New Farmhouse, Coombe Road, Compton, Nr Newbury, Berkshire RG20 6RQ

An excellent example of a Downland Farmstead with paddocks and woodland, lying in an Area of Outstanding Natural Beauty on the Berkshire Downs.  Substantial seven-bedroom Farmhouse with attractive views, two-bedroom cottage within range of Traditional Buildings and existing consent for conversion of a stable block to a three-bedroom cottage.  Steel framed Cattle Yards with redundant Grain Storage facilities, Dutch Barn with storage and workshop, and Estate Office.

Location
New Farmhouse lies to the southeast of the village of Compton between the Berkshire town of Newbury (19 miles) and Didcot Oxfordshire (10 miles). Junction 13 of the M4 motorway lies approximately 6 miles to the south and there are excellent train services to Paddington from Didcot (under 40 minutes) and from Newbury (under 1 hour). The area has good quality state and private schools within easy reach, including The Downs School in Compton, Down House, Horris Hill and St Gabriels School near Newbury, as well as The Manor Prep School and Abingdon School, and the excellent primary and secondary schools in Oxford.

Property Overview
The property comprises New Farmhouse, Gardeners Cottage, consent for a barn conversion, traditional and more modern farm buildings together with farmland and woodland.

NEW FARMHOUSE
A substantial (non-listed) seven-bedroom farmhouse with four reception rooms. The property has substantial roof space and wine cellars. Constructed of brick and tile roof, the house has extensive gravel parking to the side with a substantial partially walled garden to the rear. The walled garden has remained unused for a number of years. The southern aspect of the house has excellent views over farmland towards the River Pang. (see brochure for more details).

GARDENERS COTTAGE
Lying within the traditional range adjoining New Farmhouse is a two-bedroom cottage with a small adjoining garden, with garage and hard standing. (See brochure for more details).

STABLE CONVERSION:
Planning consent exists (extant) for the conversion of part of a traditional building (stable block) to a 2 storey dwelling. For details see planning section below.

TRADITIONAL FARM BUILDINGS & MODERN FARM BUILDINGS
See brochure for details and sizes of all the buildings.

The Land
The land comprises grassland and woodland divided into a number of paddocks by, in part, timber post and rail, metal estate fencing and post and plain wire.

The early part of the River Pang (a minor stream at this point) runs through the paddock opposite the main farmyard entrance gates.

Services
Mains electricity is connected to the dwellings and farm buildings with 3 phase available.

The property benefits from a private bore hole situated within the Pump House building to the north of the farm buildings. From the bore hole, water is pumped to a reservoir lying to the north of the property and then fed back to the dwellings, land and buildings. Within the pump house are water treatment systems including UV filters.

There is a mains water supply connected at the reservoir which can be used if required instead of the private water supply.

The purchaser will agree to provide water to the owner of the neighboring farmland subject to being refunded for the cost of water supplied. Full details of this arrangement are available from the selling agents.

New Farmhouse and Gardeners Cottage are connected to a shared septic tank lying to the north of the farm buildings.

Heating to both existing dwellings are by oil fired central heating.

Tenure
The property will be sold with vacant possession save for:

1. An Assured Shorthold Tenancy to Mr and Mrs B Godfrey for Gardeners Cottage at £715 per calendar month.
2. A grazing agreement for a neighbour on the paddock opposite the farm gates.

Planning
The property lies within the West Berkshire Council area and is subject to policies in the current West Berkshire Local Plan up to 2026.

Planning Consent (11/00070/CERTE) was gained for conversion of a stable building to a cottage. Work was commenced but only to the exterior of the building with the internal work still required. The planners consider the consent as extant by virtue of granting a Certificate of Lawful Use.

In 2000 Planning Consent (00/00781/FUL) was granted to use part of the farm and buildings for an equestrian yard with a cross-country course. This use has now ceased.

It is considered that some of the traditional buildings within the farmyard may be of a suitable quality for change of use to non-agricultural purposes subject to obtaining the necessary planning consent.

Overage
The vendors will retain an Overage over the farm buildings for forty years to cover future change of use. Overage rate to be 34% of value uplift above agricultural price if a change of use is obtained.

Viewings
Strictly by appointments with the selling agents. Marriotts Property LLP. 01367 242422

Anti-Money Laundering Regulations & IDV
Marriotts Property LLP will carry out AML checks on all purchasers to comply with current legislation, and as such will need to verify ID documents of a successful purchaser to prove identity proof of address and funds.