Preston| Lyneham | Wiltshire | SN15 4DX

An attractive residential smallholding in rural North Wiltshire Stone barn conversion which has been improved and extended Range of former livestock buildings for redevelopment (subject to planning)

Productive Grade 3 arable land as separate enclosureProperty is subject to an Agricultural Occupancy Condition (AOC)

Property is subject to a S106 AgreementAbout 11.633 acres (4.708 hectares)Available as a whole

Old Dairy Cottage forms part of the rural hamlet of Preston, a picturesque areaof North Wiltshire. The property is situated approximately 1.0 mile from thevillage of Lyneham, 5.0 miles southwest of the attractive market town of RoyalWootton Bassett and Junction 16 of the M4 within 7.0 miles.

The larger commercial centre of Swindon is approximately 11.5 miles north andprovides a comprehensive range of recreational, retail and business facilitiesincluding a mainline railway station with direct connection to LondonPaddington (from 60 minutes).

Old Dairy Cottage is an attractive rural residential smallholding, suitable foragricultural or equestrian activities, approached from a quiet no-through road;a quiet and secluded position for any prospective buyer.

The agricultural land is separate but easily accessible off the main highwayand the building complex lends themselves for improvement and alternativeuses (subject to planning).

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The cottage is a part red brick, stone and timber clad single storey barnconversion which has been sympathetically improved and extended by thecurrent owners.

Accommodation briefly comprises a large withlimestone tiled floor, separate , and with gas boiler andelectrics. Door leading through to a stunning galleried with partexposed stone walls, exposed beams and staircases at either side to the firstfloor. Off the living room, there is a ground floor ,

, separate storage cupboard and recently added glazed .On the first floor, there are (both with facilities).

The formal gardens surround the cottage with lawn interspersed amongstmature shrubs and well stocked borders, sleeper raised vegetable beds andopposite a separate garden room and carport with electric connected.

There is a compact range of farm buildings that would support eitheragricultural or equestrian activities and in part lend themselves to alternativeuse (subject to gaining planning consent).

The adjoins the carport and is timber framed with blockwalling and timber clad above with a galvanised tin roof which providesgeneral storage.

The former is a dilapidated single storey part red brickand stone open fronted building with blue slate roof which lends itself toredevelopment (subject to planning) and improvement.

The building is a very useful steel portal framed building saton a concrete floor block walling and tin sheeting above with a profile roofand galvanised gates at either end.

The land extends to approximately 11.238 acres (4.548 hectares) of productivearable land as a single enclosure. The soil is predominantly Grade 3 and is adeep fertile clay loam which has continuously produced good yields. There isgood vehicular access to the land off the main highway for modernagricultural equipment and vehicles.

Planning permission was granted on Old Dairy Cottage on 02 November 2003(Ref: 03/00888/COU) for the conversion of an agricultural barn into anagricultural workers dwelling, subject to an Agricultural Occupancy Condition(AOC) and new access with further alterations approved on 01 September2004 (Ref: 04/01455/S73).

Old Dairy Cottage is subject to a S106 Agreement dated 10 October 2003.Further details are available from the selling Agents.

Old Dairy Cottage is offered for sale as Freehold and will be sold with vacantpossession upon completion.

Council Tax Band: CEnergy Efficiency Rating: C

All those items usually regarded as tenant’s fixtures and fittings are specificallyreserved from the sale. There are a number of items which are explicitlyexcluded from the sale and these will be made available to potential buyersby separate negotiation.

Mains electricity and water together with private drainage via a .Mains gas fired central heating to the property. Mains electric and waterconnected to the farm buildings.

Please note that the adjoining property, Springfield, shares the andpays a contribution of £200 per annum to the sellers.

No guarantees are given in respect of these services and any buyer shouldmake their own inspection and enquiries.

Wiltshire Council: 01249 706111 ( )Defra: 08459 335577Rural Payments Agency: 03000 200301

Woolley & Wallis and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give an overall view of theproperty, they do not form any part of an offer or contract, and must not be relied upon as statements of representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are forguidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Woolley & Wallis have not tested any services, equipment or facilities.Purchasers must satisfy themselves by inspection or otherwise. 4. These particulars were prepared in July 2016.

Old Dairy Cottage falls within an existing surface waterNitrate Vulnerable Zone.

There is no Environmental Scheme associated at thesmallholding.

The farmland is registered for Basic Payment Scheme with4.548 units of Entitlements held for the holding.

The sellers will make and retain the Basic Payment Schemefor 2016. The 4.548 units will be made available to thebuyer(s) as part of their purchase price, who will covenantto keep the land in Good Agricultural and EnvironmentalCondition for the remainder of 2016. Upon completion ofthe sale, the Entitlements will be transferred in the usualmanner. Further details are available from the SellingAgents.

Old Dairy Cottage is sold subject to and with the benefit ofall matters contained in or referred to in the title deedstogether with all existing rights of way whether public orprivate, including wayleaves, easements, covenants,restrictions and obligations whether specifically in these saleparticulars or not. The buyer shall be deemed to have fullknowledge of the boundaries and the ownership thereof.

There is a public right of way, a footpath, which cross thesmallholding, as identified on the land plan in these saleparticulars. The sellers also have a full right of access to theproperty from the neighbouring holding, as shown hatchedon the sale plan.

Given the potential hazards of a working smallholding weask you to be as vigilant as possible when making yourinspection for your own personal safety, particularly aroundthe farm buildings. Please ensure all gates are left closed.

take the road towards Rockley andcontinue down Hockpen Hill towards the staggeredcrossroad with the A4361. Go straight over and throughBroad Hinton before taking the first left turn out of thevillage signposted Clyffe Pypard. At the Bushton crossroadsgo straight over signposted Preston/Thickthorn. Continue forabout 1 mile before turning left towards Thickthorn/Preston.Continue for a further 1 mile before turning into PrestonLane keep to the narrow lane for approximately 0.35 mileswhere Old Dairy Cottage will be found on the left hand sideas indicated by the Woolley & Wallis For Sale Board.

All viewings are by appointment only arranged through ourMarlborough Farm & Rural Office 01672 515252.

29 High Street| Marlborough | Wiltshire | SN8 1LW01672 515252 | marlborough@w-w.co.ukw-w.co.uk