Weaver Wood Farm

swanlow lane, winsford, cheshire cw7 4ea

Superbly equipped 500-coW modern dairy unit capable oF milking 500 coWS or more.

weaver wood farm, swanlow lane, winsford, cheshire cw7 4ea

u Substantial and well appointed 5-bedroom farmhouse

u Outstanding newly built 500-cow integral dairy unit capable of milking 500 cows

u 163,000 square feet - modern covered buildings

u About 406 acres (364 acres grassland and 42 acres woodland)

u About 97.5 acres available on a 10-year FBT and annual grazing licence subject to negotiation

Chester 21 miles Beeston Market 8 miles

Nantwich 10 miles Crewe 8 miles

Wright MarshallBeeston Castle Auction

Tarporley, Cheshire CW6 9NZContact: Andrew Wallace

andrewwallace@wrightmarshall.co.uk01829 262132 / 07850 250641

wrightmarshall.co.uk

Savills West MidlandsHall Court, Telford

TF3 4NFContact: Tony Morris-Eytonamorris-eyton@savills.com

01952 239500

savills.co.uk

Savills London33 Margaret StreetLondon W1G 0JD

Contact: Louise Elliott lelliott@savills.com0207 016 3715

savills.co.uk

IntroductionWeaver Wood Farm will undoubtedly be one of the best equipped dairy farms offered for sale, not only in Cheshire but possibly in the whole of the UK, this year.

The whole dairy enterprise has been built to an extremely high and exacting standard as a single cohesive unit. The unit would comfortably milk 500 cows, although we understand that up to 900 head have been kept on the holding. The modern covered buildings extend to about 163,000 square feet.

In addition to the 406 acres being offered for sale, a further 97.5 acres may be available through a longer term FBT (71 acres) or annual grazing licence (20 acres) adjoining the holding to rent from the vendor.

The farm has an extremely well appointed 5-bedroom farmhouse situated at the heart of the land close to the farm building complex. It has been refurbished to a high standard by the current owner.

The farm lies in a popular and productive dairying area within 8 miles of Beeston Livestock Auction and within easy access of the main motorway network.

Weaver Wood FarmhouseThe farm is approached down a superb concrete roadway flanked by ornamental shrubs and a mature hawthorn hedge.

Weaver Wood Farmhouse is built of brick with a slate roof. In recent years it has been completely refurbished and extended to its current high and exemplary standard by the current owner.

The farmhouse has a large living kitchen with oak units, three principal reception rooms and five bedrooms.

Ground FloorKitchen: Fitted oak kitchen, cooker, two NEFF ovens with induction hob above, double sink unit, integral MIELE dishwasher. Central island unit housing NEFF steam oven and NEFF microwave. The base units and island unit have granite worktops. Concealed radiators. Integral stainless steel fridge/freezer with integral ice-maker. Extensive storage cupboards.

Utility room: Space for washer and dryer, stainless steel sink unit. Extensive work units with space for fridge and views over garden to east.

Boiler room with a Worcester (2001) oil-fired central heating boiler. Hanging clothes rails, shelving above.

Farm office: Tiled floors, window to the west and a bay window overlooking the farm buildings. Broadband.

Back lobby with door to outside.

Shower Room with toilet and washbasin.

Main entrance hall with large triple glazed door with porch to outside with car parking.

Ornate cornice in main reception rooms and hall areas.

Cloakroom with WC, basin, heated towel rail, 2 large coat cupboards.

Dining room – well proportioned square room. Fireplace with carved pine surround with marble inset, gas fire with brass surround. Parquet floor.

Sitting room – large open fireplace with substantial inset, multi-fuel burner. French windows to outside patio and garden.

Drawing room – elegant well proportioned room with parquet floor, fireplace with marble surround, Victorian style inset and marble hearth, gas fire inset. French windows.

Opening to a covered loggia terrace area.

First FloorAll the bedrooms are good-sized doubles with most overlooking the garden and the farm. The majority of the bedrooms have TV and telephone points.

Master bedroom Dual aspect with dressing room with extensive hanging cupboards and linen cupboard with hot water tank. En suite bathroom with bath, WC, basin, bidet. Bath with shower over.

Bedroom 2 – double, en suite dressing room off, leading to en suite bathroom with bath, WC and basin.

Bedroom 3 – with three separate aspects.

Bedroom 4 – extensive fitted hanging cupboards.

Bedroom 5 – two aspects overlooking the garden pond and the main entrance drive.

Box room – with hot water tank and linen cupboard.

Bathroom – family bathroom beautifully appointed with bath, WC, basin with vanitory surround, mirror above. Large walk-in shower. Overlooking the garden.

Garden The gardens are a particular feature with an abundance of shrubs and trees together with an enchanting ornamental pool.

Ground Floor

First Floor

N

(16' 11" x 16' 0")

Bedroom 35.17 x 4.89

(16' 0" x 14' 10")

Bedroom 54.86 x 4.52

(17' 4" x 16' 0")

Bedroom 45.28 x 4.86

DressingRoom

(15' 5" x 11' 11")

Bedroom 24.70 x 3.62

BoxRoom

(17' 1" x 13' 0")

Master Bedroom 5.20 x 3.96

(16' 0" x 14' 11")

Dining Room4.85 x 4.55

(24' 0" x 17' 1")

Breakfast Room7.32 x 5.20

(15' 6" x 9' 11")

Study4.72 x 3.02

BoilerRoom

(15' 5" x 11' 11")

Utility Room4.71 x 3.64

(17' 11" x 15' 5")

Sitting Room5.46 x 4.70

(20' 0" x 16' 0")

Drawing Room5.17 x 4.88

(19' 6" x 13' 3")

Garage5.94 x 4.05

(10' 6" x 8' 5")

3.21 x 2.58

(29' 7" x 27' 6")

Garage9.03 x 8.38

(8' 5" x 7' 0")

Plant Room2.58 x 2.14

22' 0" x 10' 11")

Office6.69 x 3.31

(20' 8" x 9' 5")

Staff Room6.31 x 2.88

(57' 9" x 21' 4")

Open Garage17.6 x 6.5

Kitchen /

Water Tanks

floorplans

Gross internal area (approx):House: 397 Sq. m (4,270 Sq. ft.) Outbuildings: 325 Sq.m (3,495 Sq. ft.)

Energy Efficiency Rating

Farming SystemWeaver Wood Farm has been built and developed to the highest standard possible over the last 20 years or so.

Every attention to detail and practicality has been made to create this state of the art 500 cow unit. Indeed the unit has accommodated up to 900 head at one time. Designed by those using the farm, it has been carefully built to make a well laid out and cow friendly holding. The current system sees the land grazed by the herd and also mown for grass silage. A nearby farm has been contracted to grow maize for the holding. There is sufficient cow housing and slurry/FYM storage for over 500 milking cows. The current system sees dairy replacements bought in, whilst beef calves have been reared on the farm and sold.

Farm Buildings Weaver Wood Farm is an exceptional master-planned dairy unit with accommodation for up to 500 cows and potential for further expansion. The new farm was designed at the centre of the grazing block with an emphasis on simplicity to provide easy cow flow and a low labour requirement.

Herd accommodation is arranged across four adjoining buildings, three of which are loose housing with internal feed passages with a further 166 cubicles under a separate span. A 36/36 Westfalia Rapid-Exit parlour was installed in the late 1990s and updated since with covered collecting yard adjoining the livestock buildings. Milk storage is provided by an approximately 27,000 litre external milk silo, installed in 1997.

An enclosed calf house features 16 concrete pens and a fan assisted ventilation system, and to the West of the main range is a further loose housed building suitable for dry cows or young stock.

Buildings 1 to 13 = 15,205 sq m (163,665 sq ft)

Number Name Description M M

1 Cattle Shed Loose housed Cattle Shed with internal concrete partitions and external feed fence

15 42

Multi Purpose Storage area with door to Workshop 15 6

Workshop Workshop with inspection pit and roof mounted crane, separate store with mezzanine fuel store over

15 24

2 Silage Clamp With 12m internal concrete partition 15 68

3 Loose Housing Loose Housing with scraper passage, central feed passage

25 68

4 Loose Housing Loose Housing with scraper passage, central feed passage

25 68

5 Loose Housing Loose Housing with scraper passage, central feed passage

25 68

6 Loose Housing Loose Housing with scraper passage, central feed passage

25 68

7 Cubicle Shed 166 flexi cubicles with cow mattresses and feed passage

25 68

8 Covered Yard Covered Collecting Yard 11 73

9 Parlour 36/36 Westfalia Rapid-Exit Parlour 12 24

10 Dairy Incorporating Compressor Room, Dairy, Wash Room & Store

8 10

11 Collecting Yard Covered Collecting Yard 12 37

12 Open sided entrance Covered Collecting Yard 6.5 14

13 Calving Unit Calf pens with concrete dividers, fan assisted ventilation system, separate milk preparation area

14 38

Passage 5 15

Calving/isolation pen 13 15

Collecting Yard 12 63

14 Race Covered Cattle Race with IAE sheeted panels and head yoke

3.5 41

15 Muck Store Concrete midden with weeping wall to Lagoon 18 78

16 Lagoon 18 90

17 Silage Clamp Concrete pad with earth banks

18 Garage 4 bay open front Car Port 6.5 18

Office, Staff Room/Office, double enclosed Garage, further open fronted Garage

10 22

There is an extremely well equipped workshop with an inspection pit, a roof mounted crane, and a tool-store along with a fuel and oil store.

Muck storage is provided by a weeping wall midden draining into an earth bank lagoon. This facility also handles waste water from the concrete yards, dairy, and silage clamps. There is an underground storage tank which collects slurry from the parlour and collecting yard.

Wide concrete yards surround the buildings providing further storage areas, and the walls facing the farm entrance have been finished in red brick which reflects the quality of finish which has been continued throughout the unit.

Weaver Wood Farm

Slurry Pits

Pond

N

NOT TO SCALE The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PBTel: (01202) 856800

NOTE - Reproduced from the Ordnance Survey Map with thepermission of the Controller of H.M. Stationery Office.© Crown copyright licence number 100024244 Savills (UK) LimitedNOTE - Published for the purposes of identification only andalthough believed to be correct its accuracy is not guaranteed.

MCL: Date: 10/05/1520801/BLOCKBROC1

BLOCK PLAN

13

765432

10

8

1214119

18

15

1716

1

SoilsThe soil is predominantly Grade 3. It is medium/heavy bodied and ideal for grass production.

According to the Soil Classification Series of England & Wales the soil is predominantly of the Salop Series which is described as ‘ Slowly permeable seasonally waterlogged reddish fine loamy over clayey, fine loamy and clayey soil associated with fine loamy over clayey soils with slowly permeable subsoils and slight seasonal waterlogging’.

Part is also of the Newport 1 Series described as ‘deep well drained sandy and course loamy soils. Some sandy soils affected by groundwater’.

DrainageIt is understood that the majority of the land has been drained in the past and some land slopes down towards the River Weaver.

General Remarks & StipulationsThe joint agents have been favoured with instructions to offer Weaver Wood Farm, Swanlow Lane, Winsford, Cheshire CW7 4EA, for sale by private treaty.

Information PackA detailed Technical Information Pack is available on request from the joint agents.

DirectionsThe farm is located to the east of B5074 off Swanlow Lane, Winsford. The post code CW7 4EA will take you to New Lane but do not turn onto this lane. Proceed south along Swanlow Lane, past the cottages and take the next left turn onto a concrete drive, signposted ‘Weaver Wood’.

TenureWe understand the tenure to be freehold with vacant possession. The caravan is occupied by a contract milker.

The vendor would consider a ‘lock stock and barrel deal’, further details available from the selling agent.

Tenant RightThe purchaser shall in addition to the farm purchase price be required to take on valuation, at completion, all the usual items of tenant right including the following:

a) Clamp silage from 2014/2015

b) Farm workers static caravan

c) Stores (unless sold at the Farm Sale) including seeds, sprays, fertilisers, fuels, oil, and feeding stuffs.

Farm Business TenancyIt may be possible for the purchaser of Weaver Wood Farm (404 acres) to enter into a 10 year FBT over about 71 acres adjoining the Farm subject to a 5 year break clause (further details available from the vendors agent), and a further 20 acres on annual grazing licence. It is envisaged that the rent will be £275/acre including the Basic Farm Entitlement.

ServicesMains water and 3-phase electricity is connected. Oil fired central heating in farmhouse. Private borehole and mains water supply. Private drainage for the house and the staff room. All fields have water connectors. There are three BT telephone lines, two in the farmhouse with Broadband and one in the farm buildings.

Further details are available in the Information Pack.

Boundary ResponsibilitiesThe sale plan indicates by inward ‘T’ marks those boundaries which are believed to be the responsibility of Weaver Wood Farm. This information is given for guidance purposes only and shall not form part of any contract.

Easements, Wayleaves And Public Rights Of WayThe farm is sold subject to electricity easements, public footpaths and existing rights of way and all other easements whether referred to or otherwise. There is shared access over the first section of the driveway. The borehole is located on the neighbouring land, and an easement will be granted for its continued use.

Fixtures And FittingsAll fixtures and fittings unless specifically referred to in the details are excluded from the sale.

It should be noted that all ornamental light fittings in the farmhouse are excluded, along with the white electrical goods in the utility room.

Live and Dead Farming StockThe vendor reserves the right to hold an auction sale at the premises for the live and dead farming stock prior to the completion date.

A detailed schedule of livestock will be available from the vendors agent.

The vendor shall not be held responsible for any damage caused thereby.

TUPEThere is one permanent employee who has been employed on the holding, for 15 years, and who will be subject to TUPE regulations.

Basic Farm PaymentThe SBI number is 107262491.The number of entitlements on the freehold area is likely to be 166. It will be retained by the vendor.

Farm Woodland Grant SchemeThere is a Farm Woodland Grant Scheme which will be transferred to the purchaser on completion. Mutual indemnities will be provided.

Ref: 12FWP000584

06/407/0017

Stewardship SchemeThe farm is not within any Stewardship Scheme.

TB StatusThe herd was last tested on the 27th January 2014. The next is due on the 15th December 2015.

Sporting RightsWe understand the sporting rights are included in the sale.

Mineral RightsThe mineral rights are excluded and were retained by ICI.

Sales ParticularsThe sales particulars have been prepared for the convenience of prospective purchasers, and whilst every care has been taken in their preparation, their accuracy is not guaranteed nor in any circumstances will they give grounds for an action in law. The standard important notice clause covers this.

Health and SafetyGiven the potential hazards of a working farm, we would ask you to be as vigilant as possible when inspecting the farm for your own personal safety, in particular around the farm buildings.

Local AuthoritiesCheshire West & Chester County Council, 58 Nicholas Street, Chester CH1 2NP. Tel 0300 123 5500 ( Band E).

Scottish Power, Cathcart Business Park, Spean Street, Glasgow, G44 4BE. Tel: 0845 5270 9102

United Utilities Group PLC, Haweswater House, Lingley Mere Business Park, Lingley Green Avenue, Great Sankey, Warrington, WA5 3LP. Tel: 0845 746 2200

PlanningDetails of the planning consent are available from the joint agents.

Information PackA detailed electronic Information Pack is available from the joint agents.

ViewingStrictly by appointment with the joint agents:

Wright Marshall, Beeston Castle Auction, Tarporley, Cheshire, CW6 0DR on 01829 262132

Savills, Hall Court, Telford, Shropshire, TF3 4NF on 01952 239500

Savills, Farms and Estate Department, 33 Margaret Street, London, W1G 0JD on 0207 016 3780

SolicitorDavid Young Esq. Hibberts LLP, 25 Barker Street, Nantwich, Cheshire, CW5 5EN

Tel: 01270 624 225Fax: 01270 628 065Email: dy@hibberts.com

Important Notice Savills, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 15/06/16 AM.