Pilning Street, Pilning, Bristol, Gloucestershire, BS35

Guide price

Bedrooms: 4
Well-located Farm (subject to AOC), attached annexe, farm buildings and 29.09 Acres (LOT 1)

Detached 4 Bedroom Farmhouse (3,058 sq ft inc Annexe)

Aga Kitchen/Breakfast Room, 3 receptions

1 Bed Annexe, parking and garaging

Farm outbuildings and 29.09 Acres

Situation Laurel Farm is located between the villages of Tockington and Pilning, in open countryside. There are several well-regarded villages nearby with good amenities and is within a short distance of a number or well respected state and private schools. Cribbs Causeway with its wide array of shops and restaurants is just 3.5 miles away and the property offers easy access to the whole country via the M4 and M5 motorway network as well as Bristol City Centre via the M32. Bristol Airport is within 20 miles, Bristol Parkway is within half an hours drive.

Laurel Farm A well located Farm comprising a 4 Bedroom farmhouse (subject to an Agricultural Occupancy Condition) with a separate self-contained 1 Bedroom annexe, extensive range of farm buildings approximately 10,300ft² and pasture land extending in total to 29.09 acres. The property offers potential for alternative uses subject to planning .

Laurel Farm Ctd In addition to the main farm a further block of pasture land is available by negotiation extending to approximately 5.39 acres (edged blue)




Description Laurel Farm is a traditional farmhouse of stone under render which has been in the same family ownership for 80 years. During, this time they have extensively remodelled, improved and extended the house to create over 3,050 sq ft of accommodation in the main farmhouse and separate self-contained annexe

Agricultural Occupancy Condition The main farmhouse is subject to an Agricultural Occupancy Condition (AOC) which was transferred from the former farm workers bungalow opposite prior to its sale.

The Farmhouse The farmhouse is laid out over three floors entered through a front porch which leads to a welcoming entrance hall, from which can be found the cosy sitting room with a recently installed electric fireplace with an open fireplace behind, the formal dining room, shower room, farmhouse kitchen with back hall and utility. The ground floor is completed with a useful farm office and boiler room.

The Farmhouse Ctd. The first floor accommodation includes a principal bedroom with en-suite shower room, a further large double bedroom, a family bathroom and a large landing. The second floor has a small landing with two large double bedrooms on either side in the eaves.

The Annexe The self-contained annexe includes a modern open plan kitchen and living space, a large double bedroom with an en-suite shower room and built-in storage, a small enclosed patio and garden ideal as additional family and guest accommodation or alternatively of potential to generate secondary income from the farm.

The Outside Externally the farmhouse benefits from a mature walled garden to the front of the property with further gardens to the side of the farmhouse and a large double garage, workshop and additional single garage behind.

The Outbuildings Beyond the residential buildings there are over 10,300ft² of farm buildings and yard space with potential for alternative uses subject to planning consent or for continued use as a working farm/smallholding.

The Land The land extends in total to 29.09 acres set around the farmstead and includes a small orchard to the west and a small paddock opposite the farmhouse across the road to protect the outlook and views. There is a further 5.39 acres of land (edged blue) a short distance to the west of the farmstead.

Services Mains Water. Mains Electricity. Private Sewerage. Oil fired heating system.

Tenure & Possession The property is offered for sale freehold and subject to a Farm Business Tenancy on the land and farm buildings that expires on the 24th March 2023.

Outgoings Laurel Farm – Council Tax Band F.

Land subject to Lower Severn Drainage Broad Rates.

EPC Laurel Farm – Current Rating 'E'. Potential Rating 'C'.

Laurel Farm Annexe – Current Rating 'C' (74) Potential Rating 'A' (95).

Local Authority South Gloucestershire Council: www.southglos.gov.uk

Basic Payment Scheme The land is registered for the Basic Payment Scheme and currently claimed by the tenant. The entitlements are not included in the sale but may be available by separate negotiation following the end of the tenancy agreement.

Easements, Covenants & ROW The properties are sold subject to any rights, benefits or incidents of tenure which affect it. We understand there are no public footpaths crossing the land.

The purchasers shall be deemed, the property being open for inspection, to have full knowledge of the boundaries or the ownership thereof.

Lotting Laurel Farm is available as a whole consisting all of the land edged red, extending in total to 29.09 acres or in lots to suit. The potential breakdowns if the farm is not sold as a whole are shown on the plan. For further details or to discuss please contact Voyce Pullin at the Oldbury Office on 01454 269486 or email tom@voycepullin.co.uk

Viewings Strictly by prior appointment only with Voyce Pullin, please contact the Oldbury Office on 01454 269486 for further details.

Vendors Solicitors Loxley Solicitors

Langford Mill



Gloucestershire GL12 8RL

FAO: Lucy Wiggins

E-mail: lucy.wiggins@loxleylegal.com

Tel: 01453 391888

Postcode BS35 4HN.

What3Words /// riverside.thinking.chariots

Directions Further directions are available on request.

Agents Notes Important Notice: (to be read by all prospective purchasers): Voyce Pullin hereby gives notice for the Vendor, whose agents they are and for themselves as follows: 1 These particulars are prepared for the guidance of intending purchasers, intended to give a fair overall description of the property. 2 These particulars do not constitute or form part of an offer or contract. 3 Any prospective purchasers must satisfy themselves by inspection, survey or otherwise as to the structural condition, general condition or working order of any buildings, fences, gates, services, equipment or other facilities forming part of the holding on offer and not to rely on any descriptions or information

set out in these particulars as a statement of fact. 4 Descriptions, dimensions, reference to permission/user of the property or condition of same, whether set out in these particulars, on the plan, verbally or otherwise given, are given in good faith, believed to be correct. Intending purchasers must however satisfy themselves and not rely on them as representations or statements of fact. 5 Any area measurements, dimensions or distances given are approximate only and must not be relied upon for any future use. 6 Where these particulars refer to a particular use of the premises this is not intended as a statement that any necessary planning, other consents or building regulations are in place and these matters must be verified by intending purchasers. 7 No responsibility will be accepted by Voyce Pullin or the vendor for any expense incurred by prospective purchasers or their Agents. 8 Any information set out in these particulars, is given without responsibility on the part of the vendors or Voyce Pullin and no person in the employment of Voyce Pullin has any authority to make or give any any statement, representation or warranty whatsoever, in relation to the property. (Photographs taken November 2022

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