Greenway Farm TOCKENHAM ROYAL WOOTTON BASSETT WILTSHIRE

Greenway Farm TOCKENHAM ROYAL WOOTTON BASSETT WILTSHIRE

Greenway Farm Tockenham Royal Wootton Bassett Wiltshire Royal Wootton Bassett 2.5 miles M4 Junction (J16) 6.5 miles Swindon 10 miles (London Paddington 55 minutes) Marlborough 12 miles Bath 27 miles Bristol M4/M5 interchange 31 miles Central London 89 miles Heathrow 70 miles (Distances are approximate) Traditional Grade II Listed Farmhouse Kitchen/breakfast room sitting room dining room office study snug garden room utility room downstairs washroom 4 double bedrooms and two bathrooms Easter and Wester Cottages (Lot 2) Each with kitchen dining room sitting room three bedrooms and a bathroom Traditional and modern farm buildings An excellent range of farm buildings including a range of clear span portal framed buildings, old dairy building and further general purpose agricultural buildings Equestrian Facilities Traditional red brick stable block with 5 loose boxes, tack room and garage Wash bay Further internal stabling Outdoor arena Farmland A ring fenced block of fertile arable and pasture land In all approximately 176.92 acres (71.59 hectares) Available as a whole or in two lots Knight Frank LLP Gloucester House, 60 Dyer Street, Cirencester, Gloucestershire GL7 2PT Tel: +44 1285 882 007 hollie.byrne@knightfrank.com www.knightfrank.co.uk Knight Frank LLP Ramsbury House, 22 High Street, Hungerford, Berkshire RG17 0NF Tel: +44 1488 682726 rob.wightman@knightfrank.com Ring fenced farm with principal house, secondary cottages and extensive agricultural buildings.

Situation Greenway Farm is situated within unspoilt North Wiltshire countryside on the southern side of Tockenham between Royal Wootton Bassett and Chippenham. Excellent access to the major roads opens great network links across the country. The rural hamlet of Tockenham is accessed via quiet country lanes and offers a village hall and parish church. Communications are excellent with the M4 (J16) about 6 miles providing access to London Heathrow and the West Country. The historic market towns of Marlborough and Royal Wootton Bassett are nearby and have an extensive range of shops and amenities for everyday use. The larger centres of Swindon, Bath and Cirencester are within easy daily reach with a further range of facilities and cultural events. The mainline station at Swindon provides frequent links to London Paddington taking approximately 60 minutes. Education in the area is first class including Marlborough College, St Margaret s and St Mary s at Calne, Pinewood and several other schools and colleges. There are a number of popular country pubs in the local villages and good restaurants within the town of Marlborough and Royal Wootton Bassett. Greenway Farm is found in the Beaufort Hunt Country with the VWH and Vine and Craven also meeting locally and is well placed for a number of equestrian focused venues and events including Badminton, Barbury and Dauntsey Horse Trials. Greenway Farm is well placed for sporting and recreational opportunities. Racing takes place regularly at Newbury and Cheltenham. The River Kennet, The Avon and The Test are all close by and offer excellent fly fishing. Shooting schools and golf courses are also available nearby. The rural setting provides endless footpaths, bridleways and quiet lanes perfect for walking, riding and cycling.

Greenway Farmhouse Dating back to mid 18th century the Grade II Listed farmhouse is constructed of a Flemish bond red brick under a stone roof. Occupied as a family home for many years the house offers wellproportioned, spacious and naturally light accommodation with character features throughout. There are four reception rooms, garden room, large utility area and downstairs bathroom. Four double bedrooms and two bathrooms can be found on the first floor. Gardens are to the front and side of the property including formal lawns which open up to further informal lawn areas with mature trees, flower beds and two large picturesque ponds. French doors from the garden room provide access and fantastic views over the garden. To the rear of the house is a courtyard area flanked with a number of red brick garden buildings including the farm office and general storage. Access to the farm buildings is gained via the courtyard.

Easter and Wester Cottages Two detached cottages are located adjacent to the farm buildings, each set in their own private gardens. The cottages each comprise kitchen, utility, sitting room, dining room, two double bedrooms, a further single room and bathroom. Agricultural buildings The property benefits from an extensive range of both traditional and modern farm buildings surrounded by concrete yards with a separate access from the road. The buildings are currently used for general agricultural storage. Subject to gaining the necessary planning consents the buildings have potential for alternative uses. An equestrian retail business has previously been run from one of the buildings on site. A traditional red brick stable block is located adjacent to the farmhouse with a garage, five loose boxes and a tack room. Ten further American barn style loose boxes are located in two further buildings within the farmyard. A 20 x 60 metre outdoor arena is found to the rear of the farmyard with a sand and rubber surface. Easter Cottage

The Farmland Greenway Farm comprises about 176 acres of level fertile land described in the Agricultural Land Classification as predominantly Grade 3. The land is generally level and split into convenient parcels with a number of wooded copses throughout. Greenway Farm has historically been run as a dairy farm and is currently mainly farmed under a Farm Business Tenancy where it is now cropped under an arable rotation. A number of smaller paddocks around the buildings are currently utilised for grazing. The land is well gated from the roads and a hard-core track runs through the farmland providing good access all year round. The soils at Greenway Farm are comprised of the Banbury, Oxpasture and Denchworth Series in the Soil Survey for England and Wales. These soils can be described mainly as brashy fine coarse loams over clays and ironstone.

Reception Bedroom Bathroom Kitchen/Utility Storage Greenway Farm, Tockenham, Wiltshire Approximate Gross Internal Floor Area Main House: 358 sq m (3,854 sq ft) Easter Cottage: 100 sq m (1,076 sq fl) Wester Cottage: 100 sq m (1,076 sq ft) Terrace Recreation First Floor Wester Cottage First Floor Easter Cottage First Floor Wester Cottage Ground Floor Easter Cottage Ground Floor Ground Floor This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them. These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

GENERAL REMARKS AND STIPULATIONS Tenure Greenway Farmhouse Vacant Possession Easter Cottage (No.1) Vacant Possession Wester Cottage (No.2) Occupied under the Farm Business Tenancy agreement until 9th October 2018. Land - Occupied under the Farm Business Tenancy agreement until 9th October 2018. Basic Payment Scheme & Agricultural Environment Schemes The land is registered with the Rural Payments Agency. The tenant currently claims the entitlements under the terms of his tenancy. Once the tenancy comes to an end all entitlements will be transferred to the owner. The farm is not currently entered into any environmental schemes however the property has previously been managed under an Entry Level Scheme which finished in 2017. Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only. They have been checked and computed by the vendors agents and the purchaser shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement will not annul the sale nor entitle either party to compensation in the respect thereof. Boundaries Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agent will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans, or the interpretation of them, the question should be referred to the vendors agent whose decision acting as experts shall be final. Sporting, Mineral and Timber Rights All rights for the property are believed to be in hand.

Not to scale. For identification purposes only.

1 Block building Breeze block construction under a fibre cement roof. Previously used as an equestrian retail outlet 2 Traditional brick building Block of 6 traditional stables and tack room 3 Block building Breeze block construction under a fibre cement roof. Redundant milking parlour 4 Farm office Traditional red brick building under a tiled roof 5 Block building Breeze block construction under a fibre cement roof. 6 General purpose farm building Steel portal framed building currently used as loose housing 7 General purpose farm building Steel portal framed building currently used for general storage 8 Dutch barn with lean to Open fronted steel portal framed building currently used for agricultural storage 9 Steel portal frame building Open fronted building used as agricultural storage 10 Block building Breeze block building under fibre cement roof 11 General purpose farm building Steel portal framed building with lean to. Open fronted with breeze block and Yorkshire boarded sides This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, nor is it intended to form part of any contract. Crown copyright and database rights 2018 Licence No. 100021721 12 General purpose farm building Steel portal framed building. Open fronted with breeze block and Yorkshire boarded sides 13 All weather arena Services Mains water and electricity. Private drainage and oil fired central heating. Fixtures and Fittings All items mentioned in the Sales Particulars are included in the sale, all others are specifically excluded but may be made available by separate negotiation. Please note the horse walker is excluded from the sale but could be available by separate negotiation Wayleaves, Easements and Rights of Way The property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not. Local Authority Wiltshire District Council. 0300 456 0100 http://www.wiltshire.gov.uk/ Council Tax Farmhouse Band H Easter Cottage (No.1) - Band D Wester Cottage (No.2) Band C Directions (SN4 7PP) From Royal Wootton Bassett High Street follow the A3102 towards Lyneham. Continue along the A3102 for approximately 2.6 miles, then turn left signposted Tockenham. Continue along the lane for about 1.5 miles passing through Tockenham village. After about 0.6 miles, Greenway Farm will be on the left hand side. Viewings Viewings are strictly by prior appointment Knight Frank LLP. Cirencester 01285 882 007. Hungerford: 01488 682726 Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: June 2018. Particulars: July 2018. Kingfisher Print and Design. 01803 867087.