Land For Sale £2,820,000
For sale as A whole or in lots by informal tender - final date for submission of tender 22 November 2021. To request an tender form please call our Whalley office.
136.71 acres (55.32 ha) land and buildings
Brockhall Farm lies to the North and East of Brockhall Village in the Ribble Valley, within easy reach of the A59 and near to Whalley, Blackburn and Preston. The market town of Clitheroe is only eight miles away. There is a farmhouse and bungalow (not included in the sale), but the rest of the farmstead now enjoys planning consent for conversion to eight dwellings with garages and garden areas allocated to each unit.
In addition to the farmstead / development site, there is also a total of approximately 135 acres (55ha) of land which is available for sale in lots or as a whole. This comprises 44.9 hectares of good grassland, 5.42 hectares of mixed deciduous woodland and approximately 5 hectares of river bed included in the sale. There is also just over a mile of single bank fishing rights that are available with Lot 6.
All of the land is registered with the Rural Payments Agency and all Entitlements are included within the sale of each lot as appropriate.
Lot One - The Farmstead Building Development 2.1 A
Brockhall Farm was built in connection with Brockhall Hospital which was opened in 1904 and closed in 1992 when the site was redeveloped as a gated community (now Brockhall Village) and Blackburn Rovers training ground which lies on the Southern and Western boundaries of the property. The farm was bought by the current vendors family in 1974 and has been farmed as a dairy and stock farm since then. It is thought that the site has been occupied by a farm since the sixteenth century and perhaps even earlier, but there is no structural evidence of
any such earlier buildings on the site now.
Planning consent to demolish and/or convert a number of the buildings into 8 residential properties along with the construction of a number of garages, parking, gardens and amenity space for each property was obtained from Ribble Valley Borough Council on 27 August 2021.
Full details of the consent are available on the Ribble Valley Borough Council planning portal - Application number 3/2021/0311. Briefly the consent will create eight new dwellings with a total Gross Internal Floor Area of 1,602m2 (17,244 sq ft) plus garages, courtyard and garden areas.
The existing features of the farm buildings have been maintained and celebrated, including internal courtyards, exposed structure and materials, double height spaces and large barn door openings.
Access is via an existing lane from Old Langho Road via the rear of Larkhill Cottages. Mains electricity is connected and drainage will be via a new sewage treatment plant. A new mains water connection will be required.
The Land - Excluding The Farmstead
The holding comprises a total area of approximately 136.68 acres (55.31ha) and is all registered with the Rural Payments Agency. There are approximately 110.9 acres (44.9ha) of good grassland, 13.4 acres (5.42ha) of mixed deciduous woodland and approximately 12.44 acres (5 ha) of river bed included in the sale.
An overage clause will apply to all the land sales - If at anytime in the next 25 years, residential planning consent is granted on any of the land, a 50% uplift payment will be made to the vendors.
We have allocated the land into the following lots. The vendors will consider further splitting of the lots if appropriate.
All sporting rights and mineral rights are included within the sale of each lot. Home to a vast array of wildlife including deer, otters, badgers & bird life including riverside breeds such as Kingfishers, Herons, Sandpipers, Mergansers, Sand Martins and Little Egrets along with many other indigenous bird species.
The Proposed Properties
The properties will be arranged as per the floor plans shown herein and briefly comprise -
Property One
Single storey property - 199m2 / 2,142 Sq Ft
Property Two
Duplex property - 157m2 / 1,690 Sq Ft
Property Three
Duplex property - 157m2 / 1,690 Sq Ft
Property Four
Duplex property - 189m2 / 2,034 Sq Ft
Property Five
Single storey property - 119m2 / 1,281 Sq Ft
Property Six
Duplex property - 204m2 / 2,196 Sq Ft
Property Seven
Duplex property - 271m2 / 2,917 Sq Ft
Property Eight
Duplex property - 306m2 / 3,294 Sq Ft
Total Gross Internal Area = 1,602m2 / 17,244 Sq Ft
Access from the highway is in private ownership for which there is a 50% maintenance liability. The farm track ownership from the boundary up to the farmstead will be included within Lot One with shared responsibility for maintenance to be agreed with other users. There are no public rights of way through the farmstead. Beyond the farmstead, the ownership of the track will be included within lot 6 - again with shared responsibilities for its maintenance to be shared with other users as appropriate.
Lot Two - Grassland - 18.79 Acres (7.6Ha)
Comprising the meadows to the south of the farmstead incorporating rpa field parcel 4578 & 4101
Access - There is a hardcore track running through the middle of the land. A right of access for all purposes will be provided to the purchaser and all rights of access and easements will be retained for the farmstead and land beyond.
Public Right of Way - There are two footpaths running in a generally east-west direction across the land.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Three - Grassland - 4.95 Acres (2Ha)
Good quality grassland extending to 4.95 acres (2 ha). Incorporating rpa field parcel no. 1907. Lying to the northern boundaries of several residential properties.
Access - Via an existing gateway from the main farm track. A share in the maintenance of the access track will be allocated.
Public Right of Way - There are two footpaths running in a generally east to west direction.
Other Easements - There is a pipeline running approximately along the route of the footpath. The septic tank for the farmhouse and bungalow are situated within this lot.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Four - Grassland - 11.33 Acres (4.586Ha)
Good grassland extending to 11.33 acres (4.586ha) incorporating rpa field parcel no 0917.
Access - Via an existing gateway from the main farm track. A share in the maintenance of the access track will be allocated. Rights of access to the purchaser of lot 5 will be retained.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Five - Grassland - 34.35 Acres (13.903Ha)
Good meadow land extending to approximately 34.35 acres (13.903ha). Incorporating rpa field parcel numbers 8424,6607 & 5619.
Access - Via an existing gateway and along the route over lot four as shown on the plan for all purposes. A share in the maintenance liability of the track will be allocated.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Six - Grassland, Woodland & Fishing Rights 52.
Good riverside meadow land, woodland, river bed and fishing rights (extending to 1.75 km of single bank fishing). The land extends to
approximately 52.36 acres (21.19ha). (Incorporating rpa field parcel numbers, 6128 (woodland), 9253 (grassland) & 3321 (woodland) & approximately 5ha of riverbed.
Access - via the existing farm track as shown on the plan for all purposes. A share in the maintenance liability of the track will be allocated.
Public Right of Way - There is a public footpath that runs along the south eastern boundary of field parcel 9253, through the woodland 3321 and back to the boundary with Lot 7.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Seven - Grassland - 11.32 Acres (4.58Ha)
Good grassland extending to approximately 11.32 acres (4.58ha). Incorporating rpa field parcel no’s 1534 & part of 0233.
Access - via an existing farm track and through the gateway as shown on the plan for all purposes. A share in maintenance liability of the farm track will be allocated.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan. In addition, the purchaser will be responsible for erecting a stock proof fence between points A & B on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
General Information
Services
The farmstead is supplied with mains water and electric with drainage to a septic tank.
Tenure
We understand from the owners to be Freehold.
Viewings
Strictly by appointment
final date for submission of tender 22 November 2021. To request an tender form please call our Whalley office.
136.71 acres (55.32 ha) land and buildings
Brockhall Farm lies to the North and East of Brockhall Village in the Ribble Valley, within easy reach of the A59 and near to Whalley, Blackburn and Preston. The market town of Clitheroe is only eight miles away. There is a farmhouse and bungalow (not included in the sale), but the rest of the farmstead now enjoys planning consent for conversion to eight dwellings with garages and garden areas allocated to each unit.
In addition to the farmstead / development site, there is also a total of approximately 135 acres (55ha) of land which is available for sale in lots or as a whole. This comprises 44.9 hectares of good grassland, 5.42 hectares of mixed deciduous woodland and approximately 5 hectares of river bed included in the sale. There is also just over a mile of single bank fishing rights that are available with Lot 6.
All of the land is registered with the Rural Payments Agency and all Entitlements are included within the sale of each lot as appropriate.
Lot One - The Farmstead Building Development 2.1 A
Brockhall Farm was built in connection with Brockhall Hospital which was opened in 1904 and closed in 1992 when the site was redeveloped as a gated community (now Brockhall Village) and Blackburn Rovers training ground which lies on the Southern and Western boundaries of the property. The farm was bought by the current vendors family in 1974 and has been farmed as a dairy and stock farm since then. It is thought that the site has been occupied by a farm since the sixteenth century and perhaps even earlier, but there is no structural evidence of
any such earlier buildings on the site now.
Planning consent to demolish and/or convert a number of the buildings into 8 residential properties along with the construction of a number of garages, parking, gardens and amenity space for each property was obtained from Ribble Valley Borough Council on 27 August 2021.
Full details of the consent are available on the Ribble Valley Borough Council planning portal - Application number 3/2021/0311. Briefly the consent will create eight new dwellings with a total Gross Internal Floor Area of 1,602m2 (17,244 sq ft) plus garages, courtyard and garden areas.
The existing features of the farm buildings have been maintained and celebrated, including internal courtyards, exposed structure and materials, double height spaces and large barn door openings.
Access is via an existing lane from Old Langho Road via the rear of Larkhill Cottages. Mains electricity is connected and drainage will be via a new sewage treatment plant. A new mains water connection will be required.
The Land - Excluding The Farmstead
The holding comprises a total area of approximately 136.68 acres (55.31ha) and is all registered with the Rural Payments Agency. There are approximately 110.9 acres (44.9ha) of good grassland, 13.4 acres (5.42ha) of mixed deciduous woodland and approximately 12.44 acres (5 ha) of river bed included in the sale.
An overage clause will apply to all the land sales - If at anytime in the next 25 years, residential planning consent is granted on any of the land, a 50% uplift payment will be made to the vendors.
We have allocated the land into the following lots. The vendors will consider further splitting of the lots if appropriate.
All sporting rights and mineral rights are included within the sale of each lot. Home to a vast array of wildlife including deer, otters, badgers & bird life including riverside breeds such as Kingfishers, Herons, Sandpipers, Mergansers, Sand Martins and Little Egrets along with many other indigenous bird species.
The Proposed Properties
The properties will be arranged as per the floor plans shown herein and briefly comprise -
Property One
Single storey property - 199m2 / 2,142 Sq Ft
Property Two
Duplex property - 157m2 / 1,690 Sq Ft
Property Three
Duplex property - 157m2 / 1,690 Sq Ft
Property Four
Duplex property - 189m2 / 2,034 Sq Ft
Property Five
Single storey property - 119m2 / 1,281 Sq Ft
Property Six
Duplex property - 204m2 / 2,196 Sq Ft
Property Seven
Duplex property - 271m2 / 2,917 Sq Ft
Property Eight
Duplex property - 306m2 / 3,294 Sq Ft
Total Gross Internal Area = 1,602m2 / 17,244 Sq Ft
Access from the highway is in private ownership for which there is a 50% maintenance liability. The farm track ownership from the boundary up to the farmstead will be included within Lot One with shared responsibility for maintenance to be agreed with other users. There are no public rights of way through the farmstead. Beyond the farmstead, the ownership of the track will be included within lot 6 - again with shared responsibilities for its maintenance to be shared with other users as appropriate.
Lot Two - Grassland - 18.79 Acres (7.6Ha)
Comprising the meadows to the south of the farmstead incorporating rpa field parcel 4578 & 4101
Access - There is a hardcore track running through the middle of the land. A right of access for all purposes will be provided to the purchaser and all rights of access and easements will be retained for the farmstead and land beyond.
Public Right of Way - There are two footpaths running in a generally east-west direction across the land.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Three - Grassland - 4.95 Acres (2Ha)
Good quality grassland extending to 4.95 acres (2 ha). Incorporating rpa field parcel no. 1907. Lying to the northern boundaries of several residential properties.
Access - Via an existing gateway from the main farm track. A share in the maintenance of the access track will be allocated.
Public Right of Way - There are two footpaths running in a generally east to west direction.
Other Easements - There is a pipeline running approximately along the route of the footpath. The septic tank for the farmhouse and bungalow are situated within this lot.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Four - Grassland - 11.33 Acres (4.586Ha)
Good grassland extending to 11.33 acres (4.586ha) incorporating rpa field parcel no 0917.
Access - Via an existing gateway from the main farm track. A share in the maintenance of the access track will be allocated. Rights of access to the purchaser of lot 5 will be retained.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Five - Grassland - 34.35 Acres (13.903Ha)
Good meadow land extending to approximately 34.35 acres (13.903ha). Incorporating rpa field parcel numbers 8424,6607 & 5619.
Access - Via an existing gateway and along the route over lot four as shown on the plan for all purposes. A share in the maintenance liability of the track will be allocated.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Six - Grassland, Woodland & Fishing Rights 52.
Good riverside meadow land, woodland, river bed and fishing rights (extending to 1.75 km of single bank fishing). The land extends to
approximately 52.36 acres (21.19ha). (Incorporating rpa field parcel numbers, 6128 (woodland), 9253 (grassland) & 3321 (woodland) & approximately 5ha of riverbed.
Access - via the existing farm track as shown on the plan for all purposes. A share in the maintenance liability of the track will be allocated.
Public Right of Way - There is a public footpath that runs along the south eastern boundary of field parcel 9253, through the woodland 3321 and back to the boundary with Lot 7.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
Lot Seven - Grassland - 11.32 Acres (4.58Ha)
Good grassland extending to approximately 11.32 acres (4.58ha). Incorporating rpa field parcel no’s 1534 & part of 0233.
Access - via an existing farm track and through the gateway as shown on the plan for all purposes. A share in maintenance liability of the farm track will be allocated.
Public Right of Way - None that we are aware of.
Fencing Responsibilities & liabilities - As per the T marks shown on the plan. In addition, the purchaser will be responsible for erecting a stock proof fence between points A & B on the plan.
Services - None connected but easements will be provided by the vendors where appropriate.
General Information
Services
The farmstead is supplied with mains water and electric with drainage to a septic tank.
Tenure
We understand from the owners to be Freehold.
Viewings
Strictly by appointment
final date for submission of tender 22 November 2021. To request an tender form please call our Whalley office.
