    Windle Beech Winthrop Regulated by RICS
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Land and Building off Manchester Road 14.58 hectares (36.02 acres) or thereabout
BB11 5NS
General
A rare opportunity to purchase a substantial block of sound grassland on the edge of the existing settlement with excellent road frontage together with a substantial agricultural building now in disrepair which has been used as a farm shop/joiners shop occupying a prominent location on the busy A682 Manchester Road.
Location
The land is situated at the intersection of Manchester Road and Crown Point Road in open countryside on the southern outskirts of Burnley. From Junction 10 of the M65 motorway take the A679 west to the traffic lights and turn left on to the A646 up the hill to the next set of traffic lights at the crossroads. Turn right on to the A682 Manchester Road and carry on up the hill and you will find the land on your left hand side immediately after the built up area. The former farm shop and agricultural building are approximately 750 metres on the left hand side. A sale board has been erected at the entrance to the farm shop.
Description
Rising from 250 metres above sea level the land is all down to grass and is bounded externally by traditional dry stone walls, although the majority of the internal boundaries comprise post, netting and barbed wire fencing. The land is well watered by a combination of mains and natural supplies. All of the land is classified as Severely Disadvantaged within the Less Favoured Area.
Former Farm Shop
Constructed with a variety of materials and stone faced on the northern gable, the former farm shop and associated outbuildings provide substantial accommodation as follows:
Main Barn Area: 363 sq metres (3905 sq ft)
Former Shop Section: 76.5 sq metres (823 sq ft)
Rear Lean-To: 56 sq metres (604 sq ft)
Front Lean-To: 19 sq metres (202 sq ft)
We understand from our clients that the building was originally utilised as a joiners shop and subsequently a farm shop. The building has been unused for a considerable period of time and has suffered from some disrepair with part of the profile sheet roof now missing. The building has potential for a variety of uses subject to the grant of planning permission and occupies an elevated position set back from Manchester Road which benefits from a significant amount of passing trade.
Single Payment Scheme
All of the land has been registered with the Rural Payments Agency under the Single Payment Scheme. The land is offered for sale with the benefit of SPS Entitlements which, in the 2006 scheme year gave rise to the following payments:
SDA Land £191.95/ha (£77.74/acre)
The 2007 scheme year payment will be retained by the vendor but the Entitlements will be transferred to the purchaser(s) in advance of the 2008 scheme year. As the land is above the Severely Disadvantaged line, prospective purchasers with qualifying livestock would also be entitled to claim Hill Farm Allowance which had 2007 payment rates of £35.20/ha for SD land.
Lotting
The land has been split up into two lots for convenience of sale. However, offers are invited for the whole or any part of the land and prospective purchasers who are wishing to bid on part only of a lot should contact the Agents in advance of the closing date to discuss how best to present their offer. A summary of the lots is included below:
Lot 1: - SOLD STCApproximately 13.83 ha (34.17 acres) of land only, all within the Severely Disadvantaged area as shown hatched in red on the attached plan.
Lot 2: The former farm shop and attached barn together with pasture to the rear and additional 10 metre access strips to either side, comprising in all 0.75 ha (1.85 acres) as shown cross hatched blue on the plan attached.
Services
We are not aware whether the former farm shop is still connected up to mains water and electricity though we understand there are mains supplies passing through the property
Wayleaves/Easements/Rights of Way
The land is sold subject to all pre-existing rights in favour of third parties. There is an overhead electricity line running across majority of Lot 2 and we assume this is secured by virtue of an annual wayleave. The owners of Higher Gibfield Farm and the adjoining land have a right of way for all purposes through Lot 2 and the purchasers of Lot 1 will also be given a right of access through Lot 2 along the existing track and over the bridge into their respective parcels.
Tenure
The land is for sale freehold and vacant possession will be given on completion.
Offers
All offers must be made through the Agents. All queries should be directed to Adam Winthrop on 01756 692900.
Viewing
The land and buildings may be viewed at all reasonable times on receipt of these sales particulars.
Guide Prices
Offers are invited in excess of the following sums:
Lot 1: £135,000
Lot 2: £100,000
LOCATION MAP FOR BB11 5NS
These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The particulars should be independently verified by prospective buyers or tenants. Neither Windle Beech Winthrop nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
GENERAL: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
SERVICES: Please note that we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
PLANNING PERMISSION: We have not verified any planning permission and you and your professional adviser must satisfy yourselves of any planning permissions or building regulations. Any comments about planning and development are for general guidance only and your professional adviser must advise you. We cannot give any warranty about development potential.
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