28.42 ha) in all.